§ 22.410

This Form-Based Code Specific Plan (Form-Based Code or ordinance) is established as the primary means to implement the East Los Angeles Third Street Plan, which is applicable to the area shown on the Plan Map (Figure 1) ("Plan Area") set forth in Section 22.46.3006, and may be cited as the Third Street FormBased Code.

(Ord. 2022-0008 § 161, 2022.)

This Form-Based Code is established to:

A.

Update development standards, add prescriptive evaluation standards, and provide implementing options for the Plan Area to ensure that new development exhibits high standards of urban design, architecture, and landscaping.

B.

Establish allowable uses and provide procedures for implementing requirements for these uses. The requirements contained herein provide the necessary flexibility to accommodate future development and to achieve compatibility between land uses.

C.

Identify comprehensive principles, standards, implementing options, and procedures to ensure the orderly development of the Plan Area into a mixed-use and multi-modal community, with residences, offices, entertainment, dining, and retail venues. These mixed uses will allow for the creation of business and job opportunities in the Plan Area so as to enhance the economic vitality of the County consistent with the intent, purpose, and goals of the Countywide General Plan.

D.

Allow for expansion of residential and commercial uses within the Plan Area by increasing the commercial floor area and dwelling units allowed.

(Ord. 2022-0008 § 161, 2022.)

22.410.040 - Applicability.

A.

General Applicability. This Form-Based Code shall apply to all new development projects for which a complete application has been filed on or after the effective date of the ordinance containing these new or revised regulations. Complete applications that were filed before the effective date of this Form-Based Code shall comply with the regulations and applicable Title 22 provisions that were in effect at the time that the respective complete applications were filed.

B.

Additions, Repairs, or Modifications to Existing Development. The provisions of this Form-Based Code shall apply to any addition, repair, or modification to existing development, or to any new use proposed for existing development, except as otherwise provided for in this Section C.2. When an addition, repair, or modification to existing development is subject to this Form-Based Code, only the actual addition, repair, or modification shall be required to comply with this Form-Based Code.

The following types of additions, repairs, or modification to existing development shall be exempt from the provisions of this Form-Based Code.

1.

Projects involving the normal maintenance or repair to an existing building or structure that is necessary to ensure its safe and habitable condition for ordinary and intended use;

2.

Projects involving the remodeling of interior space of a structure that do not cause any of the structure's windows to be removed, and also do not increase the gross square footage of the structure's nonresidential floor area, the number of hotel rooms if the structure is a hotel, or the number of dwelling units in the structure;

3.

Projects involving a modification to a property that, as of the effective date of this Form-Based Code, has an associated conditional use permit ("CUP") that is valid and the applicant holding the CUP is in good standing under the CUP. For these modifications, the applicant shall comply with the CUP provisions for carrying out such modifications;

4.

Projects subject to Section 22.124.140 (Certificate of Appropriateness—When Required) or 22.124.080.D (Certificate of Appropriateness or Certificate of Economic Hardship During Nomination) that comply with Section 22.124.160 (Certificate of Appropriateness - Standards).

C.

Non-conforming Uses, Buildings, or Structures.

1.

Except as otherwise provided for in this Subsection C, the nonconforming use and structure provisions in Chapter 22.172 (Nonconforming Uses, Buildings and Structures) shall apply to all uses and structures in the area governed by this Form-Based Code that were legally established prior to the effective date of this Form-Based Code.

2.

The application of the nonconforming use and structure provisions as described in Subsection C.1 shall be limited as follows:

a.

The termination period or periods set forth in Section 22.172.050 (Termination Conditions and Time Limits) that would otherwise apply to residential dwelling units shall not apply. Any single-, two-, or multi-family residential building or structure nonconforming due to use which is damaged or destroyed may be restored to the condition in which it was immediately prior to the occurrence of such damage or destruction, provided the cost of reconstruction does not exceed 100 percent of the total market value of the building or structure, as determined by the methods set forth in Section 22.172.020.G.1.a and b and provided the reconstruction complies with the provisions of Section 22.172.020.G.2;

b.

Section 22.172.020 (Maintenance of Buildings or Structures Nonconforming Due to Use) shall not apply to any alteration to a nonconforming building or structure that is due to seismic retrofitting as required by Chapters 95 and 96 of Title 26 (Building Code) of the Los Angeles County Code; and

c.

Existing Nonconforming Neighborhood-Serving Commercial Uses in Residential Zones.

i.

Notwithstanding Section 22.172.060 (Review of Amortization Schedule or Substitution of Use), an existing neighborhood-serving commercial use in a residential zone may request extension of time within which said use must be discontinued, and continue operation, subject to a Ministerial Site Plan Review (Chapter 22.186), if the use meets all requirements in Section 22.364.070.A.2.b (Existing Nonconforming Neighborhood-Serving Commercial Uses in Residential Zones).

ii.

Termination by Discontinuance. The right to operate the existing nonconforming neighborhood-serving commercial use, pursuant to this Subsection C.2.c, shall be terminated, subject to the same regulations set forth in Section 22.172.050.A (Termination by Discontinuance).

(Ord. 2024-0032 § 33, 2024; Ord. 2022-0008 § 161, 2022.)

A.

Other Requirements May Apply. No provision in this Form-Based Code shall eliminate the need for: obtaining any other permit, approval, or entitlement required by the County, or any other applicable special district or agency, or the State or federal government or their agencies; or otherwise comply with applicable State and federal regulations or laws.

B.

Prohibited Uses and Facilities. Except as specified otherwise by State law, any uses or facilities not listed or defined in Section 22.410.070 of this Form-Based Code as allowed uses or facilities are prohibited.

C.

Severability. If any provision of this Form-Based Code or the application thereof to any person or circumstance is held to be invalid by a court of competent jurisdiction, such invalidity shall not affect the other Form-Based Code provisions, clauses, or applications thereof which can be implemented without the invalid provision, clause, or application, and to this end the provisions and clauses of this Form-Based Code are declared to be severable.

D.

Relationship to Other Provisions of Title 22.

1.

The provisions contained in this Form-Based Code shall be considered to be in combination with the other applicable provisions of Title 22.

2.

Where provisions of this Form-Based Code conflict with any other provision of Title 22, this Form-Based Code shall govern, with the following exceptions:

a.

Accessory Dwelling Units and Junior Accessory Dwelling Units. Where the regulations in Section 22.140.640 (Accessory Dwelling Units and Junior Accessory Dwelling Units) are contrary to the provisions in this Form-Based Code regulating the same matter, the provisions in this Form-Based Code shall prevail, unless specified otherwise in Section 22.140.640 (Accessory Dwelling Units and Junior Accessory Dwelling Units).

b.

Affordable Housing and Senior Citizen Housing. Chapter 22.119 (Affordable Housing Replacement), Chapter 22.120 (Density Bonus), Chapter 22.121 (Inclusionary Housing), Chapter 22.128 (Supportive Housing), and Chapter 22.166 (Housing Permits) shall supersede any contrary provisions in this FormBased Code.

Where provisions of this Form-Based Code are silent, the other applicable provisions of Title 22 shall govern.

E.

In this Form-Based Code, the term "shall" means the related action is required; "should" means the related action is recommended; and "may" means the related action is optional.

F.

Capitalized terms used throughout this Form-Based Code are defined herein or in Chapter 22.14 (Definitions).

G.

The metrics contained herein are an integral part of this Form-Based Code. However, the diagrams and illustrations that accompany these metrics should be considered guidelines. When in conflict, numerical metrics shall take precedence over graphic metrics.

H.

Encroachments into the Public Right-of-Way. All design features described in this Form-Based Code, including, but not limited to, canopies, awnings, overhanging roofs, ornamental light fixtures, columns, or any other architectural element, that would encroach into the public right-of-way shall be subject to the applicable provisions of Title 16 (Highways) and Title 26 (Building Code) of the Los Angeles County Code.

(Ord. 2024-0032 § 34, 2024; Ord. 2022-0008 § 161, 2022.)

A.

