§ 22.26

Table 22.26.010-A, below, identifies "Special Purpose Zones," as used in this Title 22:

(Ord. 2022-0008 § 18, 2022; Ord. 2019-0004 § 1, 2019.)

A.

Purpose. Institutional Zone (Zone IT) is established to provide for the preservation, maintenance, and enhancement of public and quasi-public uses and resources of the County as defined in the General Plan. It is the purpose and intent of Zone IT to:

1.

Allow publicly and privately owned uses which provide public services to the community;

2.

Protect and preserve public facilities; and

3.

Provide and enhance all educational institutions, whether publicly or privately owned.

B.

Land Use Regulations.

1.

General. This Section prescribes the land use regulations for Zone IT.

2.

Permit and Review Requirements. Table 22.26.020-A, below, identifies the permit or review required to establish each use listed according to Subsection B.3, below.

Use Regulations.

a.

Principal Uses. Table 22.26.020-B, below, identifies the permit or review required to establish each use.

b.

Accessory Uses. Table 22.26.020-C, below, identifies the permit or review required to establish each use.

c.

Temporary Uses. Table 22.26.020-D, below, identifies the permit or review required to establish each use.

C.

Development Standards. Development in Zone IT shall be subject to the following development standards:

1.

Design. The arrangement of buildings, architectural design and types of uses shall be such so as to minimize adverse impacts on adjacent properties.

2.

Access and Parking. Parking spaces as required by Chapter 22.112 (Parking) shall be provided, as well as adequate provisions for vehicular access and loading to prevent undue congestion on adjacent streets and highways, particularly on local streets.

3.

Development Features. The development plan shall include yards, walls, walks, landscaping and such other features as may be needed to make the development attractive, adequately buffered from adjacent more restrictive uses and compatible with the character of the surrounding area.

Signs. The Director may allow signs subject to the standards specified in Chapter 22.114 (Signs) for Zone C-1, where he finds that said signs will be compatible with the character and nature of the surrounding area.

5.

Division 6 (Development Standards). Development on any lot in Zone IT shall comply with Division 6 (Development Standards), where applicable.

(Ord. 2023-0060 § 11, 2023; Ord. 2023-0004 § 13, 2023; Ord. 2023-0001 § 10, 2023; Ord. 2021-0011 § 7, 2021; Ord. 2019-0004 § 1, 2019.)

22.26.030 - Mixed Use Development Zone.

A.

Established—Purpose. The Mixed Use Development Zone (MXD) allows for a mixture of residential, commercial, and limited light industrial uses and buildings in close proximity to bus and rail transit stations. Zone MXD integrates a wide range of housing densities with community-serving commercial uses to serve local residents, employees, pedestrians, and consumers. Compact development is encouraged to promote walking, bicycling, recreation, transit use, and community reinvestment, to reduce energy consumption, and to offer opportunities for employment and consumer activities in close proximity to residences.

B.

Land Use Regulations.

1.

General. This Section prescribes the land use regulations for Zone MXD.

2.

Permit and Review Requirements. Table 22.26.030-A, below, identifies the permit or review required to establish each use listed in Subsection B.3, below.

Use Regulations.

a.

Principal Uses.

i.

Table 22.26.030-B, below, identifies the permit or review required to establish each principal use.

1. Use is limited to lots of less than 5,000 square feet.

2. Use may permit manufacturing on the premises when accessory to retail sales, provided that total volume of kiln space does not exceed eight cubic feet.

3. Use is limited to a maximum of 10,000 square feet in floor area.

4. Use excludes on-site processing.

5. If the use is part of a mixed-use development, the service fleet shall have no more than two service vehicles stored on-site.

6. Sales shall be limited to retail sales only and all goods sold shall be new.

7. Use may also be subject to Chapter 22.120 (Density Bonus), Chapter 22.121 (Inclusionary Housing), or Chapter 22.166 (Housing Permits). 8. Use is limited to developments with two or more attached dwelling units. 9. Outside of the Metro Planning Area Standards District.

8. In the Metro Planning Area Standards District and subject to Section 22.364.060.F.2.

ii.

Table 22.26.030-C, below, identifies the permit or review required to establish each principal use. These uses may be established in commercial-only development projects or properties.

b.

Accessory Uses. Table 22.26.030-D, below, identifies the permit or review required to establish each accessory use.

c.

