§ 10-2.2000 Purpose.
The specific purposes of this article are:
(a) To limit the number and extent of nonconforming uses which conflict with the provisions of this title by restricting their enlargement, their reestablishment after abandonment, and their alteration or restoration after destruction of the structures they occupy; (b) To eventually eliminate nonconforming uses or provide for their alteration to conform with the provisions of this title;
(c) Allow the continued reasonable use and maintenance of lawfully established properties while avoiding undue hardship to property owners;
(c) To allow structural improvements and minor additions to structures containing nonconforming uses to be considered in order to prevent these structures from becoming blighted and having detrimental impacts on the surrounding neighborhood, provided that such improvements or additions shall not adversely impact surrounding property, that there is no increase in the degree of nonconformity with respect to the development standards for the zone in which the property is located, and that the life of the nonconforming structure is not substantially increased;
(d) To allow for the reconstruction of existing residential uses that are involuntarily destroyed in residential zones; Provide flexibility for repair, maintenance, and reconstruction of existing structures while encouraging reinvestment in properties; (e) To allow for additions to nonconforming structures containing conforming uses, provided that there is no increase in the degree of nonconformity with respect to the development standards for the zone in which the property is located; (f) To eventually eliminate billboards which have a blighting impact on the City's commercial corridors.
(Ord. 2756 c.s., eff. January 18, 1996)
§ 10-2.2002 Nonconforming uses.
The provisions of this section apply only to nonconforming uses which were lawful when initially established. Conforming uses located within structures or on sites which do not conform to development standards such as density, parking, setbacks, height, landscaping, or open space, shall be subject to Section 10-2.2004 (Nonconforming structures) and shall not be subject to the standards of this section.
(a) Continuation or replacement of a nonconforming use. A nonconforming use may continue provided there are no structural alterations to the structure in which the use is located except for those required by the Chief Building Official, and except those approved pursuant to subsection (b) of this section. An existing nonconforming use and may be changed to another nonconforming use, providingprovided:
(1) No structural alterations are made; and
(21) The existing nonconforming use and the proposed nonconforming use are listed in Article 2 as uses within the same class of zones as defined in subsection (i) of Section 10-
2.201, and the proposed nonconforming use is listed as a permittedan allowed use within that class of zones; and
(32) The proposed nonconforming use does not require the provision of off-street parking in an amount greater than the existing nonconforming use. If the proposed use requires additional parking it may still be permitted if the necessary parking can be provided. (b) Structural alterations and minor additions to a structure containing a nonconforming use.
Structural alterations or minor additions to a structure containing a nonconforming use may be approved subject to Planning CommissionAdministrative Design Review pursuant to Section 10-
2.250010-2.2502, and subject to the following criteria:
(1) The alteration or addition shall not adversely impact surrounding property. (2) The alteration or addition shall comply with the development standards of the zone on which the property is located. not increase the degree of nonconformity with respect to the standards of property development for the zone in which the property is located, including, but not limited to, density, building height, floor area ratio, and setback requirements.
(3) The alteration or addition shall not decrease the future capability of the structure to provide off-street parking at a ratio that could reasonably allow replacement by a conforming use.
(43) The alteration or addition shall not cause or increase a deficiency in the number of parking spaces required for the existing use.
(5) That if the structure containing the nonconforming use is nonconforming with respect to the standards of property development for the zone in which the property is located, including, but not limited to, density, building height, floor area ratio, or provision of offstreet parking, the alteration or addition shall not substantially increase the useful life of the nonconforming structure.
(6) The alteration or addition is not inconsistent with the General Plan. (c) Adding additional uses. While a nonconforming use exists on any lot, no additional use may be established thereon even though such other use would otherwise be a permitted use. (dc) Discontinuance of uses. A nonconforming use which has been suspended or discontinued for a continuous period of at least two years shall automatically expire and may not be renewed, nor replaced, by any other use not permitted within the zone. A nonconforming use whichwhen it has been abandoned through the establishment of has been changed to a conforming use for a continuous period of six months or more shall not be re-established, and the use of the structure or site thereafter shall be in conformity with the land use regulations for the zone in which it is located.
(ed) Re-establishment of uses in structures partially destroyed. A nonconforming use in a structure destroyed due to an involuntary event to the extent of 50% or more of its square footage at the time of its partial destruction may be re-established, and however any new structure shall conform to all the requirements of City lawsdevelopment standards upon reconstruction., except as follows:
(1) Commercial/industrial uses in areas designated as residential or mixed use with housing required in the general plan which are totally or partially destroyed may be reestablished to the original use. (e) The Community Development Director may approve minor deviations from this section when necessary to allow reasonable improvement of a nonconforming use subject to an Administrative Use Permit.
(Ord. 2756 c.s., eff. January 18, 1996, as amended by § 1, Ord. 3102 c.s., eff. February 8, 2013, and Ord. 3311-26 c.s., eff. June 11, 2026)
§ 10-2.2004Nonconforming structures.
This section shall apply only to nonconforming structures which were lawful when initially established. Any legal nonconforming structure containing a legal nonconforming use shall be subject to Section 10-2.2002 (Nonconforming uses) and shall not be subject to the standards of this section.
