El Segundo Municipal Code § 15-2-10 Temporary Buildings

Temporary buildings are prohibited except for the following:

A. Temporary Real Estate Offices: One (1) temporary real estate office or construction trailer/mobile home may be located on any new subdivision or development site in any zone. The Director of Community Development Director shall be responsible for reviewing and approving said offices or trailer/mobile home, subject to any terms, conditions or special limitations deemed necessary.

B. Temporary Construction Buildings: Temporary structures, such as shipping/cargo containers, mobile homes or trailers for the housing of tools and equipment or containing supervisory offices in connection with a valid building or other permit issued by the Community Development Department, may be established and maintained as long as the permit is valid, and shall be removed within sixty (60) days after completion, or sixty (60) days after cessation of work.

1. On Single-Family Residential (R-1) and Two-Family Residential (R-2) properties the use of shipping/cargo containers shall be limited to one container (not to exceed 8 feet by 40 feet) per acre. The container location on the property shall be subject to the approval of the Community Development Director.

C. Other Temporary Structures: Other temporary structures are permitted only in nonresidential zones, pursuant to section 13-1-2 (appendix chapter 31, division II) of this Code. Temporary structures installed or constructed for a period of three (3) months or more must be screened from the public view when required by, and in a manner subject to the approval of, the Director of Community Development Director.

SECTION 9: ESMC Section 15-4A (Permitted Uses in Residential Zones) is amended to read as follows:

ARTICLE A: PERMITTED USES IN RESIDENTIAL ZONES

15-4A-1: PERMITTED USES:

Table No. 1 below contains the uses permitted in the R-1, R-2 and R-3 zones, including uses permitted by right, accessory uses, and uses subject to a conditional use permit.

Table No. 1 – Permitted uses in residential zones

Notes:

1. P = Permitted use, A = Accessory use, AUP = Use subject to an administrative use permit (Per ESMC Chapters 15-22 and 15-23), CUP = Use subject to a conditional use permit (per ESMC Chapters 24 and 28), N = prohibited

2. A short-term rental unit is not a permitted use in the absence of a valid short-term rental permit per ESMC Chapter 4-16

3. Subject to the provisions of ESMC Chapter 15-13C (Micro-units)

4. Rooftop decks are permitted on top of the first or second story of primary structures, except for lots wider than 25 feet in the R-1 Zone where they are only permitted on top of the first story. Rooftop decks are only permitted on top of the first story of detached accessory structures. Roof-top decks are subject to the standards in ESMC Chapter 15-4 (Residential Zones) and ESMC Chapter 15-2 (General Provisions).

SECTION 10: ESMC Subsection 15-4B-3D (R-1 Zone Site Development Standards for Lots Wider Than Twenty-Five Feet: Setbacks) is amended to read as follows:

D. Setbacks:

1. Front yard: Minimum setback of 22 feet. Front yard setbacks for two car and three car garages located in the front half of a lot must comply with the standards contained in subsection G of this section.

a. Permitted front yard setback encroachments:

(1) Porches or verandas in a front yard setback not fully enclosedopen on three sides (railings and/or columns permitted) may encroach into the front setback a maximum of six feet without limitations to the width of the encroachment;

(2) The first floor front yard setback facing exterior wall of a dwelling may encroach up to two feet for a width not exceeding 30 feet when a first floor porch or veranda, not fully enclosed on three sides, is also projecting into the front yard setback. The total amount of encroachment may not exceed six feet in depth combined for both the dwelling structure and a porch or veranda, for a minimum 50 percent of the building widthThe ground floor wall of a dwelling up to 30 feet in width or 50 percent of the building width, whichever is less, may encroach up to two feet. Such an encroachment must be built in conjunction with a porch or veranda that covers the full width of the encroaching portion of the dwelling but the porch or veranda may be wider where otherwise permitted. The combined dwelling and porch encroachment may not exceed six feet;

(3) Raised decks, where the walking surface is not greater than 24 inches above adjacent grade, in conjunction with a lattice deck cover not greater than 10 feet above adjacent grade may encroach into the front yard setback a maximum of six feet in depth and 50 percent of the building width;

(4) Lattice patio covers, pergolas, arbors, or trellises not greater than 10 feet in height (as measured from the lowest adjacent grade to the highest point of the cover) may encroach into the front yard setback a maximum of six feet in depth and 50 percent of the building width;

(5) Architectural elements such as towers or turrets not greater than eight feet in diameter may encroach into the front setback a maximum of four feet;

2. Side yard: Primary structures must maintain a minimum side yard setback of 10 percent of the width of the lot, but can never be less than three feet and need not be more than six feet.

3. SetbacksSide yard for detached accessory structures:

a. Detached accessory structures, including garages, must maintain a minimum side yard setback of 10 percent of the width of the lot, but may not be less than three feet and need not be more than six feet on the first floor.

b. The second floor of a detached accessory structure, including garages, must maintain a minimum side yard setback of 10 percent of the width of the lot plus an additional setback of two feet, but must not be less than five feet and need not be more than eight feet.

c. Detached accessory structures, including garages, located in the rear third of the lot, must maintain a minimum side yard setback of two feet on the first floor and five feet on the second floor.

d. Detached accessory structures must maintain a minimum rear yard setback of three feet on the first floor and five feet on the second floor.

ed. Rooftop decks with required railings are permitted on single-story accessory structures and on top of the single-story portions of two-story accessory structures. Rooftop decks are not permitted on top of two-story accessory structures. Rooftop decks must maintain a minimum side yard setback of 10 percent of the width of the lot, plus an additional setback of two feet but can never be less than five feet, as measured from the property line to the required railing of the rooftop deck.

4. Side yard, Reversed Corner: Reversed corner lots must have the following side yard with a triangular area described as follows: One angle must be formed by the rear and street side property lines, and the sides of this angle must be 15 feet in length, measured along the rear and street side property lines. The third side of this triangle must be a straight line connecting the two other lines at their endpoints. This triangular side yard setback area is in addition to the other side yard setback requirements described in subsections D2 and D3 of this section.

5. Rear yard: Primary structures must maintain a minimum setback of five feet.

6. Rear yard for detached accessory structures: Detached accessory structures must maintain a minimum rear yard setback of three feet on the first floor and five feet on the second floor.

7. Exceptions: Notwithstanding the provisions of this subsection D, the west side yard of 618 W. Oak Avenue, more particularly described as the north 142.5 feet of the south 285 feet of the east 50.265 feet of Lot 14, Block 9, Tract No. 1685, commencing 63 feet south of the front lot line and continuing south a distance of 30 feet, must be three inches in width so long as that certain structure located along that 30-foot distance which existed on January 11, 1973, remains in existence. Upon the removal or destruction of said building, this property is no longer exempt from this subsection D.

Notwithstanding the provisions of this subsection D, the south side yard of 724 Penn Street, more particularly described as the south 55 feet of the north 110 feet of Lot 8, Block 92, El Segundo Sheet No. 4, commencing 84 feet east of the front lot line and continuing east a distance of 20 feet, must be three feet in width so long as that certain structure located along that 20 foot distance which existed on January 11, 1973, remains in existence. Upon the removal or destruction of said building, this property is no longer exempt from this subsection D.

