Long Beach Municipal Code § 21.25.501 Purpose

The site plan review process is established to meet certain community goals which are, among others, to ensure that the highest quality of land planning and design are incorporated into development projects, to ensure that new projects are compatible with existing neighborhoods in terms of scale, style and construction materials, and to ensure the maintenance, restoration, enhancement and protection of the environment.

(Ord. C-6533 § 1 (part), 1988)

A. Standard. The following projects shall require site plan review:

1. Residential. The following residential projects require site plan review:

a. Five (5) or more units as one (1) project. This includes both new construction, as well as additions or adaptive reuse projects. This includes side by side projects by the same applicant where the total of new plus existing units equals five (5) or more;

b. Construction of a new dwelling unit or an addition greater than four hundred fifty (450) square feet in size to an existing dwelling, located on a lot less than twenty-seven feet (27') in width in the R-1-N, R-1-M, R-2-N, and R-2-A districts;

c. Any project proposing to utilize the incentive program established for very low and low income households; and

d. Any residential project proposing to utilize a wing wall.

2. Commercial. The following commercial projects require site plan review:

a. New buildings of one thousand (1,000) square feet or more;

b. Additions of one thousand (1,000) square feet or more to an existing commercial building. However, an addition of up to five thousand (5,000) square feet may be permitted without site plan review if the addition is less than twenty-five percent (25%) of the floor area of the existing building and is not visible from a public way;

c. Exterior remodeling of a building where the affected area consists of fifty feet (50') or more of building frontage in the CNA, CNP and CNR districts;

d. Commercial storage uses; and

e. Attached/roof-mounted cellular and personal communication services.

3. Industrial or public assembly use. Industrial or public assembly use projects with five thousand (5,000) square feet or more of floor area of new construction, except those located in the IP (Port) zoning district. Projects located in the IP zone shall be exempt from site plan review, except those projects which are located on a major arterial as defined by the Mobility Element of the General Plan.

4. Adaptive Reuse. Projects involving the reuse of existing spaces, structures or buildings as allowed under California Health and Safety Code Section 17958.11 for joint living and work quarters (live-work) or as allowed in LBMC Chapter 18.63, and subject to the Special Development Standards in LBMC Section 21.45.500.

5. Project on City land. All new construction projects with building floor area of five hundred (500) square feet or greater except roadway and utility maintenance or improvements.

6. Sign standards waiver requests. The City recognizes the visual and aesthetic importance that signage has on a development. Not only does signage identify the tenants of a particular space but it helps define and shape the unique architectural character and identity of a project. To this end, this sign standards waiver section has been introduced. The intent of this provision is to allow a greater amount of creativity and flexibility in the creation, design, and application of signage on developments beyond the established sign standards. The following sign projects shall require site plan review:

a. Individual sign review requests for waiver of established sign standards;

b. Sign programs as defined in Subsection 21.44.035.B; and

c. Changeable copy signs.

7. Project on City land in the coastal zone. All projects involving five hundred (500) square feet or more of land or water area, except roadway and utility maintenance or improvement.

8. Determination of nonconforming parking rights in area D of the coastal zone. Requests for determination of nonconforming parking rights per Subsection 21.41.226.A.

B. Conceptual. The following projects shall also be required to apply for conceptual site plan review prior to filing for site plan review:

1. Residential. Residential projects of fifty (50) or more units;

2. Commercial, industrial or public assembly. Projects of fifty thousand (50,000) square feet or more of new construction;

3. Project on City land. Projects of one thousand (1,000) square feet or more of new construction.

(ORD-18-0030 § 5, 2018; ORD-14-0004 § 1, 2014; Ord. ORD-05-0039 § 2, 2005; Ord. C-7729 § 2, 2001; Ord. C-7726 § 1, 2001; Ord. C-7607 § 1, 1999; Ord. C-7550 § 3, 1998; Ord. C-7500 § 2, 1997; Ord. C-7399 § 1, 1996; Ord. C-7326 § 6, 1995; Ord. C-7247 § 4, 1994; Ord. C-7047 § 3, 1992; Ord. C-6684 § 17, 1990; Ord. C-6533 § 1 (part), 1988)

A. Site Plan Review Committee. The Site Plan Review Committee shall consider all applications for site plan review. The Committee has the authority to approve, conditionally approve or deny a site plan application, provided that the authority to deny is not used to prohibit a permitted use on the property.

