Local zoning · Rancho Cordova

Rancho Cordova — Nonconforming Uses

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

Last reviewed: July 2, 2026

Overview

This page explains how Rancho Cordova treats nonconforming uses, nonconforming structures, and nonconforming lots under the city zoning code (Title 23, Zoning). It summarizes the rules that control continuation, repair, destruction/rebuilding, abandonment, and any limited opportunities to modify or expand a nonconformity — and points to district-level contexts where those rules are most likely to matter. All requirements below are taken from the Rancho Cordova zoning code; see the specific RCMC § citations after each rule.

Core rules (what the zoning code actually says)

The nonconforming rules are collected in Chapter 23.170 RCMC. The chapter’s purpose is to allow legally established nonconformities to continue under narrow conditions while preventing unchecked expansion (§ 23.170.010) .
A nonconforming use or structure that existed lawfully prior to a zoning change may continue in perpetuity but may not be enlarged, intensified, or expanded beyond the area it lawfully occupied before becoming nonconforming (§ 23.170.030) .
Repairs and maintenance of nonconforming structures are allowed; seismic retrofits or work solely to comply with the building code are permitted (§ 23.170.030(B)(1–2)) — see the California Building Standards Code for building-code compliance interactions (§ 23.170.030(B)(2)) .
If a nonconforming structure (or a conforming structure with a nonconforming use) is involuntarily destroyed, it may be rebuilt and reoccupied in the same configuration if restoration begins within one year and is diligently pursued (§ 23.170.050) .
Abandonment: a nonconforming use is lost if discontinued continuously for six months or more. The city looks for objective evidence of intent to abandon (removal of equipment, disconnected utilities, lack of business records). A business license alone is insufficient to preserve nonconforming status (§ 23.170.060) .
Expansion/modification: modifications or additions to a nonconforming structure are allowed only if the changes conform to this code and do not increase the extent of the nonconforming aspect or create new nonconformities (§ 23.170.040) .
Nonconforming Use Permit: the code provides a Nonconforming Use Permit process to consider limited expansions/modifications in certain areas; that permit is limited in applicability and requires specific findings (§ 23.170.070). Notably, the code states nonconforming use permits "may only be requested and considered for nonconforming uses and structures on property zoned for mixed‑use" (§ 23.170.070(B)) .
Approval findings and conditions: a permit to expand a nonconforming use will be granted only if the reviewing authority finds the expansion will not be detrimental, the public benefit outweighs the detriment, and the expanded nonconformity will not be incompatible with foreseeable allowed uses; the authority may impose conditions, and permits expire after three years unless implemented (§ 23.170.070(H–K)) .
Nonconforming signs are covered separately: lawful signs existing at the effective date are legal nonconforming signs but structural alterations increasing area or changing size are restricted; abandoned signs have special rules (§ 23.743.140) .

Note: the code defines the terms "nonconforming use" and "nonconforming structure" in the definitions article; these are uses or structures that were lawfully in place with permits/licenses at the effective code date but are no longer permitted under the current zoning (§ 23.1104.x definitions) .

District-by-district context — where nonconforming rules matter

Below are Rancho Cordova zoning districts (actual district symbols from Table 23.301-1) and the most decision-relevant facts about what kinds of nonconformities are common and how the code interacts with those districts. For each district the short purpose and where the district applies are cited to the code; for permitted-use examples and dimensional standards, the relevant tables/sections are cited when available.

Notes on scope: the zoning code contains full use/permit tables (e.g., Table 23.310‑1 for residential districts and Table 23.316‑1 for commercial/industrial districts). Use those tables for parcel‑specific permitted/conditional uses; excerpts are shown below with code references. See the Rancho Cordova Zoning page for mapping and district maps (code: § 23.301.020) .

RMU (Residential Mixed‑Use)

Purpose: pedestrian‑oriented residential mixed use (village center form-based zones) encouraging vertical or horizontal mixed use (§ 23.501.030) .
Typical permitted uses: multifamily residential, neighborhood retail and offices (see form‑based center rules and Table 23.310‑1/23.316‑1 for exact entries) .
Dimensional standards: form-based rules apply (specific setbacks, frontage, and build‑to lines are in Chapter 23.501 and Chapter 23.704); check Development Standards for typical setback rules (§ 23.704.040) .
Where it applies: village/local town/regional town centers per zoning map and Table 23.301‑1 (§ 23.301.020) .
Nonconforming note: because nonconforming use permits are limited to mixed‑use property, many RMU parcels may be the only locations where a measured expansion of a nonconforming commercial use could be considered (§ 23.170.070(B)) .