Temporary Uses. Table 22.26.030-E, below, identifies the permit or review required to establish each temporary use.

C.

Project Review and Evaluation.

1.

An application for new construction or expansion of development in Zone MXD may be referred to Public Works for review of the project's impacts on infrastructure. In addition to the requirements of Section 22.116.030.B (Improvements), the application may be required to include, at the discretion of the Director of Public Works, technical studies in accordance with current County guidelines, or other information, including but not limited to the following:

a.

A traffic impact analysis;

b.

Certification from the public water purveyor that indicates water facilities in the area are adequate to meet the demands of the project and all other properties served by the same water facility; and

c.

A sewer area study to determine the adequacy of the sewage system that will serve the project.

2.

Where the Director of Public Works finds that based on the traffic, water, or sewer studies that the existing infrastructure is inadequate to serve a project, the Director may require the applicant to construct, install, or provide additional funds to construct or install the necessary infrastructure to protect public health, safety, and welfare. Furthermore, the Director, in consultation with the Director of Public Works, may require that the applicant demonstrate on a site plan that adequate sightlines are maintained from the vehicular access points of the project site to the public right-of-way, and that the proposed layout of the site does not impede vehicular movement in the public right-of-way.

D.

Development Standards. New sensitive uses developed in the permitted zones and located adjacent to existing, legally-established industrial uses, recycling or solid waste uses, or vehicle-related uses listed in Table 22.22.030-B (Principal Use Regulations for Industrial Zones), except for the vehicle sales and rentals sub-category, shall comply with Division 7, Chapter 22.134 (Sensitive Uses) in addition to the standards below. Where standards in Chapter 22.134 and this Section are in conflict, the more restrictive shall apply. In addition to the requirements in Section 22.140.520, all new developments in Zone MXD shall be subject to the following development standards:

1.

Floor Area.

a.

Floor Area Ratio (FAR). The maximum allowable FAR shall be 3.0 for commercial-only, mixed use, and joint live and work developments.

b.

Minimum Floor Area for Residential Use in Mixed Use Developments. At least two-thirds of the square footage of the mixed-use development shall be designated for residential use. For the purpose of this Subsection D.1.b:

i.

The two-thirds calculation is based upon the proportion of gross square footage of residential space and related facilities to gross development building square footage for an unrelated commercial use;

ii.

"Related facilities" means any manager's units and any and all common area spaces that are included within the physical boundaries of the development, including, but not limited to, common area space, walkways, balconies, patios, clubhouse space, meeting rooms, laundry facilities, and parking areas that are exclusively available to residential users, except any portions of the overall development that are specifically commercial space; and

iii.

Additional density, floor area, or units granted, pursuant to Chapter 22.120 (Density Bonus) are excluded from this calculation.

2.

Yards. Side and rear yards abutting Zone R-1 or R-2 lots shall have a minimum depth of 15 feet. If the side or rear lot line of the property in Zone MXD is separated from Zone R-1 or R-2 by a highway, street, alley, or an easement of at least 20 feet in width, this requirement regarding side or rear yard depth shall not apply.

3.

Height. Except as otherwise provided by an applicable Community Standards District, a building or structure shall not exceed 65 feet above grade, excluding chimneys, rooftop antennas, and rooftop recreational spaces, except that the portion of any building sharing a common side or rear lot line with property located within Zone R-1 or R-2 shall have a stepback from the common side or rear lot line so that the height of the building in Zone MXD is no greater than 45 feet at the edge of the building wall facing that common lot line, and shall be recessed back one foot for every one-foot increase in building height, up to a maximum height of 65 feet.

4.

Ground Floor Retail in Mixed Use Developments.

a.

Minimum Width. The width of the street-facing retail component of the ground floor within a mixed use development shall be a minimum of 20 feet.

b.

Minimum Height. The floor-to-ceiling height of the ground floor for a street-facing retail component of a mixed use development shall be a minimum of 14 feet.

5.

Parking.

a.

Parking facilities, including bicycle parking and storage facilities, shall be provided in compliance with Chapter 22.112 (Parking), however the number of required vehicle parking spaces as provided therein may be reduced by up to 25 percent.

b.

With the exception of subterranean parking, all vehicle parking areas shall be:

i.

Located in the rear of the structures or at the rear of the lot, except that up to 25 percent of required parking may be located along one side of the building if an access driveway is provided; and

ii.

