Pittsburg — Nonconforming Uses

Last reviewed: July 2, 2026

Overview

Pittsburg regulates nonconforming uses and structures in Chapter 18.76 of the Pittsburg Municipal Code; the chapter defines what counts as a nonconformity, what may be continued, and strict limits on enlarging, reestablishing, or restoring nonconforming uses and structures (the “nonconforming rules”). Key local triggers include whether the use or structure was lawful on June 20, 2007, and special rules for the CP (Old Town) district, the M district, and the Railroad Avenue Specific Plan PD district. See the city’s basic zoning overview at Pittsburg Zoning & planning overview and the specific Pittsburg Zoning pages for map and district boundaries. § 18.76.010–070 govern the rules and procedures.

Note: this page focuses only on what Pittsburg’s zoning ordinance says about nonconforming uses and structures; it does not interpret building-code (Title 24) requirements or housing/tenant law. For related topics the code references (for example, parking, setbacks and development standards, design review, overlays, and ADUs), see the city pages for Parking, Development Standards, Design Review, Overlay Districts, and ADUs.

How Pittsburg’s nonconforming rules work (core rules & references)

• Nonconforming status: A use or structure that was lawfully occupying a site or structure on June 20, 2007, but that does not meet present district regulations, is a nonconforming use or nonconforming structure and may be continued subject to the chapter’s limits. § 18.76.020.

• Routine maintenance is allowed, but enlargement and moving are restricted; a nonconforming structure may not be altered in a way that increases the discrepancy with required front/side/rear yards, height, floor area, distance between structures, or other development standards for the district. § 18.76.030(F).

• Residential exceptions: In R and C districts, exterior or interior remodeling and additions to a structure housing a nonconforming residential use (except mixed-use residential) may be allowed so long as the number of dwelling units is not increased and the work complies with the applicable district development regulations. § 18.76.030(B).

• Enlargement & tenant-space limits: Single-tenant nonresidential buildings are very constrained; multi-tenant buildings may be remodeled inside but may not expand a nonconforming use into spaces it did not occupy as of June 20, 2007, subject to limited exceptions. § 18.76.030(C–E).

• Abandonment/cessation: Cessation for a continuous period of nine months is defined as abandonment and generally prevents reestablishment. A nonconforming use that ceases but is not abandoned may be resumed within nine months. § 18.76.040(A–B).

• Reestablishment exceptions: Abandoned nonconforming uses in the M district and the Railroad Avenue Specific Plan PD district may be reestablished with zoning administrator approval if the structure had a certificate of occupancy prior to June 20, 2007, and required findings are made. Elsewhere, abandoned uses may not be reestablished. § 18.76.040(D–E).

• Damage and restoration: If a nonconforming structure is damaged to 50% or less of its value it may be restored if a building permit is pulled within nine months and restoration is diligently pursued; damage greater than 50% requires rebuilding in full conformity with current standards. The damage threshold is determined by an appraisal and final determination by the chief building official. § 18.76.050(A–C).

• Nonconforming site features (screening, paving, planting): For zoning permits in C or I districts for sites with nonconforming site features, applicants must submit a schedule to eliminate or substantially reduce the nonconformities within two years (city planner may prioritize critical items). § 18.76.060.

• Old Town/CP special requirements: Zoning permits in the CP district at sites that do not substantially conform to the Old Town Pittsburg Design Guidelines must present a schedule for elimination/substantial reduction of nonconformities, and that schedule itself requires design review approval under Chapter 18.36. § 18.76.020(E–F), § 18.76.070.

• Zoning approval nexus: Zoning approval is required before issuance of permits such as building permits or certificates of occupancy; reestablishment of certain abandoned nonconforming uses (particularly in mixed‑use districts) may require a noticed public hearing. § 18.32.010(C).

• Special-note: existing wireless telecommunications facilities that fail to meet the wireless article’s rules are treated as nonconforming structures and fall under Chapter 18.76 to the extent allowed by state/federal law. § 18.84.905(B).

District-by-district practical breakdown (how Chapter 18.76 applies)

Below are the districts the nonconforming chapter explicitly references. For each I summarize the local nonconforming rules that apply and note where the code points you for development standards or permitted-use detail (if the numeric setbacks/lot sizes are not stated in the nonconforming chapter, the district development standards live elsewhere — see the Pittsburg Development Standards page).