SECTION 11: ESMC Subsection 15-4B-3(F) (R-1 Zone Site Development Standards for Lots Wider Than Twenty-Five Feet: Minimum Unit Size and Floor Area Ratio) through Subsection 15-4B-3(I) (Detached Accessory Buildings) are amended to read as follows:

F. Minimum Unit Size and Floor Area Ratio: The minimum dwelling unit sizegross floor area shall be 250 square feet. and the floor area ratio shall be as follows:

G. Maximum Floor Area Ratio (FAR): For the purposes of this subsection only, FAR shall be measured as follows:

1. The maximum total building area overall FAR on the lot shall not exceed an overall floor area ratio (FAR) of 0.60. There is no minimum building size.

2. The maximum FAR for the second floor of the primary structure shall not exceed 0.25.

3. In calculating the overall FAR, floor area is measured to the interior of a building’s perimeter walls and shall include all floors of the primary dwelling (i.e., main structure), attached and detached accessory dwelling units, habitable attic space, accessory buildings, balconies, decks, verandas, and porches.

4. Areas where the vertical measurement between the floor and ceiling directly above is 14 feet or more shall be counted on both the first and second stories for FAR calculations (areas such as rotundas, spaces with vaulted ceilings, and other similar areas with volume).

5. Stairs and elevators are counted once and are applied to the first floor.

6. For purposes of calculating floor area, the following are not included:

a. Basements as defined in section 15-1-6 of this title;

b. Up to 500 square feet of interior floor area of an attached or detached garage;

c. Detached accessory structures measuring not more than 120 square feet;

d. First floor decks, verandas and porches under 30 inches in height (as measured from adjacent grade to the walking surface).

e. Up to 500 square feet cumulative of first floor decks, verandas and porches, covered or uncovered, attached or detached, and at least 30 inches in height (as measured from adjacent grade to the walking surface), provided that the deck, veranda or porch is at least 50 percent open on the sides.

f. Second floor balconies and decks that are not covered.

g. Up to 12 square feet of second floor decks and balconies that are covered by roof, lattice or trellis.

h. The area of decks, balconies, verandas or porches covered by eave projections up to 18 inches.

GH. Placement of buildings and structures:

1. A minimum distance of three feet must be maintained between buildings.

2. A detached single-story accessory structure in the rear third of the lot may be located as described in the requirements for setbacks in subsection D of this section, unless one of the following conditions exists:

a. Where the lot abuts an alley and the vehicular entrance to the detached accessory structure is from the alley, such detached accessory structure must be set back a distance measured from the opposite side of the alley that will provide a turning radius as follows:

• 90 degrees - 25 feet

• 75 degrees - 21 feet

• 60 degrees - 18 feet

• 45 degrees - 15 feet

b. On the rear third of a reversed corner lot a single-story detached accessory structure may be built to the interior lot side line, but no building may be erected closer than five feet to the property line of any abutting lot to the rear. However, if an alley intervenes and the vehicular entrance to the detached accessory building is directly from the street side, a detached accessory building may be built to the rear lot line.

3. A garage that is attached to a dwelling that is located in the front half of the lot facing the front property line must be set back a minimum of 24 feet from the front property line unless the building has a porch, veranda, or deck at least eight feet in width by four feet in depth, then a minimum front setback of 22 feet is permitted.

4. An attached three-car garage located in the front half of the lot that faces the front property line where one of the stalls is not tandem, must have at least two individual car door openings. The following garage designs are encouraged:

a. Three-car garages constructed as attached or detached structures at the rear of a lot.

b. Tandem for parking provided in excess of a two-car garage.

c. Attached three-car garages located on the front of a dwelling face toward the side property lines.

5. Accessory outdoor showers attached to a building wall are permitted, but must not encroach in a required setback and must not be roofed. They may be enclosed with walls on three sides and a shower door on one side.

HI. Entry orientation:

1. For street-facing lots, at least one entry door to a residential unit must face (be parallel to) and be directly visible from the adjoining street and sidewalk. Alternatively, if the residential unit has an entry door that takes access from a porch or veranda measuring a minimum of four feet by four feet that faces and is directly visible from the adjoining street and sidewalk, the entry door may face the side/interior lot line (be perpendicular to the street and sidewalk).

IJ. Detached accessory buildings as defined in section 15-1-6 of this Title:

1. All detached accessory structures may not exceed 1,200 square feet gross floor area in aggregate per parcel;

2. Except as permitted in Chapter 15-4E related to accessory dwelling units, detached accessory buildings are limited to two (2) stories, and may include an attic, which may be used for storage purposes only, provided that access to the attic is not from permanently fixed stairs (pull down type stairs are permitted), no plumbing is permitted, and electrical fixtures are limited to the minimum required by the California Building Code and California Electrical Code;

3. Unless permitted as an accessory dwelling unit, detached accessory buildings may not contain a kitchen or kitchen facilities, a bathtub or shower and may not be used for sleeping purposes or as an “R” occupancy, as defined by the California Building Code, except that they may contain a sink and a toilet;

4. Unless permitted as an accessory dwelling unit, detached accessory buildings may not be rented or used as a separate dwelling unit; and

5. Before the City issues a building permit for a detached accessory structure, except an accessory dwelling unit, the Director will require that a covenant running with the land be recorded stating that the accessory structure may not be used in violation of this section.

SECTION 12: ESMC Subsection 15-4B-3-1D (R-1 Zone Site Development Standards for Lots Twenty-Five Feet or Less: Setbacks) is amended to read as follows:

D. Setbacks:

1. Front yard: Minimum setback of 22 feet.

a. Permitted front yard setback encroachments:

(1) Porches or verandas in a front yard setback not fully enclosedopen on three sides (railings and/or columns permitted) may encroach into the front setback a maximum of six feet without limitations to the width of the encroachment;

(2) The first floor front yard setback facing exterior wall of a dwelling may encroach up to two feet for a width not exceeding 30 feet when a first floor porch or veranda, not fully enclosed on three sides, is also projecting into the front yard setback. The total amount of encroachment may not exceed six feet in depth combined for both the dwelling structure and a porch or veranda, for a minimum 50 percent of the building widthThe ground floor wall of a dwelling up to 30 feet in width or 50 percent of the building width, whichever is less, may encroach up to two feet. Such an encroachment must be built in conjunction with a porch or veranda that covers the full width of the encroaching portion of the dwelling but the porch or veranda may be wider where otherwise permitted. The combined dwelling and porch encroachment may not exceed six feet;

(3) Raised decks, where the walking surface is not greater than 24 inches above adjacent grade, in conjunction with a lattice deck cover not greater than 10 feet above adjacent grade may encroach into the front yard setback a maximum of six feet in depth and 50 percent of the building width;

(4) Lattice patio covers, pergolas, arbors, or trellises not greater than 10 feet in height (as measured from the lowest adjacent grade to the highest point of the cover) may encroach into the front yard setback a maximum of six feet in depth and 50 percent of the building width;

(5) Architectural elements such as towers or turrets not greater than eight feet in diameter may encroach into the front setback a maximum of four feet;

2. Side yard: A Primary structures must maintain a minimum setback of three feet.

3. DetachedSide yard for detached accessory structures and garages:

a. A minimum of three feet, except as stated below.

b. Detached accessory structures and attached garages are allowed along the property line on one interior side lot line, provided that the detached accessory structure or attached garage is in the rear one-third of the lot.

c. Rooftop decks with required railings on single-story accessory structures and on top of single-story portions of two-story accessory structures must maintain a minimum side yard setback of five feet, as measured from the property line to the required railing of the rooftop deck.

