Chapter 22.56 — COASTAL DEVELOPMENT PERMITS

This Chapter 22.56 shall not apply to the Santa Monica Mountains Coastal Zone, which instead shall refer to Section 22.44.600 et seq. (Santa Monica Mountains Local Implementation Program) of this Title 22. Unless where specified otherwise, all references used in this Chapter 22.56 are to Title 22 regulations in effect on December 29, 1989 when Ordinance No. 89-0147 became effective.

The coastal development permit is established to ensure that any development, public or private, within the coastal zone conforms to the policies and programs of the County of Los Angeles local coastal program land use plans and implementation programs in accordance with Division 20 of the California Public Resources Code. As used in this Chapter, the word "Commission" by itself refers to the County of Los Angeles Regional Planning Commission; references to the State of California Coastal Commission are indicated by the words "Coastal Commission."

(Ord. 2022-0008 § 76, 2022; Ord. 2019-0004 § 1, 2019.)

A.

In addition to obtaining any other permits required by law, any person wishing to perform or undertake any development in the coastal zone, other than either a power facility subject to the provisions of California Public Resources Code Section 25500, a development subject to the provisions of California Public Resources Code Section 30519(b) or a development specifically exempted by Part 17 of Chapter 22.56, shall obtain a coastal development permit.

B.

A determination on whether a development is exempt or has been categorically excluded from the coastal development permit requirements shall be made by the Director at the time an application is submitted for development within the coastal zone. Any dispute arising from the Director's determination shall be resolved pursuant to the procedure described in Section 22.56.2370.

C.

The processing of a coastal development permit shall be subject to the provisions of Chapter 4.5 (Section 65920 et seq.) Division I, Title 7 of the California Government Code.

(Ord. 2019-0004 § 1, 2019.)

22.56.2290 - Exemptions and Categorical Exclusions.

A.

Exemptions: The provisions of this Part 17 shall not apply to:

1.

Additions to single-family residences consistent with the provisions of Section 13250, Title 14, California Code of Regulations.

2.

Improvements to any structure other than a single family residence or Public Works facility consistent with the provisions of Section 13253, Title 14, California Code of Regulations.

3.

Repair or maintenance activities that are consistent with the provisions of Section 13252, Title 14, California Code of Regulations.

4.

The installation, testing and placement in service or the replacement of any necessary utility connection between an existing service facility and any development approved pursuant to Division 20, the California Coastal Act, of the California Public Resources Code; provided, however, that the Director may, where necessary, require reasonable conditions to mitigate any adverse impacts on coastal resources, including scenic resources. All repair, maintenance and utility hookups shall be consistent with the provisions adopted by the Coastal Commission on September 5, 1978.

5.

The replacement of any structure, other than a Public Works facility, destroyed by a disaster. The replacement structure shall conform to applicable existing zoning requirements; shall be for the same use as the destroyed structure, shall not exceed either the floor area, height or bulk of the destroyed structure by more than 10 percent; and shall be sited in the same location on the affected property as the destroyed structure.

6.

Any activity anywhere in the coastal zone that involves the conversion of any existing multiple-unit residential structure to a time-share project, estate or use, as defined in Section 11003.5 of the California Business and Professions Code. If any improvement to an existing structure is otherwise exempt from the

permit requirements of this Chapter, no coastal development permit shall be required for that improvement on the basis that it is to be made in connection with any conversion exempt pursuant to this Subsection. The division of a multiple-unit residential structure into condominiums, as defined in Section 783 of the California Civil Code, shall not be considered a time-share project, estate or use for the purposes of this Subsection.

7.

Maintenance dredging of existing navigation channels or moving dredged material from those channels to a disposal area outside the coastal zone, pursuant to a permit from the United States Army Corps of Engineers.

B.

Categorical Exclusions. (Reserved)

C.

As used in this Section, "disaster" means any situation in which the force or forces which destroyed the structure to be replaced were beyond the control of its owners; "bulk" means total interior cubic volume as measured from the exterior surface of the structure; and "structure" includes landscaping and any erosion control structure or device which is similar to that which existed prior to the occurrence of the disaster.

D.