Completely screened with walls or landscaping so that the parking areas are not visible from a major or secondary highway, unless the parking areas are located along access driveways, in which case walls or landscaping may be placed only if they do not impede adequate line of sight to the public right-of-way.

c.

Accessible Vehicle Parking. Accessible parking for persons with disabilities shall be calculated based on the total number of parking spaces required prior to the 25 percent reduction authorized by Subsection D.5.a, above.

6.

Loading Areas.

a.

Loading areas shall comply with the standards and conditions of Section 22.112.120 (Loading Spaces). However, the loading area requirements may be modified or waived for non-residential projects of less than 20,000 square feet in floor area with the approval of a Minor Conditional Use Permit (Chapter 22.160) application.

b.

Loading areas shall be located away from primary pedestrian ingress and egress areas by at least 20 feet. Wherever feasible, loading areas shall be located at the rear of the building.

Landscaping. A minimum of five percent of the lot shall be landscaped with drought-tolerant lawn, shrubbery, flowers, or trees, which shall be continuously maintained in good condition. Incidental walkways, if needed, may be developed in the landscaped area. Such landscaping may be a part of the building, and may include features such as atriums and ground-floor planters.

8.

Screening.

a.

Facades and Windows. In addition to complying with Subsection D.10.a, below, if the building's frontage faces a major or secondary highway, no more than 25 percent of landscaping shall screen from public view the facade or windows on the ground floor of the building's frontage.

b.

Trash/Recycling. Trash enclosures for refuse and recycling bins shall be:

i.

Located within parking structures, at the rear or side of buildings, or between buildings, and shall not be between a building and a street or highway;

ii.

Located not farther than 150 feet from the building;

iii.

Not placed in any public right-of-way; and

iv.

Screened by solid masonry walls between five and six feet in height, if located outside.

c.

Mechanical Equipment. Mechanical equipment shall be completely screened from view through the use of walls or landscaping.

9.

Security.

a.

Chain-link, barbed, and concertina wire fences are prohibited.

b.

Security bars and accordion folding grilles installed on the exterior of a storefront are prohibited.

c.

Building security grilles may be placed within the interior of the building if the grilles are concealed so that they are not visible from the exterior of the building when not in use during business hours.

10.

Pedestrian Character.

a.

Transparency. At least 50 percent of any building's ground floor facade that is oriented towards a street or highway with the greatest right-of-way width shall be composed of entrances and display windows or other displays.

b.

Glass. All glass utilized in windows or entrances on the first two stories shall be either clear or lightly tinted to maximize pedestrian visibility of building interiors from the sidewalk area. Mirrored, highly reflective glass, or densely tinted glass shall be prohibited for use in windows and entrances.

c.

Entry Orientation. The primary entrance to a commercial use in a building shall face the sidewalk in front of, or at the corner of, a street or highway with the greatest right-of-way width, or face an interior courtyard if the courtyard's entrance is located on such a street or highway.

d.

Facade. At least 50 percent of the building facade facing the street, highway, or corner of such street or highway shall include design features such as recessed windows, balconies, offset planes, stepbacks, vertical or horizontal modulations or articulations, or other architectural or decorative accents that create visual interest in lieu of a long unarticulated wall. If the frontage of the first three stories of a building is flush to the street or highway, then the frontage above the third story shall be stepped back a minimum of two feet from the frontage of the first three stories.

e.

Rooflines. Buildings having 100 feet or more of street frontage shall be designed to provide roofs of varying heights, materials, textures, or motifs.

11.

Recreational Spaces for Residential and Mixed Use Developments.

a.

Areas Defined.

i.

Common Recreational Space. Recreational space is for the exclusive use of residents of the development, and may include features as listed in Table 22.26.030-F:

ii.

Private Recreational Space. Recreational space attached to, and accessed from within an individual dwelling unit, may include an atrium, balcony, patio, porch, or terrace.

iii.

Excluded from Recreational Space. Off-street parking and loading areas, driveways, and other vehicular access areas, service areas, and perimeter landscaping that is no more than two feet in width, shall not count as usable recreational space.

b.

Minimum Dimensions Required for Recreational Space.

i.

For all new residential and mixed use developments with up to 60,000 square feet of total floor area, at least 10 percent of the project area shall be provided and maintained as recreational space, either for common or private use of the residents of the development. Landscaping required for the development may count towards this requirement as long as the landscaping is usable recreational space.

ii.