R (residential districts)

• What the ordinance emphasizes: Structures and uses lawfully on the site on June 20, 2007 may continue as nonconforming but are limited on enlargement or increases in unit count. § 18.76.020–030.
• Typical permitted uses and purpose: Not specified in Chapter 18.76 (see Pittsburg Zoning and the district chapters for permitted uses). Not found in retrieved materials; verify with the district-specific chapter and the Pittsburg Development Standards.
• Key dimensional standards: Chapter 18.76 refers to front/side/rear yards, height, floor area and lot coverage but does not list numeric values. Not found in retrieved materials; see Pittsburg Development Standards. Link: development standards.

C (commercial districts)

• How nonconforming rules apply: Remodeling of structures with nonconforming residential uses in C may be allowed under the same limitation as R (no increase in dwelling units). For nonconforming site features in C, applicants must provide a two‑year schedule to remove screening, paving, or planting nonconformities when applying for a zoning permit. § 18.76.030(B), § 18.76.060.
• Typical permitted uses/purpose: See the Commercial District chapter (Chapter 18.52) for permitted uses and numeric standards; not duplicated in Chapter 18.76. Not found in retrieved materials; consult Pittsburg Zoning and Development Standards.
• Where it applies: Citywide commercial zones as mapped on Pittsburg’s zoning map. Verify parcel zoning on Pittsburg Zoning.

I (industrial districts)

• How nonconforming rules apply: The two‑year schedule requirement for eliminating nonconforming site features also applies to the I districts when an applicant seeks zoning approval. § 18.76.060.
• Typical permitted uses/dimensional standards: Not specified here. See Pittsburg Zoning / Development Standards.

M (mixed‑use / manufacturing district referenced)

• Important local exception: Abandoned or discontinued nonconforming uses in the M district may be reestablished upon zoning administrator approval if a certificate of occupancy was issued prior to June 20, 2007 and the required findings are made (these findings look at impacts, nuisance potential, compatibility, and effect on tax base). § 18.76.040(D)(1–3).
• Typical permitted uses/dimensional standards: See the mixed‑use district chapters; Chapter 18.32 notes that reestablishment in mixed‑use districts may require a noticed hearing. § 18.32.010(C).

CP (Old Town / Central Plan district)

• Special rules: Uses or structures lawfully occupying a site in the CP district prior to November 1, 2006 are treated as nonconforming and may be continued, but CP sites that don’t substantially conform to Old Town Pittsburg Design Guidelines must present a schedule for elimination or substantial reduction of nonconformities and obtain design review for that schedule before a zoning permit is issued. § 18.76.020(E–F), § 18.76.070.
• Typical permitted uses/dimensional standards: Old Town design requirements and CP district standards are in the CP district and Design Review chapters; numeric standards are not restated in Chapter 18.76. For design-related enforcement see Pittsburg Design Review.

Railroad Avenue Specific Plan PD district

• Special exception: Similar to M, an abandoned nonconforming use in the Railroad Avenue Specific Plan PD district may be reestablished by zoning administrator approval if the structure had a certificate of occupancy prior to June 20, 2007 and the findings in § 18.76.040(D)(3) are met. § 18.76.040(D).

Decision‑relevant quick reference table

Checklist — what an applicant must satisfy (nonconforming cases)

• Confirm the nonconforming status: Was the use/structure lawfully occupying the property on June 20, 2007? (See § 18.76.020).
• Determine whether the use ceased or was abandoned; document continuous cessation dates (9‑month abandonment rule). § 18.76.040(A–B).
• If proposing alterations or additions, confirm the work does not increase unit count (residential) or expand the nonconforming use into new spaces (multi‑tenant limits). § 18.76.030(B–D).
• If the project is in a C or I district and the site has nonconforming screening/paving/planting, prepare a two‑year elimination schedule for the zoning permit. § 18.76.060.
• If in the CP district, prepare a schedule and obtain design review approval for elimination/substantial reduction of nonconformities before a zoning permit is issued. § 18.76.070.
• If restoring damage, determine percent loss with an appraisal if required and pull a building permit within nine months if ≤50% damage; get chief building official determination and, if needed, an extension from the city planner. § 18.76.050(A–D).
• If seeking to reestablish an abandoned use in the M or Railroad PD district, assemble findings evidence (CO pre‑2007, architecture that limits conforming reuse, public welfare impacts). § 18.76.040(D)(3).
• Obtain required zoning approval prior to any building permit/certificate of occupancy — see § 18.32.010.