A determination on whether a development is exempt shall be made by the Director at the time an application for development within the coastal zone is submitted. Any dispute arising from the Director's determination shall be resolved pursuant to the procedure described in Section 22.56.2370.

(Ord. 2019-0004 § 1, 2019.)

Any person desiring a coastal development permit required or provided for in this Title 22 may file an application with the Director, except that no application shall be filed or accepted if final action has been taken within one year prior thereto by either the Hearing Officer, Commission or Board of Supervisors on an application requesting the same or substantially the same permit.

(Ord. 2019-0004 § 1, 2019.)

An application for a coastal development permit shall contain the following information, accuracy of which is the responsibility of the applicant:

A.

Names and addresses of the applicant and of all persons owning any or all of the property proposed to be used.

B.

Evidence that the applicant meets the following criteria:

1.

Is the owner of the premises involved; or

2.

Has written permission of the owner or owners to make such application; or

3.

Is or will be the plaintiff in an action in eminent domain to acquire the premises involved, or any portion thereof; or

4.

In the case of a public agency, is negotiating to acquire a portion of the premises involved.

C.

Location of the subject property by address and/or vicinity.

D.

Legal description of the property involved.

E.

Nature of the requested use, indicating the business, occupation or purpose for which such building, structure or improvement is to be erected, constructed, altered, enlarged, moved, occupied or used.

F.

Indication of the nature, condition and development of adjacent uses, buildings and structures.

G.

A site plan drawn to a scale satisfactory to and in the number of copies prescribed by the Director indicating the following:

1.

The area and dimensions of the proposed site for the requested use.

2.

The location and dimensions of all existing and proposed structures, yards, walls, fences, parking and loading facilities, landscaping and other development features.

The dimensions and state of improvement of the adjoining streets and highways providing access to the proposed site of the requested use.

4.

Existing and/or proposed public access to and along the shoreline for projects proposed between the first through public road and the sea.

H.

Architectural drawings showing the following:

1.

Elevations of all sides of building(s).

2.

Roof plan of proposed building(s).

3.

Indication of colors and materials for all exterior surfaces.

I.

Indication of other permits and approvals secured or to be secured in compliance with the provisions of Title 22 and other applicable ordinances and laws, including CEQA.

J.

Maps in the number prescribed, and drawn to a scale specified by the Director, showing the location of all property included in the request, the location of all highways, streets, alleys and the location and dimensions of all lots or parcels of land within a distance of 700 feet from the exterior boundaries of such proposed use. One copy of said map shall indicate the uses established on every lot and parcel of land shown within said 700-foot radius.

K.

A list, certified to be correct by affidavit or by a statement under penalty of perjury pursuant to Section 2015.5 of the California Code of Civil Procedure, of the names and addresses of all persons who are shown on the latest available assessment roll of the County as owners of the subject property and as owning property within a distance of 500 feet from the exterior boundaries of the parcel of land on which the development is proposed. In addition, the list shall include the names and addresses of persons residing within 100 feet of said parcel; if the names of the residents are not known, they shall be listed as "occupants." One copy of the map described in Subsection J of this Section shall indicate where such ownerships and residents are located.

L.

Proof satisfactory to the Director that water for fire protection will be available in quantities and pressures required by the Water Ordinance, set out at Division 1 of Title 20 of the County Code, or by a variance granted pursuant to said Division 1. The Director may accept as such proof a certificate from the person who is to supply water that water can be supplied as required by said Division 1 of Title 20, also stating the amount and pressure, which certificate also shall be signed by the Forester and Fire Warden, or a certificate from Public Works that such water will be available.

M.

The Director may waive the filing of one or more of the above items if the Director finds that the nature of the development is unrelated to the required item and may require additional information.

(Ord. 2019-0004 § 1, 2019.)

22.56.2320 - Application—Burden of Proof.

In addition to the information required in the application by Section 22.56.2310, the applicant shall substantiate to the satisfaction of the County the following facts:

A.

That the proposed development is in conformity with the certified local coastal program; and, where applicable,

B.

That any development, located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone, is in conformity with the public access and public recreation policies of Chapter 3 of Division 20 of the California Public Resources Code.