For all new residential and mixed use developments with over 60,000 square feet of total floor area, a minimum of 100 square feet per dwelling unit shall be provided for private or common recreational space. Landscaping required for the development may count towards this requirement as long as the landscaping is usable recreational space.

c.

Additional Standards for Common Recreational Space.

i.

Accessibility. Common recreational space shall be located on the same property as the units served, and shall be available exclusively for the use of all residents of the development.

ii.

Roof Top Common Recreational Space. Where a roof top is used for common recreational space, the roof top shall incorporate landscaping, decorative paving and materials, and recreational amenities listed in Subsection D.11.a.i, above. Mechanical equipment storage areas on roof tops shall not be counted towards recreational space.

12.

Other Residential Amenities. Any development that includes dwelling units shall provide adequate private or common laundry facilities reserved for the exclusive use of the residents residing in the development.

13.

Division 6 (Development Standards). Development on any lot in Zone MXD shall comply with Division 6 (Development Standards), where applicable.

E.

Modifications of Development Standards. With the exception of a height bonus granted through lot consolidation in Subsection G, below, the development standards specified in Subsection D, above, may be modified as follows:

1.

Requests for modifications to the requirements listed in Subsections D.3 (Height), D.4 (Ground Floor Retail in Mixed Use Developments), D.10 (Pedestrian Character), or D.11 (Recreational Spaces for Residential and Mixed Use Developments), above, shall require approval of a Conditional Use Permit (Chapter 22.158) application. In addition to the findings required by Section 22.158.050 (Findings and Decision), findings shall be made that any modifications to the proposed standards above would result in a better quality development that will meet the objectives of this Section, by, for example, providing:

a.

Adequate light, air, and privacy to adjacent Zone R-1 and R-2 properties by preventing casting of a permanent shadow on adjacent residences;

b.

Adequate common and private recreation space accessible to all residents of the development; and

c.

A variety of architectural elements and landscaping to contribute to or improve an active pedestrianoriented streetscape, and prevent casting a towering or monotonous effect on the streetscape.

2.

Notwithstanding Subsection E.1, above, any development standard specified in Subsection D, above, may be waived or modified in accordance with Chapter 22.120 (Density Bonus) or Chapter 22.121 (Inclusionary Housing), subject to an Administrative Housing Permit (Section 22.166.040) application, and shall require the approval of a Ministerial Site Plan Review (Chapter 22.186) application.

F.

Performance Standards. All developments in Zone MXD shall comply with the following performance standards:

1.

Hours of Operation. The hours of operation for commercial uses shall be no earlier than 6:00 a.m. and no later than 11:00 p.m. daily, unless modified by a Conditional Use Permit (Chapter 22.158) application.

2.

Loading. Loading, unloading, and all maintenance activities shall be conducted within the hours of operation noted in Subsection F.1. above, and in such fashion to prevent annoyance to adjacent residents and tenants.

3.

Noise. Noise generated by activities on the premises shall be controlled in such a manner so as not to create a nuisance or hazard on any adjacent property.

4.

Operating Activities Prohibited. The following operating activities shall be prohibited in commercial uses located within mixed use developments:

a.

Storage or shipping of flammable liquids or hazardous materials beyond that normally associated with a residential use; and

b.

Welding, machining, or open flame work.

5.

Graffiti. To encourage the maintenance of exterior walls free from graffiti that would impact pedestrian views, the following shall apply to all properties:

a.

All structures, walls, and fences open to public view shall remain free of graffiti; and

b.

In the event of such graffiti occurring, the property owner, tenant, or their agent shall remove or cover said graffiti within 72 hours, weather permitting. Paint utilized in covering such graffiti shall be a color that matches, as closely as possible, the color of the adjacent surfaces.

G.

Lot Consolidation. To encourage consolidation of two or more small lots to make it economically viable to build a mixed use development, the applicant may be granted an incentive bonus on FAR and height per Table 22.26.030-G:

(Ord. 2024-0054 § 7, 2024; Ord. 2024-0049 § 18, 2024; Ord. 2024-0036 § 4, 2024; Ord. 2024-0032 § 12, 2024; Ord. 2023-0060 § 12, 2023; Ord. 2023-0004 § 14, 2023; Ord. 2023-0001 § 11, 2023; Ord. 2022-0023 § 24, 2022; Ord. 2022-0008 § 19, 2022; Ord. 2021-0065 § 1, 2021; Ord. 2021-0017 § 14, 2021; Ord. 20210011 § 8, 2021; Ord. 2021-0010 § 15, 2021; Ord. 2020-0064 § 7, 2020; Ord. 2020-0059 § 9, 2020; Ord. 2020-0008 § 48, 2020; Ord. 2019-0053 § 16, 2019; Ord. 2019-0004 § 1, 2019.)