No new development or use shall be established under this Form-Based Code, and no grading or building permits shall be issued for these uses, until an application has been approved for the required permit type listed in Section 22.410.110 and pursuant to the applicable procedures set forth in Subsections B through E. If the new development or use is not covered by this Form-Based Code, the applicable provisions of Title 22 shall apply to the application.

B.

Ministerial Site Plan Review.

1.

Review Authority. The Director shall have the authority to review projects subject to a Ministerial Site Plan Review for compliance with this Form-Based Code and other provisions of Title 22.

2.

Application Requirements. A Ministerial Site Plan Review application shall include all information required by the form provided by the Department, and the payment of the required fee set forth in Section 22.250.010 (Filing Fees and Deposits).

3.

Determination. If the project complies with the provisions of this Form-Based Code and other applicable provisions of Title 22, the Director shall grant the Ministerial Site Plan Review approval. Otherwise, the Director shall deny the application for a Ministerial Site Plan Review.

C.

Modification Review.

1.

Review Authority. The Hearing Officer shall have the authority to review projects requesting a modification to the development standards identified in subsection 4 below, for substantial compliance with the applicable requirements of this Form-Based Code and other provisions of Title 22.

2.

Application Requirements. A modification application shall include all information required by the form provided by the Department, and the payment of the required fee set forth in Section 22.250.010 (Filing Fees and Deposits).

3.

Procedures. A modification request shall be subject to the public hearing procedures and requirements set forth in Section 22.222.120 (Public Hearing Procedure).

4.

Determination. If the Hearing Officer determines that the request for a modification is consistent with the principles and standards of Section 22.222.200 (Findings and Decision), the Hearing Officer may approve the modification. Notwithstanding the foregoing, only the following development standards may be modified pursuant to this Subsection C:

5.

Appeals. The decision of the Hearing Officer may be appealed or called up for review pursuant to the procedures and requirements of Chapter 22.240 (Appeals).

6.

Revisions to Modification. Revisions to a modification grant may be approved by the Director if the revisions do not affect the intent of the original approval. Revisions that would deviate from the intent of the original approval shall require approval of a new modification.

D.

Specific Plan Substantial Conformance Review.

1.

Review Authority. The Hearing Officer shall have the authority to review projects subject to a Specific Plan Substantial Conformance Review for substantial compliance with the applicable standards and implementing options of this Form-Based Code and other applicable provisions of Title 22.

2.

Application Requirements. A Specific Plan Substantial Conformance Review application shall include all information required by the form provided by the Department, and the payment of the fee set forth in Section 22.250 (Applications, Petitions, and Fees).

3.

Procedures. A Specific Plan Substantial Conformance Review shall be subject to the public hearing procedures and requirements set forth in Section 22.222.120 (Public Hearing Procedure).

4.

Burden of Proof. The applicant shall substantiate to the satisfaction of the Hearing Officer that:

a.

Approval of the project conforms with the applicable provisions of this Form-Based Code and other applicable provisions of Title 22;

b.

Approval of the project is in the interest of the public health, safety, and general welfare;

c.

Site layout, open space, orientation and location of buildings, vehicular access, circulation and parking, setbacks, heights, and walls and fences are designed to provide a desirable environment within a unifying context that encourages increased pedestrian activity and promotes compatibility among neighboring land uses;

d.

Architectural character, scale, quality of design, building materials, colors, screening of exterior appurtenances, and signs are designed to ensure compatibility of the development with the Form-Based Code and the character of the neighborhood;

e.

Project landscaping, including its location, type, size, color, texture, and coverage of plant materials at the time of planting are designed and developed to provide visual interest, complement buildings and structures, and provide an attractive environment for the public. The project landscaping shall also include measures to provide for irrigation, maintenance, and protection of the landscaped areas;

f.

Parking areas are designed and developed to buffer surrounding land uses, complement pedestrianoriented development, enhance the environmental quality of the site such as to minimize stormwater run-off and the heat-island effect, and achieve a safe, efficient, and harmonious development; and

g.

Lighting and lighting fixtures are designed to complement buildings, are of appropriate scale, avoid creating glare, and provide adequate light over walkways and parking areas to foster pedestrian safety.

5.

Appeals. The decision of the Hearing Officer for the Substantial Conformance Review may be appealed or called up for review pursuant to the procedures and requirements of Chapter 22.240 (Appeals).

6.

Revisions to Specific Plan Substantial Conformance Review. Revisions to the Substantial Conformance Review may be approved by the Director if the revisions do not affect the intent of the original approval. Revisions that would deviate from the intent of the original approval shall require the approval of a new Specific Plan Substantial Conformance Review.

E.

Conditional Use Permit. When a conditional use permit is required under this Form-Based Code or otherwise required under Title 22, the review procedures for a conditional use permit shall be the same as those prescribed in Chapter 22.158 (Conditional Use Permits), except that in addition to the required

burden of proof in Section 22.158.050 (Findings and Decisions), the burden of proof for a Substantial Conformance Review set forth in Section 22.410.060.D.4 shall also apply.

(Ord. 2022-0008 § 161, 2022.)

The following definitions shall apply in this Form-Based Code.

A.

Definitions of Uses.

1.

Accessory Commercial Unit: See "Accessory Commercial Unit" in Section 22.14.010.

2.

Alcoholic Beverage Sales: Alcoholic Beverage Sales means a place of business selling alcoholic beverages for on-site or off-site consumption, and where the sale of food may be incidental to the sale of such beverages. This includes any establishment that has a valid alcoholic beverage license from the State. Alcoholic beverage sales businesses may include, but are not limited to, restaurants, bars, taverns, liquor stores, cocktail lounges, nightclubs, and supper clubs.

3.

Artisan/Craft Production: Artisan/Craft Production means an establishment that produces and/or assembles small products by hand, including jewelry, pottery, and other ceramics, as well as small glass and metal art and craft products, where any retail sales, if any, are incidental to the production activity.

4.

Auto-Related, Commercial: Auto-Related, Commercial means a place of business serving auto-related needs including, but not limited to, car rental; car wash; gas station; mechanic offering routine minor maintenance, such as fluid replacement, wiper blade replacement, flat tire repair, or similar activities that produce minimal noise, vibration, or fumes and that exclude activities listed under the definition of "autorelated industrial establishment" in this Subsection; consumer retail auto parts; and indoor vehicle sales. Excluded from this definition are auto-related commercial storage facilities and drive-through establishments.

5.

Auto-Related, Industrial: Auto-Related, Industrial means a facility conducting activities associated with: the repair or maintenance of motor vehicles, trailers, and similar large mechanical equipment; paint and body work; major overhaul of engine or engine parts; vehicle impound or wrecking yard; outdoor vehicle sales, storage, or repair; and government vehicle maintenance facilities. This definition includes auto-related uses not otherwise allowed within the Auto-Related, Commercial category.

Commercial, General: Commercial, General means a use where the place of business provides the sale and display of goods or sale of services directly to the consumer with goods available for immediate purchase and removal by the purchaser. General commercial goods include, but are not limited to, clothing, food, furniture, pharmaceuticals, books, antiques, and art. General commercial service includes, but is not limited to, a barber/beauty shop, bicycle rental, travel agency, retail store, bank, retail dry cleaning with limited equipment, express delivery service, photo studio, repair service establishment, employment office, and a veterinary clinic. Excluded from this definition are drive-through establishments. Drive-through establishments are excluded from this definition and are thereby prohibited.

7.

Commercial, Restricted: Commercial, Restricted means a use which, because of its characteristics or location, may be suitable only in specific locations and only if such uses are designed or arranged on the site in a particular manner. For such uses, the Hearing Officer may impose conditions to ensure the purpose and intent of this Form-Based Code are satisfied, including conditions related to, but not limited to, location, construction, maintenance, operation, site planning, traffic control, and time limits for the use. Restricted Commercial may include, but not be limited to, a nail salon, dry cleaning plant, mortuary, tattoo and body piercing, massage parlor, bail bond, pawn shop, and a food and beverage processing uses. Tobacco shops, cigar bars, hookah bars, and alternative financial services, such as, but not limited to, cashless transaction check-cashing stores or auto-title loan stores, are excluded from this definition, and are thereby prohibited.

8.