(Ord. 2019-0004 § 1, 2019.)

When an application for a coastal development permit is filed, it shall be accompanied by the filing fee as required in Section 22.60.100.

(Ord. 2019-0004 § 1, 2019.)

The Hearing Officer may deny, without a public hearing, an application for a coastal development permit if such application does not contain the information required by Sections 22.56.2310 and 22.56.2320 and any other pertinent sections. The Hearing Officer may accept the original file with the supplementary information when refiled by the applicant.

(Ord. 2019-0004 § 1, 2019.)

A coastal development permit shall be considered concurrently with the granting of any other tentative maps or permits required by Titles 21 or 22 of the County Code. A coastal development permit shall be considered subsequent to the granting of required tentative maps or other permits which were approved prior to the effective date of this Section. Where a coastal development permit is being considered concurrently with other permits or maps that do not have a public hearing requirement, a public hearing for such concurrent cases shall be held if the coastal development permit is subject to Section 22.56.2380.

(Ord. 2019-0004 § 1, 2019.)

A.

A determination on whether a coastal development permit is in the County's or Coastal Commission's jurisdiction shall be made by the Director at the time an application for a coastal development permit has been submitted. The County's jurisdiction over coastal development permits does not include tidelands, submerged lands, public trust lands, certain ports, State university, or State college lands as described in Section 30519 of the California Public Resources Code. In making such determination the Director may refer to the "Post-LCP Certification Permit and Appeals Jurisdictional Map" adopted by the Coastal Commission. A coastal development permit within the County's jurisdiction shall be processed pursuant to the provisions of Part 17 of Chapter 22.56 and applicable provisions of the Coastal Act. Any such permit not within the County's jurisdiction shall be referred to the Coastal Commission for processing.

B.

For a coastal development permit within the County's jurisdiction, the Director shall also determine if such permit is appealable to the Coastal Commission. In making this determination, the Director shall use the criteria contained in Section 22.56.2450. The Director may also use the "Post-LCP Certification Permit and Appeals Jurisdictional Map."

C.

Any dispute arising from the Director's determination of jurisdiction or appealability shall be resolved pursuant to the procedure described in Section 22.56.2370.

(Ord. 2019-0004 § 1, 2019.)

22.56.2370 - Resolving Determination Disputes.

A.

If the Director's determination made pursuant to Sections 22.56.2280, 22.56.2290, or 22.56.2360 is challenged by the applicant or interested person, or if the local government wishes to have a Coastal Commission determination as to the appropriate determination, the Director shall notify the Coastal Commission by telephone of the dispute and shall request an opinion of the Coastal Commission's Executive Director.

B.

Processing of such coastal development permit shall be suspended pending a final determination by the Executive Director or Coastal Commission.

(Ord. 2019-0004 § 1, 2019.)

22.56.2380 - Public Hearings.

A.

A coastal development permit which may be appealed to the Coastal Commission pursuant to Section 22.56.2450 shall have a public hearing before the Hearing Officer or Commission.

B.

A public hearing for a coastal development permit may be continued to another day pursuant to Section 22.60.178. If the public hearing is continued to a date uncertain, new notice of the continued public hearing shall be provided in accordance with Section 22.56.2400.

(Ord. 2019-0004 § 1, 2019.)

A coastal development permit which is not subject to appeal to the Coastal Commission shall be acted on by the Director who shall cause notices to be sent in accordance with Section 22.56.2400. The Director's decision to approve or deny a permit shall be based on the findings contained in Section 22.56.2410. After the Director's decisions, notices shall be sent pursuant to Section 22.56.2430.

(Ord. 2019-0004 § 1, 2019.)

A.

The Director shall provide notice by first class mail for a coastal development permit at least 20 calendar days prior to the public hearing or decision on the application to:

1.

The applicant, property owners and residents whose names and addresses appear on the verified list of persons required to be submitted by Section 22.56.2310 and other pertinent sections;

2.

The California Coastal Commission; and

3.

Any person who has requested to be noticed of such permit.

B.

The notice for a coastal development permit shall contain the following information:

1.

A statement that the development is within the coastal zone;

2.

The date of filing and name of the applicant;

3.