(a) Continuation of nonconforming structure. Where a use is conforming but the structure is nonconforming because it does not comply with the development standards for the zone in which it is located, such structure may continue and may be structurally altered, repaired and maintained.
(b) Floor area additions. Any addition of floor area to the structure shall meet the full requirements for the zone in which it is located, and also shall not increase the degree of nonconformity of the structure as a whole with regard to density, building height, floor area ratio, or off-street parking. Further provided, floor area additions to existing residential units may be permitted without fully complying with the parking requirements only if the Community Development Director determines that: (1) it is physically impossible to locate the required parking on site without relocating or demolishing all or a portion of the existing residential structure.; or (2) the cumulative economic value of the currently proposed addition and previous additions made subsequent to March 12, 1975 are less than the value of the otherwise required garage.
(c) Reconstruction of nonconforming structures partially destroyed. A nonconforming structure destroyed to the extent of 50% or more of its square footage at the time of its partial destruction may be re-established and shall conform to all the requirements of City lawsthe development standards upon reconstruction subject to the following standards:, except as follows:
(1) Multiple-family dwellings, community apartment projects, condominium projects, or stock cooperatives which are totally or partially destroyed may be reconstructed to the original number of units and size of units. Such reconstruction shall be in accordance with the development standards of the zone in which the project is located, unless these economically or physically preclude the ability to attain the pre-existing density, and size of units, wherein the standards may be waived as necessary to attain such density and size of units. Any such reconstruction shall include at least the original number of parking spaces.
(2) Single-family dwellings which have been partially or totally destroyed due to involuntary events may be reconstructed to their pre-existing setbacks and size of unit, provided there is no increase in the degree of nonconformity. (3) In the event of any reconstruction on any property upon which existed apartment units which have been totally or partially destroyed, and the reconstruction constitutes a community apartment project, condominium project, or stock cooperative, such projects shall comply with the development standards of the zone in which the structure is located.
(4) Nonconforming commercial/industrial structures in areas designated as residential or mixed use with housing required in the general plan which are totally or partially destroyed may be reconstructed to the original size. Such reconstruction shall be in accordance with the development standards of the zone in which the project is located, unless these economically or physically preclude the ability to attain the pre-existing square footage, wherein the standards may be waived as necessary to attain a similar size.
Any such reconstruction shall include at least the original number of parking spaces. (5) Additions shall be permitted with the reconstruction of the structure in accordance with Section (b) above Floor area additions.
(d) The Community Development Director may approve minor deviations from this section when necessary to allow reasonable improvement of a nonconforming structure subject to an Administrative Use Permit.
(Ord. 2756 c.s., eff. January 18, 1996, as amended by § 1, Ord. 3107 c.s., eff. February 8, 2013, and Ord. 3311-26 c.s., eff. June 11, 2026)
10-2.2005 2026 General Plan Update Sites
This section shall apply to sites that were rezoned as part of the 2026 General Plan Update and 6th Cycle Housing Element Implementation.
(a) Commercial/industrial uses in areas that were rezoned to residential or mixed use pursuant to the 6th Cycle Housing Element are permitted to make structural alterations, repairs and additions up to 15% of their existing square footage subject to the following criteria. The alteration or addition shall comply with the sites pre-existing commercial/industrial zoning development standards.
(b) Existing residential uses in areas previously zoned residential that were designated commercial as part of the 2026 General Plan Update are permitted to make structural alterations, additions, and rebuild replacement residential structures at the original density. The alteration, addition, or rebuilt residential structure shall comply with the sites pre-existing residential zoning development standards.
§ 10-2.2006Nonconforming signs and billboards.
(a) Nonconforming signs. Nonconforming signs shall be regulated subject to Section 10-2.1816. (b) Nonconforming billboards. Nonconforming billboards shall be removed upon the occurrence of any of the following:
(1) Change in site location, intensity or means of illumination or construction, enlargement, alteration or remodeling, other than customary maintenance and change of advertising display;
(2) Expansion, enlargement or change of use of any structure on the site on which a billboard is located, if a permit, license or approval is required or if the construction or reconstruction of any structure necessitates the physical removal of the billboard; (3) If the sign structure or the structure supporting the sign is more than 90% destroyed; (4) If the use of such sign has ceased for a continuous period of one year; (5) If such sign is or has become a danger to the public or is unsafe as determined by the Chief Building Official;
(6) After June 6, 1996, which is the completion of a five year amortization period established by Ordinance 2617.
(c) Agreements to remove existing billboards in exchange for new billboards facing the San Diego Freeway. Notwithstanding subsection (b) of this section, the City Council may enter into agreements to remove existing billboards within the City of Redondo Beach in return for permitting new billboards at locations facing the San Diego Freeway, provided there is a net reduction in total billboards, and subject to approval by CALTRANS. Such billboards may be permitted to exceed the height standards of the zone in which they are located. No sign face shall exceed 700 square feet in area (excluding the apron below the sign face). (Ord. 2756 c.s., eff. January 18, 1996, as amended by Ord. 2812 c.s., eff. December 4, 1997, § 8, Ord. 2833 c.s., eff. July 1, 1999, § 1, Ord. 2860 c.s., eff. November 16, 2000, and § 1, Ord. 3102 c.s., eff. February 8, 2013)