Westmorland — Nonconforming Uses

Last reviewed: July 6, 2026

Overview

This page explains how Westmorland’s Zoning Ordinance treats properties, structures, and activities that were legal when established but no longer match today’s zoning rules. The core standards live in the City of Westmorland Zoning Ordinance, Ordinance No. 13‑01, particularly § 5.03 on nonconforming uses and the definitions in § 1.03. Use this alongside the city’s Westmorland Zoning, Westmorland Development Standards, and Westmorland Overlay Districts pages for parcel-specific due diligence.

The big rule: a nonconforming use cannot be expanded, and if it stops for 180 days, any new use must fully conform to current zoning. If the structure housing the nonconforming use is razed beyond 50% of its assessed value or becomes obsolete, the nonconforming right terminates. See § 5.03(b)–(d).

What Westmorland means by “nonconforming”

• A nonconforming use or structure is a lawful existing use or structure that no longer meets the requirements of the zone after the ordinance or an amendment takes effect; the ordinance may allow abatement or amortization of such structures. See § 1.03 (Nonconforming Use or Structure).
• A nonconforming lot is a legally created lot predating the current standards that does not meet the zone’s lot area/width; lots of at least 6,000 sq ft (or the district’s minimum if lower/higher) “may be developed” under the same standards as other lots in the zone. See § 1.03 (Lot, nonconforming).

Core nonconforming rules (citywide)

• A nonconforming use is one “not provided for” in the permitted or conditional use lists for the zone. Expansion or extension is prohibited, and only structural alterations required by law are allowed. See § 5.03(b)(i).
• Discontinuance for 180 days ends the nonconforming right; any further use must conform. See § 5.03(b)(ii).
• If a nonconforming use is replaced, the replacement must conform. See § 5.03(b)(iii).
• If the structure housing the nonconforming use is removed/razed to ≥50% of its fair market value (based on the County’s last equalized assessment roll), the right terminates. See § 5.03(c).
• If the structure is damaged or becomes obsolete, the right terminates. See § 5.03(d).
• A nonconforming structure that conforms in use may be altered or extended if it does not deviate further from ordinance standards. See § 5.03(b)(i).

Decision-focused quick reference

How § 5.03 applies across Westmorland’s districts

Westmorland’s base and overlay districts are established in Article III (R‑1, R‑2, R‑4, RV Overlay, C, I, OS). See § 2.01, Article III.
Nonconforming use rules in § 5.03 apply in every district; below are district purposes, typical permitted uses, and key dimensional standards to help you understand what “conforming” means where your site is zoned. Always cross-check the Westmorland Land Use, Westmorland Design Review (if applicable), Westmorland Parking, Westmorland Signage, and Westmorland Landscaping and Screening pages.

R‑1 Single Family Residential (§ 3.01)

• Purpose: Single-family areas.
• Typical permitted uses: Single-family dwellings (full list not retrieved). Conditional: certain second units under legacy rules, civic uses. See § 3.01(c). Verify current ADU rules separately.
• Key standards: 6,000 sq ft min lot area, 20 ft front, 5/8 ft side (interior/corner), 20 ft rear, 35 ft height, 50% lot coverage; parking per § 4.5. See § 3.01(d).
• Nonconforming scenarios: A long‑standing duplex in R‑1 is a nonconforming use; it cannot be expanded and would lose status after 180 days of discontinuance. See § 5.03(b)(i)–(ii).

R‑2 Low/Medium Densities Multifamily (§ 3.02)

• Purpose: Lower‑intensity multifamily.
• Typical permitted uses: Any R‑1 use, plus two‑ and three‑family dwellings. Conditional: 4+ dwellings (under 15), churches, schools, civic uses, home occupations. See § 3.02(b)–(c).
• Key standards: 2,000 sq ft/unit density, 7,000 sq ft min lot, 50 ft width, 140 ft depth, 20 ft front, 5/8 ft side, 20 ft rear, 35 ft height, 50% lot coverage; parking per § 4.5. See § 3.02(d).
• Nonconforming scenarios: An older fourplex without today’s yards is a conforming use by CUP only if authorized; otherwise it’s a nonconforming use. Alterations can’t intensify nonconformity. See § 5.03(b)(i).

