§ 22.416

This Chapter establishes the zones, use regulations, and development standards for lots within the boundary of Connect Southwest LA (CSLA): A TOD Specific Plan for West Athens-Westmont (Specific Plan). The zones with accompanying use regulations and development standards are intended to achieve a specific pattern of development in accordance with the future of the West Athens-Westmont community.

(Ord. 2024-0032 § 39, 2024.)

22.416.020 - Applicability.

A.

General. The provisions of this Chapter 22.416 shall apply to all properties within the boundary of the Specific Plan. 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 June 11, 2020, that is not in conformity with the provisions of the Specific Plan.

B.

Pending Applications and Modifications to Approved Permits. Pending applications filed prior to June 11, 2020, and modifications to approved permits requested after June 11, 2020, 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 22.416 shall be administered in conjunction with other provisions of this Title 22 in accordance with Section 22.400.030 (Administration).

(Ord. 2024-0032 § 39, 2024.)

22.416.030 - Specific Plan Zones.

A.

Zones Established. Figure 22.416.030-A, below, identifies the zones within the Specific Plan.

FIGURE 22.416.030-A: SPECIFIC PLAN ZONES, CONNECT SOUTHWEST LA

==> picture [360 x 231] intentionally omitted <==

B.

Permit and Review Types in Specific Plan Zones. Except as specified otherwise, the establishment of a use in a Specific Plan zone shall be subject to the permit or review type identified in Table 22.416.030-A, below.

(Ord. 2024-0032 § 39, 2024.)

A.

Purpose. The CSLA R-1 Zone is applied to preserve the scale and form of the area's existing single-family residential neighborhoods. The CSLA R-1 Zone provides primarily for single-family detached homes, up to nine dwelling units per acre.

B.

Use Regulations for CSLA R-1 Zone. 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 CSLA R-1 Zone, unless otherwise specified in this Subsection B.

1.

Principal Uses. Table 22.416.040-A, below, identifies the principal uses generally permitted, conditionally permitted, or prohibited in the CSLA R-1 Zone. All other permitted and conditionally permitted uses shall be

subject to the same permit or review application as those in Zone R-1, pursuant to Section 22.18.030 (Land Use Regulations for Zones R-A, R-1, R-2, R-3, R-4, and R-5).

2.

Accessory Uses. All accessory uses in the CSLA R-1 Zone shall be subject to the same permit or review application as those in Zone R-1, pursuant to Section 22.18.030 (Land Use Regulations for Zones R-A, R-1, R-2, R-3, R-4, and R-5).

3.

Temporary Uses. All temporary uses in the CSLA R-1 Zone shall be subject to the same permit or review application as those in Zone R-1, pursuant to Section 22.18.030 (Land Use Regulations for Zones R-A, R-1, R-2, R-3, R-4, and R-5).

C.

Development Standards. Development standards for Zone R-1 contained in Chapter 22.18 (Residential Zones) shall apply to all development in the CSLA R-1 Zone, unless otherwise specified in this Subsection C.

1.

Density, Setbacks, and Height. Table 22.416.040-B, below, identifies the allowable densities, required setbacks, and allowable building height in the CSLA R-1 Zone.

2.

Landscaping. With the exception of the required 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 that do not obscure views may be permitted up to five feet high in front yards and corner side yards, subject to a Ministerial Site Plan Review (Chapter 22.186).

b.

Fence design may include a combination of solid wall and open fencing, as long as over 50 percent of the wall is transparent.

c.

The use of barbed wire, electrified fence, and chain-link fence in conjunction with any fence, wall, roof, or hedge is prohibited.

4.

Lighting. All exterior light fixtures shall be energy efficient; produce warm-white light; avoid light pollution and spill-over; and, with the exception of architectural and landscape lighting, be pedestrian-scaled, shielded, and directed toward the ground.

5.

Utility and Mechanical Equipment. Utility and mechanical equipment shall be subject to Section 22.416.140.D (Utilities and Mechanical Equipment).

(Ord. 2024-0032 § 39, 2024.)

A.

Purpose. The CSLA R-2 Zone is applied to provide opportunities for medium density housing containing multiple units up to 18 dwelling units per acre. The development standards for this designation promote a variety of attached housing types, including courtyard housing, row homes, townhomes, and garden apartments, to provide a variety of housing options.

B.

Use Regulations for CSLA R-2 Zone. 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 CSLA R-2 Zone, unless otherwise specified in this Subsection B.

1.

Principal Uses. Table 22.416.050-A, below, identifies the principal uses generally permitted, conditionally permitted, or prohibited in the CSLA R-2 Zone. All other permitted and conditionally permitted uses shall be subject to the same permit or review application as those in Zone R-2, pursuant to Section 22.18.030 (Land Use Regulations for Zones R-A, R-1, R-2, R-3, R-4, and R-5).

2.

Accessory Uses. All accessory uses in the CSLA R-2 Zone shall be subject to the same permit or review application as those in Zone R-2, pursuant to Section 22.18.030 (Land Use Regulations for Zones R-A, R-1, R-2, R-3, R-4, and R-5).

3.

