Roseville — Nonconforming Uses

Last reviewed: July 2, 2026

Overview

This page explains how the City of Roseville regulates nonconforming uses, nonconforming structures, and nonconforming parcels under the local zoning ordinance (Title 19). It summarizes what may continue, when expansion or rebuilding is allowed, special rules for corridors and overlays, and the practical steps an owner or applicant must take. For broader context on zoning and planning in Roseville see the city overview at Roseville zoning & planning overview.

Core rules (what the code actually says)

• Purpose: the City’s rules aim to regulate and set conditional paths to alter, expand or rebuild nonconforming uses/structures/parcels. See § 19.24.010.

• Applicability and continuation: a use or structure lawfully established before a text or map change may continue as a nonconforming use/structure, but expansion/modification is limited and governed by Chapter 19.24 and (for certain corridors) § 19.33.040. See § 19.02.040 and § 19.24.020.

• General limits on expansion:

  • A nonconforming use generally “may be continued” but may not be enlarged or extended beyond the area it occupied before becoming nonconforming, except as specifically allowed in the code. See § 19.24.020(B).
  • A residential use in a commercial, industrial, or PD zone may continue as a residence, subject to § 19.10.030(A) development standards for R‑1 — until condemned, removed, or converted. See § 19.24.020(B)(1) and § 19.10.030(A).
  • A nonresidential use in a residential zone may not be expanded or modified. See § 19.24.020(B)(2).
  • A nonconforming use in commercial, industrial or PD zones (except residential uses) may be expanded or modified only with a Conditional Use Permit (CUP). See § 19.24.020(B)(3) and CUP rules in § 19.74.010(B).

• Substitution: changing from one nonconforming use to another is allowed only if the new use is the same or less intensive, occupies the same area, and a CUP is approved (except where the code expressly prohibits substitution). See § 19.24.020(B)(4).

• Nonconforming structures:

  • Additions/alterations to a nonconforming residential building that is nonconforming only for height and setback are allowed so long as the addition does not expand the nonconformity and the project otherwise complies with Title 19. See § 19.24.020(C)(1)(a).
  • Nonresidential buildings nonconforming only as to height and setback may be altered if the work does not increase nonconformity; but a nonresidential building in a residential zone may not be so enlarged. See § 19.24.020(C)(2).

• Nonconforming off‑street parking: reconstruction or structural alteration of a building with nonconforming parking is permitted provided the use is not expanded so as to require additional parking under the parking standard § 19.26.030. Existing nonconforming parking may remain as-is. See § 19.24.020(D) and § 19.26.030.

• Damage/destruction:

  • If a nonconforming building is damaged ≤ 50% of its value, it may be reconstructed provided the degree of nonconformity is not increased. If > 50%, reconstruction of a building devoted to a nonconforming use requires a CUP; reconstruction of a nonconforming building (not a use) requires a variance. Time limits for completion (typically 12 months) apply. See § 19.24.020(E).

• Nonconforming parcels: a parcel that does not meet current minimum lot-area/frontage/dimension requirements may still be used as a building site only if (a) it was created in an approved subdivision, or (b) it has a certificate/conditional certificate of compliance under Chapter 18.14. See § 19.24.030.

• Abandonment/loss of status:

  • Unless a shorter, use‑specific rule applies, discontinuance of a nonconforming use for six months results in loss of legal nonconforming status; after that the property must conform to current zone rules. See § 19.24.020(F) and the corridor rule in § 19.33.040(F).
  • Some special use chapters set different periods: adult‑oriented businesses lose status after 60 days of discontinuance (see § 19.32.040–.050), while emergency shelters and food distribution chapters use the six‑month rule and add thresholds (see § 19.38.050 and § 19.40.050).

• Corridor‑specific flexibility: For properties inside the Atlantic Street, Douglas‑Harding, and Douglas‑Sunrise Corridor Specific Plans, § 19.33.040(B) supersedes parts of § 19.24.020 and allows some enlargement of nonconforming nonresidential uses with an Administrative Permit (AP) — subject to design guidelines and limits (e.g., no expansion closer to contiguous residential uses; no operational changes increasing nuisance). See § 19.33.040.

District-by-district practical breakdown

Below are the Roseville district names used in the zoning code and how the nonconforming rules interact with each district. Bolded district names are actual Roseville designations.

R‑1 (Single‑Family Residential)

• Purpose: standard single‑family neighborhoods. See § 19.10.030(A).
• Typical permitted uses: single‑family dwellings, accessory dwelling units (subject to Chapter 19.60), certain home occupations. See Article II and the ADU chapter; for ADU rules see Roseville ADUs.
• Key dimensional standards (decision‑relevant): Lot coverage: 35% for two‑story, 45% for one‑story; Height limit: 35 ft. See residential standards table (general development standards). § 19.10.030 and the Residential Zone General Development Standards table.
• Nonconforming implications: A nonresidential use in R‑1 may not be expanded (see § 19.24.020(B)(2)). A residence that is nonconforming only as to height/setback may be altered if the work does not expand the nonconformity (§ 19.24.020(C)(1)(a)).

