Lomita — Nonconforming Uses

Last reviewed: July 2, 2026

Overview

This page explains how the City of Lomita treats nonconforming uses, nonconforming structures, and nonconforming lots under the local zoning ordinance (Title XI / Zoning). It summarizes what can be continued, when a nonconformity is considered abandoned, where limited expansions or reconstruction are allowed, special rules for adult‑oriented businesses and ADUs, and the decision points an applicant or property owner must verify with the City. The rules below are drawn directly from Lomita’s zoning ordinance; each rule cites the controlling code section (§) and the retrieved ordinance file reference.

Key rules at a glance

• A nonconforming use/structure that was lawfully established before the current Code may continue, but generally may not be enlarged, intensified, or relocated (§ 11-1.70.17) .
• If a nonconforming use is discontinued for 180 consecutive days it is deemed abandoned (with a shorter 30‑day rule for massage establishments) (§ 11-1.70.17(B)) .
• Nonconforming lots created prior to July 21, 1975, are legal building sites but must meet current Code standards for new construction (§ 11-1.70.17(C)) .
• Commercial/manufacturing nonconforming buildings may be altered or expanded once by right only if certain conditions are met (e.g., at least 50% of original square footage remains; parking for the added area must meet current requirements) (§ 11-1.70.17(E)) .
• Additions to nonconforming single‑family residences are allowed with multiple limits (no increase in unit count; parking must be provided; in commercial zones additions limited to 50% of original footprint or 500 sq ft, whichever is less) (§ 11-1.70.17(F)) .
• Special amortization and extension procedures apply to nonconforming adult‑oriented businesses (§ 11-1.64.12–14) .
• ADU/JADU applications cannot be denied solely because of unrelated nonconforming zoning conditions; nonconforming ADUs may be allowed with a conditional use permit where objective standards are not met (§ 11-1.30.06) .

(First mentions: this page links to Lomita zoning pages for related topics — see inline links to help next steps.)

District-by-district treatment (what the ordinance actually says)

Notes on format: Each subsection below states what the Lomita zoning ordinance says about nonconformities in that district type. Where the ordinance lists a numeric limit or special rule, the code citation is given. Where the ordinance does not provide district-specific numeric development standards (setbacks, heights, lot coverage), the document below says "Not found in retrieved materials" and directs to the City’s development standards for those numbers.

R-l (single‑family residential)

• Purpose / where it applies: The R‑l designation governs single‑family residential parcels; the code refers to "R‑l development standards" when repairing/replacing damaged nonconforming residences (§ 11-1.70.17(H)) .
• Nonconforming treatment:
  • A lawful nonconforming single‑family dwelling may be maintained and certain additions allowed (see limits below) (§ 11-1.70.17(F)) .
  • Additions are allowed provided the residence is not on a lot with frontage on Narbonne Avenue, Lomita Boulevard, or Pacific Coast Highway (these frontages are explicitly excluded) (§ 11-1.70.17(F)(1)) .
  • Additions must not increase the number of residential units and must meet off‑street parking requirements for the single‑family use (§ 11-1.70.17(F)(2)-(3)) .
  • In nonresidential zones where single‑family units remain, additions must comply with R‑l development standards (the Code requires using R‑l standards when rebuilding) (§ 11-1.70.17(F)(4), (H)) .
• Typical permitted uses and dimensional standards: The ordinance references the R‑l development standards but numeric setbacks, lot coverage, and height for R‑l are not reproduced in the nonconforming section. For exact numbers, consult the City’s Lomita Development Standards. Verify with the Community Development Director.

