§ 22.412 — Los Angeles County Zoning Code

22.412.010 - Purpose. ¶

This Chapter establishes the zones, use regulations, and development standards for the Willowbrook Transit-Oriented District Specific Plan Area (Plan Area). The zones with accompanying use regulations, and development and design standards, are intended to provide property owners, business owners, developers, and their designers with basic development and design criteria that are intended to reinforce the desired building and district character.

(Ord. 2024-0032 § 38, 2024.)

22.412.020 - Applicability.

A.

General. The provisions of this Chapter 22.412 shall apply to all properties included in the Plan Area. Except as specified otherwise, no construction, modification, addition, placement or installation of any building or structure shall occur, nor shall any new use commence on any lot, on or after October 18, 2018, that is not in conformity with the provisions of the Willowbrook TOD Specific Plan.

B.

Pending Applications and Modifications to Approved Permits. Pending applications filed prior to October 18, 2018, and modifications to approved permits requested after October 18, 2018, shall be subject to Section 22.246.020 (Applicability of Zone Changes and Ordinance Amendments).

C.

Relationship to Other Provisions in Title 22. The provisions of this Chapter 22.412 shall be administered in conjunction with other provisions of this Title 22, in accordance with Section 22.400.030 (Administration).

(Ord. 2024-0032 § 38, 2024.)

22.412.030 - Specific Plan Zones.

Figure 22.412.030-A, below, identifies the zones within the Specific Plan Area.

FIGURE 22.412.030-A: WILLOWBROOK TRANSIT-ORIENTED DISTRICT SPECIFIC PLAN ZONES

==> picture [360 x 275] intentionally omitted <==

(Ord. 2024-0032 § 38, 2024.)

22.412.040 - Mixed Use Zones.

A. Purpose.

1.

Mixed Use 1 (MU-1) Zone. The Mixed Use 1 (MU-1) Zone is intended to provide commercial and residential development, with an emphasis on neighborhood serving retail, restaurant, and service uses. The area is appropriate for a large retail or mixed use center, with a neighborhood plaza or community gathering space as a focal point and strong pedestrian connections to the Willowbrook/Rosa Parks Station, as well as the educational and medical campuses to the west.

2.

Mixed Use 2 (MU-2) Zone. The Mixed Use 2 (MU-2) Zone is intended to provide commercial and residential development, with an emphasis on employment-generating uses and residential infill development. The area is appropriate for office, business park, or mixed use developments, with open space components and pedestrian connections to the Willowbrook/Rosa Parks Station and the educational and medical campuses to the south.

B.

Land Use Regulations.

1.

Table 22.412.040-A, below, identifies the permit or review required to establish each use.

TABLE 22.412.040-A: PERMIT AND REVIEW REQUIREMENTS
Abbreviation	Permit or Review Requirement	Reference
—	Not Permitted
P	Permitted
SPR	Ministerial Site Plan Review	Chapter 22.186
CUP	Conditional Use Permit	Chapter 22.158
SEP	Special Events Permit	Chapter 22.192

2.

Principal Uses. Table 22.412.040-B, below, identifies the principal uses and the permit or review required to establish each use in the Mixed Use Zones. Additional regulations contained in this Title 22 are also identified. Principal uses may be established on a single site, either as an integrated project or as standalone use, subject to the provisions of this Chapter.

TABLE 22.412.040-B: PRINCIPAL USE REGULATIONS FOR MIXED USE ZONES
Use	MU-1	MU-2	Additional Regulations

Agricultural and Resource Based Uses
Community Gardens	SPR	SPR
Animal Related Uses
Veterinaries, small animal
A. Clinics	SPR	—
B. Hospitals	CUP	—
Cultural, Education, and Institutional Uses
Churches, temples, or other places used exclusively for religious worship, including accessory educational and social activities	SPR	SPR
Community centers, including accessory facilities	SPR	SPR
Libraries	SPR	SPR
Museums	SPR	SPR
School, including accessory facilities			Section 22.364.060.F.2 for
- College, university, professional	CUP	CUP	elementary and secondary schools
- Elementary and secondary (public)	CUP	CUP
- Elementary and secondary (private)	—	CUP
- Vocational, technical and trade schools	SPR	CUP
- Tutorial, dance, art, martial arts, drama, etc.	SPR	SPR
Theaters and other auditoriums	CUP	—
Industrial Uses
Laboratories, research, and testing	—	CUP
Lodging Uses
Hotel	—	CUP
Recreational Uses
Billiards or pool halls	CUP	—
Bowling Alleys	CUP	—
Gymnasium	SPR	SPR
Parks, playgrounds, and open space (plazas, etc.)	SPR	SPR
Residential Uses
Adult residential facility serving six or fewer persons	P	P	Chapter 22.140.520
Foster family homes	P	P
Group homes for children serving six or fewer persons	P	P	Chapter 22.140.520
Joint live/work units	SPR	SPR	Chapter 22.140.320
Multifamily housing			Chapter 22.140.600
- Apartment Houses	SPR	SPR
- Townhomes	SPR	SPR