B. Planning commission. The Site Plan Review Committee shall refer specific types of projects to the Planning Commission in accordance with guidelines established by the Planning Commission. Any site plan review referred to the Planning Commission shall be reviewed using the procedures established for public hearing. However, the authority of the Commission shall be limited to the same authority as the Site Plan Review Committee.

C. Director of Planning and Building. The Director of Planning and Building shall have authority to conduct a conceptual site plan review on major projects. The conceptual site plan review shall result in a written report to the applicant indicating:

1. Whether site plan review will be done by the Site Plan Review Committee or the Planning Commission;

2. What other applications and/or reviews are necessary for the project as submitted;

3. A sequencing and time line for scheduling project reviews;

4. Identification of issues to be addressed; and

5. Identification of any pending or in process ordinance changes which may affect the project.

D. Redevelopment Agency Board.

1. Design Review in Redevelopment Project Areas. The Board of the Redevelopment Agency shall conduct architectural design review as part of the site plan review process for projects located in redevelopment project areas in accordance with the guidelines established by the Redevelopment Agency Board and the Planning Commission.

2. Limited Jurisdiction of Site Plan Review Committee and Planning Commission. Following approval of design development materials for a proposed project by the Redevelopment Agency Board, including a preliminary site plan, preliminary floor plans, and preliminary elevations, the Site Plan Review Committee or the Planning Commission shall conduct site plan review. The jurisdiction of this review shall be limited to a determination of compliance with the applicable development standards for the project (including, but not limited to, unit density, setbacks, building height, usable open space, screening of equipment, floor area ratio, landscaping, lot coverage, signage, and off-street parking); coordination of requirements from other City departments; and other requirements as applicable.

3. Findings. The approval by the Redevelopment Agency Board of design development materials for a proposed project shall be considered when the Site Plan Review Committee or Planning Commission makes findings as required in Section 21.25.506.

(Ord. C-7881 § 7, 2003; Ord. C-6684 § 18, 1990; Ord. C-6533 § 1 (part), 1988)

As shown on Table 21-1, no notification is required for procedures conducted pursuant to this Division.

(Ord. C-6533 § 1 (part), 1988)

The Site Plan Review Committee, or the Planning Commission, may require reasonable conditions of approval on a site plan which may include, but need not be limited to, requirements for:

A. A revised site plan;

B. Reduced building height, bulk or mass;

C. Increased setbacks;

D. Changes in building material;

E. Changes in rooflines;

F. Increased usable open space;

G. Increased screening of garages, trash receptacles, motors or mechanical equipment;

H. Increased landscaping;

I. Increased framing, molding or other detailing;

J. Change in color; or

K. Any other changes or additions the committee or commission feels are necessary to further the goals of the site plan review process.

(Ord. C-6533 § 1 (part), 1988)

The Site Plan Review Committee or the Planning Commission shall not approve a site plan review unless the following findings are made:

A. Development Projects.

1. The design is harmonious, consistent and complete within itself and is compatible in design, character and scale, with neighboring structures and the community in which it is located;

2. The design conforms to any applicable special design guidelines adopted by the Planning Commission or specific plan requirements, such as the design guidelines for R-3 and R-4 multifamily development, the downtown design guidelines, PD guidelines or the General Plan;

3. The design will not remove significant mature trees or street trees, unless no alternative design is possible;

4. There is an essential nexus between the public improvement requirements established by this ordinance and the likely impacts of the proposed development;

5. The project conforms with all requirements set forth in Chapter 21.64 (Transportation Demand Management), which requirements are summarized in Table 25-1; and

6. The approval is consistent with the green building standards for public and private development, as listed in Section 21.45.400.

