Temple City — Nonconforming Uses

Last reviewed: July 2, 2026

Overview

This page explains how Temple City treats nonconforming lots, structures, and uses under the city's Title 9 Zoning Regulations (the zoning code). The rules are centralized in Article D (Nonconformities) and then cross‑referenced throughout district and special‑use rules; key rules cover continuation, limits on expansion, abandonment, repair after damage, and special rules for signs, parking, landscaping and fences. See the zoning code for full text: § 9-1D-1 through § 9-1D-5.

Note: this page stays strictly within Temple City's zoning code—building‑code topics such as the California Building Standards Code are referenced only where the zoning code requires compliance.

How Temple City organizes the nonconforming rules (quick map)

• General rules for establishing and maintaining legal nonconforming status are in § 9-1D-1.
• Nonconforming lots rules are in § 9-1D-2 (continuation, modification limits).
• Nonconforming structures rules (continuation, repair/rebuild after damage, expansion limits) are in § 9-1D-3.
• Nonconforming uses rules (continuation, modification, discontinuance) are in § 9-1D-4.
• Other topic‑specific nonconforming rules (parking, signs, landscaping, fences, environmental impacts) are in § 9-1D-5.

District-by-district implications

(The zoning code identifies the base zones in Table 9-1B-1; examples shown below are the actual Temple City zone labels.)

R-1 (Low‑Density Residential)

• Purpose / where it applies: R-1 is the city's Low‑Density Residential zone.
• Typical permitted uses: single‑family dwellings, accessory structures, ADUs (subject to 9-1T-13), limited home occupations.
• Key dimensional standards: see Table 9-1G-3 (example: minimum lot area 7,200 sf, front setback 20 ft, max top plate height for two‑story = 23 ft on typical lots).
• Nonconforming rules specific to R-1:
  • A legal nonconforming single‑family may continue indefinitely; special rules apply for single‑family uses in Low Mixed Use mapped areas south of Lower Azusa Road (see § 9-1D-4.A.1).
  • Nonconforming multi‑family uses in the R‑1 zone may not add additional units, although additional living area may be expanded subject to R‑1 standards. § 9-1D-4.A.2.

(If you need the full R‑1 table, see Table 9-1G-3 in the code.)

R-2 / R-3 (Medium & High‑Density Residential)

• Purpose / typical uses: R-2 = Medium Density; R-3 = High Density (multi‑family permitted). See Table 9-1B-1 and the respective development standards tables for setbacks, heights and FAR.
• Nonconforming implications:
  • Multi‑family nonconforming structures may be reconstructed after involuntary damage per the 50% appraised‑value rule and with compliance to the applicable building code; Temple City also allows certain reconstruction for multi‑family unless located in the Industrial zone (see § 9-1D-3.I).

Refer to Table 9-1G-12 for R‑3 standards (setbacks, stories, max height).

MU-L / MU-M (Mixed‑Use Low / Mixed‑Use Medium)

• Purpose: allow integrated residential + commercial; MU‑L and MU‑M have different density / FAR and front/setback rules.
• Nonconforming implications:
  • A legal nonconforming use may continue, but any expansion that increases floor area by more than 50% for some encroachments may trigger review and require removal/reduction of certain nonconforming encroachments (see § 9-1D-3.A.2.c).
  • Mixed‑use expansions of more than 100 sf are subject to design review per mixed‑use design rules. See the city's design review page and the code for threshold details.

I (Industrial)

• Purpose / typical uses: I (Industrial) permits manufacturing, distribution, research and related uses; detailed use lists and permit labels are in Article J.
• Nonconforming implications:
  • The code explicitly notes that the multi‑family reconstruction allowance described for other zones does not apply to multi‑family structures and uses located in the Industrial zone—reconstruction of nonconforming multi‑family in I is therefore subject to stricter review. § 9-1D-3.I.

NC / DC / LTC (Commercial variants) and I/OS / PD (Institutional / Planned Development)

• Commercial districts (e.g., NC, DC, LTC) and institutional/overlay zones may have their own special rules; overlay provisions prevail over base zones where they conflict. Table 9-1B-1 and the overlay rules should be checked for site‑specific nonconforming treatment. § 9-1A-5 and Table 9-1B-1.

Key nonconforming rules — decision table

How the rules interact with other approvals and city processes

• The Planning Manager is the designated authority to determine nonconforming status; the Planning Commission hears abatement/extension decisions and may set amortization periods. Appeals go to City Council per appeal provisions. § 9-1D-1.C.
• Extensions of time to abate nonconformities may be granted where the Review Authority finds unreasonable hardship; amortization periods and findings are discretionary. § 9-1D-1.C.5.
• Some nonconforming changes may trigger other reviews: design review for additions (see the city's design review page), site plan review, or a conditional use permit. See Article C procedures.

Practical cross‑checks you will encounter:

• If you plan an expansion or intensity increase, verify off‑street parking and loading compliance; an expansion can trigger full conformance for newly required spaces. § 9-1D-5.A.
• Any rebuild must meet the applicable California Building Standards Code requirements at time of rebuild (code reference in nonconforming reconstruction rules). § 9-1D-3.A.4.a.
• When an expansion exceeds thresholds (often 50% of floor area or value), nonconforming encroachments (for example in commercial zones) may be required to be removed. § 9-1D-3.A.2.c.