Retail1and Commercial Uses
Art gallery	SPR	SPR
Drug store or pharmacy	SPR	SPR
Farmers' market	SPR	SPR
Food and beverage sales
- Grocery stores and markets	SPR	SPR
- Specialty stores (deli, cofee, bakery, produce)	SPR	SPR
Health clubs	SPR	SPR
Home improvement, retail sales and service (hardware, lumber and building materials)
- Under 10,000 sq. ft	SPR	—
- 10,000 sq. ft or more	CUP	—
Ofce machines and equipment sales	SPR	SPR
Pet store, including the sale of pets (sales and grooming, no boarding)	SPR	—
Retail stores
- Under 10,000 sq. ft	SPR	SPR
- 10,000 sq. ft or more	SPR	—
Secondhand stores	SPR	—
Service Uses
Banks and fnancial institutions	SPR	SPR
Business support services and facilities (including graphic reproduction, computer services, etc.)	SPR	SPR
Catering	SPR	SPR
Conference facilities	—	CUP
Day care
- Adult day care	SPR	SPR
- Childcare center	SPR	SPR
- Large family childcare home	—	—
- Small family childcare home	P	P
Health retreat	—	CUP
Medical services — clinic, medical/dental ofces, medical laboratory, and urgent/express care	SPR	SPR
Ofces, business and professional	SPR	SPR
Personal services (barber, beauty salon, spa, tailor, dry cleaner, self-service laundry, etc.)	SPR	SPR
Parking lots and parking structures (stand alone)	SPR	SPR	Chapter 22.112

Repair shops, household, and fx-it	SPR	—
Restaurants and other establishments, including food take out and outdoor dining	SPR	SPR	Chapter 22.140.410
Transportation, Electrical, Gas, Communication Utilities and Public Service Uses
Comfort stations	SPR	SPR
Communications equipment buildings	SPR	SPR
Earth station	CUP	CUP
Electrical distribution substation, including related microwave facilities	SPR	SPR	Chapter 22.140.200
Fire station	SPR	SPR
Gas metering and control stations, public utility	SPR	SPR
Microwave stations	SPR	SPR
Police station	SPR	SPR
Post ofce	SPR	SPR
Publicly owned uses, other than those already listed, that are necessary to maintain the public health and convenience or general welfare	CUP	CUP
Public utility service center	SPR	SPR
Stations or stops; bus, rail, or taxi	SPR	SPR
Telephone repeater station	SPR	SPR
Any use normal or accessory to the storage or distribution of public water	CUP	CUP
Wireless telecommunications facilities	CUP	CUP
Note: 1. Retail uses are required on the ground foor fronting Wilmington Avenue and East 119th Street.

3.

Accessory Uses. Table 22.412.040-C, below, identifies the permit or review required to establish each accessory use in the Mixed Use Zones.

TABLE 22.412.040-C: ACCESSORY USE REGULATIONS FOR	TABLE 22.412.040-C: ACCESSORY USE REGULATIONS FOR	MIXED USE	ZONES
Use	MU-1	MU-2	Additional Regulations
Accessory buildings and structures	SPR	SPR	Chapter 22.110
Alcoholic beverage sales for ofsite consumption	CUP	—	Section 22.140.030
Alcoholic beverage sales for onsite consumption	CUP	—	Section 22.140.030
Home-based occupations	P	P	Section 22.140.290
Live entertainment	SPR	SPR	Section 22.140.330

Outdoor storage and display	SPR	SPR	Section 22.140.420
Short-term rental	P	P	Section 22.140.700
Signs	As specifed in Chapter 22.114

4.

Temporary Uses. Table 22.412.040-D, below, identifies the permit or review required to establish each temporary use in the Mixed Use Zones.

TABLE 22.412.040-D: TEMPORARY USE REGULATIONS FOR MIXED USE ZONES
Use	MU-1	MU-2	Additional Regulations
Holiday and seasonal sales	SPR	SPR	Section 22.140.280
Special events	SEP	SEP
Storage of materials and construction equipment used in construction or maintenance of streets and highways, sewers, storm drains, underground conduits, food control works, pipelines, and similar uses for up to one year	CUP	CUP

5.