Community Facility: Community Facility means a non-commercial facility established primarily for the benefit and service of the general public of the community in which it is located. Such facilities may include, but are not limited to, community centers, County field offices, police and fire stations, and cultural facilities, such as libraries and museums.

9.

Community Residence: A Community Residence includes, but is not limited to, the following:

•

Adult day care facility.

•

Adult residential facility.

Child care center.

•

Family child care home, large.

•

Family child care home, small.

•

Foster family home.

•

Group home, children, having seven or more children.

•

Group home, children, limited to six or fewer children.

•

Shelters, homeless or domestic violence.

•

Juvenile hall.

•

Small family home, children.

10.

Community Support Facility: Community Support Facility means a facility providing basic services for the benefit and service of the population of the community in which it serves. Such facilities may include, but not be limited to, extended care facilities, nursing homes, convalescent homes, continuing care facilities, and assisted living facilities.

11.

Designated Historic Landmark: Designated Historic Landmark is a property that is either of the following:

a.

Listed in the National Register of Historic Places as defined in Section 1.191-2(b) of Title 26 of the Code of Federal Regulations; or

b.

Listed in any State or County official register of historical or architecturally significant sites, places, or landmarks.

Drive-Through Establishment: See "Drive-through establishments, drive-through facilities, and drivethrough services" in Section 22.14.040.

13.

Entertainment: Entertainment means a place of business serving the amusement and recreational needs of the community. This category may include, but not be limited to, cinemas, movie theaters, billiard parlors, cabarets, teen clubs, dance halls, or game arcades.

14.

Food Service: Food Service means a place of business dedicated to the preparation and sale of food and beverage for immediate consumption on- or off-site.

15.

Infrastructure and Utilities: Infrastructure and Utilities means facilities or structures related to the provision of roads, transit facilities, water and sewer lines, electrical, telephone and cable transmission, wireless telecommunication facilities, and all other utilities and communication systems necessary to the functioning of a community.

16.

Learning Center: Learning Center means a facility offering training, tutoring, or instruction to students in subjects including, but not limited to, languages, music, fine arts, or dance. Instruction may include the provision of electronic testing and distance learning.

17.

Major Facility: Major Facility means a facility of an institutional nature including, but not limited to, a hospital, public health and social service facility, medical clinic, research facility, judicial building, ambulance service, and pharmaceutical laboratory.

18.

Manufacturing and Processing Facility: Manufacturing and Processing Facility means a facility primarily engaged in the manufacturing, processing, repair, or assembly of goods.

19.

Office: Office means a building or portion thereof used for conducting a business, profession, service, or government function. This category may include, but not be limited to, offices of attorneys, engineers, architects, physicians, dentists, accountants, financial institutions, real estate companies, insurance companies, financial planners, or corporate offices. A facility for manufacturing activities shall be excluded from this definition.

20.

Place of Assembly: Place of Assembly means a facility for public assembly including, but not limited to, arenas, auditoriums, banquet halls, conference facilities, convention centers, exhibition halls, major sports

facilities, performing arts centers, and theaters.

21.

Products and Services Facility: Products and Services Facility means a public or private facility providing industrial and other services to individuals or businesses. This category may include, but is not limited to, laundry/dry cleaning plants, and metal, machine, or welding shops. This category may also include special services such as, but not limited to, pharmaceutical laboratories, animal kennels, government maintenance facilities, and solid waste facilities.

22.

Public Parking: Public Parking means a non-accessory parking facility available to the general public for parking motor vehicles, including parking lots or parking structures. This use does not include parking located in the public right-of-way.

23.

Recreational, Commercial: Recreational, Commercial means a place of business providing group leisure activities, often requiring equipment, and open to the public with or without entry or activity fees. This category may include, but not be limited to, game courts, skating rinks, bowling alleys, and commercial golf facilities, gyms, or sports rooms.

24.

Recreational, Non-Commercial: Recreational, Non-Commercial means a non-commercial facility, primarily an open space, serving the recreational needs of the general public. This category may include, but not be limited to, public golf courses, parks, playfields, and playgrounds.

25.

Religious Facility: Religious Facility means a facility used for regular organized religious worship and related activities.

26.

Research Facility: Research Facility means a facility used primarily for research and development that does not involve the use of human testing, animal husbandry, incinerators, heavy equipment, mass manufacturing, fabrication, processing, or sale of products.

27.

Schools: See "School, public or private" in Section 22.14.190.

28.

Shared Kitchen Complex: See "Shared Kitchen Complex" in Section 22.14.190.

Short-Term Rental: See "Short-Term Rental" in Section 22.14.190.

30.

Special Training/Vocational: Special Training/Vocational means a facility offering instruction or training in trades or occupations such as secretarial, paralegal, business, beauty, barber, bartender, acupuncture, massage, or other similar vocations. This category excludes training or education for any activity that is not otherwise allowed in the zone.

31.

Storage and Distribution Facility: Storage and Distribution Facility means a facility providing long-term or short-term storage, and the selling or distribution of merchandise. This category includes, but is not limited to, container yards, crating, packing and shipping service, heavy equipment sales, service and storage, logistics, warehousing or distribution establishments, public storage facilities, commercial storage facilities, or outdoor storage of building materials.

B.

Definitions of Terms.

1.

Attic: Attic means the space between the ceiling joists and roof rafters of a structure. Attics may be accessible by a staircase or other means.

2.

Arcade: See Frontage Type Standards for Arcade (Section 22.410.130).

3.

Awning Sign: See Sign Standards for Awning Sign (Section 22.410.140).

4.

Bulkhead: Bulkhead means a low partition wall located between the grade and window opening(s) used for the display of merchandise.

5.

Cabinet Sign: Cabinet Sign means a sign in which a removable sign face (usually with translucent sign graphics) is enclosed on all edges by a metal cabinet. A Cabinet Sign may also be multi-sided. Cabinet signs are prohibited in all transect zones.

6.

Civic Space: Civic Space means an open area dedicated for public use, typically for community gatherings.

7.

Clearly Visible From the Street: When a project is "clearly visible from the street," the street includes its sidewalks, squares, plazas, civic greens, parks, and all public space except alleys. A building element more than 30 feet from the building line or street is considered not Clearly Visible From the Street. A common wall is considered not Clearly Visible From the Street.

8.

Colonnade: Colonnade means a series of columns similar to an arcade but spanned by straight lintels rather than arches, linked together, usually as an element of a building.

9.

Compatible: Compatible means that the characteristics of different uses or activities or designs, allow them to be located near or adjacent to each other so as to be in harmony and to avoid abrupt or severe differences. Some elements affecting compatibility include height, scale, mass, and bulk of structures. Other elements affecting compatibility include pedestrian or vehicular traffic routes, circulation, access, parking impacts, landscaping, lighting, noise, odor, and architecture. Compatible does not mean "the same as," but rather, refers to the sensitivity of development proposals in maintaining the character of existing development.

10.

Court: See Building Type Standards for Court (Section 22.410.120).

11.

Discretionary Sign: A creative sign that meets the requirements of Section 22.410.140.F of this Form-Based Code and has a Discretionary Sign permit.

12.

Curb, Curb Line: Curb, Curb Line means a stone, concrete, or other improved boundary, marking the edge of the roadway or paved area.

13.

Duplex/Triplex: See Building Type Standards for Duplex/Triplex (Section 22.410.120).

14.

Façade: Façade means the exterior wall of a building that is set along a frontage line that supports the public realm, and is subject to frontage requirements.

15.

Flex Block: See Building Type Standards for Flex Block (Section 22.410.120).

16.

Flex Space: Flex Space means a ground-level floor area that is structurally built to accommodate both residential and non-residential uses, such as that in a live-work building.

17.

Forecourt: See Frontage Type Standards for Forecourt (Section 22.410.130).

18.

Front Yard/Porch: See Frontage Type Standards for Front Yard/Porch (Section 22.410.130).

Gallery: See Frontage Type Standards for Gallery (Section 22.410.130).

House: See Building Type Standards for House (Section 22.410.120).

Hybrid Court: See Building Type Standards for Hybrid Court (Section 22.410.120).

22.