R‑4 High Density Multi‑Family (§ 3.03)

• Purpose: High‑density multifamily areas.
• Typical permitted uses: Single‑family dwellings; mobile home parks subject to § 4.10. Conditional: multifamily up to four units, 4+ dwellings, institutional/civic uses, home occupations. See § 3.03(b)–(c).
• Key standards: Not fully retrieved; confirm via Article III. Not found in retrieved materials.
• Nonconforming scenarios: A pre‑existing commercial storefront in R‑4 is a nonconforming use; once discontinued for 180 days, the space must revert to a conforming residential/institutional use. See § 5.03(b)(ii).

C Commercial (§ 3.05)

• Purpose: General commercial and office, with some highway‑oriented services.
• Typical permitted uses: Retail, financial/professional offices, commercial recreation, nonprofits, hotels/motels, parking lots, transportation terminals. Conditional: auto repair, churches/schools, equipment sales/rentals, civic uses/parks/utilities, wholesale, specified storage. See § 3.05(b)–(c).
• Key standards: 7,500 sq ft lot, 50 ft width, 150 ft depth, 10 ft front, side/rear yards mainly when near “R” zones, 35 ft height, 80% lot coverage; parking § 4.5, loading § 4.6, fences § 4.7, signs § 4.8. See § 3.05(d).
• Nonconforming scenarios: An older industrial use in C is nonconforming and cannot expand; a switch to a new non‑listed commercial use must be evaluated under § 5.01 (Classification of Use) to determine if it’s “similar” and thus conforming. See § 5.03(b)(i) and § 5.01.

I Industrial (§ 3.06)

• Purpose: Wholesale, manufacturing, assembly/processing with large storage areas.
• Typical permitted uses: Wholesale and warehouse; manufacturing/assembly/packaging; tractor/truck repair; specified storage. Conditional: large assemblages, petroleum storage. See § 3.06(b)–(c).
• Key standards: 15 ft front yard; 10 ft street side; 15 ft side/rear where adjoining “R” zones; 50 ft height; parking § 4.5, loading § 4.6, fences § 4.8, signs § 4.7. See § 3.06(d).
• Nonconforming scenarios: A long‑standing retail strip in I is nonconforming; any redevelopment that razes ≥50% of building market value ends the right to continue that use. See § 5.03(c).

OS Open Space (§ 3.07)

• Purpose: Preserve resources, manage production, outdoor recreation, and protect public health/safety.
• Typical permitted uses: Agriculture; habitat areas; hazard‑area management; open space recreation. Conditional: commercial recreation, public utilities, City Hall/Fire/Police, limited residential on large parcels. See § 3.07(b)–(c).
• Key standards: Not comprehensively listed in retrieved text; verify case‑by‑case.
• Nonconforming scenarios: A pre‑existing dwelling in OS is a nonconforming use; discontinuance or damage/obsolescence may terminate its continuation. See § 5.03(b)–(d).

RV Park (RV) Overlay (§ 3.04)

• Purpose and standards: Not found in retrieved materials beyond its existence in Article III. Confirm applicability and standards with the city and Westmorland Overlay Districts.

Process pointers that affect nonconforming determinations

• If your proposed use isn’t listed but may be “similar” to a permitted one, the Planning Commission can issue a “Classification of Use” determination; this can be pivotal in avoiding nonconforming status. See § 5.01.
• A variance cannot be used to authorize a use the zone does not permit. See § 5.04(a) and Westmorland Variances and Exceptions.

Checklist

• Confirm the use/structure/lot was lawful when established (permit history, approvals). Cite § 1.03 definitions as the basis.
• Identify the current zone/overlay for the parcel via the zoning map and Article III.
• Compare the existing use to the zone’s permitted and conditional use lists. If not listed, it is nonconforming under § 5.03(b)(i).
• Document continuous operation; avoid any 180‑day gap that would end the right to continue. § 5.03(b)(ii).
• If work is proposed, ensure it does not expand a nonconforming use; structural work should be only as “required by law.” § 5.03(b)(i).
• If redevelopment involves demolition or damage, assess whether ≥50% of fair market value would be removed; if so, the nonconforming right terminates. § 5.03(c).
• For a nonconforming lot, confirm legal creation and minimum area (at least 6,000 sq ft or the zone’s minimum); then apply the same development standards as the zone. § 1.03 (Lot, nonconforming).
• Cross‑check related standards (e.g., parking, signage) that will still apply to any continued use.