7. The project is in compliance with the housing replacement requirements of the certified Local Coastal Program or Section 21.68.040.E of this Chapter, as applicable, and will result in the same or greater number of dwelling units; and in the case of existing affordable dwelling units, that the dwelling units will be replaced at the same or deeper affordability levels.

Table 25-1

Transportation Demand Management Ordinance Requirements

B. Sign Standards Waiver Requests. Sign standards waiver requests can only be approved when positive findings are made for all of the following:

1. The proposed sign(s) enhance(s) the theme and/or architectural character of the proposed development and is consistent, compatible, and in scale within the development and/or neighborhood;

2. The sign design or application is not detrimental to and does not detract from the development or the surrounding community;

3. The proposed site or development is so unique that the application of standard signage would detract from the project;

4. For signs located seaward of the first public road inland from sea, the sign design and scale does not:

a. Obstruct views to or along the coast from publicly accessible places;

b. Adversely impact public access to and use of the water;

c. Adversely impact public recreational use of a public park or beach; or

d. Otherwise adversely affect recreation, access or the visual resources of the coast.

(ORD-23-0036 § 7, 2023; ORD-21-0034 § 2, 2021; ORD-09-0013, § 3, 2009; Ord. C-7881 § 1, 2003; Ord. C-7617 § 1, 1999; Ord. C-7500 § 3, 1997; Ord. C-7326 § 7, 1995; Ord. C-7247 § 5, 1994; Ord. C-6933 § 6, 1991; Ord. C-6533 § 1 (part), 1988)

Action shall be taken within the following number of days of acceptance of a complete application:

1. Conceptual site plan review: Thirty (30) days.

2. Site plan review: Sixty (60) days.

(Ord. C-6684 § 19, 1990; Ord. C-6533 § 1 (part), 1988)

A. Waiver of Specific Standards. During the site plan review, the Site Plan Review Committee may waive development standards for:

1. Development Projects.

a. Privacy;

b. Open space;

c. Pedestrian access;

d. Landscaping;

e. Wrought iron fence height;

f. Guest parking in projects located outside of a parking impacted area, provided that guest parking is not reduced below one (1) space for each six (6) units, and guest parking for low income units in projects with ten percent (10%) or more low income units;

g. Tandem parking as valet parking;

h. Required garage for residential projects of forty (40) units or more at densities of twenty-nine (29) units per acre or less;

i. Subterranean parking in the front setback;

j. Courtyard dimensions; and

k. Setbacks in commercial zones for yards adjacent to residential use may be reduced to ten feet (10') for single-story commercial buildings.

2. Signage Projects.

a. Size;

b. Height;

c. Location;

d. Placement;

e. Number of signs; and

f. Type of sign.

The Committee or Commission may waive such standards only if it finds such a waiver improves project design. For signs located seaward of the first public road inland from the sea, the Committee or Commission may waive sign standards only if it finds such a waiver improves the project design and does not:

a. Obstruct views to or along the coast from publicly accessible places;

b. Adversely impact public access to and use of the water;

c. Adversely impact public recreational use of a public park or beach; or

d. Otherwise adversely affect recreation, access or the visual resources of the coast.

3. LEED Certification. The Director of Development Services may grant a project flexibility with certain development standards provided a commitment to LEED gold or higher certification is made, as set forth in Section 21.45.400.

B. Limitations. A waiver may or may not be granted if the waiver would in any way degrade the environment or result in any changes to classification of land use or to density. Development projects not required to file for site plan review may not apply in order to obtain a waiver for development standards.

(ORD-09-0013, § 4, 2009; Ord. C-7617 § 2, 1999; Ord. C-7500 § 4, 1997; Ord. C-7326 § 8, 1995; Ord. C-7047 § 4, 1992; Ord. C-6933 § 7, 1991; Ord. C-6895 § 7, 1991; Ord. C-6533 § 1 (part), 1988)

For the purposes of the California Environmental Quality Act, site plan review may be considered a categorically exempt project.

(Ord. C-6533 § 1 (part), 1988)