4. Side yard, reverse corner: Reversed corner lots must have a side yard with a triangular area described as follows: One angle must be formed by the rear and street side property lines, and the sides of this angle must be 15 feet in length, measured along the rear and street side property lines. The third side of this triangle must be a straight line connecting the two other lines at their endpoints. This triangular side yard setback area is in addition to the other side yard setback requirements described in subsection D2 of this section.

5. Rear yard: Primary structures must maintain a minimum setback of five feet on the first and second floors.

6. DetachedRear yard for detached accessory structures and garages:

a. Detached accessory structures and garages are allowed a rear yard setback of zero feet on the first story and must maintain a rear yard setback of five feet on the second story.

b. Rooftop decks with required railings on single-story accessory structures and on top of single-story portions of two-story accessory structures must maintain a minimum rear yard setback of five feet, as measured from the property line to the required railing of the rooftop deck.

SECTION 13: ESMC Subsection 15-4C-3D (R-2 Zone Site Development Standards: Setbacks) is amended to read as follows:

D. Setbacks:

1. Front yard: Minimum setback of 20 feet.

a. Permitted front yard setback encroachments:

(1) Porches or verandas in a front yard setback not fully enclosedopen on three sides (railings and/or columns permitted) may encroach into the front setback a maximum of six feet without limitations to the width of the encroachment;

(2) The first floor front yard setback facing exterior wall of a dwelling may encroach up to two feet for a width not exceeding 30 feet when a first floor porch or veranda, not fully enclosed on three sides, is also projecting into the front yard setback. The total amount of encroachment may not exceed six feet in depth combined for both the dwelling structure and a porch or veranda, for a minimum 50 percent of the building widthThe ground floor wall of a dwelling up to 30 feet in width or 50 percent of the building width, whichever is less, may encroach up to two feet. Such an encroachment must be built in conjunction with a porch or veranda that covers the full width of the encroaching portion of the dwelling but the porch or veranda may be wider where otherwise permitted. The combined dwelling and porch encroachment may not exceed six feet;

(3) Raised decks, where the walking surface is not greater than 24 inches above adjacent grade, in conjunction with a lattice deck cover not greater than 10 feet above adjacent grade may encroach into the front yard setback a maximum of six feet in depth and 50 percent of the building width;

(4) Lattice patio covers, pergolas, arbors, or trellises not greater than 10 feet in height (as measured from the lowest adjacent grade to the highest point of the cover) may encroach into the front yard setback a maximum of six feet in depth and 50 percent of the building width;

(5) Architectural elements such as towers or turrets not greater than eight feet in diameter may encroach into the front setback a maximum of four feet;

2. Side Yard: Structures shall maintain a minimum setback on each side of the lot of 10 percent of the width of the lot, but shall never be less than three feet and need not be more than five feet. Any detached accessory structures, and attached garages on 25-foot wide lots only, located on the rear one-third of the lot are allowed zero setback on one interior side lot line., except as stated below:

a. On 25-foot wide lots only, detached accessory structures and attached garages located on the rear one-third of the lot are allowed zero setback on one interior side lot line.

b. Rooftop decks with required railings on single-story accessory structures and on top of single-story portions of two-story accessory structures must maintain a minimum side yard setback of 10 percent of the lot width, plus an additional setback of two feet but can never be less than five feet, as measured from the property line to the required railing of the rooftop deck.

3. Side Yard, Reversed Corner: Reversed corner lots shall have the following side yard with a triangular area described as follows: one angle shall be formed by the rear and street side property lines, and the sides of this angle shall be 15 feet in length, measured along the rear and street side property lines. The third side of this triangle shall be a straight line connecting the two other lines at their endpoints. This triangular side yard setback area shall be in addition to the other side yard setback requirements described in subsection D2 of this section.

4. Rear Yard: APrimary Structures must maintain a minimum setback of five feet. Detached accessory structures are allowed zero setback on the rear property line. A dwelling unit above a garage where the vehicular entrance is from an alley shall maintain a minimum one-foot setback.

5. Rear yard for detached accessory structures:

a. Detached accessory structures are allowed zero setback on the rear property line on the first story and must maintain a rear yard setback of one foot on the second story.

b. Rooftop decks with required railings on single-story accessory structures and on top of single-story portions of two-story accessory structures must maintain a minimum rear yard setback of five feet, as measured from the property line to the required railing of the rooftop deck.

SECTION 14: ESMC Subsection 15-4C-3(J) (R-2 Zone Detached Accessory Buildings) is amended to read as follows:

J. Detached accessory buildings:

1. All detached accessory structures, including garages, shall not exceed 1,200 square feet of gross floor area in aggregate per parcel.

2. Except as permitted in Chapter 15-4E related to accessory dwelling units, detached accessory buildings shall be limited to one floor, but may include an attic, which may be used for storage purposes only, provided access to the attic is not from permanently fixed stairs (pull down type stairs are permitted), no plumbing is permitted, and electrical fixtures are limited to the minimum required by the California Building Code and California Electrical Code.

3. Unless permitted as an accessory dwelling unit, detached accessory buildings shall not contain a kitchen or kitchen facilities, a bathtub or shower and shall not be used for sleeping purposes or as an "R" occupancy, as defined by the California Building Code, except that they may contain a sink and a toilet.

4. Unless permitted as an accessory dwelling unit, detached accessory buildings shall not be rented or used as a separate dwelling unit.

5. Prior to issuance of a building permit for a detached accessory structure, except an accessory dwelling unit, the Director shall require the recording of a covenant to run with the land, which states that the accessory structure shall not be used in violation of this section.

SECTION 15: ESMC Subsection 15-4C-4 (R-2 Zone Landscaping) is amended to read as follows:

15-4C-4: LANDSCAPING:

Landscaping and irrigation must be provided within the front yard and street side setback areas, except for those portions devoted to vehicular parking. Those setback areas fronting upon a public street must incorporate a combination of softscape and hardscape in the landscape, except for those portions devoted to vehicular parking. TheyThe landscaping may contain artificial turf or synthetic grass provided that it: 1) is not harmful to the environment (such as containing lead based or other hazardous materials); 2) includes a pervious surface to address percolation, drainage, runoff, and stormwater detention requirements; and 3) is incorporated into a comprehensive landscaping design and site plan.

A. A minimum of 25 percent of the front yard setback area must be maintained with permanent landscaping that contains a combination of lawn, trees, vines, bushes and ground covers, and does not include hardscape materials for lots less than 50 feet in width.

B. A minimum of 35 percent of the front yard setback area must be maintained with permanent landscaping that contains a combination of lawn, trees, vines, bushes and ground covers, and does not include hardscape materials for lots that are 50 feet or greater in width.

C. A minimum of one 24-inch box tree with irrigation must be planted and maintained in the front yard in conjunction with the construction of a new primary dwelling unit.