I-710: I-710 refers to Interstate Highway 710, also known as the Long Beach Freeway.

23.

Lined Block: See Building Type Standards for Lined Block (Section 22.410.120).

24.

Main Entrance: A main building entrance is the widest entrance to a building and the one that most pedestrians are expected to use. In multi-tenant buildings, main entrances open directly into the building's lobby or principal interior ground level circulation space. When a multi-tenant building does not have a lobby or ground level interior circulation space, there shall be no main entrance for purposes of this definition. In single-tenant buildings, main entrances typically open directly into lobby, reception, or sales areas.

25.

Projecting Sign: See Sign Standards for Projecting Sign (Section 22.410.140).

26.

Relief: Relief means an architectural element in which forms or figures are distinguished from a surrounding plane surface or wall. Typical relief may include projecting detail or carved or molded ornamentation that projects from a flat surface.

Rowhouse: See Building Type Standards for Rowhouse (Section 22.410.120).

28.

Setback, Setback Line: Setback, Setback Line means the area of a lot measured from a lot line to a building façade or elevation that must be maintained clear of permanent structures except for an encroachment allowed by an encroachment permit issued in compliance with Title 16 and Title 26 of the Los Angeles County Code.

29.

Shared Parking: Shared Parking means parking space that is available to more than one use.

30.

Shop Front: See Frontage Type Standards for Shop Front (Section 22.410.130).

31.

Stoop: See Frontage Type Standards for Stoop (Section 22.410.130).

32.

Street, Front: Street, Front means a street that is predominately bordered by front lot lines and which the front façade of a structure would normally face.

33.

Street, Side: Street, Side means a street or right-of-way that is not a front street or an alley.

34.

Terrace: See Frontage Type Standards for Terrace (Section 22.410.130).

35.

Transect Zone: Transect Zone means a designated area governed by the regulations set forth in this FormBased Code.

36.

Wall Sign: See Sign Standards for Wall Sign (Section 22.410.140).

37.

Yard Sign: See Sign Standards for Yard Sign (Section 22.410.140).

(Ord. 2024-0032 § 35, 2024; Ord. 2022-0008 § 161, 2022.)

A.

Purpose. This Section identifies the eight Transect Zones within the Specific Plan Area, as delineated on the Plan Map in Figure 1:

•

3rd Street (TOD)

Cesar E. Chavez Avenue (CC)

1st Street (FS)

Atlantic Boulevard (AB)

Neighborhood Center (NC)

Low-Medium Density Residential (LMD)

Civic (CV)

Open Space (OS)

==> picture [492 x 384] intentionally omitted <==

(Ord. 2022-0008 § 161, 2022.)

A.

Purpose. This Section establishes the general standards and regulations that apply to all Transect Zones.

B.

Standards for Non-Residential Uses. The following standards are applicable to non-residential uses:

1.

Mechanical Equipment and Utility Standards. Mechanical equipment, including air conditioning, piping, ducts, and conduits external to a building, shall be concealed from view from adjacent buildings and the street level by use of landscaping, grills, screens, or other enclosures.

2.

Outdoor Lighting. Defined as lighting equipment or light fixtures used to provide illumination for outdoor areas, objects, or activities, including light fixtures attached to buildings or structures; self-supporting

structures to provide lighting for parking lots, walkways, building entrances, outdoor sales areas, recreational fields, or within landscaped areas shall all constitute outdoor lighting. Such lighting shall confine glare and reflections to the boundaries of the site. Each light source shall be shielded and directed away from any adjoining properties and public rights-of-way.

3.

Operational Standards. All non-residential uses shall be conducted and located within an enclosed building, except that the following uses may be conducted outside an enclosed building provided that they comply with all other requirements as provided in Section 22.410.050.A:

a.

Outdoor dining;

b.

A bicycle sharing station;

c.

Seasonal outdoor sales of plants, trees, or produce no more than twice a year for a maximum of five consecutive weeks for each sales period; and

d.

Other outdoor uses allowed by this Form-Based Code within a specific Transect Zone.

4.

Outdoor Structures Allowed. Outdoor fixtures such as tables, chairs, umbrellas, landscape pots, valet stations, bicycle racks, planters, benches, bus shelters, kiosks, and waste receptacles are allowed in connection with all non-residential uses. Fixtures that extend into the public right-of-way require an encroachment permit from Public Works.

5.

Outdoor Structures Prohibited. The following outdoor structures are prohibited when located outdoors of a non-residential use and clearly visible from the street: donation boxes for collecting goods; machines such as, but not limited to, photo booths, penny crunching machines, blood pressure machines, fortune-telling machines, video games, animated characters and other such machines that are internally illuminated, or have moving parts, make noise, and/or have flashing lights; inanimate figures such as statues or sculptures of horses, kangaroos, bears, gorillas, or similar animals, and mannequins, cartoon figures, or human figures.

C.

Parking.

Purpose. This subsection regulates parking for motor vehicles and bicycles, and provides options to adjust parking requirements in a Transect Zone as provided below, except that the standards provided in Section 22.112.040 C (Residential and Agricultural Zones) shall apply to parking in all Transect Zones. These regulations ensure that the parking needs of new land uses and development are met, while ensuring that parking spaces are provided in a manner that promotes the development of a walkable community.

2.

General Parking Standards. The minimum number of parking spaces required by the applicable Transect Zone (see Section 22.410.110) shall be provided, except as follows:

a.

There shall be no minimum non-residential use parking for a property located within 500 feet from any Metro rail station, as measured from that property's closest property line to the rail station's property line, along a thoroughfare right-of-way;

b.

Accessory outdoor dining shall require no additional parking spaces;

c.

For changes in land use, as long as the gross square footage of an existing building or structure is the same or less than the preexisting land use, no new parking or loading spaces are required for that change of land use. In the event that the gross floor area of the building or structure is increased by the change in land use, required parking and loading spaces shall be provided only as they relate to the increased gross floor area.

3.

Off-Site Parking, Non-Residential. Required parking for non-residential uses may be provided off-site if all of the following requirements are met. In addition, off-site non-residential parking is subject to a Specific Plan Substantial Conformance Review, the application for which shall include the materials as provided below in Section 22.410.090.C.4.a-g:

a.

The required parking is provided in an off-street parking facility on another site within 500 feet of the site proposed for development, as measured from that parking facility and the closest property line to the development, along a thoroughfare right-of-way;

b.

Pedestrian access between the site and the off-site parking area is via concrete or paved sidewalk or walkway; and

c.

The owners of the development site and the off-site parking area enter into, and record, a parking agreement or covenant in a form approved by the Director reflecting the terms of the agreement, including, but not limited to, identifying the number of spaces provided, length of time of the agreement, and hours the parking is available, and any time limits on the parking.

4.

Shared Parking, Non-Residential. The shared use of parking spaces may occur where two or more nonresidential uses located on the same or separate sites are able to share the same parking spaces because their parking demands occur at different times of the day or because parking demands can be managed in a Shared Parking facility. This shared use of non-residential parking is subject to a Specific Plan Substantial Conformance Review, the application for which shall include all of the following:

a.

The names and addresses of the uses and of the owners or tenants that will share the parking or provide off-site;

b.

The number of parking spaces that will be shared or provided off-site;

c.

Evidence, provided by the applicant, that location of the parking is no more than 500 feet from each use as measured from the parking site's closest property line to the proposed use, along a thoroughfare right-ofway;

d.

If shared parking, an analysis, provided by the applicant, showing that the peak parking times for the separate uses occur at different times of the day and that the amount of available parking spaces shall be sufficient for each use;

e.

A covenant between the property owners that guarantees access to the parking for all of the shared uses or to off-site parking;

f.

Any operational limitations on the parking, including, but not limited to, the time limits or hours of the day for the parking; and

g.

Any designated signage and parking space markings for the shared parking.

5.

Landscaping and Screening for Parking Lots. Parking lots shall be screened for the purpose of minimizing views of parked vehicles from the nearby public right-of-way. If the requirements of this Subsection are determined to be technologically infeasible or impractical, a different landscape configuration or the use of alternative materials may be used, at the discretion of the Hearing Officer, subject to a Specific Plan Substantial Conformance Review.

a.