RS (Small‑Lot Residential) and R‑2 (Two‑Family)

• Purpose & uses: small‑lot single‑family and two‑family standards; see the residential general development table. See § 19.10 series.
• Key standards: see the same residential table (lot coverage, height). Additions to single‑ or two‑family primary structures over certain sizes may trigger additional provisions; see § 19.10.030 notes.
• Nonconforming implications: Same constraints as R‑1 for altering nonconforming structures and uses; nonresidential uses in these zones cannot expand. See § 19.24.020.

R‑3 (Multifamily Residential)

• Purpose & uses: multifamily housing; minimum densities and specific form standards appear in the Corridor tables when applicable. See Article II and § 19.33.030 for Corridor adjustments.
• Nonconforming implications: Residential uses are afforded more flexibility to repair/alter subject to not expanding nonconformity; multifamily conversions within corridors are specifically addressed by § 19.33.030 and the Corridor Plan use tables.

GC, CC, NC, CMU, HC (Commercial designations)

• Purpose & uses: range of commercial activities (general, community, neighborhood commercial, commercial mixed‑use, highway commercial). See Article II and Corridor use tables.
• Nonconforming implications: Nonconforming commercial uses in commercial zones may be expanded or modified only with a CUP (unless corridor rules allow AP). See § 19.24.020(B)(3) and § 19.33.040 for corridor variations.

M‑1, M‑2 (Industrial / Manufacturing)

• Purpose & uses: industrial and manufacturing uses; the code directs applicants to specific lists (see § 19.14.020 for M‑2 allowable uses).
• Nonconforming implications: Industrial nonconforming uses in industrial zones may be handled under § 19.24.020, with CUPs required for expansions in many situations. Verify allowable use lists in § 19.14.020.

PD (Planned Development)

• Purpose: site‑specific standards adopted by ordinance; PD districts set their own development standards and allowable uses and are identified as “PD” plus ordinance number. See § 19.18.050.
• Nonconforming implications: Nonconforming rules apply, but PD‑specific development standards and the PD ordinance control. A nonconforming use in a PD still needs to follow Chapter 19.24 unless the PD ordinance states otherwise. See § 19.18.050 and § 19.24.020.

FW / FF (Floodway / Floodway Fringe overlay districts)

• Purpose & where: Floodplain overlays mapped to creek corridors (Dry, Linda, Cirby, Antelope Creeks) define /FW and /FF overlay areas. See § 19.18 and definitions.
• Permitted uses and constraints: FW allows only low‑damage, non‑structural uses unless a flood encroachment permit is secured; FF allows structures (including residences) but must meet floodplain standards. Maintenance of pre‑existing nonconforming uses is explicitly allowed but subject to Chapter 19.24. See § 19.18.040 and § 19.18.050.

Corridor Specific Plans (Atlantic Street / Douglas‑Harding / Douglas‑Sunrise)

• Purpose: Corridor Plans provide alternate, more flexible regulation for many older nonconforming commercial/mixed‑use properties and specifically supersede certain nonconforming rules in Title 19. See § 19.33.010–.040.
• Practical effect: In Corridor areas a nonconforming nonresidential use may be expanded with an Administrative Permit if design guidelines and nuisance/adjacency protections are met; if contiguous to residential uses, expansions must not encroach closer or increase nuisances. See § 19.33.040(B).

Quick, decision‑relevant standards table

Checklist (what an applicant must prepare)

• Demonstrate legal nonconforming status: dated permits, prior approved plans, lease history, and photos showing the prior footprint/area occupied (to prove the pre‑existing area). See § 19.24.020.
• Prepare a site plan that clearly shows the current occupied area and any proposed changes (to show whether enlargement would occur) and who will occupy each space. Verify expansion triggers CUP or AP under § 19.24.020(B) and § 19.33.040(B) if in a Corridor.
• Confirm parking: if an expansion requires more parking per § 19.26.030, you must provide it or justify otherwise (no expansion of use that requires additional parking is allowed without complying). See § 19.24.020(D) and § 19.26.030.
• If expanding in a commercial/industrial/PD zone, prepare a Conditional Use Permit application (find requirements in § 19.74.010(B)).
• If property lies within the Atlantic/Douglas Corridor Specific Plans, review Specific Plan Design Guidelines and be prepared for an Administrative Permit (not a CUP) if the project qualifies under § 19.33.040.
• If reconstruction after damage: obtain building permits and if damage > 50% of structure value, be ready to apply for a CUP (nonconforming use) or variance (nonconforming building). See § 19.24.020(E).
• Check overlays (floodway/floodway fringe): flood encroachment permits and floodproofing may be required; overlay rules may supersede general Title 19 provisions. See § 19.18.040–.050.
• Expect design review where applicable; consult Roseville Design Review and the Minor Design Review/DR procedures in § 19.74.010(C).
• Coordinate building permits with Title 24 requirements (California Building Standards); see California Building Standards Code. (Building permit scope and structural rules are separate from nonconforming use questions.) Not found in retrieved materials: any city form that certifies “legal nonconforming” status — verify with the jurisdiction.