The number assigned to the application;

4.

The location and description of the development; and

5.

In addition, a notice for a coastal development permit which requires a public hearing shall also contain the following:

a.

The date, time and place of the public hearing;

b.

A statement that written comments may be submitted to the Director prior to the hearing and that oral comments may be made or written material may be submitted at the public hearing;

c.

A brief description of the procedures concerning the conduct of the hearing, the action likely to occur and that the notice will be given after the action; and

d.

A description of the procedure for filing an appeal with the County and California Coastal Commission.

6.

In addition, a notice for a coastal development permit which does not require a public hearing shall contain the following:

a.

The date the Director will make a decision on the application;

b.

A statement that written or oral comments may be submitted to the Director during the 20-day period between the time that the notice is mailed and the date of the Director's decision, which would allow sufficient time for the submission of comments by mail prior to the Director's decision; and

c.

A description of the procedure for filing an appeal with the County.

(Ord. 2019-0004 § 1, 2019.)

A.

An application for a coastal development permit shall be approved where the information submitted by the applicant, discovered during the staff investigation process and/or presented at a public hearing substantiates to the satisfaction of the County the following findings:

1.

That the proposed development is in conformity with the certified local coastal program; and, where applicable,

2.

That any development, located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone, is in conformity with the public access and public recreation policies of Chapter 3 of Division 20 or the California Public Resources Code.

B.

An application shall be denied where the information submitted by the applicant and/or presented at a public hearing fails to substantiate the above-mentioned findings to the satisfaction of the County.

(Ord. 2019-0004 § 1, 2019.)

The County, in approving an application for a coastal development permit, may impose such conditions as are deemed necessary to insure that such use will be in accord with the findings required by Sections 22.56.2320 and 22.56.2410. The land owner and applicant shall record with the office of the RegistrarRecorder/County Clerk an affidavit accepting and agreeing to implement all conditions of permit approval.

(Ord. 2019-0004 § 1, 2019.)

22.56.2430 - Notice of Action and County Appeal Rights.

A.

The Director shall notify by first class mail the applicant, any person who specifically required notice of such action of the decision made on an application for a coastal development permit and any person who participated at the public hearing.

B.

The notice shall contain the following information:

1.

That a coastal development permit decided by the Director with no public hearing may be appealed by filing an appeal with the secretary of the Commission. The decision of the Commission shall be based on the findings of Section 22.56.2410 and shall be final.

2.

That a coastal development permit decided by the Hearing Officer or Commission after a public hearing may be appealed or called for review by following the procedure contained in Part 5 of Chapter 22.60.

C.

An appeal may be filed by any interested person dissatisfied with a decision on a coastal development permit within:

1.

14 calendar days following the date on the notice of action for a coastal development permit that is not appealable to the Coastal Commission;

2.

10 business days from the date of receipt by the Executive Director of the Coastal Commission of the notice of the County's final action for a coastal development permit that is appealable to the Coastal Commission.

(Ord. 2019-0004 § 1, 2019.)

Within seven calendar days of a final decision on a coastal development permit, the Director shall provide notice of such decision by first class mail to the applicant, the Coastal Commission and to any persons who specifically requested notice of such decision by submitting a self-addressed stamped envelope to the Department. A decision shall be considered final when all local appeals have been exhausted and the effective dates contained in Sections 22.60.260 and 22.56.2490 have been reached. Such notice shall include written findings, conditions of approval and the procedures for appeal of the decision, if applicable pursuant to Section 22.56.2450, to the Coastal Commission.

(Ord. 2019-0004 § 1, 2019.)

A.

A coastal development permit may be appealed to the Coastal Commission for only the following types of development:

1.

Approvals of developments which are located between the sea and the first public road paralleling the sea or within 300 feet of the inland extent of any beach or of the mean high tide line of the sea where there is no beach, whichever is the greater distance. The appeal jurisdiction described in Section 30603 of the California Public Resources Code is shown on the "Post-LCP Certification Permit and Appeals Jurisdiction Map";

2.