Adjacent to Residential Zone. Where a parking lot is located on property adjoining a residential zone, in addition to the requirements of this subsection, the applicable provisions of Section 22.112.080.F (Parking Design—Walls) shall apply;

b.

Trees. Parking lots with more than 12 parking spaces shall contain a minimum of one 24-inch box canopy shade tree for every six parking spaces, or as required by Chapter 22.126 (Tree Planting Requirements), whichever is greater. The required trees shall be evenly spaced on the lot and distributed in an "orchard" configuration (placement of trees in uniformly-spaced rows) within the interior parking lot area, and shall be planted within raised curbed planter islands that are at least four feet wide on all sides;

c.

Landscaped Setback and Screening. All required setbacks for parking areas shall be landscaped with living plant material and screened with a continuous landscaped hedge, masonry or stone wall, landscaped berm, or any combination thereof, so that views of parked vehicles are minimized and shielded. The screening of parking areas shall meet the following requirements:

i.

At the time of installation, the screening shall be at least 30 inches in height, and any walls or fences used shall not exceed 36 inches in height;

ii.

Any plant screening established as a screen shall reach a height of 36 inches within two years of planting;

iii.

Walls used for screening shall have the same architectural treatment on both sides of the wall;

iv.

When a wall is used for screening, the wall shall be placed on the interior line of the required setback and the setback shall be landscaped with living plant material and a continuous hedge;

v.

Wood and chain link fences are prohibited for screening parking areas; and

vi.

Irrigation. A permanent and automatic irrigation system shall be installed and maintained for all landscaped areas.

6.

Lighting. Parking lot lighting shall comply with the following:

a.

Outdoor light fixtures for parking lot lighting shall be limited to a maximum height of 15 feet; and

b.

Parking lot lighting shall comply with Section 22.410.090.B.2 (Outdoor Lighting).

7.

Materials.

a.

All parking lots and driveways shall be surfaced with materials approved by the Director of Public Works.

b.

In compliance with Chapter 22.122 (Low Impact Development), the use of pervious or semi-pervious parking area surfacing materials including, but not limited to "grasscrete," or recycled materials such as glass, rubber, used asphalt, brick, block, and concrete, may be approved by the Director for vehicular surface area on a site, provided such area is properly maintained. Where possible, such materials should be used in areas in proximity to, and in combination with, on-site stormwater control devices.

(Ord. 2022-0008 § 161, 2022.)

22.410.100 - Required Form and Articulations.

A.

Purpose. This Section establishes the building forms and articulations for each Transect Zone.

B.

Applicability. All building types, except the building types for a single-family house and duplex or triplex, used exclusively for residential uses, shall be subject to the provisions of this Section.

C.

Architectural Character.

Required Form. Refer to Sections 22.410.120 (Building Types Standards) and 22.410.130 (Frontage Types Standards) for the required form related to architectural character.

2.

Architectural Implementation. To implement the building form requirement in Subsection C.1, proposed buildings should be compatible with the architectural characteristics of surrounding buildings, and allow for a range of architectural expressions that complement the existing urban fabric. The proposed building design should be based upon, and reflect, a thorough analysis of the surrounding patterns with regard to the following:

a.

Building orientation;

b.

Horizontal and vertical building articulation;

c.

Architectural style;

d.

Building scale and proportion;

e.

Roof line and form;

f.

Window pattern and detailing;

g.

Architectural detailing;

h.

Exterior finish materials and colors; and

i.

Lighting and landscape patterns.

Where there is no consistent architectural character or pattern found in the surrounding area, building design and massing should complement the architectural characteristics of neighboring buildings that are consistent with this Form-Based Code. In some cases, where the existing context is not well-defined, or

may be undesirable, a proposed project may establish an architectural character and pattern for which future development in the area should be compatible.

D.

Building Massing.

1.

Required Articulation.

a.

Façade Height Articulation Elements. Each building, or portions of a building, with more than one story shall have, at minimum, a distinctive building base, a building middle and building top (eave, cornice, and/or parapet line), all that complement and balance one another. See Figure 2, Façade Height Articulation Elements below.

==> picture [300 x 114] intentionally omitted <==

b.

Main building entrances shall be easily identifiable and distinguishable from other ground floor entries. Such main building entrances shall be at least one of the following:

i.

Marked by a taller mass above the entrance, such as a tower, or within a volume that protrudes from the rest of the building surface;

ii.

Located in the center of the façade, as part of a symmetrical overall composition;

iii.

Accented by architectural elements, such as columns, overhanging roofs, awnings, and ornamental light fixtures;

iv.

Marked or accented by a change in the roofline or change in the roof type; or

v.

If a corner building, they shall provide prominent corner entrances for shops or other activity-generating uses.

2.

Building Massing Implementation. To implement the building massing requirement in Subsection D.1, the following principles shall be considered.

a.

Articulation. Horizontal articulations are recommended and may be produced by material changes or applied Façade elements. Vertical articulations should be produced by variations in rooflines, window groupings, bay windows, balconies, entrance stoops, porches, or subtle changes in materials and vertical planes that create shadow lines and textural differences. Vertical elements should break up long, monolithic building façades along the street.

b.

Building base. A building base articulation may consist of a small projection of the wall surface and/or a different material or color. For a building of two or more floors, a building base may be heavier or of a thicker design treatment than the rest of the building, or be setback from the upper floors.

c.

Building middle. The building middle articulation may be created using façade offsets, consisting of slight recesses in the wall plane. This articulation should include multiple architectural rhythms derived through step backs, changes in plane, changes in materials or colors, window types, window sizes, pairing, multiple windows, or other detailing.

d.

Building top. The building top should consist of a horizontal element that crowns the building, and should be aesthetically differentiated from the building middle. The differentiation may be significant or subtle, and possible approaches from this differentiation and include variations in color, materials, ornamentation, or shape.

e.

The location, spacing, materials, and colors of exposed downspouts, gutters, scuppers, and other visible roof drainage components should be incorporated into the architectural composition of the façade and roof. The haphazard placement of such features should be avoided. Downspouts should be concealed within walls.

E.

Wall Surface Materials.

1.

Required Articulation.

a.

Building walls shall be constructed of durable materials, such as brick, natural stone, terra cotta, decorative concrete, metal, glass, or other similar materials.

b.

Standards for using decorative concrete block, stucco or other similar troweled finishes in non-residential, mixed-use, and multi-family residential buildings are:

i.

Decorative concrete block. Decorative concrete block shall be limited to a maximum of 50 percent of the street façade. When decorative concrete blocks are used for the street façade, the building shall

incorporate a combination of textures and/or colors to add visual interest. For example, combining split or rock-façade units with smooth stone can create distinctive patterns. Cinder block (concrete masonry unit) is not allowed as an exterior finish.

ii.

Stucco or other similar troweled finishes shall: (a) be smooth to prevent the collection of dirt and surface pollutants; (b) be trimmed or combined with wood, masonry, or other durable material and be limited to a maximum of 50 percent of the street façade; and (c) not extend below two feet above grade of the street façade. Concrete, masonry, natural stone, or other durable material shall be used for wall surfaces within two feet above grade of the street façade.

iii.

If clearly visible from the street, side and rear building façades shall have a level of trim and finish compatible with the front façade.

iv.

Blank wall areas without windows or doors are only allowed on internal-block, side-property line walls. Any blank exterior wall shall also be treated with a graffiti-resistant coating.

v.

Building walls shall have contrasting trim colors. For example, dark colors and saturated hues for accent and ornamental colors may be used with neutral or light walls; white or light window and door trim may be used on a medium or dark building wall; and medium or dark window and door trim may be used on a white or light building wall. Other contrasting wall and trim combinations may also be used.

vi.

All building elements that project from the building wall by more than 16 inches, including, but not limited to, decks, balconies, porch roofs, and bays, shall be visibly supported by pilasters, piers, brackets, posts, columns, or beams that correspond in size to the structure above. This requirement does not apply to cantilevered elements that are typical for a specific style.

2.

Wall Surface Implementation. To implement the wall surface requirement in Subsection E.1, the following principles shall be considered.

a.