Risks & Ambiguities

Plain‑English Summary

If your Pittsburg property was legal on June 20, 2007 but now violates the zoning rules, you can usually keep using and maintaining it, but you generally cannot enlarge it, move it, or let it sit unused for nine months (that counts as abandonment). Special rules apply if you’re in Old Town (CP), in the M district or Railroad Avenue PD, or if the building was badly damaged; the code spells out paperwork, timeframes and when design review or zoning administrator findings are required. See § 18.76.020–070 for the controlling rules.

Source References

• Pittsburg Municipal Code, Chapter 18.76 — NONCONFORMING USES AND STRUCTURES; § 18.76.010–070.
• § 18.76.020 (Continuation and maintenance) — definition of lawful nonconforming use/structure and routine maintenance.
• § 18.76.030 (Alterations and enlargements) — limits on moving/enlarging and special rules for R and C districts.
• § 18.76.040 (Cessation and abandonment) — nine‑month abandonment, reestablishment rules including M and Railroad PD exception and required findings.
• § 18.76.050 (Restoration of a damaged structure) — ≤50% repair window; >50% rebuild to current standards; appraisal process.
• § 18.76.060–070 (New occupancy schedules and CP district design-review schedules).
• Zoning approvals and notice/hearing rules (zoning approval required before building permit, and public hearing requirement for reestablishment in some mixed‑use cases): § 18.32.010.
• Wireless facilities treated as nonconforming where applicable: § 18.84.905(B).

Additional Pittsburg pages referenced for related topics (first in‑page mention of each is hyperlinked): Pittsburg Zoning & planning overview, Pittsburg Zoning, Pittsburg Land Use, Pittsburg Development Standards, Pittsburg Parking, Pittsburg Design Review, Pittsburg Overlay Districts, Pittsburg ADUs, California Building Standards Code (Title 24), and California ADU law.

Retrieved passages

• Pittsburg Zoning Code (chapter and) High relevance show source text
• Pittsburg Zoning Code (§ 3) High relevance show source text
• Pittsburg Zoning Code (§ 3) High relevance show source text
• Pittsburg Zoning Code (§ 3) High relevance show source text
• Pittsburg Zoning Code (Chapter 18.76) High relevance show source text
• Pittsburg Zoning Code (Chapter 18.80) High relevance show source text
• Pittsburg Zoning Code (section shall) High relevance show source text
• Pittsburg Zoning Code (§ 2) High relevance show source text

Cited sections

• Pittsburg Municipal Code, Chapter **18.76** — NONCONFORMING USES AND STRUCTURES; **§ 18.76.010–070**. (§ 18.76.010)
• **§ 18.76.020** (Continuation and maintenance) — definition of lawful nonconforming use/structure and routine maintenance. (§ 18.76.020)
• **§ 18.76.030** (Alterations and enlargements) — limits on moving/enlarging and special rules for R and C districts. (§ 18.76.030)
• **§ 18.76.040** (Cessation and abandonment) — nine‑month abandonment, reestablishment rules including M and Railroad PD exception and required findings. (§ 18.76.040)
• **§ 18.76.050** (Restoration of a damaged structure) — ≤50% repair window; >50% rebuild to current standards; appraisal process. (§ 18.76.050)
• **§ 18.76.060–070** (New occupancy schedules and CP district design-review schedules). (§ 18.76.060)
• Zoning approvals and notice/hearing rules (zoning approval required before building permit, and public hearing requirement for reestablishment in some mixed‑use cases): **§ 18.32.010**. (§ 18.32.010)
• Wireless facilities treated as nonconforming where applicable: **§ 18.84.905(B)**. (§ 18.84.905)
• Pittsburg_ZoningCode.md

• Official Pittsburg code library