CMU / OPMU / OIMU (Commercial & Office Mixed‑Use types)

Purpose: commercial- or office-focused mixed use; encourage pedestrian‑oriented storefronts, offices above, and compatible housing (§ 23.501.030; Table 23.301‑1) .
Typical uses/dimensions: consult the mixed‑use-specific tables and the form‑based standards (Ch. 23.501 and Chapter 23.704) for exact setbacks, heights and frontage standards (§ 23.704.040) .
Nonconforming note: mixed‑use zoning also affects sign rules and design review; expansions of nonconforming uses on mixed‑use parcels are specifically eligible for Nonconforming Use Permits (§ 23.170.070) .

GC (General Commercial), M‑1 (Light Industrial), M‑2 (Heavy Industrial)

Purpose: GC supports broad commercial activities; M‑1 and M‑2 cover light and heavy industrial/manufacturing uses (Table 23.301‑1) .
Typical permitted uses: look up Table 23.316‑1 (Allowed Use & Permit Requirements for General Commercial & Industrial zones) for detailed entries (e.g., service stations, vehicle services, manufacturing categories) — many uses are permitted (P), conditional (C), or require an administrative use permit (AUP) (§ 23.316 table) .
Key dimensional or special rules: special-regulated uses (e.g., junk tire facilities, service stations) carry their own development standards; some special areas (e.g., South Sunrise SSSPA) overlay M‑2 and change allowable storage/screening/dimensions (§ 23.916; § 23.1005.040) .
Where it applies: general commercial corridors and industrial parks identified on the zoning map (§ 23.301.020) .
Nonconforming note: many industrial/commercial nonconformities (e.g., existing service station layout, outdoor vehicle storage) are treated by the nonconforming chapter and by special-use chapters; expansion of nonconforming uses is generally restricted and must satisfy the Nonconforming Use Permit findings where eligible (§ 23.170.040; § 23.170.070) .

LIBP (Light Industrial Business Park)

Purpose: light industrial business park uses; identified by Table 23.301‑1 (§ 23.301.020) .
Uses: see Table 23.316‑1 and special use chapters for exact allowances (LIBP may be listed as placement for certain regulated uses such as sexually oriented businesses under conditions) (§ 23.919.060) .
Nonconforming note: work with exact use tables and the nonconforming chapter when an old industrial use no longer conforms; many industrial special uses have tailored screening/operational standards that interact with nonconforming rules (§ 23.1005.040) .

South Sunrise auto dismantlers special planning area (SSSPA)

Purpose/Where: an example of a Special Planning Area overlay that modifies M‑2 standards in South Sunrise; SSSPA has unique allowances for outside storage height and dense landscaping (§ 23.1005.030–040) .
Nonconforming note: existing dismantling operations with valid use permits at the code’s effective date may continue to operate under prior conditions; expansions or new operations are regulated via the SSSPA standards and also are subject to the nonconforming rules (§ 23.1005.030(C)) .

Residential districts (RD‑ series, MDR, HDR)

Purpose: range of low- to high-density residential districts listed in Table 23.301‑1; allowed residential uses and accessory uses are in Table 23.310‑1 (§ 23.301.020; Table 23.310‑1) .
Dimensional standards: setbacks, lot coverage, and accessory-structure limits are in Chapter 23.704 and 23.734 (e.g., one‑story rear additions setback minimums; accessory structure size limits in certain zones) — see Development Standards (§ 23.704.040; § 23.734.035–040) .
Nonconforming note: typical residential nonconformities include setbacks, lot coverage, accessory buildings, or home‑business configurations. Repairs/maintenance are allowed; intensification/expansion beyond prior footprint is generally prohibited (§ 23.170.030(B)) .
ADU interaction: State ADU law interacts with nonconforming zoning conditions; Rancho Cordova must follow state law limits on conditioning ADU permits on correcting certain nonconforming features — consult Rancho Cordova ADUs and state ADU law (Gov. Code) when ADUs are involved (local code references to ADU/state law in ADU guidance) .

(For any district not listed here or for parcel‑specific rules, verify the zoning map and the full district chapter — the city’s Table 23.301‑1 lists all district symbols and descriptions) .

Quick decision table (most decision‑relevant standards / permitted uses)

Topic	Quick rule in practice	Code reference
Continuation of nonconforming use	Allowed in perpetuity but may not be enlarged or intensified beyond pre‑existing area	§ 23.170.030
Repairs, seismic retrofit	Repair/retrofit to meet building code allowed; replacement of whole building not allowed unless destruction rules apply	§ 23.170.030(B)
Destruction & rebuild	May rebuild if restoration starts within 1 year and is diligently pursued	§ 23.170.050
Abandonment threshold	Continuous discontinuation of 6 months = loss of nonconforming status	§ 23.170.060
Expansion of nonconforming use	Generally prohibited; limited expansions may be allowed via Nonconforming Use Permit (mixed‑use parcels only)	§ 23.170.040; § 23.170.070(B)
Nonconforming signs	Nonconforming signs may remain but structural alterations that change size/area are restricted; abandoned signs abated	§ 23.743.140
Where to find allowed uses	See Table 23.310‑1 (residential) and Table 23.316‑1 (commercial/industrial) for permitted/conditional uses per district	Table 23.310‑1; Table 23.316‑1