Prohibited Uses. Table 22.412.040-E, below, identifies the prohibited uses in the Mixed Use Zones:

TABLE 22.412.040-E: PROHIBITED USES IN MIXED USE ZONES
Alternative fnancial services	Pawn shops
Bars and cocktails lounges	Tobacco and vape shops
Drive-through establishments	Vehicle-related uses, including vehicle sales, rentals, storage, washing and services
Liquor stores	Wholesale

C.

Development Standards.

1.

General. Table 22.412.040-F, below, identifies the development standards applicable to all development in the Mixed Use Zones. Additional regulations contained are also identified.

TABLE 22.412.040-F: DEVELOPMENT STANDARDS FOR MIXED USE ZONES
Development Standards	MU-1	MU-2	Additional Regulations

Lot Area Minimum	1 acre	1 acre	For new lots only. Lots may be subdivided to less than one acre for buildings that are part of a larger development in which parking and access is shared.
Minimum Street fronting yard depth			Additional setback may be required depending
A. East 119th Street	10 ft	n/a	on existing street frontage.
B. Willowbrook Avenue	20 ft	n/a
C. Wilmington Avenue	5 ft	4 ft
D. East 117th Street	n/a	10 ft
E. East 117th Place	n/a	10 ft
F. East 118th Street	n/a	10 ft
G. Bandera Street	n/a	10 ft
H. Holmes Avenue	n/a	10 ft
I. Compton Avenue	n/a	15 ft
Minimum Interior Yard (side or rear)	0 ft	0 ft	For existing residences of one to three primary units (excluding accessory dwelling unit and junior accessory dwelling unit): - Side yard: 5 ft or 10% of the lot in no case less than 3 ft - Rear yard: 15 ft
Minimum Interior Yard (side or rear) from residential use	n/a	20 ft	Only applicable to Mixed-Use Projects
Building Height Maximum	50 ft	50 ft	Chapter 22.04 and 22.110
Floor Area Ratio Maximum	1.5	3.0
Residential Density Maximum	30 du/ac	60 du/ac
Nonresidential Common Open Space Area (courtyard or plaza) Minimum	1000 sq. ft/ac	1000 sq. ft/ac	Minimum size shall be 1,000 sf and minimum dimension shall be 25 ft
Residential Common Open Space Area Minimum	50 sq. ft/du	50 sq. ft/du for at least 50% of the units
Residential Private Open Space Area Minimum	50 sq. ft/du	50 sq. ft/du	Required for residential uses only. Minimum dimension shall be 5 ft
Residential Floor Area Minimum			Section 22.140.320 for live/work units
A. Efciency	500 sq. ft	500 sq. ft
B. One Bedroom	700 sq. ft	700 sq. ft
C. Two Bedroom	900 sq. ft	900 sq. ft
D. Three Bedroom	1100 sq. ft	1100 sq. ft
E. Each Additional Bedroom	200 sq. ft	200 sq. ft
F. Live/work unit	1,000 sq. ft	1,000 sq. ft

2.

Building Height Adjacent to Residential Zone or Use.

a.

New development in the MU-1 Zone fronting East 119th Street shall not exceed 40 feet for a depth of 50 feet from East 119th Street property line.

b.

New development in the MU-2 Zone fronting Compton Avenue shall step back the fourth story of the building by a minimum of 10 feet.

c.

New development sharing an interior property line with an existing single- or two-family residence shall step back the fourth story of the building by a minimum of 10 feet. See Figure 22.412.040-A, below.

FIGURE 22.412.040-A: BUILDING HEIGHT STEP BACK ABUTTING RESIDENTIAL ZONE OR USE

==> picture [361 x 192] intentionally omitted <==

3.

Minimum Transparency Requirements.

a.

Windows and openings of nonresidential uses facing streets shall constitute a minimum of 50 percent of street-level building façades.

b.

Residential Units with Individual Entries. Windows and openings facing streets shall constitute a minimum of 30 percent of street-level building façades.

c.

On upper-floors, windows and openings facing streets shall constitute a minimum of 40 percent of building façades for commercial uses, and 20 percent of building façades for residential uses.

4.

Minimum Floor-to-Ceiling Height. Ground floor retail shall be a minimum of 15 feet.

5.

Signs. Chapter 22.114 (Signs) for signs in the C-3 Zone shall apply in the Mixed Use Zones, with the following prohibited:

a.

Roof signs shall be prohibited.

b.

Signs on perimeter fences shall be prohibited.

6.