Temporary Uses. All temporary uses in the CSLA R-2 Zone shall be subject to the same permit or review application as those in Zone R-2, pursuant to Section 22.18.030 (Land Use Regulations for Zones R-A, R-1, R-2, R-3, R-4, and R-5).

C.

Development Standards. Development standards for Zone R-2 contained in Chapter 22.18 (Residential Zones) shall apply to all development in the CSLA R-2 Zone, unless otherwise specified in this Subsection C.

1.

Density, Setbacks, and Height. Table 22.416.050-B, below, identifies the allowable densities, required setbacks, and allowable building height in the CSLA R-2 Zone.

Note:

1. Building height shall be determined from the finished grade within five feet of the structure to the highest point of the structure, excluding chimneys and rooftop antennas.

2.

Landscaping. With the exception of the required 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 that do not obscure views may be permitted up to five feet high in front yards and corner side yards, subject to a Ministerial Site Plan Review (Chapter 22.186).

b.

Fence design may include a combination of solid wall and open fencing, as long as over 50 percent of the wall is transparent.

c.

The use of barbed wire, electrified fence, and chain-link fence, in conjunction with any fence, wall, roof, or hedge, is prohibited.

4.

Lighting. All exterior light fixtures shall be energy efficient; produce warm-white light; avoid light pollution and spill-over; and, with the exception of architectural and landscape lighting, be pedestrian-scaled, shielded, and directed toward the ground.

5.

Utility and Mechanical Equipment. Utility and mechanical equipment shall be subject to Section 22.416.140.D (Utilities and Mechanical Equipment).

(Ord. 2024-0032 § 39, 2024.)

22.416.060 - CSLA Residential 3 (CSLA R-3) Zone.

A.

Purpose. The CSLA R-3 Zone accommodates developments containing higher density multiple units, either apartments or condominiums, up to 30 dwelling units per acre. The intent is to promote desirable medium to higher density residential close to transit and other services. The development standards for this designation promote a variety of product types given the range of lot sizes and configurations. This designation is also intended to encourage the development of affordable and workforce housing to serve the needs of the West Athens-Westmont community and especially associated with Los Angeles Southwest College (LASC).

B.

Use Regulations for CSLA R-3 Zone. The land use regulations for the Limited Multiple Density Residence (R-3) Zone contained in Chapter 22.18 (Residential Zones) shall apply to all development in the CSLA R-3 Zone, unless otherwise specified in this Subsection B.

1.

Principal Uses. Table 22.416.060-A, below, identifies the principal uses generally permitted, conditionally permitted, or prohibited in the CSLA R-3 Zone. All other permitted and conditionally permitted uses shall be subject to the same permit or review application as those in Zone R-3, pursuant to Section 22.18.030 (Land Use Regulations for Zones R-A, R-1, R-2, R-3, R-4, and R-5).

2.

Accessory Uses. All accessory uses in the CSLA R-3 Zone shall be subject to the same permit or review application as those in Zone R-3, pursuant to Section 22.18.030 (Land Use Regulations for Zones R-A, R-1, R-2, R-3, R-4, and R-5).

3.

Temporary Uses. All temporary uses in the CSLA R-3 Zone shall be subject to the same permit or review application as those in Zone R-3, pursuant to Section 22.18.030 (Land Use Regulations for Zones R-A, R-1, R-2, R-3, R-4, and R-5).

C.

Development Standards. Development standards for Zone R-3 contained in Chapter 22.18 (Residential Zones) shall apply to all development in the CSLA R-3 Zone, unless otherwise specified in this Subsection C.

1.

Density, Setbacks, and Height. Table 22.416.060-B, below, identifies the allowable densities, required setbacks, and allowable building height in the CSLA R-3 Zone.

2.

Orientation. Developments north of the I-105 Freeway shall be oriented toward Imperial Highway to the extent feasible.

3.

Required Open Space. Two hundred square feet of open space per dwelling unit shall be provided in either common open space, private open space, or a combination of both, subject to the following:

a.

Minimum dimension for private open space shall be seven feet;

b.

Minimum dimension for common open space shall be 20 feet;

c.

Front yard shall be excluded from the calculation of open space. Side and rear yards may be included;

d.

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

e.

Common open space shall be developed for either active or passive use and professionally maintained in accordance with approved landscape and irrigation plans;

f.

Internal courtyards and common open space enclosed on three sides shall have a minimum dimension of 40 feet;

g.

Private open space shall be contiguous to the units served; and

h.

Balconies shall have a solid railing, and patios shall be walled for security and privacy.

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

5.

Landscaping. With the exception of the required driveway and pedestrian walkway, 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.

6.

Fences, Walls, Gates, and Hedges.

a.

Wrought iron style fences that do not obscure views may be permitted up to five feet high in front yards and corner side yards, subject to a Ministerial Site Plan Review (Chapter 22.186).

b.

Fence design may include a combination of solid wall and open fencing, as long as over 50 percent of the wall is transparent.

c.

The use of barbed wire, electrified fence, and chain-link fence, in conjunction with any fence, wall, roof, or hedge, is prohibited.

7.