Commercial zones (including Commercial General — C‑G)

• Purpose / where it applies: Applies to parcels zoned commercial; C‑G is specifically named for adult‑oriented business location rules (adult uses only permitted in C‑G and M‑C) (§ 11-1.64.15) .
• Nonconforming treatment:
  • Nonconforming commercial and manufacturing buildings may be expanded or altered provided the building’s nonconformity cannot increase, 50% of the building’s original square footage must remain, and current parking requirements are met for the expanded portion (§ 11-1.70.17(E)(1)(a)-(c)) .
  • For nonconforming residential units in commercial zones, additions are limited to 50% of original footprint or 500 sq ft, whichever is less (§ 11-1.70.17(F)(5)) .
  • If a nonconforming commercial structure is damaged >50% of assessed valuation, reconstruction must conform to the Code; if reconstruction of a nonconforming form is essential, the Planning Commission may allow reconstruction via Site Plan Review (§ 11-1.70.17(E)(2)) .
• Practical checks: confirm existing building square footage and assessed value; verify parking for the proposed expanded area with Lomita Parking.

Manufacturing zones (including M‑C, Light Manufacturing‑Commercial)

• Purpose / where it applies: M‑C (Light Manufacturing‑Commercial) is a named zone where adult‑oriented businesses may be established subject to design/performance standards (§ 11-1.64.15) .
• Nonconforming treatment:
  • The commercial/manufacturing rules above apply: expansions allowed only where nonconformity does not increase, at least 50% of original building remains, and parking for added area meets current standards (§ 11-1.70.17(E)) .
• Adult‑use amortization: If an adult‑oriented business becomes nonconforming, the ordinance establishes an amortization period of three years with a process for extension and findings the Planning Commission must consider (§ 11-1.64.14; § 11-1.64.12) .

Multi‑family residential

• Purpose / where it applies: Applies to properties with multiple dwelling units (multi‑family uses).
• Nonconforming treatment:
  • Additions to nonconforming multi‑family buildings must be approved by the Planning Commission through Site Plan Review (§ 11-1.70.17(G)(1)) .
  • Additions are not permitted on a nonconforming multi‑family building if the lot fronts Narbonne Avenue, Lomita Boulevard or Pacific Coast Highway (§ 11-1.70.17(G)(2)) .
• Dimensional standards and permitted uses: The ordinance requires Planning Commission review but does not list generic numeric multi‑family development standards inside the nonconforming section; see Lomita Development Standards for those measures.

Most decision‑relevant standards and permitted‑use table

How the process actually works (practical guidance)

• Confirm whether the use/structure was lawfully established before the current Code or is a later illegal use; illegal pre‑existing uses do not obtain nonconforming rights (§ 11-1.70.17(A)(6); § 11-1.11.12) .
• If proposing an addition/alteration: measure existing original square footage and document whether the project would increase the nonconformity; if in Commercial/Manufacturing zones, ensure ≥50% original area will remain and calculate parking needed for the new area (§ 11-1.70.17(E)) . Confirm parking counts with Lomita Parking.
• Expect Site Plan Review or Planning Commission review for many multi‑family or commercial reconstructions — consult Lomita Design Review and be ready to show findings the commission must make (§ 11-1.70.17(E)(2); § 11-1.70.17(G)) .
• If the property is on a special frontage (Narbonne, Lomita Blvd, Pacific Coast Hwy, Western Ave) verify whether reconstruction or additions are allowed; the Code lists specific exclusions for those frontages (§ 11-1.70.17(F)(1); § 11-1.70.17(H)) .
• For adult‑oriented businesses expect an amortization schedule and potential public hearing for any extension request (§ 11-1.64.12–14) .
• For any building or reconstruction, be prepared to meet applicable building rules (permit submittal, Title 24 / California Building Standards Code) — the zoning code references compliance with building standards when reconstructing (§ 11-1.70.17(E)(2); § 11-1.30.06(I)) .