Standards for Outdoor Dining. Outdoor dining is encouraged in the Mixed Use Zones and may be permitted within private property adjacent to the streets or public alley rights-of-way.

a.

Patio dining spaces may be open or covered with temporary or permanent structures.

b.

The patio dining spaces shall be separated from adjacent rights-of-way by either temporary or permanent railings, fencing, planter boxes, or movable bollards.

c.

Amplified sound or music is prohibited.

7.

Residential Open Space.

a.

Required side or rear yard areas may be included in the calculated open space area, but a required front yard area shall not be included.

b.

Open space areas shall have no parking, driveway, or right-of-way encroachments.

c.

Private open space shall be contiguous to the residential unit served.

d.

All patios that front a public street shall be substantially enclosed with solid walls or fencing for screening and privacy.

e.

All balconies shall have solid railings for screening and privacy.

f.

Open space areas for use by residents shall not be accessible from the commercial portion of the mixed use development.

8.

Site Landscaping. A minimum of 10 percent of the lot shall be landscaped with trees, ground cover, shrubbery, and flowers and shall be continuously maintained in good condition. Parking lot landscaping does not count towards this requirement. Incidental walkways may be developed in the landscaped area.

9.

Pedestrian Circulation.

a.

Pedestrian walkways shall be a minimum of four feet in width.

b.

The use of asphalt for paving walkways is prohibited.

10.

Vehicular Circulation. Vehicular access, drives, and circulation routes shall be designed so that all movements involved in parking, turning, or loading shall occur on-site and not within the public right-ofway.

11.

Parking lots shall be designed with end-stall turnarounds or a continuous circulation pattern.

Parking is not permitted in the required street-fronting yard.

b.

Concrete curbs shall be provided as wheel stops where parking adjoins landscaping.

c.

Parking areas shall be separated from buildings by a pedestrian walkway or landscape strip.

d.

Separate parking facilities shall be provided for residential uses and commercial uses.

12.

Fences, Walls, Gates, and Hedges. Sections greater than 50 feet in length fronting a street shall incorporate at least two of the following design features in proportion to the length:

a.

A minimum two-foot change in horizontal plane for at least 10 feet;

b.

A minimum 18-inch change in height for at least 10 feet;

c.

A minimum 18-inch-high raised planter for at least half the length; and/or

d.

Use of pilasters at 25-foot maximum intervals and at changes in planes.

Utility and Mechanical Equipment.

a.

All ground-, wall-, and roof-mounted equipment shall be screened from public view.

b.

Screening elements shall be an integral part of the building; no screening method shall give the appearance of being "tacked on." See Figure 22.412.040-B, below, for example.

FIGURE 22.412.040-B: EQUIPMENT SCREENING

==> picture [361 x 96] intentionally omitted <==

14.

Refuse and Recyclable Collection Facilities. Separate refuse collection facilities shall be provided and maintained for residential and commercial uses.

D.

Performance Standards.

1.

Hours of Operation - Including Loading. 6:00 a.m. to 11:00 p.m. daily, unless modified by a conditional use permit.

2.

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

3.

Noise. Common walls between residential and nonresidential uses shall be constructed to minimize the transmission of noise and vibration.

4.

Light and Glare. Trespass of all outdoor lighting shall be prevented and minimized.

5.

Prohibited Activities.

a.

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

b.

Welding;

c.

Machining; and

d.

Open flame work.

6.

Security. Residential uses shall have separate and secured entrances and exits directly accessible to secured parking areas. Nonresidential and residential uses located on the same floor shall not have common entrance hallways or common balconies.

a.

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

b.

Exterior security bars, grilles, or grates on windows and doors are prohibited.

c.

Exterior roll-up or folding accordion shutters, security gates, or grilles are prohibited.

d.

Roll-up or folding security gates or grilles shall be concealed within the interior architectural elements of the building during business hours. Solid roll-up or folding shutters and gates are prohibited.

(Ord. 2024-0032 § 38, 2024.)

22.412.050 - MLK Medical Zone and MLK Medical Overlay.

A.

Purpose. The Martin Luther King, Jr. (MLK) Medical Zone and MLK Medical Overlay are established to meet the existing and future needs of the MLK Medical Center campus, while ensuring compatibility with adjacent land uses. The intent is to maintain and promote medical, clinic, medical office, and associated supportive uses, such as incidental retail, supportive residential and parking, and expand pedestrian linkages and connectivity between the MLK Medical Center, Charles R. Drew University of Medicine and Science (CDU), Willowbrook/Rosa Parks Station, and the Willowbrook community. The MLK Medical Overlay applies to the two blocks bounded by Wilmington Avenue, East 120th Street, Holmes Street and East 118th Street. The properties within this Overlay are suitable for more intensive uses because of their proximity to Willowbrook/Rosa Parks Station. Besides continuing to allow existing medical and public service uses, additional medical and new residential development are permitted on properties within this Overlay.