Checklist — what an applicant must satisfy (for an application to expand / modify a nonconforming use)

Confirm the feature is a lawful pre‑existing nonconformity (compile permits, business records, site photos showing pre‑existing use) (§ 23.170.030) .
Determine whether the property is in a mixed‑use zoning district; Nonconforming Use Permits are limited to mixed‑use property per § 23.170.070(B) .
Prepare materials to demonstrate the proposed change will not enlarge/intensify the nonconforming aspect (plan comparison showing existing lawful footprint vs proposed) (§ 23.170.040) .
For structural work, document that repairs for safety or code compliance (including seismic) are limited to necessary work and reference Title 24 / California Building Standards Code (§ 23.170.030(B)(2)) .
If expanding, submit a Nonconforming Use Permit application in the format specified in RCMC § 23.110.040 and address the approval findings in § 23.170.070(H) (§ 23.110.040; § 23.170.070) .
Be prepared for required conditions (screening, setbacks, parking) and potential design review under Chapter 23.140/23.141; check Design Review and Parking standards for interacting requirements (§ 23.170.040; §§ 23.140–23.141) .
Confirm sign compliance and whether a sign must be brought into conformance per § 23.743.140 if signs are altered .
If located in an overlay or special planning area (e.g., SSSPA), check overlay‑specific rules (see Overlay Districts) and the applicable special area chapter (§ 23.1005.x for SSSPA) .
Verify appeal timelines and permit expiration provisions (Nonconforming Use Permits expire in 3 years absent substantial construction) (§ 23.170.070(K)) .

Risks & Ambiguities

Issue	Why it matters	What to verify
Mixed‑use restriction for Nonconforming Use Permits	The code limits the permit to property zoned for mixed‑use; applicants on non‑mixed sites may not be eligible for permit relief (§ 23.170.070(B))	Confirm the parcel’s base zone is a mixed‑use district (Table 23.301‑1) and cite § 23.170.070(B) — Verify with the jurisdiction
Scope of "expansion"	Code prohibits enlargement/intensification but allows limited structural changes that do not expand nonconformity (§ 23.170.040) — interpretation can vary	Prepare before/after footprint plans and ask staff for determination on whether the change creates a "new nonconforming condition" (§ 23.170.040) — Verify with the jurisdiction
Abandonment timing evidence	Six‑month continuous discontinuance extinguishes status, but the city requires objective evidence (§ 23.170.060)	Collect operational records, utility records, and photographic evidence to show continuous operation; expect the city to weigh multiple indicators (§ 23.170.060)
Interplay with ADUs and State law	State ADU law limits local conditioning related to nonconforming zoning conditions; Rancho Cordova references state rules in ADU guidance	Consult Rancho Cordova ADUs and California ADU law (/us/california/california-adu-laws); confirm how the city applies those state limits locally — Verify with the jurisdiction
Design-review or special‑use overlays	Some exterior improvements trigger design review or special‑area requirements (which can effectively limit modifications)	Check Chapters 23.140/23.141 for design review and any overlay (e.g., SSSPA § 23.1005.x) that applies to the parcel before assuming permitted modifications
Sign treatment	Nonconforming signs have special constraints; modifying a sign can force full conformance (§ 23.743.140)	If a project alters signage, expect sign zoning certification and possibly a requirement to bring the sign into compliance (§ 23.743.140)

Plain‑English summary

If your business or building in Rancho Cordova was legal under an older zoning rule but no longer would be allowed today, you can generally keep using it — but you can't make it bigger or more intense without city approval, you must rebuild within one year if destroyed, and if you stop operating it for six months the right is lost; limited expansions on mixed‑use parcels are possible through a Nonconforming Use Permit, but that permit has tight findings and a 3‑year implementation horizon (§§ 23.170.010–070) .