SECTION 16: ESMC Subsection 15-4D-3D (R-3 Zone Site Development Standards: Setbacks) is amended to read as follows:

D. Setbacks:

1. Front yard: Structures must maintain a minimum setback of 15 feet. Entry gates for vehicular access must maintain a minimum set setback of 20 feet.

a. Permitted front yard setback encroachments:

(1) Porches or verandas in a front yard setback not fully enclosedopen on three sides (railings and/or columns permitted) may encroach into the front setback a maximum of six feet without limitations to the width of the encroachment;

(2) The first floor front yard setback facing exterior wall of a dwelling may encroach up to two feet for a width not exceeding 30 feet when a first floor porch or veranda, not fully enclosed on three sides, is also projecting into the front yard setback. The total amount of encroachment may not exceed six feet in depth combined for both the dwelling structure and a porch or veranda, for a minimum 50 percent of the building widthThe ground floor wall of a dwelling up to 30 feet in width or 50 percent of the building width, whichever is less, may encroach up to two feet. Such an encroachment must be built in conjunction with a porch or veranda that covers the full width of the encroaching portion of the dwelling but the porch or veranda may be wider where otherwise permitted. The combined dwelling and porch encroachment may not exceed six feet;

(3) Raised decks, where the walking surface is not greater than 24 inches above adjacent grade, in conjunction with a lattice deck cover not greater than 10 feet above adjacent grade may encroach into the front yard setback a maximum of six feet in depth and 50 percent of the building width;

(4) Lattice patio covers, pergolas, arbors, or trellises not greater than 10 feet in height (as measured from the lowest adjacent grade to the highest point of the cover) may encroach into the front yard setback a maximum of six feet in depth and 50 percent of the building width;

(5) Architectural elements such as towers or turrets not greater than eight feet in diameter may encroach into the front setback a maximum of four feet;

2. Side yard facing a side street: A minimum of 10 percent of the width of the lot, but not less than three feet and not more than five feet, except if parking garages or covered parking spaces face a street, then the setback shall be 20 feet.

3. Side yard facing an adjacent lot: A minimum of 10 percent of the width of the lot on each side of the lot, but not less than three feet and need not be more than five feet. Detached accessory structures, located in the rear one-third of the lot, are allowed zero setback on one interior side lot line., except as stated below:

a. Detached accessory structures located in the rear one-third of the lot, are allowed zero setback on one interior side lot line.

b. Rooftop decks with required railings on single-story accessory structures and on top of single-story portions of two-story accessory structures must maintain a minimum side yard setback of five feet, as measured from the property line to the required railing of the rooftop deck.

4. Side yard, reversed corner: Reversed corner lots shall have a side yard with a triangular area described as follows: one angle shall be formed by the rear and street side property lines, and the sides of this angle shall be 15 feet in length, measured along the rear and street side property lines. The third side of this triangle shall be a straight line connecting the two other lines at their endpoints. This triangular side yard setback area shall be in addition to the other side yard setback requirements described in subsections D2 and D3 of this section.

5. Rear Yard: A minimum of 10 feet.

6. Rear Yard for Detached Accessory Structures:

a. Detached accessory structures are allowed zero setback on the rear property line and on one interior lot side line in the rear one-third of the lot on the first story and must maintain a minimum rear yard setback of five feet on the second story.

b. Rooftop decks with required railings on single-story accessory structures and on top of single-story portions of two-story accessory structures must maintain a minimum rear yard setback of five feet, as measured from the property line to the required railing of the rooftop deck.

SECTION 17: ESMC § 15-4E-2(E) (ADU General Requirements: Minimum Rental Term) is amended as follows:

E. Minimum Rental Term. Rental of the accessory dwelling unit must be for a term of longer than thirty (30) consecutive days or longer.

SECTION 18: ESMC § 15-4E-3(C) (ADU Development Standards: Building Area) is amended as follows:

C. Building Area:

1. Attached to a primary dwelling and/or within the primary dwelling: Maximum of forty-nine percent (49%)49 percent of the totalgross floor area of the combined dwellings.

2. Detached: Maximum of one thousand two hundred (1,200) square feet of gross floor area.

3. The total area of the primary dwelling and the accessory dwelling unit may not exceed the maximum permitted floor area of the lot, except when an existing structure is converted to an accessory dwelling unit.

4. Nothing in this chapter is meant to prohibit an accessory dwelling unit up to eight hundred fifty (850) square feet of interior livable space, or one thousand (1,000) square feet of interior livable space for a two (2) bedroom unit.

SECTION 19: ESMC § 15-4E-4 (Development Standards for Government Code Section 66323 ADUs) is amended as follows:

15-4E-4: DEVELOPMENT STANDARDS FOR GOVERNMENT CODE SECTION 66323 ADUS:

Notwithstanding Section 15-4E-3, the following ADU types or any combination thereof are permitted by right in residential or mixed-use zones and are subject only to the development and/or design standards listed in this section as stated in Government Code Section 66323.

A. Permitted ADU Types and Standards:

1. Single-family dwelling - Attached ADUs. One accessory dwelling unit and one junior accessory dwelling unit per lot with a proposed or existing single-family dwelling if all the following apply:

a. The accessory dwelling unit or junior accessory dwelling unit is within the proposed space of a single-family dwelling or accessory structure and may include an expansion of not more than one hundred and fifty (150) square feet beyond the same physical dimensions as the existing accessory structure. An expansion beyond the physical dimensions of the existing accessory structure shall be limited to accommodating ingress and egress.

b. The space has exterior access from the proposed or existing single-family dwelling.

c. The side and rear setbacks are sufficient for fire and safety.

d. The junior accessory dwelling unit complies with the requirements of the Government Code Section 66333 et seq.

2. Single-family dwelling - Detached ADUs. One detached, new construction, accessory dwelling unit that does not exceed four-foot (4') side and rear yard setbacks for a lot with a proposed or existing single-family dwelling. The accessory dwelling unit may be combined with a junior accessory dwelling unit described in subparagraph (1), above. These detached accessory dwelling units must meet the following standards:

a. The total floor areaThey must not exceed eight hundred (800)800 square feet of interior livable space.

b. The height must not exceed the maximum permitted height in the Single-Family Residential (R-1) zone.

3. Multifamily dwelling structures - Attached ADUs.

a. Multiple accessory dwelling units within portions of existing multifamily dwelling structures that are not used as livable space, including, but not limited to, storage rooms, boiler rooms, passageways, attics, basements, or garages, if each unit complies with state building standards for dwellings.

b. Density. At least one accessory dwelling unit within an existing multifamily dwelling and up to twenty-five25 percent (25%) of the existing multifamily dwelling units.

4. Multifamily dwelling - Detached ADUs.

a. Multiple accessory dwelling units that are located on a lot that has an existing or proposed multifamily dwelling, but are detached from the multifamily dwelling. These detached accessory dwelling units must meet the following standards:

(1) The height must not exceed the maximum permitted height in the Single-Family Residential (R-1) zone.

(2) The rear and side yard setbacks must be a minimum of four feet (4').