Risks & Ambiguities

Plain-English Summary

If your building or activity was legal when it started but isn’t allowed by today’s zoning, Westmorland lets you keep it—but you can’t expand it, and if it stops for six months, the right to keep it ends. Rebuilding after major demolition or when a building is considered obsolete also ends the right to operate a nonconforming use. To move forward, match your site’s zone rules, keep proof that the use never paused, and don’t count on a variance to make a prohibited use “legal.”

Source References

• City of Westmorland Zoning Ordinance, Ordinance No. 13‑01: § 1.03 (definitions, including Nonconforming Use or Structure; Lot, nonconforming).
• City of Westmorland Zoning Ordinance: § 2.01 and Article III (Zones: R‑1, R‑2, R‑4, RV Overlay, C, I, OS).
• City of Westmorland Zoning Ordinance: § 3.01 (R‑1 standards and conditional uses).
• City of Westmorland Zoning Ordinance: § 3.02 (R‑2 permitted/conditional uses; standards).
• City of Westmorland Zoning Ordinance: § 3.03 (R‑4 permitted/conditional uses).
• City of Westmorland Zoning Ordinance: § 3.05 (Commercial permitted/conditional uses; standards).
• City of Westmorland Zoning Ordinance: § 3.06 (Industrial permitted/conditional uses; standards).
• City of Westmorland Zoning Ordinance: § 3.07 (Open Space purpose/permitted/conditional uses).
• City of Westmorland Zoning Ordinance: § 5.01 (Classification of Use).
• City of Westmorland Zoning Ordinance: § 5.03 (Nonconforming Uses).
• City of Westmorland Zoning Ordinance: § 5.04 (Variances).

Retrieved passages

• Westmorland Zoning Code (Section 5.02) High relevance show source text
• Westmorland Zoning Code (SECTION 5.03) High relevance show source text
• Westmorland Zoning Code (Chapter 1) High relevance show source text
• Westmorland Zoning Code (SECTION 5.04) High relevance show source text
• Westmorland Zoning Code (SECTION 5.02) Medium relevance show source text
• Westmorland Zoning Code (Chapter 5) Medium relevance show source text
• Westmorland Zoning Code (Chapter 5) Medium relevance show source text
• California Building Code (Chapter 36) Medium relevance show source text

Cited sections

• City of Westmorland Zoning Ordinance, Ordinance No. 13‑01: **§ 1.03 (definitions, including Nonconforming Use or Structure; Lot, nonconforming)**. (§ 1.03)
• City of Westmorland Zoning Ordinance: **§ 2.01 and Article III (Zones: R‑1, R‑2, R‑4, RV Overlay, C, I, OS)**. (§ 2.01)
• City of Westmorland Zoning Ordinance: **§ 3.01 (R‑1 standards and conditional uses)**. (§ 3.01)
• City of Westmorland Zoning Ordinance: **§ 3.02 (R‑2 permitted/conditional uses; standards)**. (§ 3.02)
• City of Westmorland Zoning Ordinance: **§ 3.03 (R‑4 permitted/conditional uses)**. (§ 3.03)
• City of Westmorland Zoning Ordinance: **§ 3.05 (Commercial permitted/conditional uses; standards)**. (§ 3.05)
• City of Westmorland Zoning Ordinance: **§ 3.06 (Industrial permitted/conditional uses; standards)**. (§ 3.06)
• City of Westmorland Zoning Ordinance: **§ 3.07 (Open Space purpose/permitted/conditional uses)**. (§ 3.07)
• City of Westmorland Zoning Ordinance: **§ 5.01 (Classification of Use)**. (§ 5.01)
• City of Westmorland Zoning Ordinance: **§ 5.03 (Nonconforming Uses)**. (§ 5.03)
• City of Westmorland Zoning Ordinance: **§ 5.04 (Variances)**. (§ 5.04)
• Westmorland_ZoningCode.md