Checklist (what an applicant must satisfy)

• Confirm the property/use was lawfully established before the Code or is otherwise entitled to nonconforming status (§ 11-1.70.17(A))
• Determine whether the nonconformity is a use, structure, or lot and identify the controlling subsection (§ 11-1.70.17(C)–(H))
• If proposing alterations/expansions, prepare a square‑footage worksheet showing “original” floor area and how much will remain (Commercial/Manufacturing require ≥50% remain) (§ 11-1.70.17(E))
• Prepare parking calculations for any expanded area and refer to Lomita Parking for current requirements (§ 11-1.70.17(E)(1)(c))
• If the project is for multi‑family or is a reconstruction, be ready for Site Plan Review or Planning Commission hearing and notification requirements (§ 11-1.70.17(G); § 11-1.70.18)
• If the nonconforming use is an adult‑oriented business, collect financial and relocation evidence needed for any amortization extension application (§ 11-1.64.12(f))
• Check whether ADU work triggers special ADU rules or discretionary review and consult Lomita ADUs if adding an ADU (§ 11-1.30.06)

Risks & Ambiguities

Plain‑English summary

If your building or use in Lomita became "nonconforming" because the zoning rules changed, you can usually keep operating it, but you generally cannot make it bigger or more intensive without following narrow rules: single‑family additions are allowed under limits, commercial/manufacturing buildings can be altered once if at least half the original structure remains and parking for new area is provided, and if a nonconforming use stops for too long it loses its status (§ 11-1.70.17) .

Information Gaps

• Exact numeric R‑1 setbacks, height limits, lot coverage and other district dimensional tables are not reproduced in the nonconforming sections. Not found in retrieved materials — consult Lomita Development Standards or the zoning map for district‑specific numbers.
• The ordinance references "Planning Commission" discretion and "Site Plan Review" standards but the detailed required findings/criteria for those reviews are not included in the nonconforming sections returned here. Verify with the Community Development Department.
• Any parcel‑specific history (whether a use was lawfully established, prior permits, assessed valuation baseline for the 50% damage test) must be confirmed with City records. Verify with the jurisdiction.

Source References

• Lomita Municipal Code — Nonconforming uses, lots and buildings: § 11-1.70.17 (Nonconforming uses; abandonment; nonconforming lots; commercial/manufacturing expansions; additions; reconstruction)
• Lomita Municipal Code — Adult‑oriented business amortization and continuance: § 11-1.64.12–14 (amortization, extension procedures, continuation)
• Continuation of previously established nonconforming uses: § 11-1.11.07–11-1.11.09 (continuation of permits and nonconforming uses)
• ADU provisions and treatment of nonconforming zoning conditions: § 11-1.30.06 (ADUs/JADUs; nonconforming conditions; discretionary approvals)
• Reconstruction / damage rules for nonconforming residential buildings: § 11-1.70.17(E)–(H) (damage thresholds, rebuild allowances, frontages excluded)

Retrieved passages

• Lomita Zoning Code (§ 8) High relevance show source text
• Lomita Zoning Code (§ 2) High relevance show source text
• Lomita Zoning Code (Section herein.) High relevance show source text
• Lomita Zoning Code (Section may) High relevance show source text
• Lomita Zoning Code High relevance show source text
• Lomita Zoning Code (chapter shall) High relevance show source text
• Lomita Zoning Code (§ 8) High relevance show source text
• Lomita Zoning Code (chapter and) High relevance show source text

Cited sections

• Lomita Municipal Code — Nonconforming uses, lots and buildings: **§ 11-1.70.17** (Nonconforming uses; abandonment; nonconforming lots; commercial/manufacturing expansions; additions; reconstruction) fileciteturn0file1turn0file2turn0file3 (§ 11-1.70.17)
• Lomita Municipal Code — Adult‑oriented business amortization and continuance: **§ 11-1.64.12–14** (amortization, extension procedures, continuation) fileciteturn0file18turn0file0 (§ 11-1.64.12)
• Continuation of previously established nonconforming uses: **§ 11-1.11.07–11-1.11.09** (continuation of permits and nonconforming uses) (§ 11-1.11.07)
• ADU provisions and treatment of nonconforming zoning conditions: **§ 11-1.30.06** (ADUs/JADUs; nonconforming conditions; discretionary approvals) (§ 11-1.30.06)
• Reconstruction / damage rules for nonconforming residential buildings: **§ 11-1.70.17(E)–(H)** (damage thresholds, rebuild allowances, frontages excluded) fileciteturn0file2turn0file4 (§ 11-1.70.17)
• Lomita_ZoningCode.md

• Official Lomita code library