Approvals of developments not included within Subsection A.1 of this Section that are located on tidelands, submerged lands, public trust lands, within 100 feet of any wetland, estuary, stream or within 300 feet of the top of the seaward face of any coastal bluff. The appeal jurisdiction described in Section 30603 of the California Public Resources Code is shown on the "Post-LCP Certification Permit and Appeals Jurisdiction Map";

3.

Approvals of developments that are not designated as principal permitted uses in this Title 22; and

4.

Any development which constitutes a major Public Works project or a major energy facility. The phrase "major Public Works project or a major energy facility" shall mean facilities that cost more than $100,000. An energy facility means any public or private processing, producing, generating, storing, transmitting or recovering facility for electricity, natural gas, petroleum, coal or other source of energy.

B.

The grounds for an appeal of a development described in Subsection A.1 shall be limited to one or more of the following allegations:

1.

The development fails to provide adequate physical access or public or private commercial use or interferes with such uses.

2.

The development fails to protect public views from any public road or from a recreational area to and along the coast.

3.

The development is not compatible with the established physical scale of the area.

The development may significantly alter existing natural landforms.

5.

The development does not comply with shoreline erosion and geologic setback requirements.

C.

The grounds for an appeal of a development described in Subsections A.2, A.3, or A.4 shall be limited to an allegation that the development does not conform to the certified local program.

D.

An appeal of the County's decision on a coastal development permit application may be filed by an applicant or any aggrieved person who exhausted local appeals or any two members of the Coastal Commission. The appeal must contain the following information:

1.

The name and address of the permit applicant and appellant;

2.

The date of the local government action;

3.

A description of the development;

4.

The name of the governing body having jurisdiction over the project area;

5.

The names and addresses of all persons who submitted written comments or who spoke and left his or her name at any public hearing on the project, where such information is available;

6.

The names and address of all other persons known by the appellant to have an interest in the matter on appeal;

7.

The specific grounds for appeal;

8.

A statement of facts on which the appeal is based;

9.

A summary of the significant questions raised by the appeal. The filing of the notice of appeal should also contain information which the local government has specifically requested or required.

E.

The appeal must be received in the Coastal Commission district office with jurisdiction over the local government on or before the 10th working day after receipt of the notice of the permit decision by the Executive Director.

F.

The appellant shall notify the applicant, any persons known to be interested in the application and the local government of the filing of the appeal. Notification shall be by delivering a copy of the completed notice of appeal to the domicile, office or mailing address of said parties. In any event, such notification shall be by such means as may reasonably advise said parties of the pendency of the appeal. Unwarranted failure to perform such notification may be grounds for dismissal of the appeal by the Commission.

(Ord. 2019-0004 § 1, 2019.)

Upon receipt in the Coastal Commission office of a timely appeal by a qualified appellant, the Executive Director shall notify the permit applicant and the County that the operation and effect of the development permit has been stayed pending Coastal Commission action on the appeal. Upon receipt of a notice of appeal, the County shall refrain from issuing a development permit for the proposed development and shall within five working days, deliver to the Executive Director all relevant documents and materials used by the County in its consideration of the coastal development permit application. If the Coastal Commission fails to receive the documents and materials, they shall set the matter for hearing and the hearing shall be left open until all relevant materials are received.

(Ord. 2019-0004 § 1, 2019.)

Where the appellant has exhausted County appeals a de novo review of the project by the Coastal Commission shall occur only after the County decision has become final.

(Ord. 2019-0004 § 1, 2019.)

A.

Where a coastal development permit is appealed by two Coastal Commissioners, such appeal shall be transmitted to the appropriate County appellate body, either the Commission or Board of Supervisors, who shall follow the procedures of Part 5 of Chapter 22.60 and Part 17 of Chapter 22.56. If the appellate body modifies or reverses the previous decision, the Coastal Commissioners shall file a new appeal from the

decision if they are still dissatisfied. During the period of County appellate body review, the Coastal Commissioners' appeal will be suspended from the Coastal Commission appeal process pursuant to Section 13573 of the California Coastal Commission administrative regulations.

B.

Where review by all County appellate bodies has left the originally appealed action unchanged, the Coastal Commissioners' appeal will be no longer suspended and the appeal may then be brought before the Coastal Commission.

(Ord. 2019-0004 § 1, 2019.)

A.

A coastal development permit which is not appealable to the Coastal Commission shall have the following effective dates:

1.

The decision of the Director shall become effective on the 15th calendar day following the date on the notice of action taken, unless timely appealed to the Commission pursuant to the provisions of Part 5 of Chapter 22.60.

2.

The decision of the Commission is final and shall become effective on the date of its decision.

B.

A coastal development permit which is appealable to the Coastal Commission shall become effective at the close of business on the 10th business day following the date of receipt of the notice of the County's final action on the permit by the Executive Director of the Coastal Commission, unless an appeal is filed prior to the effective date and time. If an appeal has been filed, the operation and effect of the coastal development permit shall be stayed pending Coastal Commission action on the appeal. The effective date of the Coastal Commission decision will be the date of decision by the Coastal Commission.

(Ord. 2019-0004 § 1, 2019.)

Unused coastal development permits shall expire based on the following schedule:

A.

A permit which is not used within the time specified in such permit, or, if no time is specified, within two years after the granting of the permit, becomes null and void and of no effect with the exception of the following:

1.

In all cases, the Hearing Officer may extend such time for a period of not to exceed one year, provided an application requesting such extension is filed prior to such expiration date. In the case of a non-profit corporation organized to provide low-income housing for the poor or elderly, the Hearing Officer may grant an additional one-year extension, provided that an application requesting such extension is filed prior to the expiration of the first such extension.

2.

In the case of a coastal development permit heard concurrently with a land division, Conditional Use Permit, variance or other permit authorized in this Title 22, the Hearing Officer shall specify time limits and extensions to be concurrent and consistent with those of the land division, variance or permits.

B.

A coastal development permit shall be considered used, within the intent of this Section, when construction or other development authorized by such permit has commenced that would be prohibited if no permit had been granted.

(Ord. 2019-0004 § 1, 2019.)

22.56.2510 - Expiration Following Cessation of Use.

A coastal development permit granted by action of the Hearing Officer, Commission or Board of Supervisors shall automatically cease to be of any force and effect if the use for which such coastal development permit was granted has ceased or has been suspended for a consecutive period of two or more years.

(Ord. 2019-0004 § 1, 2019.)

A coastal development permit that is valid and in effect and was granted pursuant to the provisions of this Chapter shall adhere to the land and continue to be valid upon change of ownership of the land or any existing building or structure on said land.

(Ord. 2019-0004 § 1, 2019.)

A.

An amendment may be made to a coastal development permit previously approved by the County by filing a written application with the Director. Such application shall contain a description of the proposed amendment, the reason for the amendment, together with maps, drawings or other material appropriate to the request. A filing fee as required by Section 22.60.100 shall accompany a request for an amendment.

B.

An application for an amendment shall be rejected if, in the Director's opinion, the proposed amendment would lessen or void the effect of the permit unless the applicant presents newly discovered material information which could not, with reasonable diligence, have been discovered and produced before the permit was granted.

C.

For those applications accepted, the Director shall determine whether the proposed amendment represents an immaterial or material change to the permit.

1.

For applications representing immaterial changes, the Director shall prepare a written notice which contains the information required by Subsection B of Section 22.56.2400, a description of the proposed amendment and a statement informing persons of the opportunity to submit written objection of the determination to the Director within 10 days of the date the notices were posted at the subject property and mailed to interested persons. The Director shall cause notices to be posted conspicuously along the exterior property line of the proposed development, not more than 300 feet apart and at each change of direction of the property line. The Director shall also mail notices to all persons who testified at a public hearing on the

permit or who submitted written testimony on the permit, and such other persons as the Director has reason to know may be interested in the application. If no written objection is received by the Director within 10 days of posting and mailing, the Director's determination shall be conclusive and the proposed amendment approved.

2.

For applications representing material changes, applications which have objects to determinations of immateriality, or amendments to conditions affecting coastal resource protection or coastal access, the Director shall refer such applications to the Commission for a public hearing. The Director shall mail notices in accordance with the procedures of Section 22.56.2400 to all persons who testified at the public hearing on the permit, who submitted written testimony on the permit, who objected to the Director's determination of immateriality, or such other persons as the Director has reason to know may be interested in the application.