Change in wall surface materials should be used to articulate building elements such as base, body, parapets caps, bays, arcades, and structural elements. Not all building elements require a change in material. Change in materials should be integral with building façade and structure, rather than an application.

b.

If the building mass and pattern of windows and doors are complex, simple wall surfaces should be used (such as stucco, terra-cotta veneer, or metal/cement paneling); if the building mass and the pattern of windows and doors are simple, additional wall texture and articulation should be employed (such as bricks or blocks, ornamental reliefs, pilasters, columns, and/or cornices).

c.

Internal blank walls. Wall articulation or surface reliefs, decorative vines, architectural murals (trompe l'oeil), or other surface enhancements should be considered for internal walls and may be approved by the Director.

d.

Bright colors for wall surfaces should be used sparingly to allow display windows and merchandise to catch the eye and stand out in the visual field. Typical and appropriate application of bright colors would be for fabric awnings.

e.

A secondary color for wall surfaces may be used to give additional emphasis to the walls and to architectural features such as a building base (like a wainscot), plaster, cornice, capital, and a band.

F.

Wall Openings.

1.

Required Articulation.

a.

For Shop Front frontages, upper stories shall generally have a window to wall area proportion that is less than that of ground floor shop fronts. Glass curtain walls or portions of glass curtain walls are exempt from this standard;

b.

Window Inset. Glass shall be recessed or projected at least three inches from the exterior wall surface to add relief to the wall surface. Glass curtain walls or portions of glass curtain walls are exempt from this standard;

c.

Glazing. Reflective glazing shall not be used on windows.

2.

Wall Opening Implementation. To implement the wall opening requirement in Subsection F.1, the following principles shall be considered.

a.

Glazing. Clear glazing is strongly recommended for windows. If tinted glazing is used, the tint shall be kept as light as possible. Green, gray, and blue glazing are recommended.

b.

Shop Fronts, Clerestory Windows. Clerestory windows are vertical panels of glass arranged in a row between the first and second story of a storefront. These windows reflect a traditional element of "main street" buildings, and are recommended for all new or renovated shop fronts. Clerestory windows are acceptable locations for neon, painted-window, and other non-obtrusive types of signs.

c.

Shop Front, Recessed Entries. Recessed entries are recommended as another traditional element of a main street storefront. Recommended treatments for this element include:

i.

Special paving materials, such as ceramic or mosaic tile;

ii.

Ornamental ceilings, such as coffering; or

iii.

Decorative light fixtures.

G.

Roofs.

1.

Required Articulation.

a.

To differentiate the roofline from the building and to add visual interest, a horizontal articulation shall be applied at the top of the building by projecting cornices, parapets, lintels, caps, or other architectural expression to cap the building.

b.

Flat roofs are acceptable if a cornice and/or parapet wall is provided.

c.

Metal seam roofing, if used, shall be anodized, fluorocoated, or painted. Copper and lead roofs shall be natural or oxidized.

2.

Roof Implementation. To implement the roof requirement in subsection G.1., the following principles shall be considered:

a.

Roof forms should complement the building mass and match the principal building in terms of style, detailing, and materials.

b.

Parapet walls should have cornice detailing or a distinct shape or profile, such as a gable, arc, or raised center.

(Ord. 2022-0008 § 161, 2022.)

22.410.110 - Transect Zone Standards.

A.

Purpose. This Section establishes the allowable uses and the development standards for each Transect Zone.

B.

Applicability. The standards of this Section shall be considered in combination with the standards and requirements of Sections 22.410.090 (General Standards), 22.410.100 (Required Form and Articulations), 22.410.120 (Building Type Standards), and 22.410.130 (Frontage Type Standards).

C.

Permissible Land Uses and Permit Requirements. Permissible uses for each Transect Zone and the type of review required are identified below in Table 2. Land uses are defined in the Transect Zones specified. Section 22.410.110 sets forth the review procedures for obtaining project approval.

Notes:

1. Subject to Section 22.140.700 (Short-Term Rentals).

2. Use (1) is located on a corner lot or reversed corner lot; (2) is attached to or detached from an existing or proposed residential building; (3) does not demolish, vacate, or convert any existing, legally built dwelling units, including accessory dwelling unit and junior accessory dwelling unit; and (4) is subject to Section 22.364.070.A.2.a (Accessory Commercial Units).

3. Subject to Section 22.140.540 (Shared Kitchen Complex).

4. Subject to Section 22.364.060.F.2 (Schools, Grades K-12).

D.

Transect Zone Standards. This Subsection D specifies the requirements of each Transect Zone.

1.

3rd Street (TOD). Property in the TOD Zone shall be subject to the following requirements:

==> picture [360 x 277] intentionally omitted <==

==> picture [360 x 418] intentionally omitted <==

Cesar E. Chavez Avenue (CC). Property in the CC Transect Zone shall be subject to the following requirements:

==> picture [360 x 307] intentionally omitted <==

==> picture [360 x 402] intentionally omitted <==

3.

First Street (FS). Property in the FS Transect Zone shall be subject to the following requirements:

==> picture [360 x 222] intentionally omitted <==

==> picture [360 x 392] intentionally omitted <==

4.

Atlantic Boulevard (AB). Property in the AB Transect Zone shall be subject to the following requirements:

==> picture [360 x 225] intentionally omitted <==

==> picture [360 x 413] intentionally omitted <==

5.

Neighborhood Center (NC). Property in the NC Transect Zone shall be subject to the following requirements:

==> picture [360 x 243] intentionally omitted <==

==> picture [360 x 408] intentionally omitted <==

Low-Medium Density Residential (LMD). The regulations for the Low-Medium Density Residential (LMD) Transect Zone shall be the same as those for the R-1 Zone, as prescribed in Chapter 22.18 (Residential Zones), except as specifically provided for herein.

==> picture [360 x 180] intentionally omitted <==

==> picture [360 x 410] intentionally omitted <==

Civic Space (CV). The regulations for the Civic Space Transect Zone shall be the same as those for the Institutional Zone as prescribed in Section 22.26.020 (Institutional Zones), except as specifically provided for herein.

8.

Open Space (OS). The regulations for the Open Space Transect Zone shall be the same as those for the Open-Space Zone as prescribed in Chapter 22.16 (Agricultural, Open Space, Resort and Recreation, and Watershed Zones), except as specifically provided for herein.

(Ord. 2024-0032 § 36, 2024; Ord. 2022-0008 § 161, 2022.)

A.

Purpose. This Section establishes the building types allowed within the Plan Area and the standards applicable to each building type.

B.

Applicability. The requirements of this Section shall apply to all development and uses within the Transect Zones, and shall be considered in combination with the standards for the applicable Transect Zone in Section 22.410.110 (Transect Zone Standards).

C.

Building Type Overview. Figure 3, Building Types Plan and Diagram below provides an illustrative overview of the permissible building types.

House

Duplex/Triplex

Rowhouse

Court

Hybrid Court

Lined Block

•

Flex Block

==> picture [300 x 113] intentionally omitted <==

D.

House. This Subsection specifies standards for development of the House building type.

==> picture [360 x 425] intentionally omitted <==

==> picture [300 x 259] intentionally omitted <==

E.

Duplex/Triplex. This Subsection specifies standards for development of the Duplex/Triplex building type.

==> picture [360 x 413] intentionally omitted <==

==> picture [300 x 260] intentionally omitted <==

F.

Rowhouse. This Subsection specifies standards for development of the Rowhouse building type.

==> picture [361 x 420] intentionally omitted <==

G.

Court. This Subsection specifies standards for development of the Court building type.

==> picture [360 x 408] intentionally omitted <==

H.

Hybrid Court. This Subsection specifies standards for development of the Hybrid Court building type.

==> picture [360 x 408] intentionally omitted <==

I.

Lined Block. This Subsection specifies standards for development of the Lined Block building type.

==> picture [360 x 403] intentionally omitted <==

J.

Flex Block. This Subsection specifies standards for development of the Flex Block building type.

==> picture [360 x 402] intentionally omitted <==

(Ord. 2022-0008 § 161, 2022.)

22.410.130 - Frontage Type Standards.