A.

Purpose. The Specific Plan Zone (Zone SP) is established to provide a zone for property which is subject to a specific plan adopted in accordance with the provisions of the California Government Code and this Title 22. Zone SP recognizes the detailed and unique nature of specific plans and the need to ensure that development conforms to the uses, development standards and procedures contained in specific plans. Zone SP may be established for an area concurrently or following the adoption of a specific plan. Provisions relating to the adoption and administration of specific plans and a list of all adopted specific plans are found in Chapter 22.46 (Specific Plans) and Volume III (Specific Plans).

B.

Land Use Regulations.

1.

Premises in Zone SP may be used for any principal, accessory, or temporary use permitted in the specific plan, subject to all of the limitations and conditions of the specific plan.

2.

In addition, Table 22.26.040-A, below, identifies additional uses that are permitted if authorized by the specific plan:

3.

Wireless Facilities. If a zone or land use category within a Specific Plan is silent with regard to wireless facilities, the Director may accept an application for a wireless facility if the Director determines that a wireless facility is similar to another use permitted within such zone or land use category, in accordance with the following:

a.

If the wireless facility is in compliance with Section 22.140.760.D.1, the Director may accept a Ministerial Site Plan Review application (Chapter 22.186); or

b.

If the wireless facility is in compliance with Section 22.140.760.D.2, the Director may accept a Conditional Use Permit application (Chapter 22.158).

c.

This provision shall not apply if the Specific Plan Zone is within a local coastal program.

C.

Development Standards. Premises in Zone SP shall be subject to the following development standards:

1.

Any development standards contained in the specific plan.

2.

Any development standards contained in this Title 22 which are referred to in the specific plan.

(Ord. 2023-0001 § 12, 2023; Ord. 2019-0004 § 1, 2019.)

22.26.060 - Parking Restricted Zone.

A.

Purpose. Parking Restricted Zone (Zone P-R) is established to provide an area for motor vehicle parking that may also serve as a means of reducing conflicts between incompatible uses along zone boundaries.

B.

Land Use Regulations.

1.

General. This Section prescribes the land use regulations for Zone P-R.

2.

Permit and Review Requirements. Table 22.26.060-A, below, identifies the permit or review required to establish each listed in Subsection B.3, below.

3.

Use Regulations.

a.

Principal Uses. Table 22.26.060-B, below, identifies the permit or review required to establish each principal use.

TABLE 22.26.060-B: PRINCIPAL USE REGULATIONS FOR ZONE P-R

b.

Accessory Uses.

i.

Table 22.26.060-C, below, identifies the permit or review required to establish each accessory use.

Small-scale solar energy systems, ground-mounted

SPR

Section 22.140.510

Notes:

1. Provided that there is no other practical access to such property available, and such access will not alter the character of the premises in respect to permitted uses in the subject zone.

2. Use permitted on lots located outside of the 70 or above decibel Community Noise Equivalent Level (dB CNEL) noise contour of an Airport Influence Area, as depicted in the General Plan, in its entirety.

c.

Temporary Uses. Table 22.26.060-D, below, identifies the permit or review required to establish each temporary use.

C.

Development Standards for Zone P-R. Development on any lot in Zone P-R shall comply with Division 6 (Development Standards), where applicable.

(Ord. 2023-0060 § 13, 2023; Ord. 2023-0004 § 15, 2023; Ord. 2023-0001 § 13, 2023; Ord. 2021-0017 § 15, 2021; Ord. 2021-0011 § 10, 2021; Ord. 2019-0004 § 1, 2019.)

Division 4 - COMBINING ZONES AND SUPPLEMENTAL DISTRICTS

Chapter 22.44 - SANTA MONICA MOUNTAINS LOCAL IMPLEMENTATION PROGRAM

Amended February 2018

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Santa Monica Mountains

Local Implementation Program

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A Component of The Santa Monica Mountains Local Coastal Program County of Los Angeles Department of Regional Planning

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GENERAL PROVISIONS