B.

Land Use Regulations. The land use regulations for the Institutional (IT) Zone contained in Chapter 22.26 (Special Purpose Zones) shall apply to all development in the MLK Medical Zone and MLK Medical Overlay with the following modifications:

Senior citizen housing developments shall be permitted in the MLK Medical Zone and MLK Medical Overlay;

2.

Multi-family residential uses shall be permitted in the MLK Medical Overlay; and

3.

Short-term rentals are permitted as accessory use of a residence, subject to Section 22.140.700 (ShortTerm Rentals).

C.

Development Standards. The standards for the IT Zone contained in Chapter 22.26 (Special Purpose Zones) shall apply to all development in the MLK Medical Zone and Overlay with the following modifications:

1.

Maximum Height. The maximum building height of multi-family residential buildings in the MLK Medical Overlay shall be 75 feet;

2.

Maximum Floor Area Ratio (FAR):

a.

The maximum FAR in the MLK Medical Zone shall be 1.65; and

b.

The maximum FAR in the MLK Medical Overlay shall be 2.5; and

3.

Maximum Density. The maximum residential density in the MLK Medical Overlay shall be 60 dwelling units per acre.

(Ord. 2024-0032 § 38, 2024.)

22.412.060 - Drew Educational Zone. ¶

A.

Purpose. The Drew Educational Zone is established to meet the existing and future needs of CDU and King Drew Magnet High School, while ensuring compatibility with adjacent land uses. The intent is to create a

medical university campus for CDU by maintaining and promoting educational and associated support uses, while maintaining sensitivity to surrounding development.

B.

Land Use Regulations. The land use regulations for the Institutional (IT) Zone contained in Chapter 22.26 (Special Purpose Zones) shall apply to all development in the Drew Educational Zone with the following additions:

1.

Student and faculty housing, including dormitories, shall be permitted in the Drew Educational Zone; and

2.

Restaurant and supportive retail uses shall be permitted in the Drew Educational Zone as an ancillary use providing necessary support to CDU's primary activities or operations.

C.

Development Standards. The standards for the IT Zone contained in Chapter 22.26 (Special Purpose Zones) shall apply to all development in the Drew Educational Zone, with the following modifications:

1.

Maximum Height. The maximum building height shall be 75 feet. New development fronting Compton Avenue shall be limited to 50 feet for the first 100 feet from the property line fronting Compton Avenue. Development standards related to height, pursuant to Chapter 22.110 (General Site Regulations) of this Title 22, shall also apply.

2.

Maximum Floor Area Ratio (FAR). The maximum FAR in the Drew Educational Zone shall be 1.5.

3.

Required Yard. The minimum street-fronting yard depths shall be 15 feet from Compton Avenue and 10 feet from East 118th Street, East 120th Street, and Holmes Avenue.

4.

Residential Open Space.

a.

The minimum open space area requirements for multi-family developments in the Drew Educational Zone shall be as follows:

i.

50 square feet per dwelling unit of common open space area with a minimum dimension of 25 feet; and

ii.

50 square feet per dwelling unit of private open space area with a minimum dimension of five feet;

b.

Open space areas shall have no parking, driveway, or right-of-way encroachments.

c.

Private useable open space shall be contiguous to the residential unit served and screened from public view for privacy. All patios shall be walled for screening and privacy. All balconies that front a public street shall have a solid railing for screening and privacy.

d.

Private open space areas intended for use by residents only shall not be accessible from the nonresidential portion of the development.

5.

Landscaping.

a.

A minimum of 20 percent of the lot shall be landscaped with trees, ground cover, shrubbery, and flowers and shall be continuously maintained in good condition.

b.

Parking lot landscaping does not count towards this requirement.

c.

Incidental walkways may be developed in the landscaped area.

6.

Pedestrian Circulation.

a.

Pedestrian walkways shall be a minimum of four feet in width.

b.

The use of asphalt for paving walkways is prohibited.

7.

Vehicular Circulation. Vehicular access, drives, and circulation routes shall be designed so that all movements involved in parking, loading, or turning shall occur on-site and not within the public right-of-

way.

8.

Parking Lots.

a.

Parking areas shall be designed with end-stall turnarounds or a continuous circulation pattern.

b.

Parking is not permitted in the required street-fronting yard.

c.