Risks & Ambiguities

Plain‑English summary

If your property or building in Roseville was legal under earlier rules but no longer complies with current zoning, you generally may keep using it — but you cannot enlarge or change it in ways that increase the nonconformity unless the code (or a Corridor plan) allows it and you obtain the required permit (typically a CUP or, in corridors, sometimes an AP). If you stop using the nonconforming use for the required abandonment period (often six months) or the building is mostly destroyed (>50%), restarting or rebuilding will likely require discretionary approval. See § 19.24.020 and corridor rules § 19.33.040.

Source References

• § 19.24.010 — Purpose, Chapter 19.24 (Nonconforming Uses, Structures and Parcels).
• § 19.24.020 — Nonconforming uses and structures (continuation, limits on expansion/substitution, nonconforming structures, parking, damage/reconstruction).
• § 19.24.030 — Nonconforming parcels (approved subdivision or certificate/conditional certificate of compliance).
• § 19.32.040–.050 — Amortization and extension rules for adult‑oriented businesses (60‑day abandonment rule; Council extension procedures).
• § 19.33.010–.040 — Commercial Corridor Specific Plans and the special nonconforming use/structure rules that supersede Chapter 19.24 inside corridors.
• § 19.38.050 — Nonconforming emergency shelter rules (6‑month cessation; 10% GFA threshold for changes).
• § 19.40.050 — Nonconforming food distribution facility (6‑month cessation; >10% floor area triggers full requirements).
• Residential Zone General Development Standards / § 19.10.030(A) — R‑1 standards (lot coverage and 35 ft height limit shown in the residential standards table).
• § 19.18.040–.050 — Floodway/Floodway Fringe overlay standards; maintenance of pre‑existing uses.
• § 19.74.010 — Permit categories including Administrative Permit (AP), Conditional Use Permit (CUP), and Minor Design Review (MDRP).

Additional Roseville internal reference pages linked above in text:

• Roseville Zoning
• Roseville Development Standards
• Roseville Parking
• Roseville Design Review
• Roseville Overlay Districts
• Roseville ADUs
• California Building Standards Code

Retrieved passages

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Cited sections

• **§ 19.24.010** — Purpose, Chapter 19.24 (Nonconforming Uses, Structures and Parcels). (§ 19.24.010)
• **§ 19.24.020** — Nonconforming uses and structures (continuation, limits on expansion/substitution, nonconforming structures, parking, damage/reconstruction). (§ 19.24.020)
• **§ 19.24.030** — Nonconforming parcels (approved subdivision or certificate/conditional certificate of compliance). (§ 19.24.030)
• **§ 19.32.040–.050** — Amortization and extension rules for adult‑oriented businesses (60‑day abandonment rule; Council extension procedures). (§ 19.32.040)
• **§ 19.33.010–.040** — Commercial Corridor Specific Plans and the special nonconforming use/structure rules that supersede Chapter 19.24 inside corridors. (§ 19.33.010)
• **§ 19.38.050** — Nonconforming emergency shelter rules (6‑month cessation; 10% GFA threshold for changes). (§ 19.38.050)
• **§ 19.40.050** — Nonconforming food distribution facility (6‑month cessation; >10% floor area triggers full requirements). (§ 19.40.050)
• **Residential Zone General Development Standards / § 19.10.030(A)** — R‑1 standards (lot coverage and **35 ft** height limit shown in the residential standards table). (§ 19.10.030)
• **§ 19.18.040–.050** — Floodway/Floodway Fringe overlay standards; maintenance of pre‑existing uses. (§ 19.18.040)
• **§ 19.74.010** — Permit categories including Administrative Permit (AP), Conditional Use Permit (CUP), and Minor Design Review (MDRP). (§ 19.74.010)
• Roseville Zoning
• Roseville Development Standards
• Roseville Parking
• Roseville Design Review
• Roseville Overlay Districts
• Roseville ADUs
• California Building Standards Code
• Roseville_ZoningCode.md

• Official Roseville code library