3.

The Commission, unless the proposed amendment has been found to be immaterial, shall determine and make appropriate findings by a majority vote of the membership present whether the proposed development with the proposed amendment is consistent with the California Coastal Act and the certified local coastal program.

(Ord. 2019-0004 § 1, 2019.)

In addition to the provisions pertaining to revocations contained in Part 13 of Chapter 22.56, the following shall apply to coastal development permits:

A.

Grounds for revocation of a permit may also include:

1.

Intentional inclusion of inaccurate, erroneous or incomplete information where the County finds that accurate and complete information would have caused additional or different conditions to be required on a permit or denial of an application:

2.

Failure to comply with the notice provisions of Section 22.56.2400, where the views of the person not notified were not otherwise made known to the County and could have caused the County to require additional or different conditions on a permit or deny an application.

B.

Initiation of proceedings to revoke a permit may be made by any person who did not have an opportunity to fully participate in the original permit proceeding because of the reasons stated in Subsection A of this Section and who applies to the Director specifying the particular grounds for revocation. The Director shall review the stated grounds for revocation and, unless the request is patently frivolous and without merit, shall initiate revocation proceedings. The Director may initiate revocation proceedings when the grounds for revocation have been established.

C.

Where the Director determines that grounds exist for revocation of a permit, the operation of the permit shall be automatically suspended until the denial of the request for revocation. The Director shall notify the permittee by mailing a copy of the request for revocation and a summary of the procedures contained in this Section and in Part 13 of Chapter 22.56, to the address shown in the permit application. The Director shall advise the applicant in writing that any development undertaken during suspension of the permit may be in violation of the California Coastal Act and subject to the penalties contained therein.

(Ord. 2019-0004 § 1, 2019.)

In addition to the enforcement provisions contained in this Title 22, the provisions of Chapter 9 of Division 20 of the California Public Resources Code shall also apply with respect to violations and enforcement.

(Ord. 2019-0004 § 1, 2019.)

Chapter 22.60 - INDUSTRIAL PRESERVATION ZONE

The Industrial Preservation Zone, Zone ( )-IP, is intended to preserve industrially-zoned properties specifically for current and future industrial uses, labor-intensive activities, wholesale sales of goods

manufactured on-site, major centers of employment, and limited employee-serving commercial uses. The Combining Zone serves to expressively prohibit uses that do not align with the purpose of this zone.

(Ord. 2019-0004 § 1, 2019.)

Zone ( )-IP may be combined with Zone M-1, M-1.5, M-2, M-2.5, M-3, MPD, B-1, B-2, and P-R properties. When Zone ( )-IP is combined with a basic zone, the letters "IP" shall be added to the basic zone; for example, Zone M-1-IP.

(Ord. 2019-0004 § 1, 2019.)

In addition to uses listed in Section 22.22.030.E (Prohibited Uses), premises in Zone ( )-IP shall not be used for the following uses listed in Table 22.60.030-A, below:

(Ord. 2023-0060 § 14, 2023; Ord. 2021-0011 § 11, 2021; Ord. 2020-0008 § 50, 2020; Ord. 2019-0004 § 1, 2019.)

Chapter 22.68 - SUPPLEMENTAL DISTRICTS

Supplemental Districts, established in Section 22.06.040 (Supplemental Districts), are established to carry out specific purposes by regulating specific uses and imposing requirements that apply in designated geographic areas.

(Ord. 2019-0004 § 1, 2019.)

A.

New Supplemental Districts and the delineation, expansion, or repeal of Supplemental Districts may be established by the Board or Commission, in compliance with Chapter 22.244 (Ordinance Amendments).

B.

Delineation, expansion, or repeal of Supplemental Districts may be established by filing an application in compliance with Chapter 22.198 (Zone Changes). In addition, the application shall include evidence that the applicant:

1.

Is an owner of the property involved; or

2.

Has written permission of an owner of all or a portion of the property involved.

C.

New Supplemental Districts may be established without being delineated on the Zoning Map.

(Ord. 2019-0004 § 1, 2019.)