Continuous concrete curbs shall be provided as wheel stops where parking adjoins landscaping.

d.

Parking areas shall be separated from buildings by a pedestrian walkway and/or landscape strip.

e.

Separate parking facilities shall be provided for residential uses and institutional uses.

9.

Fences, Walls, Gates, and Hedges. Wall sections greater than 50 feet in length fronting a street shall incorporate at least two of the following design features in proportion to the length:

a.

A minimum two-foot change in horizontal plane for at least 10 feet;

b.

A minimum 18-inch change in height for at least 10 feet;

c.

A minimum 18-inch-high raised planter for at least half the length; and

d.

Use of pilasters at 25-foot maximum intervals and at changes in planes.

10.

Utility and Mechanical Equipment.

All ground, wall, and roof-mounted equipment shall be screened from public view.

b.

Screening elements shall be an integral part of the building; no screening method shall give the appearance of being "tacked on."

(Ord. 2024-0032 § 38, 2024.)

22.412.070 - Imperial Commercial Zone.

A.

Purpose. The Imperial Commercial Zone is established to meet the commerce and service needs of the resident and business communities, while ensuring compatibility with adjacent land uses. The intent is to maintain and promote commercial uses between Imperial Highway and the I-105 Freeway. The Imperial Commercial Zone provides for the development of a broad range of retail and service uses, as well as freeway-oriented, regional-serving retail, office complexes, and light manufacturing businesses.

B.

Land Use Regulations. The land use regulations for the Unlimited Commercial (C-3) Zone contained in Chapter 22.20 (Commercial Zones) shall apply to all development in the Imperial Commercial Zone, with the following additions and exceptions:

1.

A self-service storage facility shall be permitted in the Imperial Commercial Zone with a conditional use permit application (Chapter 22.158), and subject to the provisions of Section 22.140.560 (Self-Storage Facilities); and

2.

The following uses shall be prohibited in the Imperial Commercial Zone:

a.

Liquor stores;

b.

Tobacco and vape shops; and

c.

New residential uses, except as specified otherwise by State law.

C.

Development Standards. The standards for the C-3 Zone contained in Chapter 22.20 (Commercial Zones) shall apply to all new development in the Imperial Commercial Zone, with the following modifications:

1.

Lot Coverage. The maximum lot coverage by structures of any type in the Imperial Commercial Zone shall be 50 percent.

2.

Maximum Height. The maximum building height in the Imperial Commercial Zone shall be 35 feet.

3.

Maximum FAR. The maximum FAR in the Imperial Commercial Zone shall be 1.0.4. Landscaping.

a.

A minimum of 10 percent of the lot shall be landscaped with trees, ground cover, shrubbery, and flowers, and shall be continuously maintained in good condition. Parking lot landscaping does not count towards this requirement.

b.

Incidental walkways may be developed in the landscaped area. Pedestrian walkways shall be a minimum of four feet in width. The use of asphalt for paving walkways is prohibited.

5.

Vehicular access, drives, and circulation routes shall be designed so that all movements involved in parking, loading, or turning shall occur on-site and not within the public right-of-way.

6.

Parking Lots.

a.

Parking areas shall be designed with end-stall turnarounds or a continuous circulation pattern.

b.

Parking is not permitted between the building and street.

c.

Continuous concrete curbs shall be provided as wheel stops where parking adjoins landscaping.

d.

Parking areas shall be separated from buildings by a pedestrian walkway and/or landscape strip.

7.

Utility and Mechanical Equipment.

a.

All mechanical ground, wall, and roof-mounted equipment shall be screened from public view.

b.

Screening elements shall be an integral part of the building; no screening method shall give the appearance of being "tacked on."

(Ord. 2024-0032 § 38, 2024.)

22.412.080 - Willowbrook Residential 1 Zone. ¶

A.

Purpose. The Willowbrook Residential 1 Zone is established to preserve and enhance desirable characteristics of single-family residential areas.

B.

Land Use Regulations. The land use regulations for the Single-Family Residence (R-1) Zone contained in Chapter 22.18 (Residential Zones) shall apply to all development in the Willowbrook Residential 1 Zone, except that the noncommercial keeping of chickens shall be permitted as an accessory use in the Willowbrook Residential 1 Zone, subject to the following provisions:

1.

No more than five chickens per residence are allowed, located within the rear yard and kept outside the dwelling unit;

2.

All such chickens shall be kept in an enclosure within the rear yard and located a minimum of 35 feet from any habitable building;

3.

Roosters shall not be permitted; and

4.

The occasional sale of eggs or chicken incidental to the keeping of chicken as a hobby shall not constitute a commercial use.

C.

Development Standards. The standards for the R-1 Zone contained in Chapter 22.18 shall apply to all development in the Willowbrook Residential 1 Zone, with the following modifications:

Driveways and Walkways. The use of asphalt for paving driveways and walkways is prohibited.

2.

Landscaping. With the exception of the required paved driveway and a walkway having a width not to exceed four feet, all areas within the street-fronting yard shall be landscaped with drought tolerant or low water use native or non-invasive plants, grasses, shrubbery, or trees, and regularly maintained.

3.

Fences, Walls, Gates, and Hedges.

a.

Wrought iron style fences which do not obscure views may be permitted to the maximum height of six feet within front yards and corner side yards, subject to a Yard Modification (Chapter 22.196) application.

b.

The portions of fences more than three and one-half feet high shall not cause a significant visual obstruction.

c.

Barbed wire and chain link fencing are prohibited.

d.

Hanging, displaying, or drying clothes on fencing is not permitted.

4.

Clotheslines are permitted at the rear of the structure and shall not be visible from adjoining the streets.

5.

Utility and Mechanical Equipment.

a.

All utility and mechanical equipment shall be placed in locations not exposed to view from the street or shall be screened from view. Satellite dishes shall also be located out of public view.

b.

Screening elements shall be an integral part of the building; no screening method shall give the appearance of being "tacked on."

(Ord. 2024-0032 § 38, 2024.)

22.412.090 - Willowbrook Residential 2 Zone.

A.

Purpose. The purpose of the Willowbrook Residential 2 Zone is to preserve and enhance single-family neighborhood characteristics while also providing opportunities for two-family residences. The intent is to promote desirable characteristics of low to medium density neighborhoods.

B.

Land Use Regulations. The land use regulations for the Two-Family Residence (R-2) Zone contained in Chapter 22.18 (Residential Zones) shall apply to all development in the Willowbrook Residential 2 Zone.

C.

Development Standards. The standards for the R-2 Zone contained in Chapter 22.18 shall apply to all development in the Willowbrook Residential 2 Zone, with the following modifications:

1.

Driveways and Walkways. The use of asphalt for paving driveways and walkways is prohibited.

2.

3.

Fences, Walls, Gates, and Hedges.

a.

Wrought iron style fences may be permitted to the maximum height of six feet within front yards and corner side yards, subject to a Yard Modification (Chapter 22.196) application.

b.

The portion of fences more than three and one-half feet shall not cause a significant visual obstruction.

c.

Barbed wire and chain link fencing are prohibited.

d.

Hanging, displaying, or drying clothes on fencing is not permitted.

4.

Clotheslines are permitted at the rear of the structure and not visible from adjoining streets.

Utility and Mechanical Equipment.

a.

All utility and mechanical equipment shall be placed in locations not exposed to view from the street or they shall be screened from view. Satellite dishes shall also be located away from public view.

b.

Screening elements shall be an integral part of the building; no screening method shall give the appearance of being "tacked on."

(Ord. 2024-0032 § 38, 2024.)

22.412.100 - Willowbrook Residential 3 Zone.

A.

Purpose. The Willowbrook Residential 3 Zone is established to provide opportunities for developments containing multiple units, such as apartments or condominiums. The intent is to promote desirable characteristics of medium density neighborhoods and provide a variety of housing options to serve the needs of the Willowbrook community.

B.

Land Use Regulations. The land use regulations for the Limited Multiple Residence (R-3) Zone contained in Chapter 22.18 (Residential Zones) shall apply to all development in the Willowbrook Residential 3 Zone.

C.

Development Standards. The standards for the Limited Multiple Residence (R-3) Zone contained in Chapter 22.18 (Residential Zones) shall apply to all development in the Willowbrook Residential 3 Zone, with the following modifications:

1.

Residential Open Space.

a.

The minimum open space area requirements for multi-family developments in the Willowbrook Residential 3 Zone shall be as follows:

i.

50 square feet per dwelling unit of common open space area with a minimum dimension of 25 feet; and

ii.

50 square feet per dwelling unit of private open space area with a minimum dimension of five feet.

b.

Required side or rear yard areas may be included in the calculated open space area, but a required front yard area shall not be included.

c.

Open space areas shall have no parking, driveway, or right-of-way encroachments.

d.

Private useable open space shall be contiguous to the residential unit served and screened from public view for privacy. All patios shall be walled for screening and privacy. All balconies shall have solid railing for screening and privacy.

2.

Landscaping.

a.

A minimum of 20 percent of the lot shall be landscaped or hardscaped with open, usable outdoor space. Required common open space areas may be counted in the calculated landscaped area.

b.