A.

Purpose. This Section establishes the frontage types allowed within each Transect Zone and the standards applicable to these frontage types. Frontages are the components of a building that provide an important transition and interface between the public realm (street and sidewalk) and the private realm (yard or building).

B.

Applicability. The standards in this Section shall be considered in combination with the standards found in Section 22.46.3009 (Transect Zone Standards) and Section 22.46.3010 (Building Types Standards) and are applicable to the development or alteration of all frontages within the Transect Zones.

C.

Frontage Type Overview. Figure 4, Frontage Types Illustrative Diagram below provides an illustrative overview of the allowed frontage types.

•

Front Yard/Porch

•

Terrace

•

Stoop

•

Forecourt

•

Shop Front

•

Gallery

•

Arcade

==> picture [300 x 167] intentionally omitted <==

D.

Front Yard/Porch. This Subsection specifies standards applicable to the Front Yard/Porch frontage type.

==> picture [360 x 380] intentionally omitted <==

E.

Stoop. This Subsection specifies standards applicable to the Stoop frontage type.

==> picture [360 x 392] intentionally omitted <==

F.

Terrace. This Subsection specifies standards applicable to the Terrace frontage type.

==> picture [360 x 408] intentionally omitted <==

G.

Forecourt. This Subsection specifies standards applicable to the Forecourt frontage type.

==> picture [360 x 421] intentionally omitted <==

H.

Shop Front. This Subsection specifies standards applicable to the Shop Front frontage type.

==> picture [360 x 407] intentionally omitted <==

I.

Gallery. This Subsection specifies standards applicable to the Gallery frontage type.

==> picture [360 x 401] intentionally omitted <==

J.

Arcade. This Subsection specifies standards applicable to the Arcade frontage.

==> picture [360 x 427] intentionally omitted <==

(Ord. 2022-0008 § 161, 2022.)

22.410.140 - Signs.

A.

Purpose. The purpose of these sign regulations is to:

1.

Allow property owners and occupants an opportunity to have effective signage in all Transect Zones subject to reasonable conditions related to identifying goods sold or produced, or services rendered.

2.

Maintain and enhance the quality of the community's appearance by:

a.

Regulating the size, location, and design of temporary and permanent signs so that the appearance of such signs will reduce sign clutter, be aesthetically harmonious with their surroundings, and enhance the overall appearance of the built environment;

b.

Preserving and perpetuating uncluttered views, and significant architectural and cultural resources; and

c.

Protecting residential neighborhoods from adverse impacts of excessive signage.

3.

Ensure that signs are located and designed to:

a.

Maintain a safe and orderly pedestrian and vehicular environment; and

b.

Reduce potentially hazardous conflicts between commercial or identification signs and traffic control devices and signs.

B.

Applicability.

1.

The requirements of this Section apply to all on-site signs in the Transect Zones.

2.

Signs regulated by this Form-Based Code shall not be erected or displayed unless a building permit is first obtained, unless the sign is exempt as set forth in Subsection C, below.

C.

Exempt Signs. In addition to the exemptions for signs described in Section 22.114.030 (Exemptions), the following types of signs are exempt from this Form-Based Code, provided the signs conform to the following and are located in the TOD, CC, FS, AB, or NC Transect Zones.

1.

Future Tenant Signs. Temporary signs that identify the name of future businesses. Only one such sign is allowed per street frontage of the building with a maximum of 32 square feet of sign area. Such a sign may only be displayed after tenant improvements for the site have begun and may not be displayed after the first occupancy of the tenant space.

2.

Grand Opening Sign. A temporary promotional sign used by newly established businesses to inform the public of their location and services. Such signs are permitted only until 90 days after initial occupancy of the new business and shall be removed no later than the 91st day after such initial occupancy. One such sign is allowed per street frontage with a maximum of 32 square feet of sign area. A "Grand Opening" sign does not include an annual or occasional promotion by a business.

3.

Window Sign. Two window signs per tenant are allowed consisting of permanently fixed individual lettering and/or logos not exceeding six inches in height and a total maximum sign area of three square feet. If illuminated, a window sign shall only be externally illuminated.

4.

Temporary Window Sign. In addition to the signage allowed in Subsection C.3, above, a tenant may display one additional temporary window sign, provided the sign does not exceed 25 percent of the area of any single window or adjoining windows on the same street frontage. Display of such temporary window sign shall not exceed 30 days and there shall be a minimum of 30 days between use of temporary window signs. Temporary window signs are permitted a maximum of four times per calendar year, and, if illuminated, shall only be externally illuminated.

5.

Directory Sign. A directory sign for a building providing a list of the names of business establishments within the building or series of buildings is allowed provided the sign area for the directory sign is no larger than six square feet. Such directory sign may be wall mounted, provided it is no higher than eight feet from the finished level. The directory sign may also be freestanding, provided it is no higher than three feet from the finished level, and does not cause entrances and walkways to violate ADA.

6.

Affiliation Sign. Affiliation signs that provide notice of services within an establishment (e.g., credit cards accepted, trade affiliations, etc.) are allowed provided such signs shall not exceed one square foot in area for each sign, and no more than three such signs shall be allowed for each business. If illuminated, affiliation signs shall only be externally illuminated.

D.

Prohibited Signs. Signs prohibited by Section 22.114.040 (Prohibited Signs Designated) and any sign type or sign size not expressly provided for in this Form-Based Code are prohibited.

E.

Permitted Signs.

The signs identified in Sections 22.114.140 (Incidental Business Signs), 22.114.170 (Temporary Real Estate Signs), 22.114.180 (Temporary Construction Signs), and 22.114.210 (Temporary Subdivision Sales, Entry, and Special-Feature Signs) are permitted, subject to the requirements of those sections.

2.

The signs described in Sections 22.410.140.E.3 through 22.410.140.E.6 shall be permitted in the TOD, CC, FS, AB, and NC Transect Zones, subject to the following procedures:

a.

Application Requirements. A sign application shall be submitted and shall include all information, materials, and fees required by Section 22.410.060.B of this Form-Based Code;

b.

Review and Approval. The application shall be subject to the review and approval of the Director under a Ministerial Site Plan Review pursuant to Section 22.410.060.B.

3.

Yard Sign. This Subsection specifies standards for Yard Signs.

==> picture [360 x 374] intentionally omitted <==

Projecting Sign. This Subsection specifies standards for Projecting Signs.

==> picture [360 x 350] intentionally omitted <==

Awning Sign. This Subsection specifies standards for Awning Signs.

==> picture [360 x 398] intentionally omitted <==

6.

Wall Sign. This Subsection specifies standards for Wall Signs.

==> picture [360 x 441] intentionally omitted <==

F.

Discretionary Signs.

1.

Purpose. This Subsection establishes standards and procedures for the design, review, and approval of signs that exhibit a unique design, a high degree of thoughtfulness, imagination, inventiveness, or spirit, and that make a positive visual contribution to the overall image of East Los Angeles.

2.

Applicability. A property owner or applicant may request a Discretionary Sign Permit to authorize an on-site sign that employs standards that differ from the other provisions of this Section 22.410.140, but otherwise comply with the provisions of this Section 22.410.140.F.

Application Requirements. A Discretionary Sign permit application shall include all information, materials, and fees as required for a Substantial Conformance Review pursuant to Section 22.410.060.D of this FormBased Code.

4.

Review and Approval. The Hearing Officer may approve a Discretionary Sign permit under a Specific Plan Substantial Conformance Review pursuant to Section 22.410.060.D of this Form-Based Code, except that the burden of proof findings for a Specific Plan Substantial Conformance Review set forth in Section 22.410.060.D.4 of this Form-Based Code shall not be required.

5.

Burden of Proof. The applicant shall substantiate to the satisfaction of the Hearing Officer the following:

a.

Design Quality. That the sign is designed with graphics, color, texture and quality materials that has a positive visual impact on the site and surrounding area.

b.

Contextual Criteria. That the sign is compatible, and is to scale and proportion with the surrounding area.

c.

Architectural Criteria. That the sign utilizes or enhances the architectural elements of the building and does not cover any key architectural features or details of the façade.

d.