(3) On a lot with an existing multifamily dwelling, not more than eight detached accessory dwelling units. However, the number of accessory dwelling units allowable pursuant to this clause shall not exceed the number of existing units on the lot.

(4) On a lot with a proposed multifamily dwelling, not more than two (2) detached accessory dwelling units.

b. If the existing multifamily dwelling has a rear or side setback of less than four feet (4'), the existing multifamily dwelling is not required to be modified to comply with a minimum setback as a condition of approving the application to construct an accessory dwelling unit that satisfies the requirements of this subparagraph (4).

B. No additional development or design standards are required for any accessory dwelling unit that meets the requirements of subsection 15-4E-4(A).

C. Accessory dwelling units that meet the requirements in subsection 15-4E-4(A) must also comply with the General Requirements in Section 15-4E-2.

D. The installation of fire sprinklers is not required in an accessory dwelling unit if sprinklers are not required for the primary residence. The construction of an accessory dwelling unit shall not trigger a requirement for fire sprinklers to be installed in the existing multifamily dwelling.

SECTION 20: ESMC § 15-4E-5 (ADU Application Process; Fees) is amended as follows:

15-4E-5: APPLICATION PROCESS; FEES:

A. Determination of completeness:

1. The Director of Community Development or designee must determine whether an application for a building permit to create or serve an accessory dwelling unit is complete and provide written notice of this determination to the applicant no later than 15 business days after receipt of the application, or the application will be deemed complete.

2. If the Director of Community Development or designee determines an application is incomplete, the Director or designee must provide the applicant with a list of incomplete items and a description of how the application can be made complete. The list and description must be provided with the written notice required above. The application re-submitted in response to an incomplete determination is subject to the timelines and requirements specified in this subsection A.

A.B. Any application for a building permit to create an accessory dwelling unit on a lot with an existing single-family dwelling or multi-family dwelling units shall be ministerially approved or denied by the Director of Community Development or designee within 60 days of the City's receipt of a completed application. If a completed application is not approved or denied within 60 days, the application shall be deemed approved. However, any permit application for an accessory dwelling unit that is submitted with a permit application to create a single-family dwelling shall be considered ministerially but is not subject to the 60 day requirement to allow the City time to act on the permit application to create the new single-family dwelling, if necessary. If the Director or designee denies an application for an ADU, the Director or Designee shall return in writing a full set of comments to the applicant with a list of items that are defective or deficient and a description of how the application can be remedied by the applicant.

C. If the Director of Community Development determines a permit application to be incomplete under subsection A or denied under subsection B, the applicant may appeal that decision pursuant to Section 15-29-2 of Chapter 29, Title 15 of this code, except that the Planning Commission’s written determination of the appeal of the Director’s decision shall be final and not appealable to the City Council. Such final determination shall be made in writing no later than 60 business days after receipt of the applicant’s written appeal.

B.D. For an accessory dwelling unit of with more than 750 square feet or moreof interior livable space, the applicant must pay development impact fees imposed pursuant to Chapter 32 of this title, in an amount set by City Council resolution, provided that such. Such a development impact fee ismust be proportional in relation to the square footage of the primary dwelling unit, or the average square footage of units within a multi-family dwelling structure.

C.E. Notwithstanding subsection BD above, a previously unpermitted accessory dwelling unit constructed before January 1, 2020, shall not be required to pay impact fees or connection or capacity charges except when utility infrastructure is required to comply with Section 17920.3 of the Health and Safety Code regarding substandard buildings.

SECTION 21: ESMC § 15-4F-2 (Junior Accessory Dwelling Units – General Requirements) is amended to read as follows:

15-4F-2: GENERAL REQUIREMENTS:

A. Permit Required: A permit must be obtained to create a junior accessory dwelling unit.

B. Density: One (1) junior accessory dwelling unit per residential lot zoned for single-family residences with a single-family residence built, or proposed to be built, on the lot.

C. Owner Occupancy Required: If the junior accessory dwelling unit has shared sanitation facilities with the existing structure, theThe owner must reside in the single-family residence in which the junior accessory dwelling unit will be permitted. The owner may reside in either the remaining portion of the structure or the newly created junior accessory dwelling unit. Owner-occupancy shall not be required if the junior accessory dwelling unit has separate sanitation facilities, or if the owner is another governmental agency, land trust, or housing organization.

D. Recordation Of Aof a Deed Restriction Required: The applicant must record a deed restriction which includes both of the following:

1. A prohibition on the sale of the junior accessory dwelling unit separate from the sale of the single-family residence, including a statement that the deed restriction may be enforced against future purchasers.

2. A restriction on the size and attributes of the junior accessory dwelling unit that conforms with this sectionarticle.

E. The City may not condition its approval of the permit application by requiring the applicant correct a non-conforming zoning condition, as that term is defined in Government Code section 66313. This protection applies to a previously unpermitted junior accessory dwelling unit constructed before January 1, 2020.

F. Minimum Rental Term. Rental of the accessory dwelling unit must be for a term longer than 30 consecutive days.

SECTION 22: ESMC § 15-4F-3 (Junior Accessory Dwelling Units – Development Standards) is amended to read as follows:

15-4F-3: DEVELOPMENT STANDARDS:

A. A permitted junior accessory dwelling unit must be constructed within the walls of the proposed or existing single-family residence.

B. Maximum Unit Size. A junior accessory dwelling unit, as defined in Section 15-1-6 of this title, may not exceed 500 square feet of interior livable space.

BC. Separate Entrance Required:

1. A junior accessory dwelling must include a separate entrance from the main entrance to the proposed or existing single-family residence.

2. If a permitted junior accessory dwelling unit does not include a separate bathroom, the permitted junior accessory dwelling unit shall include a separate entrance from the main entrance to the structure, with an interior entry to the main living area.

CD. Efficiency Kitchen Required: A junior accessory dwelling unit must include an efficiency kitchen, which shall include all of the following:

1. A cooking facility with appliances.

2. A food preparation counter and storage cabinets that are of reasonable size in relation to the size of the junior accessory dwelling unit.

DE. Parking: No additional parking is required for a junior accessory dwelling unit.

F. The installation of fire sprinklers is not required in a junior accessory dwelling unit if sprinklers are not required for the primary residence. The construction of a junior accessory dwelling unit shall not trigger a requirement for fire sprinklers to be installed in the existing multifamily dwelling.

SECTION 23: ESMC § 15-4F-4 (Junior Accessory Dwelling Units – Application Process; Fees) is amended to read as follows:

15-4F-4: APPLICATION PROCESS; FEES:

A. Determination of completeness:

1. The Director of Community Development or designee shall determine whether an application for a building permit to create a junior accessory dwelling unit is complete and provide written notice of this determination to the applicant no later than 15 business days after receipt of the application, or else the application will be deemed complete.

2. If the Director of Community Development or designee determines an application is incomplete, the Director or designee shall provide the applicant with a list of incomplete items, and a description of how the application can be made complete. The application re-submitted in response to an incomplete determination is subject to the timelines and requirements specified in this subsection A.

AB. Any application for a building permit to create a junior accessory dwelling unit on a lot with an existing single-family shall be ministerially approved within sixty (60) days of the City's receipt of a completed application. Any permit application for a junior accessory dwelling unit that is submitted with a permit application to create a new single-family dwelling shall be considered ministerially but is not subject to the sixty (60) 60-day requirement to allow the City time to act on the permit application to create the new single-family dwelling, if necessary.