Lighting. All exterior light fixtures shall be energy efficient; produce warm-white light; avoid light pollution and spill-over; and, with the exception of architectural and landscape lighting, be pedestrian-scaled, shielded, and directed toward the ground.

8.

Utility and Mechanical Equipment. Utility and mechanical equipment shall be subject to Section 22.416.140.D (Utilities and Mechanical Equipment).

9.

Circulation and Parking.

a.

Parking shall not be located in required front yards or corner side yards.

b.

Carports and parking structures shall be architecturally integrated in the project design.

c.

Parked vehicles shall be screened from view from public rights-of-way by architectural detailing, façade treatment, artwork, landscaping, or similar visual features to enhance the street façade.

(Ord. 2024-0032 § 39, 2024.)

22.416.070 - CSLA Residential Planned Development - 5000-10U (CSLA RPD-5000-10U) Zone.

This zone was established to accommodate Olive Glen by Williams Homes, a planned unit development on 120th Street. The creation of this zone shall have no effect on the prior project approval beyond including it in the Specific Plan Area.

(Ord. 2024-0032 § 39, 2024.)

22.416.080 - CSLA Neighborhood Commercial (CSLA NC) Zone.

A.

Purpose. The CSLA NC Zone is established to serve the local retail and service needs of the residents, employees, and students in the area. This zone is suited for small-scale retail service developments and restaurants serving the daily needs of adjacent neighborhoods. The intent is to maintain and promote the continuation of the neighborhood-service commercial uses.

B.

Use Regulations for CSLA NC Zone. The land use regulations for the Neighborhood Business (C-2) Zone contained in Chapter 22.20 (Commercial Zones) shall apply to all development in the CSLA NC Zone, unless otherwise specified in this Subsection B.

1.

Principal Uses. Table 22.416.080-A, below, identifies the principal uses generally permitted, conditionally permitted, or prohibited in the CSLA NC Zone. All other permitted and conditionally permitted uses shall be subject to the same permit or review application as those in Zone C-2, pursuant to Section 22.20.030 (Land Use Regulations for Zones C-H, C-1, C-2, C-3, C-M, C-MJ, and C-R).

2.

Accessory Uses. All accessory uses in the CSLA NC Zone shall be subject to the same permit or review

application as those in Zone C-2, pursuant to Section 22.20.030 (Land Use Regulations for Zones C-H, C- 1, C-2, C-3, C-M, C-MJ, and C-R).

3.

Temporary Uses. All temporary uses in the CSLA NC Zone shall be subject to the same permit or review application as those in Zone C-2, pursuant to Section 22.20.030 (Land Use Regulations for Zones C-H, C- 1, C-2, C-3, C-M, C-MJ, and C-R).

C.

Development Standards. Development standards for Zone C-2 contained in Chapter 22.20 (Commercial Zones) shall apply to all development in the CSLA NC Zone, unless otherwise specified in this Subsection C.

1.

Floor Area Ratio (FAR), Setbacks, and Height. Table 22.416.080-B, below, identifies the allowable FAR, required setbacks, and allowable building height in the CSLA NC Zone.

2.

Landscaping.

a.

A minimum of 20 percent of the lot shall be developed and professionally maintained, in accordance with approved landscape and irrigation plans.

b.

Pedestrian walkways, plazas, and outdoor dining areas may be developed in the landscape area.

c.

Landscaping required in parking lots shall not count toward this requirement.

3.

Building Design.

a.

Street-level nonresidential uses shall have a minimum floor-to-ceiling height of 15 feet.

b.

At least 50 percent of a nonresidential street-level frontage shall consist of transparent glass windows or doors with minimal obstruction from window signs, interior walls, or window displays that inhibit views to the interior.

c.

At least 30 percent of a residential street-level frontage shall consist of windows and openings.

d.

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

e.

All glass in nonresidential windows and doors shall be transparent and either clear or lightly tinted to maximize visibility of building interiors from pedestrian areas.

f.

Mirrored, highly reflective, or densely-tinted glass shall be prohibited.

4.

Lighting. All exterior light fixtures shall be energy efficient; produce warm-white light; avoid light pollution and spill-over; and, with the exception of architectural and landscape lighting, be pedestrian-scaled, shielded, and directed toward the ground. Blinking, flashing, and oscillating lights of any type visible on the exterior are prohibited.

5.

Utility and Mechanical Equipment. Utility and mechanical equipment shall be subject to Section 22.416.140.D (Utilities and Mechanical Equipment).

(Ord. 2024-0032 § 39, 2024.)

22.416.090 - CSLA Civic Center (CSLA CC) Zone.

A.

Purpose. The CSLA CC Zone is intended to allow opportunities for non-civic uses, including commercial, interim, and supportive housing; multi-family residential uses; and public open space, where appropriate, to occur with civic uses located along Imperial Highway. The CSLA CC Zone allows multi-family residential uses as an incentive for the development of affordable housing. Over time, the CSLA CC Zone will integrate the existing civic uses and the multi-family residential areas east toward the station, into a walkable, safe district. Residential uses are intended to provide for housing options and affordability, particularly workforce housing in proximity to both employment uses and transit.

B.

Use Regulations for CSLA CC Zone.