With the exception of the required paved driveway and walkway(s) having a width not to exceed four feet, all areas within the street-fronting yard shall be landscaped with drought tolerant or low water use native or non-invasive plants, grasses, shrubbery, or trees, and regularly maintained.

3.

Pedestrian Circulation.

a.

Pedestrian walkways shall be a minimum of four feet in width.

b.

The use of asphalt for paving walkways is prohibited.

4.

Vehicular Circulation.

Vehicular access, drives, and circulation routes shall be designed so that all movements involved in loading, parking, or turning shall occur on-site and not within the public right-of-way.

b.

Principal vehicular access into multi-family developments shall be through an entry driveway, rather than a parking aisle. Entry driveways lead to designated parking and shall not be lined with or offer direct access to parking spaces.

5.

Parking.

a.

Parking for multi-family developments shall be provided on-site in on-grade or underground structures, surface parking lots, carports, or attached garages.

b.

Parking shall be located proximate to the building and located to the rear of the lot wherever possible. Parking areas shall be designed with end-stall turnarounds or a continuous circulation pattern.

c.

Parking shall not occupy more than 30 percent of any linear street frontage.

d.

Parking is not permitted in the street-fronting yard.

e.

Continuous concrete curbs shall be provided as wheel stops where parking adjoins landscaping.

f.

Parking areas shall be separated from buildings by a pedestrian walkway and/or landscape strip.

g.

Carports and parking structures shall be architecturally compatible with the design of the main structures in the project.

6.

Fences, Walls, Gates, and Hedges.

a.

Wrought iron style fences may be permitted to the maximum height of six feet within front yards and corner side yards, subject to a Yard Modification (Chapter 22.196) application.

b.

The portions of fences more than three and one-half feet high shall not cause a significant visual obstruction.

c.

Barbed wire and chain link fencing are prohibited.

d.

Hanging, displaying, or drying clothes on fencing is not permitted.

e.

Wall sections greater than 50 feet in length fronting a street shall incorporate at least two of the following design features in proportion to the length:

i.

A minimum two-foot change in horizontal plane for at least 10 feet;

ii.

A minimum 18-inch change in height for at least 10 feet;

iii.

A minimum 18-inch-high raised planter for at least half the length; and

iv.

Use of pilasters at 25-foot maximum intervals and at changes in planes.

7.

Utility and Mechanical Equipment.

a.

All ground, wall, and roof-mounted utility and mechanical equipment shall be screened from public view. Satellite dishes shall also be located away from public view.

b.

Screening elements shall be an integral part of the building; no screening method shall give the appearance of being "tacked on."

Refuse and Recyclable Collection Facilities. Refuse enclosures shall be located for the convenience of the residents and collection.

(Ord. 2024-0032 § 38, 2024.)

22.412.110 - Open Space (O-S) Zone. ¶

The provisions of Chapter 22.16 (Agricultural, Open Space, Resort and Recreation, and Watershed Zones) shall apply to all development in the Open Space (O-S) Zone in the Plan Area.

(Ord. 2024-0032 § 38, 2024.)

22.412.120 - TOD Parking Reduction Overlay Zone. ¶

Except as specified otherwise by State law, the standards for parking requirements contained in Chapter 22.112 (Parking) shall apply to all development in the Plan Area, except that lots within the TOD Parking Reduction Overlay Zone, shown in Figure 22.412.120-A, below, shall be subject to this Section.

FIGURE 22.412.120-A: TOD PARKING REDUCTION OVERLAY ZONE

==> picture [360 x 273] intentionally omitted <==

Residential Uses. Maximum parking standards for residential uses are established in Table 22.412.120-A, below.

TABLE 22.412.120-A: MAXIMUM PARKING FOR RESIDENTIAL USES
Residential Uses	Maximum Number of Spaces
Single family	2.0/du
Bachelor apartment	0.75/du

Efciency and 1 Bedroom apartment	1.125/du
2+ Bedroom apartment	1.5/du
Guest parking	0.19/du

B.

Nonresidential Uses.

1.

Except as specified otherwise by State law, the minimum parking required for nonresidential uses shall be 40 percent of the required parking spaces specified in Section 22.112.070.

2.

Off-Site Parking. Off-site parking facilities may be proposed for nonresidential uses, subject to Chapter 22.178 (Parking Permits), provided such facilities are located within 1,500 feet from the site of the development.

(Ord. 2024-0032 § 38, 2024.)

Chapter 22.414 - WEST CARSON TRANSIT-ORIENTED DISTRICT SPECIFIC PLAN