Source References

Chapter 23.170, Nonconforming Uses and Structures — RCMC § 23.170.010, .030, .040, .050, .060, .070 (Nonconforming rules, abandonment, destruction/rebuild, permit procedures)
Definitions: "Nonconforming use" and "Nonconforming structure" (land‑use definitions chapter) — definitions and usage in code
Table 23.301‑1 Zoning Districts; Chapter 23.301 (Establishment of zoning districts) — district list and descriptions (RMU, CMU, GC, M‑1, M‑2, LIBP, RD‑series, etc.)
Table 23.316‑1: Allowed Uses & Permit Requirements for GC / M‑1 / M‑2 (commercial/industrial) — use table referenced above
§ 23.1005.030–040 (South Sunrise auto dismantlers special planning area — SSSPA rules)
§ 23.743.140 (Nonconforming and abandoned signs)
§ 23.704.040; Chapter 23.734 (Setbacks, accessory structures, development‑standards for residential zones)
Approval authorities & application processing (Nonconforming Use Permit approval path) — § 23.104.030; Chapter 23.110 (application processing)

Sources

Retrieved passages

Rancho Cordova Zoning Code (§ 1) High relevance
Rancho Cordova Zoning Code (Chapter 23.140) High relevance
CBC § 1 (chapter becomes) High relevance
Rancho Cordova Zoning Code (§ 23.158.120.) High relevance
CBC § 23.170.010 (Chapter 23.167.) High relevance
Rancho Cordova Zoning Code (section and) High relevance
Rancho Cordova Zoning Code (Section 66427.1) Medium relevance
Rancho Cordova Zoning Code (Chapter 23.743) Medium relevance
CBC § 66321 (§ 66321) Medium relevance
Rancho Cordova Zoning Code (§ 66333) Medium relevance
Rancho Cordova Zoning Code (section shall) Medium relevance
Rancho Cordova Zoning Code (§ 66314) Medium relevance
Rancho Cordova Zoning Code (section shall) Medium relevance
Rancho Cordova Zoning Code (Title 23.) Medium relevance
Rancho Cordova Zoning Code (§ 1) Medium relevance
Rancho Cordova Zoning Code (§ 23.104.030.) Medium relevance
Rancho Cordova Zoning Code (Chapter 23.110) Medium relevance
Rancho Cordova Zoning Code (Chapter 23.743) Medium relevance
Rancho Cordova Zoning Code (Chapter 23.101.) Medium relevance
Rancho Cordova Zoning Code (§ 1) Medium relevance

Cited sections

Official Rancho Cordova code library

Frequently asked questions

What happens if my nonconforming building is damaged in a fire — can I rebuild?

Yes. If a nonconforming structure (or a conforming structure occupied by a nonconforming use) is involuntarily damaged or destroyed, you may repair or rebuild and reoccupy it in the same manner it existed originally provided restoration is started within one year and diligently pursued (§ 23.170.050) .

Can I expand a nonconforming commercial use on my property?

Generally no. Expansion or intensification is prohibited except in limited cases. Rancho Cordova allows consideration of expansion only through a Nonconforming Use Permit and only for properties zoned for mixed‑use; that permit requires the city’s specific approval findings that the expansion won’t be detrimental and that public benefit outweighs harm (§ 23.170.040; § 23.170.070(B, H)) .

If I stop operating a nonconforming use temporarily, how long before I lose rights?

If a nonconforming use is discontinued for a continuous period of six months or more, the rights to nonconforming status terminate. The city looks for objective evidence of abandonment (equipment removal, disconnected utilities, no business records) (§ 23.170.060) .

Does Rancho Cordova treat nonconforming signs differently?

Yes. Lawful signs at the code’s effective date are nonconforming signs that may be kept in use, but structural alterations that change size/area are restricted; abandoned signs are subject to abatement. If you alter signage as part of a project, the sign may be required to be brought into conformance (§ 23.743.140) .

Are nonconforming uses handled differently in industrial zones like **M‑2** or special areas like South Sunrise?

Special permitted uses and overlays can modify how a nonconforming use is treated. For example, the South Sunrise auto dismantlers special planning area (overlay on M‑2) carries special storage, screening, and prior‑use continuation rules; existing operations with valid prior permits may continue under prior conditions (§ 23.1005.030–040) .

Do I need design review if I propose exterior changes to a nonconforming structure?

Possibly. The code says exterior improvements or expansion of structures may also require minor or major design review under Chapters 23.140 or 23.141; if your nonconforming modification affects exterior design, expect a design‑review path to apply (§ 23.170.040) and check the Design Review requirements (§ 23.141.x) .

If my parcel is not mixed‑use, can I still apply to expand a nonconforming use?

Not via the Nonconforming Use Permit route. The code limits those permits to property zoned for mixed‑use; on non‑mixed parcels your remedies are more limited (e.g., redevelopment complying with current code or seeking rezoning/conditional permits as applicable) (§ 23.170.070(B)) .

How does the city decide whether an expansion is acceptable?

A Nonconforming Use Permit will be granted only if all findings are made: no detriment to neighborhood health/safety/welfare; public benefit outweighs detriment; and the modification will not be incompatible with reasonably foreseeable allowed uses; the authority may add conditions and guarantees (§ 23.170.070(H–I)) .

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