Principal Uses. Table 22.416.090-A, below, identifies the principal uses permitted, conditionally permitted, or prohibited in the CSLA CC Zone.

2.

Accessory Uses. Accessory uses and structures are permitted in the CSLA CC Zone when associated with, and subordinate to, a permitted or conditionally permitted principal use on the same site and may include the uses listed in Table 22.416.090-B, below.

3.

Temporary Uses. All temporary uses in the CSLA CC Zone shall be subject to the same permit or review application as those in Zone MXD, pursuant to Section 22.26.030.B (Land Use Regulations).

C.

Development Standards.

1.

Density, FAR, Setbacks, and Height. Table 22.416.090-C, below, identifies the allowable densities, FAR, required setbacks, and allowable building height in the CSLA CC Zone.

2.

Building Design.

a.

Building Orientation and Location. Developments shall not be oriented toward the freeway. Permanent multi-family residential units shall not be located within 200 feet of the freeway right-of-way, although other uses, such as parking, a commercial-only development, or the nonresidential component of a mixed use development, are allowed. Projects shall be oriented toward Imperial Highway to the extent feasible.

b.

Large façades/walls of structures providing no pedestrian access or only secondary access, such as for a parking structure or operations plant, that are within 20 feet of a street shall be screened with trees, large shrubbery, and other vegetation installed and professionally maintained, in accordance with approved landscape and irrigation plans.

c.

Street-level nonresidential uses shall have a minimum floor-to-ceiling height of 15 feet.

d.

At least 50 percent of a nonresidential street-level frontage shall consist of transparent glass windows or doors with minimal obstruction from window signs, interior walls, or window displays that inhibit views to the interior.

e.

At least 30 percent of a residential street-level frontage shall consist of windows and openings.

f.

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

g.

All glass in nonresidential windows and doors shall be transparent and either clear or lightly tinted to maximize visibility of building interiors from pedestrian areas.

h.

Mirrored, highly-reflective, or densely-tinted glass shall be prohibited.

3.

Lighting. All exterior light fixtures shall be energy efficient; produce warm-white light; avoid light pollution and spill-over; and, with the exception of architectural and landscape lighting, be pedestrian-scaled, shielded, and directed toward the ground. Blinking, flashing, and oscillating lights of any type visible on the exterior are prohibited.

4.

Landscaping. Landscaping along Imperial Highway shall not create a barrier for pedestrian or bicycle access into outdoor non-private open spaces.

5.

Circulation and Parking.

a.

Projects shall incorporate pedestrian and bicycle path connections into their project design.

b.

Bicycle parking shall be provided, as specified in Section 22.416.140.E (Bike Parking and Related Facilities).

c.

Parking facilities shall be provided, as specified in Section 22.416.140.F (Parking Facilities).

6.

Utility and Mechanical Equipment. Utility and mechanical equipment shall be subject to Section 22.416.140.D (Utilities and Mechanical Equipment).

(Ord. 2024-0032 § 39, 2024.)

22.416.100 - CSLA Mixed Use Development 1 (CSLA MXD-1) Zone.

A.

Purpose. The CSLA MXD-1 Zone is intended to promote development of a mix of commercial, office, and residential, with emphasis on neighborhood-serving uses. The CSLA MXD-1 Zone provides for a range of smaller to medium scale retail, horizontal and vertical mixed use developments, and multi-family residential uses up to 30 dwelling units per acre. Developments have private/public open space components and strong bicycle and pedestrian connections to the Vermont/Athens Station, LASC campus, and the community.

B.

Use Regulations for CSLA MXD-1 Zone.

1.

Principal Uses. Table 22.416.100-A, below, identifies the principal uses permitted, conditionally permitted, or prohibited in the CSLA MXD-1 Zone.

2.

Accessory Uses. Accessory uses and structures are permitted in the CSLA MXD-1 Zone when associated with, and subordinate to, a permitted or conditionally permitted principal use on the same site and may include the uses listed in Table 22.416.100-B, below.

TABLE 22.416.100-B: ACCESSORY USES FOR CSLA MXD-1 ZONE

3.

Temporary Uses. All temporary uses in the CSLA MXD-1 Zone shall be subject to the same permit or review application as those in Zone MXD, pursuant to Section 22.26.030.B (Land Use Regulations).

C.

Development Standards.

1.

Density, FAR, Setbacks, and Height. Table 22.416.100-C, below, identifies the allowable densities, FAR, required setbacks, and allowable building height in the CSLA MXD-1 Zone.

2.

Buffer and Step Back When Abutting Single-Family Residential Lot. When sharing a property line with a single-family residentially zoned lot, the following requirements, illustrated in Figure 22.416.100-A, below, shall apply:

a.

Windows, balconies, or similar openings shall be oriented so as to minimize any direct line of sight into adjacent units or onto private patios or backyards adjoining the property line;

b.

The third floor shall be stepped back by a minimum of 10 feet; and

c.

A minimum 20 feet landscape buffer shall be installed.

FIGURE 22.416.100-A: BUILDING HEIGHT AND SETBACK REQUIREMENT FOR CSLA MXD-1 ZONE

==> picture [360 x 186] intentionally omitted <==

3.

Building Design.

a.

Building Orientation and Location. Developments shall not be oriented toward the freeway. Residential units shall not be located within 200 feet of the freeway right-of-way, although other uses, such as parking, a commercial-only development, or the nonresidential component of a mixed use development, are allowed.

b.

Frontages. Building frontages shall include variations in wall planes (projections and recesses), wall height (vertical relief), and roof forms and heights to reduce the perceived scale of the structure.

c.

Façades.

i.

Street wall façades shall be architecturally enhanced by the use of arcades, colonnades, recessed entrances, window details, bays, and variation in building materials, color, and other details.

ii.

The façade detailing of mixed use buildings shall visually differentiate ground floor uses from upper-story uses. The base shall visibly anchor the building to the ground with a treatment of higher quality materials, excluding stucco.

iii.

Commercial and residential entries shall be clearly identifiable and differentiated from one another.

d.

Design Features.

i.

Buildings having 100 feet or more of street frontage shall be designed to provide roofs of varying heights.

ii.

All primary ground floor entries for individual residential units and commercial units adjacent to the street front shall be oriented toward the street front rather than the interior or to a parking lot.

iii.

Buildings having 100 feet or more of street frontage shall be designed to provide roofs of varying heights.

iv.

Street-level nonresidential uses shall have a minimum floor-to-ceiling height of 15 feet.

v.

At least 50 percent of a nonresidential street-level frontage shall consist of transparent glass windows or doors with minimal obstruction from window signs, interior walls, or window displays that inhibit views to the interior.

vi.

At least 30 percent of a residential street-level frontage shall consist of windows and openings.

vii.

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

viii.

All glass in nonresidential windows and doors shall be transparent and either clear or lightly tinted to maximize visibility of building interiors from pedestrian areas.

ix.

Mirrored, highly reflective, or densely tinted glass shall be prohibited.

x.

Rough-coat stucco is prohibited.

4.

Lighting. All exterior light fixtures shall be energy efficient; produce warm-white light; avoid light pollution and spill-over; and, with the exception of architectural and landscape lighting, shall be pedestrian-scaled, shielded, and directed toward the ground. Blinking, flashing, and oscillating lights of any type visible on the exterior are prohibited.

5.

Utility and Mechanical Equipment. Utility and mechanical equipment shall be subject to Section 22.416.140.D (Utilities and Mechanical Equipment).

6.

Required Open Space for Residential Uses. One hundred square feet of open space per dwelling unit shall be provided in either common open space, private space, or a combination of both, in a residential development or for the residential component of a mixed-use development, subject to the following:

a.

Minimum dimension for private open space shall be seven feet;

b.

Minimum dimension for common open space shall be 20 feet;

c.

Front yard shall be excluded from the calculation of open space. Side and rear yards may be included;

d.

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

e.

Common open space shall be developed for either active or passive use and professionally maintained, in accordance with approved landscape and irrigation plans;

f.

Common open space shall be located on the same property as the residential use it serves and shall be available exclusively for the use of all residents of the development;

g.

Rooftops used for common open space shall be developed and professionally maintained, in accordance with approved landscape and irrigation plans. Mechanical equipment and/or storage areas shall not count toward open space requirements;

h.

Private open space shall be contiguous to the unit served;

i.

Balconies shall have a solid railing and patios shall be walled for security and privacy; and

j.

Internal courtyards and common open space enclosed on three sides shall have a minimum dimension of 40 feet.

7.

Required Open Space for Nonresidential Uses. Open spaces shall be provided in a nonresidential development or for the nonresidential component of a mixed use development subject to the following:

a.

Minimum 500 square feet of open space shall be provided on a project site containing less than two acres;

b.

Minimum 2,500 square feet of open space shall be provided on a project site containing two acres or more;

c.

Nonresidential open space requirements may be satisfied by outdoor dining areas, pedestrian plazas, pocket parks, promenades, or other outdoor amenities accessible to the public; and

d.

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

8.

Walkways. Pedestrian walkways shall be a minimum of four feet wide.

9.

Circulation and Parking.

a.

Projects shall incorporate pedestrian and bicycle path connections into their project design.

b.

Parking structures shall be underground or architecturally integrated so as to be screened from view.

c.

Bicycle parking shall be provided, as specified in Section 22.416.140.E (Bike Parking and Related Facilities).

d.

Parking facilities shall be provided, as specified in Section 22.416.140.F (Parking Facilities).

(Ord. 2024-0032 § 39, 2024.)

A.

Purpose. The CSLA MXD-2 Zone is intended to be developed over time as a transit-supportive environment, providing a higher-intensity mix of retail, office, restaurant uses, and residential development in a compact, walkable setting. This designation encourages multi-family residential, in a vertical mixed use configuration, up to 60 dwelling units per acre. The development standards and design requirements address vital private/public open space components, and pedestrian facilities. The MXD-2 Zone is intended to promote community redevelopment through higher intensity, transit supporting infill development.

B.

Use Regulations for CSLA MXD-2 Zone.

1.

Principal Uses. Table 22.416.110-A, below, identifies the principal uses permitted, conditionally permitted, or prohibited in the CSLA MXD-2 Zone.

Wholesale

Prohibited

2.

Accessory Uses. Accessory uses and structures are permitted in the CSLA MXD-2 Zone when associated with, and subordinate to, a permitted or conditionally permitted principal use on the same site and may include the uses listed in Table 22.416.110-B, below.

3.

Temporary Uses. All temporary uses in the CSLA MXD-2 Zone shall be subject to the same permit or review application as those in Zone MXD, pursuant to Section 22.26.030.B (Land Use Regulations).

C.

Development Standards.

1.

Density, FAR, Setbacks, and Height. Table 22.416.110-C, below, identifies the allowable densities, FAR, required setbacks, and allowable building height in the CSLA MXD-2 Zone.

2.

Buffer and Step Back When Abutting Single-Family Residential Lot. When sharing a property line with a single-family residentially zoned lot, the following requirements, illustrated in Figure 22.416.110-A, below, shall apply:

a.

Windows, balconies, or similar openings shall be oriented so as to minimize any direct line-of-sight into adjacent units or onto private patios or backyards adjoining the property line;

b.

The third floor shall be stepped back by a minimum of 10 feet; and

c.

A minimum 20 feet landscape buffer shall be installed.

FIGURE 22.416.110-A: BUILDING HEIGHT AND SETBACK REQUIREMENT FOR CSLA MXD-2 ZONE

==> picture [360 x 187] intentionally omitted <==

3.

Building Design.

a.

Frontage. Building frontages shall include variations in-wall planes (projections and recesses), wall height (vertical relief), and roof forms and heights to reduce the perceived scale of the structure.

b.

Façades.

i.

Street wall façades shall be architecturally enhanced by the use of arcades, colonnades, recessed entrances, window details, bays, and variation in building materials, color, and other details.

ii.

New development at the intersections of Vermont Avenue and Imperial Highway and Western Avenue and Imperial Highway shall provide an articulated corner entrance or articulated entrances oriented toward each street, that incorporate a tall first story or prominent roof forms.

iii.

The façade detailing of mixed use buildings shall visually differentiate ground floor uses from upper-story uses. The base shall visibly anchor the building to the ground with a treatment of higher quality materials.

iv.

Commercial and residential entries shall be clearly identifiable and differentiated from one another.

c.

Design Features.

i.

All primary ground floor entries for individual residential units and commercial units adjacent to the street front shall be oriented toward the street front rather than the interior or to a parking lot.

ii.

Buildings having 100 feet or more of street frontage shall be designed to provide façade articulation and roofs of varying heights.

iii.

Street-level nonresidential uses shall have a minimum floor-to-ceiling height of 15 feet.

iv.

At least 50 percent of a nonresidential street-level frontage shall consist of transparent glass windows or doors with minimal obstruction from window signs, interior walls, or window displays that inhibit views to the interior.

v.

At least 30 percent of a residential street-level frontage shall consist of windows and openings.

vi.

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

vii.

All glass in nonresidential windows and doors shall be transparent and either clear or lightly tinted to maximize visibility of building interiors from pedestrian areas.

viii.

Mirrored, highly reflective, or densely tinted glass shall be prohibited.

ix.

Rough-coat stucco is prohibited.

4.

Utility and Mechanical Equipment. Utility and mechanical equipment shall be subject to Section 22.416.140.D (Utilities and Mechanical Equipment).

5.

Required Open Space for Residential Uses. One hundred square feet of open space per dwelling unit shall be provided in either common open space, private space, or a combination of both, in a residential development or for the residential component of a mixed use development, subject to the following:

a.

Minimum dimension for private open space shall be seven feet;

b.

Minimum dimension for common open space shall be 20 feet;

c.

Front yard shall be excluded from the calculation of open space. Side and rear yards may be included;

d.

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

e.

Common open space shall be developed for either active or passive use and professionally maintained, in accordance with approved landscape and irrigation plans;

f.

Common open space shall be located on the same property as the residential use it serves and shall be available exclusively for the use of all residents of the development;

g.

Rooftops used for common open space shall be developed and professionally maintained, in accordance with approved landscape and irrigation plans. Mechanical equipment and/or storage areas shall not count toward open space requirements;

h.

Private open space shall be contiguous to the unit served;

i.

Balconies shall have a solid railing and patios shall be walled for security and privacy; and

j.

Internal courtyards and common open space enclosed on three sides shall have a minimum dimension of 40 feet.

6.

Required Open Space for Nonresidential Uses. Open spaces shall be provided in a nonresidential development or for the nonresidential component of a mixed use development subject to the following:

a.

Minimum 500 square feet of open space shall be provided on a project site containing less than two acres;

b.

Minimum 2,500 square feet of open space shall be provided on a project site containing two acres or more;

c.

Nonresidential open space requirements may be satisfied by outdoor dining areas, pedestrian plazas, pocket parks, promenades, or other outdoor amenities accessible to the public; and

d.

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

7.

Lighting. All exterior light fixtures shall be energy efficient; produce warm-white light; avoid light pollution and spill-over; and, with the exception of architectural and landscape lighting, be pedestrian-scaled, shielded, and directed toward the ground. Blinking, flashing, and oscillating lights of any type visible on the exterior are prohibited.