B. The applicant must pay any applicable fees.

C. If the Director of Community Development determines a permit application to be incomplete under subsection A or denied under subsection B, the applicant may appeal that decision pursuant to Section 15-29-2 of Chapter 29, Title 15 of this code, except that the Planning Commission’s written determination of the appeal of the Director’s decision shall be final and not appealable to the City Council. Such final determination shall be made in writing no later than 60 business days after receipt of the applicant’s written appeal.

D. For a junior accessory dwelling unit, the applicant must pay any applicable fees, except for the development impact fees set forth in chapter 32 of this title.

SECTION 24: ESMC Article 15-4G (Two-Unit Residential Developments and Urban Lot Splits in Single-Family Residential (R-1) Zones) is amended to read as follows:

ARTICLE G

TWO-UNIT RESIDENTIAL DEVELOPMENTS AND URBAN LOT SPLITS

IN SINGLE-FAMILY RESIDENTIAL (R-1) ZONES

SECTION:

• 15-4G-1: Purpose

• 15-4G-2: General Requirements; Eligibility

• 15-4G-3: General Urban Lot Split Development Standards

• 15-4G-4: Development Standards For Lots Wider Than Twenty-Five Feet

• 15-4G-5: Development Standards For Lots Twenty-Five Feet Wide Or Less

• 15-4G-6: Landscaping (All Lots)

• 15-4G-7: Off Street Parking And Loading Spaces (All Lots)

• 15-4G-8: Signs (All Lots)

• 15-4G-9: Vehicular Access (All Lots)

• 15-4G-10: Application Process; Fees

• 15-4G-11: Tenancy

• 15-4G-1: PURPOSE:

This article is adopted pursuant to Government Code section 65852.6, 65852.21, and 66411.7 for the purpose of implementing the City’s regulation of two-unit residential development and/or urban lot splits in the City’s Single-Family Residential Zone.

Government Code section 65852.21(a) requires the City ministerially approve certain housing developments containing no more than two residential units within a single-family residential zone. Government Code section 66411.7(a) requires that the City ministerially approve a parcel map for an urban lot split, subject to standards set forth in Government Code section 66411.7(a)(1), (2), and (3).

15-4G-2: GENERAL REQUIREMENTS; ELIGIBILITY:

A. Notwithstanding the standards outlined in this Article G of Chapter 4 of Title 15 of this code, all other standards provided in Articles A and B of Chapter 4 of Title 15 of this code will apply, unless prohibited by state law.

B. A parcel proposed for a subdivision (lot splits) pursuant to this article must meet the requirements in subdivision (a) of Government Code Section 66411.7.

C. A proposed housing development proposing a two-unit residential development (duplex) pursuant to this article must meet the requirements in subdivision (a) of Government Code Section 65852.21. (Ord. 1672, 5-20-2025)

15-4G-3: GENERAL URBAN LOT SPLIT DEVELOPMENT STANDARDS:

All urban lot splits with two-unit residential developments within the R-1 Zone must comply with the R-1 development standards contained in Article 15-4B and the development standards of this Article 15-4G. If there are conflicts between the provisions of Article 15-4B and this Article 15-4G, the provisions of this Section will govern.

A. Urban lot splits must incorporate all built-form parameters of State of California Government Code Section 66411.7, including:

1. A parcel map that subdivides an existing R-1 parcel will create no more than two new parcels of approximately equal lot area and with one of the two created parcels not smaller than 40 percent of the lot area of the original parcel proposed for subdivision. See Figure 4G-1.

2. Both newly created parcels will be no smaller than 1,200 square feet in gross area.

3. No more than two dwelling units per lot will be constructed on a R-1 urban lot split.

4. Accessory Dwelling Units or Junior Accessory Dwelling Units are prohibited where an Urban Lot Split is also developed with a two-unit residential development pursuant to Sections 15-4G-4 and 15-4G-5.

5. A minimum of one off-street parking spaces will be provided per newly constructed dwelling unit. No parking is required if the parcel is located within one-half mile walking distance of a High-quality Transit Corridor or major transit stop or if a car share vehicle is located within one-block of the parcel.

B. Lot line splits will be parallel to public street frontages. See Figure 4G-2.

C. When cross easements across lot split parcels are required to provide access to units, or access to vehicle parking spaces, or access to utilities and utility connections, or access between lot split parcels, or access for any other purpose, a covenant establishing the cross easement acceptable to the Community Development Department must be recorded with the Los Angeles County Recorder upon the filing of the Final Parcel Map described in chapter 14-6 of this code.

[Figure]

Figure 4G-1

[Figure]

Figure 4G-2

15-4G-4: DEVELOPMENT STANDARDS FOR LOTS WIDER THAN TWENTY-FIVE FEET:

All two-unit residential developments and urban lot splits on lots that are wider than 25 feet within the R-1 Zone must comply with the development standards contained in this section.

A. General Provisions: As provided in ESMC Section 15-4B-3 (Single-Family Residential Site Development Standards for Lots Wider than Twenty-Five Feet)

B. Height: As provided in ESMC Section 15-4B-3 (Single-Family Residential Site Development Standards for Lots Wider than Twenty-Five Feet)

C. Lot Area: As provided in ESMC Section 15-4G-3 above.

D. Setbacks:

1. Front Yard:

a. Front Lot. The newly created parcel in the front portion of the original lot prior to the lot split must maintain aA minimum setback of 22 feet. Front yard setbacks for two car and three car garages located in the front half of a lot must comply with the standards contained in subsection H of this section.

a. i. Permitted front yard setback encroachments:

(1) Porches or verandas in a front yard setback not fully enclosedopen on three sides (railings and/or columns permitted) may encroach into the front setback a maximum of six feet without limitations to the width of the encroachment;

(2) The first floor front yard setback facing exterior wall of a dwelling may encroach up to two feet for a width not exceeding 30 feet when a first floor porch or veranda, not fully enclosed on three sides, is also projecting into the front yard setback. The total amount of encroachment may not exceed six feet in depth combined for both the dwelling structure and a porch or veranda, for a minimum 50 percent of the building widthThe ground floor wall of a dwelling up to 30 feet in width or 50 percent of the building width, whichever is less, may encroach up to two feet. Such an encroachment must be built in conjunction with a porch or veranda that covers the full width of the encroaching portion of the dwelling but the porch or veranda may be wider where otherwise permitted. The combined dwelling and porch encroachment may not exceed six feet;

(3) Raised decks, where the walking surface is not greater than 24 inches above adjacent grade, in conjunction with a lattice deck cover not greater than 10 feet above adjacent grade may encroach into the front yard setback a maximum of six feet in depth and 50 percent of the building width;

(4) Lattice patio covers, pergolas, arbors, or trellises not greater than 10 feet above adjacent grade (as measured from the lowest adjacent grade to the highest point of the cover) may encroach into the front yard setback a maximum of six feet in depth and 50 percent of the building width;

(5) Architectural elements such as towers or turrets not greater than eight feet in diameter may encroach into the front setback a maximum of four feet;

b. Rear Lot. The newly created parcel in the rear portion of the original lot prior to the lot split must maintain a minimum setback of four feet from the new property line separating it from the front lot.