Checklist (what an applicant must satisfy when dealing with a nonconformity)

• Determine if the lot/structure/use was lawfully established before the applicable regulation changed; request a formal determination from the Planning Manager. § 9-1D-1.C.1.
• Confirm whether the nonconformity is a lot, structure, or use (rules differ). § 9-1D-1.A.
• If proposing repairs after damage, obtain a licensed appraisal (≤ 12 months old) to determine whether repairs exceed 50% of replacement value. § 9-1D-3.A.4.
• If proposing an expansion or intensification, calculate whether the project triggers the 50% floor‑area/value thresholds that may require removal of certain nonconforming features or full conformance. § 9-1D-3.A.2.c / 9-1D-5.C.
• Verify parking and loading obligations for any proposed change; additional required spaces must be provided upon change/expansion. § 9-1D-5.A.1–2.
• If the nonconforming use has been discontinued for 180 consecutive days, prepare to bring the property into full conformance; maintenance of a business license alone is insufficient. § 9-1D-4.C.1.
• If seeking an amortization extension or abatement deferral, prepare financial evidence (depreciation schedules, investments) and schedule a hearing with the Planning Commission or appointed Hearing Officer. § 9-1D-1.C.2–4; 9-1D-4.D.

Risks & Ambiguities

Plain‑English summary

If your property or business in Temple City was lawful before the zoning code changed, it likely keeps a legal nonconforming status and can continue operating, but you generally cannot enlarge that nonconformity (for example, add units in a nonconforming multi‑family building in R‑1). Abandon the use for 180 days and you lose the right to continue it; if a building is damaged, you can rebuild only when repairs cost ≤ 50% of appraised value and you comply with current building rules. For exact thresholds and to start a formal determination, contact the Planning Manager and be prepared for discretionary hearings if you seek amortization or extensions. §§ 9-1D-1 — 9-1D-5.

Source References

• Temple City Zoning Code, Article D, Nonconformities — § 9-1D-1: General Nonconforming Provisions.
• Temple City Zoning Code, § 9-1D-2: Nonconforming Lots.
• Temple City Zoning Code, § 9-1D-3: Nonconforming Structures (repair/rebuild 50% rule, exceptions).
• Temple City Zoning Code, § 9-1D-4: Nonconforming Uses (continuation, 180‑day abandonment, R‑1 specifics).
• Temple City Zoning Code, § 9-1D-5: Other Specific Nonconforming Provisions (parking, signs, landscaping, fences).
• Temple City Zoning Code, Article G / Tables for Residential Districts (R‑1, R‑3 development standards; Table 9-1G‑3, 9-1G‑12).
• Temple City Zoning Code, Article J — Industrial (I) Zone (use lists and development standards).
• Temple City Zoning Code, Table 9-1B-1 (zone list and base/overlay rules).

Anything not explicitly stated above (for example, how the city applies amortization in practice to a specific property or the exact hearing calendar) is Not found in retrieved materials; contact Planning staff to confirm parcel‑specific outcomes. Verify with the jurisdiction.

Retrieved passages

• Temple City Zoning Code (Section 9-1C-5-G) High relevance show source text
• Temple City Zoning Code High relevance show source text
• Temple City Zoning Code (section will) High relevance show source text
• CBC § 180 High relevance show source text
• Temple City Zoning Code (Section 9-1C-5-H-8) High relevance show source text
• Temple City Zoning Code (section will) High relevance show source text
• CBC § 180 High relevance show source text
• Temple City Zoning Code (ARTICLE D.) High relevance show source text
• Temple City Zoning Code Medium relevance show source text
• Temple City Zoning Code (chapter will) Medium relevance show source text
• Temple City Zoning Code Medium relevance show source text
• Temple City Zoning Code (Section 11018.2.) Medium relevance show source text
• Temple City Zoning Code (Section 9-1T-11) Medium relevance show source text
• Temple City Zoning Code (TITLE 9) Medium relevance show source text
• Temple City Zoning Code Medium relevance show source text
• Temple City Zoning Code (ARTICLE J.) Medium relevance show source text

Cited sections

• Temple City Zoning Code, Article D, Nonconformities — **§ 9-1D-1: General Nonconforming Provisions**. (Article D)
• Temple City Zoning Code, **§ 9-1D-2: Nonconforming Lots**. (§ 9-1D-2)
• Temple City Zoning Code, **§ 9-1D-3: Nonconforming Structures** (repair/rebuild 50% rule, exceptions). (§ 9-1D-3)
• Temple City Zoning Code, **§ 9-1D-4: Nonconforming Uses** (continuation, 180‑day abandonment, R‑1 specifics). (§ 9-1D-4)
• Temple City Zoning Code, **§ 9-1D-5: Other Specific Nonconforming Provisions** (parking, signs, landscaping, fences). (§ 9-1D-5)
• Temple City Zoning Code, Article G / Tables for Residential Districts (R‑1, R‑3 development standards; Table 9-1G‑3, 9-1G‑12). (Article G)
• Temple City Zoning Code, Article J — **Industrial (I) Zone** (use lists and development standards). (Article J)
• Temple City Zoning Code, Table 9-1B-1 (zone list and base/overlay rules).
• TempleCity_ZoningCode.md

• Official Temple City code library