Long Beach Municipal Code Ch. 22.13 Specific Procedures

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.

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

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

a. Ten (10) 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 ten (10) or more;

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

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 C3 district.

d. Commercial storage uses; and

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

3. Public assembly use. Industrial or public assembly use projects with five thousand (5,000) square feet or more of floor area of new construction.

4. Neo-Industrial Zoning District. Properties within the NI zones shall be subject to Site Plan Review based on the following:

a. New buildings or additions to existing buildings located on a lot totaling fifteen thousand (15,000) square feet or more.

b. Parking threshold. Any off-street parking area addition or reconfiguration of more than ten (10) parking spaces or more than 2,500 square feet of surface area.

5. 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 Chapter 18.63, and subject to the Special Development Standards in Section 22.15.010.B.

6. 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.

7. Sign standards waiver requests. The City recognizes the visual and aesthetic importance that signage has on a development. Signage plays a crucial role in not only identifying the tenants of a particular space, but also in defining and shaping the unique architectural character and identity of a project, and ultimately, the streetscape. 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.C; and

c. Changeable copy signs.

B. Conceptual Site Plan Review. 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, Neo-Industrial, 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-24-0015 § 1(Exh. A), 2024)

This Section establishes procedures for conducting review and approval of the Adjustment Process established by Title 22 of the Zoning Code.

A. Purpose. If a project cannot comply with one or more of the development standards of the applicable zoning district, an Adjustment may be granted when an applicant proposes a modification to the project that substantially conforms with the intent of the regulation.

B. Adjustment. Authority of the Zoning Administrator with Appeals to the Planning Commission. If an application fails to conform to one or more of the development standards of the applicable zoning district, the Zoning Administrator shall have initial decision-making authority to grant an Adjustment in accordance with Chapter 21.21, Administrative Procedures, of this Code.

C. Application. An adjustment procedure provided for in this Title 22 may be initiated by application of the owner of any real property in the City directly affected by the procedure, or their authorized agent. Applications and fees for the Adjustment Process shall be submitted in accordance with the provisions set forth in Chapter 21.21.201 of the Zoning Code. The Zoning Administrator may request that the Adjustment Process application be accompanied by a written narrative, plans, and other related materials necessary to show that the proposed development, alteration, or use of the site complies with the intent of the regulation.

D. Filing Fee. A filing fee shall accompany each application as required by Section 21.21.701 of the Zoning Code.

E. Complete Application. No application shall be considered complete until applicable forms are filed, the required fee is paid, and additional information as required by the Director of Community Development, is received. The Director of Community Development shall determine when an application is complete, and the determination of the Director shall be final.

F. Determination. If the Zoning Administrator determines that the requested adjustment conforms with the intent of the regulation, the Director shall issue written notice of the Adjustment Process determination within 30 days of the date of receipt of a completed application. An approved Adjustment may include attachments of other written or graphic information, including but not limited to, statements, numeric data, site plans, floor plans and building elevations and sections, as a record of the proposal's conformity with the intent of this Code.

1. Limitations. An Adjustment shall be limited to deviations from regulations which do not substantially alter the execution or intent of those regulations as applicable to a proposed Project. An Adjustment shall be limited to 20 percent of the established development standard or as specified in Title 22.

2. Conditions for Approval. In approving an Adjustment, the Zoning Administrator may impose those conditions they deem necessary to remedy a disparity of privileges and that are necessary to protect the public health, safety or welfare and assure compliance with the objectives of the General Plan and the purpose and intent of the regulations of the applicable Zoning District.

3. Findings. The determination by the Zoning Administrator shall include written findings in support or denial of the determination. In order to approve a proposed project pursuant to this Section, the Zoning Administrator must find that:

a. There are special circumstances applicable to the project or project site which make the strict application of the subject development standard(s) impractical;

b. In granting the Adjustment, the Zoning Administrator has imposed project requirements and/or decided that the proposed project will substantially comply with the purpose and intent of all applicable regulations;

c. In granting the Adjustment, the Zoning Administrator has considered and found no detrimental effects of the Adjustment on surrounding properties and public rights-of-way;

d. The project is compatible with the neighborhood character of the surrounding district; and

e. The project is consistent with relevant policies of the General Plan.

G. Appeals. Adjustment Process decisions are subject to the appeal provisions of Chapter 21.21, Appeals.

H. Effective Date. A decision that an Adjustment has been granted shall be effective when such a decision is made by the Zoning Administrator, or their designee, unless the decision is appealed within 10 days of the decision.

(ORD-24-0015 § 1(Exh. A), 2024)