2. Side Yard: Primary structures must maintain a minimum setback on each side of the original lot of 10 percent of the width of the lot, but can never be less than three feet and need not be more than four feet.

3. Rear Yard: Primary structures must maintain a minimum setback of four feet on the first and second floors.

Notwithstanding Subsections D.1 through D.3 above, the City may not condition its approval of a two-unit residential development by requiring the applicant to correct a non-conforming setback for an existing structure or a new structure constructed in the same location and to the same dimensions of an existing structure.

4. Setbacks for detached accessory structures: As provided in ESMC Section 15-4B-3 (Single-Family Residential Site Development Standards for Lots Wider than Twenty-Five Feet).

E. Lot Width: As provided in ESMC Section 15-4B-3 (Single-Family Residential Site Development Standards for Lots Wider than Twenty-Five Feet).

F. Minimum Unit Size: As provided in ESMC Section 15-4B-3 (Single-Family Residential Site Development Standards for Lots Wider than Twenty-Five Feet).

G. Floor Area Ratio (FAR): For the purposes of this subsection only, FAR shall be measured as follows:

1. The maximum total building areaFAR on the lot shall not exceed an overall floor area ratio (FAR) of 0.60. There is no minimum building size.

2. The maximum FAR for the second floor of the primary structure shall not exceed 0.25.

3. In calculating the overall FAR, floor area is measured to the interior of a building’s perimeter walls and shall include all floors of the primary dwelling (i.e., main structure), attached and detached accessory dwelling units, habitable attic space, accessory buildings, balconies, decks, verandas, and porches.

4. Areas where the vertical measurement between the floor and ceiling directly above is 14 feet or more shall be counted on both the first and second stories for FAR calculations (areas such as rotundas, spaces with vaulted ceilings, and other similar areas with volume).

5. Stairs and elevators are counted once and are applied to the first floor.

6. For purposes of calculating floor area, the following are not included:

a. Basements as defined in section 15-1-6 of this title;

b. Up to 500 square feet of interior floor area of an attached or detached garage;

c. Detached accessory structures measuring not more than 120 square feet;

d. First floor decks, verandas and porches under 30 inches in height (as measured from adjacent grade to the walking surface).

e. Up to 500 square feet cumulative of first floor decks, verandas and porches, covered or uncovered, attached or detached, and at least 30 inches in height (as measured from adjacent grade to the walking surface), provided that the deck, veranda or porch is at least 50 percent open on the sides.

f. Second floor balconies and decks that are not covered.

g. Up to 12 square feet of second floor decks and balconies that are covered by roof, lattice or trellis.

h. The area of decks, balconies, verandas or porches covered by eave projections up to 18 inches.

7. Nothing in this Chapter is meant to prohibit a residential dwelling unit of at least 800 square feet of totalgross floor area.

H. Placement of buildings and structures: As provided in ESMC Section 15-4B-3 (Single-Family Residential Site Development Standards for Lots Wider than Twenty-Five Feet).

I. Entry Orientation: As provided in ESMC Section 15-4B-3 (Single-Family Residential Site Development Standards for Lots Wider than Twenty-Five Feet).

J. Detached accessory buildings as defined in section 15-1-6 of this Title: As provided in ESMC Section 15-4B-3 (Single-Family Residential Site Development Standards for Lots Wider than Twenty-Five Feet).

15-4G-5: DEVELOPMENT STANDARDS FOR LOTS TWENTY-FIVE FEET WIDE OR LESS:

All two-unit residential developments and urban lot splits on lots that are 25 feet wide or less within the R-1 Zone must comply with the development standards contained in this section.

A. General Provisions: As provided in ESMC Section 15-4B-3-1 (Single-Family Residential Site Development Standards for Lots Twenty-Five Feet Wide or Less).

B. Height: As provided in ESMC Section 15-4B-3-1 (Single-Family Residential Site Development Standards for Lots Twenty-Five Feet Wide or Less).

C. Lot area: As provided in ESMC Section 15-4G-3 above.

D. Setbacks:

1. Front Yard:

a. Front Lot. The newly created parcel in the front portion of the original lot prior to the lot split must maintain aA minimum setback of 22 feet.

a. i. Permitted front yard setback encroachments:

(1) Porches or verandas in a front yard setback not fully enclosedopen on three sides (railings and/or columns permitted) may encroach into the front setback a maximum of six feet without limitations to the width of the encroachment;

(2) The first floor front yard setback facing exterior wall of a dwelling may encroach up to two feet for a width not exceeding 30 feet when a first floor porch or veranda, not fully enclosed on three sides, is also projecting into the front yard setback. The total amount of encroachment may not exceed six feet in depth combined for both the dwelling structure and a porch or veranda, for a minimum 50 percent of the building widthThe ground floor wall of a dwelling up to 30 feet in width or 50 percent of the building width, whichever is less, may encroach up to two feet. Such an encroachment must be built in conjunction with a porch or veranda that covers the full width of the encroaching portion of the dwelling but the porch or veranda may be wider where otherwise permitted. The combined dwelling and porch encroachment may not exceed six feet;

(3) Raised decks, where the walking surface is not greater than 24 inches above adjacent grade, in conjunction with a lattice deck cover not greater than 10 feet above adjacent grade may encroach into the front yard setback a maximum of six feet in depth and 50 percent of the building width;

(4) Lattice patio covers, pergolas, arbors, or trellises not greater than 10 feet above adjacent grade (as measured from the lowest adjacent grade to the highest point of the cover) may encroach into the front yard setback a maximum of six feet in depth and 50 percent of the building width;

(5) Architectural elements such as towers or turrets not greater than eight feet in diameter may encroach into the front setback a maximum of four feet;

b. Rear Lot. The newly created parcel in the rear portion of the original lot prior to the lot split must maintain a minimum setback of four feet from the new property line separating it from the front lot.

2. Side Yard: A minimum of three feet.

3. Detached accessory structures and garages:

a. Detached accessory structures and attached garages are allowed along the property linezero setback on one interior side lot line, provided that the detached accessory structure or attached garage is in the rear one-third of the lot.

b. Rooftop decks with required railings on single-story accessory structures and on top of single-story portions of two-story accessory structures must maintain a minimum side yard setback of four feet, as measured from the property line to the required railing of the rooftop deck.

4. Rear Yard: Primary structures must maintain a minimum setback of four feet on the first and second floors.

5. DetachedRear yard for detached accessory structures and garages:

a. Detached accessory structures and garages are allowed a rear yard setback of zero feet on the first story and must maintain a rear yard setback of four feet on the second story.

b. Rooftop decks with required railings on single-story accessory structures and on top of single-story portions of two-story accessory structures must maintain a minimum rear yard setback of four feet, as measured from the property line to the required railing of the rooftop deck.

Notwithstanding Subsections D.1 through D.5 above, the City may not condition its approval of a two-unit residential development by requiring the applicant to correct a non-conforming setback for an existing structure or a new structure constructed in the same location and to the same dimensions of an existing structure.