8.

Walkways. Pedestrian walkways shall be a minimum of four feet wide.

9.

Circulation and Parking.

a.

Projects shall incorporate pedestrian and bicycle path connections into their project design.

b.

Parking structures shall be underground or architecturally integrated so as to be screened from view.

c.

Bicycle parking shall be provided, as specified in Section 22.416.140.E (Bike Parking and Related Facilities).

d.

Parking facilities shall be provided, as specified in Section 22.416.140.F (Parking Facilities).

(Ord. 2024-0032 § 39, 2024.)

22.416.120 - CSLA Public Institutional (CSLA IT) Zone.

A.

Purpose. The CSLA IT Zone provides for established public uses, including schools, parks, and other public uses. This designation is intended to promote the integration of publicly owned land and facilities into the public realm, to the extent feasible, to extend pedestrian open space and provide safe connections to points of destination. The CSLA IT Zone shall accommodate the development, redevelopment, and expansion of accredited schools and colleges and public facilities contemplated in an adopted or approved campus and/or facilities master plan.

B.

Use Regulations for CSLA IT Zone.

1.

Principal Uses. Table 22.416.120-A, below, identifies the principal uses permitted in the CSLA IT Zone.

2.

Accessory Uses. Accessory uses and structures are permitted in the CSLA IT Zone when associated with, and subordinate to, a permitted principal use on the same site and may include the uses listed in Table 22.416.120-B, below.

TABLE 22.416.120-B: ACCESSORY USES FOR CSLA IT ZONE

3.

Temporary Uses. All temporary uses in the CSLA IT Zone shall be subject to an adopted or approved campus and/or facilities master plan.

C.

Development Standards.

1.

FAR, Setback, and Height. Table 22.416.120-C, below, identifies the allowable FAR, required setbacks, and allowable building height in the CSLA IT Zone.

2.

Building Design.

a.

Building Orientation and Location. Developments shall not be oriented toward the freeway. Permanent multi-family residential units shall not be located within 200 feet of the freeway right-of-way, although other uses, such as parking, a commercial-only development, or the nonresidential component of a mixed use development, are allowed. Projects shall be oriented toward Imperial Highway to the extent feasible.

b.

Large façades/walls of structures providing no pedestrian access or only secondary access, such as for a parking structure or operations plant, within 20 feet of a street shall be screened with trees, large shrubbery, and other vegetation installed and professionally maintained, in accordance with approved landscape and irrigation plans.

3.

Landscaping. Landscaping along Imperial Highway shall not create a barrier for pedestrian or bicycle access.

4.

Circulation and Parking.

a.

Projects shall incorporate pedestrian and bicycle path connections into their project design.

b.

Bicycle parking shall be provided, as specified in Section 22.416.140.E (Bike Parking and Related Facilities).

c.

Parking facilities shall be provided, as specified in Section 22.416.140.F (Parking Facilities).

5.

Utility and Mechanical Equipment. Utility and mechanical equipment, as specified in Section 22.416.140.D (Utilities and Mechanical Equipment).

(Ord. 2024-0032 § 39, 2024.)

A.

Purpose. The CSLA B-1 Zone provides a buffer from the I-105 freeway by accommodating public infrastructure and open space in the Specific Plan Area.

B.

Use Regulations for CSLA B-1 Zone. Table 22.416.130-A, below, identifies the uses permitted or prohibited in the CSLA B-1 Zone.

C.

Development Standards. Development in the CSLA B-1 Zone shall be subject to the same development standards as in Zone B-1, pursuant to Section 22.22.060 (Development Standards for Industrial Zones), where applicable.

(Ord. 2024-0032 § 39, 2024.)

A.

Applicability. This Section shall apply to new development and the reuse of existing structures and facilities.

B.

Alcoholic Beverage Sales. Alcoholic beverage sales, where conditionally permitted, shall be subject to Section 22.140.030 (Alcoholic Beverage Sales).

C.

Outside Storage. All uses shall be conducted within a completely enclosed building, except for off-street parking, loading, approved nursery accessory uses, and any outdoor dining specifically permitted in conjunction with eating establishments.

D.

Utilities and Mechanical Equipment.

1.

All ground mounted utility boxes and satellite dishes shall either be placed in locations not exposed to view from the street or screened from view. Utility screening elements shall be an integral part of the building's design.

2.

Utilities and mechanical equipment shall be screened by landscaping or site-appropriate materials and shall not be located within any front setback areas or adjacent to any public right-of-way or private street or pedestrian/bicycle path, or within 50 feet of a corner.

3.

Mechanical Equipment. Compressors, air conditioning units, vents, exhausts, or similar mechanical equipment located outside a building shall comply with the following:

a.

All such equipment shall be screened from view from any abutting street or adjacent use. Screening shall be an integral part of the overall architectural design of the project. The top of any screening shall be a minimum of six inches above the top of any mechanical equipment.

b.

All mechanical equipment shall be maintained in a clean and proper condition to prevent breakdown that might release noxious or toxic materials or create excessive noise, and to avoid accumulation of litter, filth, and materials that would be noxious or unsafe.

c.

Equipment, including ground mounted air conditioners, may be located within the side and rear yard setbacks, if a three-foot minimum setback to the property line is maintained.

d.

Ground mounted air conditioners are not permitted in any portion of the front yard setback or between the front of the structure and the public right-of-way.

4.

Roof-Mounted Solar Collector Panels. Roof-mounted solar collector panels shall be mounted flush with the surface where possible. Where panels cannot effectively perform if flush mounted, justification in the form of efficiency calculations may be submitted to the Director for consideration of alternative mounting configurations.

5.

Refuse Collection Facilities. All outdoor refuse collection facilities shall be screened from public rights-ofway. Collection areas shall be shielded from view in all directions, either within a building or within a solid masonry wall of sufficient height to conceal materials temporarily accumulated for collection. The enclosure shall be designed to complement the main building materials.

E.

Bike Parking and Related Facilities.

1.

Bike parking and related facilities shall be subject to Section 22.112.100 (Bicycle Parking Spaces and Bicycle Facilities), with the exception of the following specified in Table 22.416.140-A, below. For a combination of uses on a single lot, the number of required bicycle parking spaces shall be equal to the combined total of the required bicycle parking spaces for each of the individual uses.

2.

Showers and Changing Facilities. All new commercial and mixed-use developments shall provide and continually maintain secured, ground floor restrooms accessible to the public and available for changing.

a.

Shower shall be provided as follows:

i.

A minimum of one shower for developments with a gross nonresidential floor area between 10,000 and 24,999 square feet;

ii.

A minimum of two showers for developments with a gross nonresidential floor area between 25,000 square feet and 124,999 square feet; and

iii.

A minimum of four showers for developments with a gross nonresidential floor area over 125,000 square feet.

b.

Accompanying dressing facilities shall be provided with lockers for clothing and personal effects at a rate of one per every long-term bicycle parking space required.

F.

Parking Facilities.

1.

The perimeter of parking areas and driveways adjacent to streets and pedestrian pathways shall be screened from street views with a low street wall, berms, fences, or landscaping.

2.

The façade of parking structures shall include vertical features to break up those façades and horizontal features to separate each floor.

3.

Projecting elements, awnings, lighting, signs, or other features shall be used to highlight pedestrian entrances into parking structures.

4.

Shared parking structures for mixed use developments shall provide secure access and parking areas for residential tenants.

5.

Parking structures shall have shaded structures, preferably photovoltaic arrays, on the top deck to reduce heat island effects.

6.

Off-Street Parking Requirements. Except as specified otherwise by State law, the standards for parking requirements contained in Chapter 22.112 (Parking) shall apply to developments within the boundary of the

Specific Plan, except that parking provided shall not exceed the maximum as specified in Table 22.416.140-B, below.

G.

Security.

1.

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

2.

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

3.

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

4.

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 § 39, 2024.)

Minor modifications, as defined herein, shall be subject to the Substantial Conformance Review described in this Section.

A.

Review Authority. The Hearing Officer shall have the authority to review projects requesting a modification to the development standards identified in Subsection C (Maximum Modifications), below, for substantial compliance with the applicable requirements of the Specific Plan and other provisions of this Title 22.

B.

Application and Review Procedures.

1.

Application Checklist. The application submittal shall contain all of the materials required by the Substantial Conformance Review checklist.

2.

Type II Review. The application shall be filed and processed in compliance with Chapter 22.228 (Type II Review—Discretionary) and this Section.

C.

Maximum Modifications. Table 22.416.150-A, below, specifies the maximum modifications that may be permitted, pursuant to this Section.

D.

Findings and Decision.

Common Procedures. Findings and decision shall be made in compliance with Section 22.228.050 (Findings and Decision) and include the findings in Subsection D.2, below.

2.

Findings.

a.

Approval of the project conforms with the applicable provisions of this Specific Plan and other applicable provisions of this Title 22.

b.

Approval of the project is in the interest of 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 that encourage increased pedestrian activity compatible with neighboring land uses.

d.

Architectural character, scale, quality of design, building materials, colors, screening of exterior appurtenances, and signs are compatible with the Specific Plan and neighborhood character.

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 through maturity. 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 runoff and the urban heat-island effect; and ensure safety.

g.

Exterior 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.

E.

Conditions of Approval. The Hearing Officer may impose conditions to ensure the approval will be in accordance with the findings required by Subsection D (Findings and Decisions), above.

F.

All Zone Regulations Apply Unless Permit is Granted. Unless specifically modified by a Substantial Conformance Review, all regulations prescribed in the zone in which such Substantial Conformance Review is granted shall apply.

G.

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).

H.

Revisions to Modification. Revisions to a modification granted through a Substantial Conformance Review may be approved with a Revised Exhibit A (Chapter 22.184) of the original approval. Revisions that would deviate from the intent of the original approval shall require approval of a new Substantial Conformance Review.

(Ord. 2024-0032 § 39, 2024.)

Chapter 22.418 - FLORENCE-FIRESTONE TRANSIT-ORIENTED DISTRICT SPECIFIC PLAN ZONES AND DEVELOPMENT STANDARDS