Neighborhood Impact Criteria. That the sign is located and designed so as to not cause light and glare impacts on neighboring uses.

6.

Revisions to Discretionary Sign Permit. Revisions to a Discretionary Sign permit may be approved by the Director if the intent of the sign's original approval is not affected. Revisions to a discretionary sign that deviate from the intent of the original approval shall require a new Discretionary Sign permit.

G.

Master Sign Program. This Subsection allows for a master sign program within the Plan Area.

1.

Purpose. A master sign program is intended to:

a.

Integrate the design of multiple signs proposed for a development project with the design of the project's structures so that the multiple signs create a unified architectural statement; and/or

b.

Provide a means for applying common sign regulations for multi-tenant projects and to allow latitude in the design and display of multiple sign for the projects. A master sign program is intended to achieve, not circumvent, the intent of this Form-Based Code and the vision of the East Los Angeles Third Street Plan.

2.

Applicability. A master sign program permit shall be required whenever any of the following circumstances exist:

a.

The property owner or applicant requests a master sign program;

b.

A project is proposed to include four or more non-exempt signs on the same lot or parcel or building; or

c.

A non-exempt sign is proposed at a location where a non-conforming sign exists on the property, and the property has four or more tenants or tenant spaces.

3.

Application Requirements. A master sign program application shall include all information, materials, and fees required for a Specific Plan Substantial Conformance Review application pursuant to Section 22.410.060.D of this Form-Based Code.

4.

Review and Approval. The Hearing Officer may approve a master sign program under a Specific Plan Substantial Conformance Review pursuant to Section 22.410.060.D of this Form-Based Code, except that the burden of proof findings for a Specific Plan Substantial Conformance Review set forth in Section 22.410.060.D.4 of this Form-Based Code shall not be required.

5.

Burden of Proof. The applicant shall substantiate to the satisfaction of the Hearing Officer all of the following:

a.

That the master sign program is consistent with the purposes of this Form-Based Code and the overall intent and vision of the East Los Angeles Third Street Plan;

b.

That the master sign program enhances the overall development, is harmonious with, and relates visually to, other signs included in the master sign program, to the structures or developments they identify, and to surrounding development; and

c.

That the master sign program accommodates future revisions that may be required because of changes in use or tenants in the development.

6.

Revisions to Master Sign Programs. Revisions to a master sign program may be approved by the Director if the intent of the program's original approval is not affected. Revisions to a master sign program that would deviate from the intent of the sign's original approval shall require the approval of a new master sign program.

H.

Sign Design Recommendations. While the County does not regulate the message content, or copy, of a sign, the following principles of copy design and layout can enhance the readability and attractiveness of signs and are therefore encouraged.

1.

Sign copy should relate only to the name and/or nature of the business or building.

2.

Permanent signs that advertise information such as continuous sales, special prices, or include phone numbers, should be avoided.

3.

Information on signs should be conveyed briefly or by logo, symbol, or other graphic manner. The intent of the sign should be to increase the readability of the sign and thereby enhance the identity of the business.

I.

Sign Maintenance Requirements. A sign that is not properly maintained or is dilapidated shall be deemed a public nuisance, and shall be abated in compliance with Chapter 22.242 (Enforcement Procedures).

J.

Non-conforming Signs.

1.

Applicability. The provisions of this Subsection shall apply to all nonconforming signs.

a.

In addition to all other applicable provisions of this Section, non-conforming signs shall not be:

i.

Modified, relocated, replaced, repaired or re-stablished unless the sign is brought into conformance with the provisions of this Section;

ii.

Re-built or re-constructed after damage or destruction of more than 50 percent of the replacement value of the sign prior to said damage or destruction.

2.

Removal and Amortization Schedule. Any sign which is nonconforming due to the requirements of this Form-Based Code or to the requirements of Title 22, shall be removed or made to comply with this FormBased Code within 15 years from the effective date of this Form-Based Code.

(Ord. 2024-0032 § 37, 2024; Ord. 2022-0008 § 161, 2022.)

22.410.150 - Block and Subdivision Guidelines.

A.

Purpose. This Section establishes guidelines for maintaining the existing interconnected street and block

network in the Plan Area as well as for subdividing blocks into pedestrian-scaled blocks. These guidelines are intended to generate an urban infrastructure of small-scale, walkable blocks defined by an interconnected street network that is punctuated by a variety of public open space types.

B.

Applicability. An applicant for any new development that exceeds two acres in area should review and consider the guidelines in this Section.

C.

Design Objectives and Subdivision Guidelines for Existing Blocks. Each site subject to this Section should be designed to:

1.

Maintain the existing street network.

2.

Enhance circulation and access.

3.

Develop lots within the block that facilitate pedestrian-oriented building design.

Develop buildings with their entrances facing bordering streets.

D.

Existing Right-of-Way and Alley Guidelines.

1.

Realignment of Right(s)-of-Way. Existing rights-of-way may be realigned provided that the resulting block and private property meet the guidelines of this Section and the applicable building type standards of Section 22.410.120 of this Form-Based Code.

2.

Existing Alley-Access. In all cases, blocks with alleys should maintain alley access. Existing alley-access may be modified through realignment (shift, deflection, etc.) provided the realigned alley results in a minimum of 100 feet of net lot depth on both sides of the realigned alley.

==> picture [312 x 145] intentionally omitted <==

E.

Design Objectives and Subdivision Guidelines for New Blocks. Each site should be designed to be divided into smaller blocks with:

1.

Internal streets, where appropriate, to connect with off-site streets and/or to create a series of smaller, walkable blocks.

2.

Service alleys within the new blocks.

3.

Lots established within the block(s) for the purpose of facilitating pedestrian-oriented building design so that buildings can have their main entrances on the front street, rather than the side street.

Corner buildings with a frontage on both streets may have entrances on both streets.

F.

Proposed New Block Guidelines. The dimensional and required lot width guidelines are summarized below:

1.

Orthogonal Block Guidelines. Orthogonal blocks are rectilinear and consist of square or rectangular designs. The following apply to such proposed blocks:

a.

Block Length. Orthogonal blocks of various designs and functions are allowed as diagrammed in this Section and pursuant to the following guidelines implementation options. Minimum length of the block is 150 feet. Maximum length of the block is 400 feet.

b.

Lot Width. All buildings shall be designed to a lot with a minimum width of 50 feet or as allowed by building type, whichever is less. Maximum lot width is 300 feet.

Note: The lot is primarily for design purposes and may be made permanent through the regular process for lot line adjustments, parcel maps and/or tract maps.

==> picture [300 x 257] intentionally omitted <==

2.

Trapezoidal Block Implementation Options. Trapezoidal blocks are irregular in shape and consist of various designs. Blocks of various designs and functions are allowed as identified in the diagram below and

pursuant to the following guidelines.

a.

Block Length. Minimum length/width of a block is 100 feet. Maximum length of a block is determined by allowing an average of 500 feet for the two longest sides of the block.

b.

Block Width. All buildings should be designed with a minimum width of 50 feet or as allowed by building type, whichever is less. Maximum width of a lot is 300 feet.

Note: The lot is primarily for design purposes and may be made permanent through the regular process for lot line adjustments, parcel maps and/or tract maps.

==> picture [300 x 241] intentionally omitted <==

3.

Streets/Rights-of-Way. All blocks should be designed to support a pedestrian-oriented environment pursuant to the goals and policies of the East Los Angeles Third Street Plan.

G.

Illustrative Sequence: Applying Subdivision Guidelines to Achieve Pedestrian-Scaled Buildings. The series of diagrams below identifies the sequence of creating and maintaining walkable and multi-modal blocks to be developed in a variety of ways pursuant to the provisions of this Form-Based Code. This information illustrates the intent of the subdivision guidelines of this Section 22.410.150, combined with the building type standards of Section 22.410.120. Title 21 of the Los Angeles County Code provides direction and options regarding subdividing large lots.

==> picture [360 x 472] intentionally omitted <==

(Ord. 2022-0008 § 161, 2022.)

Chapter 22.412 - WILLOWBROOK TRANSIT-ORIENTED DISTRICT SPECIFIC PLAN