E. Lot Width: As provided in ESMC Section 15-4B-3-1 (Single-Family Residential Site Development Standards for Lots Twenty-Five Feet Wide or Less).

F. Minimum Unit Size: As provided in ESMC Section 15-4B-3-1 (Single-Family Residential Site Development Standards for Lots Twenty-Five Feet Wide or Less).

G. Placement of Buildings and Structures: As provided in ESMC Section 15-4B-3-1 (Single-Family Residential Site Development Standards for Lots Twenty-Five Feet Wide or Less).

H. Entry Orientation: As provided in ESMC Section 15-4B-3-1 (Single-Family Residential Site Development Standards for Lots Twenty-Five Feet Wide or Less).

I. Building Wall Modulation: As provided in ESMC Section 15-4B-3-1 (Single-Family Residential Site Development Standards for Lots Twenty-Five Feet Wide or Less).

J. Detached accessory buildings as defined in section 15-1-6 of this Title: As provided in ESMC Section 15-4B-3-1 (Single-Family Residential Site Development Standards for Lots Twenty-Five Feet Wide or Less).

15-4G-6: LANDSCAPING (ALL LOTS):

As provided in ESMC Section 15-4B-4 (Single Family Residential Landscaping - All Lots). (Ord. 1672, 5-20-2025)

Landscaping and irrigation must be provided within the front and street side setback areas, except for those portions devoted to vehicular parking. Those setback areas may incorporate a combination of softscape and hardscape in the landscape. The landscaping may also contain artificial turf or synthetic grass provided that it: 1) is not harmful to the environment (such as containing lead based or other hazardous materials); 2) includes a pervious surface to address percolation, drainage, runoff, and stormwater detention requirements; and 3) is incorporated into a comprehensive landscaping design and site plan.

The following provisions apply only to the newly created parcel located in the front portion of the original lot prior to the lot split.

A. A minimum of 25 percent of the front yard setback area must be maintained with permanent landscaping that contains a combination of lawn, trees, vines, bushes and ground covers, and does not include hardscape materials for lots less than 50 feet in width.

B. A minimum of 35 percent of the front yard setback area must be maintained with permanent landscaping that contains a combination of lawn, trees, vines, bushes and ground covers, and does not include hardscape materials for lots that are 50 feet or greater in width.

C. A minimum of one 24-inch box tree with irrigation must be planted and maintained in the front yard in conjunction with the construction of a new primary dwelling unit.

15-4G-7: OFF STREET PARKING AND LOADING SPACES (ALL LOTS):

Off street parking must be provided as required by chapter 15 of this title, except that only a minimum of one off-street parking space must be provided per newly constructed dwelling unit. The required parking space may be fully enclosed, covered, or uncovered. No parking is required if a parcel is located within ½ mile walking distance of a High-quality Transit Corridor or major transit stop or if a car share vehicle is located within one-block of the parcel. (Ord. 1672, 5-20-2025)

15-4G-8: SIGNS (ALL LOTS):

As provided in ESMC Section 15-4B-6 (Single Family Residential Signs - All Lots).

15-4G-9: VEHICULAR ACCESS (ALL LOTS):

A. Where an R-1 lot subject to an urban lot split abuts an alley, vehicular access to the lotboth newly created lots must be from the alley.

B. Where a lot abuts an alley and the vehicular entrance to the structurerequired parking space is from the alley, such vehicular entrance must be set back a distance measured from the opposite side of the alley that will provide a turning radius as follows:

C. Curb cuts and driveways must be installed in conformance with ESMC Section 15-15-5 (Parking Area Development Standards).

15-4G-10: APPLICATION PROCESS; FEES:

Any application for a building permit to create a two-unit residential development or a lot created pursuant to an Urban Lot Split in compliance with this Article on a single-family residential lot will be ministerially approved. Properties developed under this section will be subject to all applicable fees, including development impact fees, and assessments. (Ord. 1672, 5-20-2025)

15-4G-11: TENANCY:

A. Each unit created under this chapter may be rented separately, however rental terms must not be less than 31 consecutive days or allow termination of the tenancy prior to the expiration of at least one 31-day period occupancy by the same tenant.

B. Urban Lot Split: The applicant for an urban lot split must sign an affidavit, in the form approved by the City Attorney, stating that the applicant intends to occupy one of the housing units on the newly created lots as its principal residence for a minimum of three years from the date of the approval of the Urban Lot Split. This subsection does not apply to an applicant that is a “community land trust,” as defined in clause (ii) of subparagraph (C) of paragraph (11) of subdivision (a) of Section 402.1 of the Revenue and Taxation Code or is a “qualified nonprofit corporation” as described in Section 214.15 of the Revenue and Taxation Code. (Ord. 1672, 5-20-2025)

SECTION 25: Article 15-5A (Permitted Uses in Commercial Zones) of ESMC Chapter 15-5 is amended to read as follows:

ARTICLE A: PERMITTED USES IN COMMERCIAL ZONES

15-5A-1: PERMITTED USES:

Table No. 1 below contains the uses permitted in the CR-S, C-2, C-3, C-4, CO, MU-N, AND MU-S zones, including uses permitted by right, accessory uses, uses subject to an administrative use permit, and uses subject to a conditional use permit.

Table No. 1 – Permitted uses in commercial zones

Notes:

1. P = Permitted use, A = Accessory use, AUP = Use subject to an administrative use permit (Per ESMC Chapters 22 and 23), CUP = Use subject to a conditional use permit (per ESMC Chapters 24 and 28), N = prohibited

2. Drive-through restaurants are permitted with a CUP only east of Pacific Coast Highway.

• 3. Fitness centers in the C-4 zone are only permitted indoors
• 4. General offices in the C-3 zone are limited to a maximum gross area of 5,000 square feet
• 5. Hotels in the CO zone are not permitted west of Pacific Coast Highway

6. Service stations are permitted with a CUP only when located at least 500 feet from any residential zoned property. This distance restriction does not apply to properties east of Pacific Coast Highway

7. Research and development uses in commercial zones are permitted only east of Pacific Coast Highway

8. See ESMC Article 15-7B regarding the Multimedia Overlay (MMO) District and its permitted uses

9. Office worker-oriented services are prohibited along Pacific Coast Highway and El Segundo Boulevard and include uses such as:

a. Dry cleaners that have cleaning operations on-site and are not more than 3,000 gross square feet (not including Laundromats);

b. Shipping, postal, printing and business service centers that are not more than 3,000 gross square feet;

c. Self-service parcel delivery service; and

d. Other service uses determined by the Director to be oriented towards, and clearly related to, office workers in the surrounding area.

10. Up to 2,500 gross square feet.

SECTION 26: ESMC Article 15-6A (Permitted Uses in Industrial Zones) is amended to read as follows:

ARTICLE A: PERMITTED USES IN INDUSTRIAL ZONES

15-6A-1: PERMITTED USES

Table No. 1 below contains the uses permitted in the M-1 and M-2 zones, including uses permitted by right, accessory uses, uses subject to an administrative use permit and uses subject to a conditional use permit

Table No. 1 – permitted uses in industrial zones

SECTION 27: ESMC Article 15-7C (Mixed-Use Overlay (MU-O) Zone) is amended as follows: