Los Angeles County Municipal Code Ch. 22.22 Industrial Zones

A.

General Purpose. Industrial Zones provide for the orderly, well-planned, and balanced growth of industrial districts and designate adequate land for the growth of employment centers in the County. Regulations in the Industrial Zones encourage

all types of industrial establishments to achieve compatibility in the characteristics of their activities and processes in a manner that strives to be harmonious with surrounding community character and nearby sensitive uses.

B.

Purpose of Individual Zones. The purposes of individual zones are established as follows:

Light Manufacturing Zone. The Light Manufacturing Zone (Zone M-1) allows for light industry, repair, wholesale, and packaging, including the manufacture, assembly, distribution, and storage of goods that have low nuisance impacts, but excluding raw-materials production, processing or bulk handling. Zone M-1 will also accommodate retail and service commercial uses to serve local employees and visitors.

Restricted Heavy Manufacturing Zone. The Restricted Heavy Manufacturing Zone (Zone M-1.5) allows for light and restricted heavy industry, repair, wholesale, and packaging, including manufacture, assembly, distribution, and storage of goods with low to medium nuisance impacts, but excluding raw-materials production, processing, or bulk handling.

Heavy Manufacturing Zone. The Heavy Manufacturing Zone (Zone M-2) allows for intensive manufacturing, mineral extraction and refining, processing, assembly, research, wholesale and storage uses, trucking terminals, railroad and freight stations, and similar activities that require separation from residential uses due to noise, vibration, odors, or other negative characteristics. Zone M-2 also accommodates warehousing, distribution, and port-related uses.

Aircraft and Heavy Industrial Zone. The Aircraft and Heavy Industrial Zone (Zone M-2.5) is to be used for the operation of large airports, aircraft manufacturing plants, aircraft modification, overhaul, repair plants, and aircraft power-plant testing stations (hereinafter collectively referred to as "zone aircraft uses"), as well as other heavy industrial uses which cause loud noises, heavy vibrations, or other similar conditions. Zone M-2.5 shall prohibit uses which will detrimentally affect, or be detrimentally affected by, such aircraft or other heavy uses for which Zone M-2.5 is designed. Zone M-2.5 also serves as a buffer zone to protect government-owned airports, aircraft manufacturing plants, aircraft modification, overhaul or repair plants, and aircraft power testing stations (hereinafter referred to as "unzoned lawful aircraft uses") that are not subject to the zoning jurisdiction of the County but are contiguous or adjacent to any lot that is subject to the County's jurisdiction.

Unclassified Zone. Any remaining unzoned land that is located within the unincorporated area of the County shall be zoned as Unclassified Zone (M-3).

Manufacturing—Industrial Planned Zone. The Manufacturing-Industrial Planned Zone (MPD) allows for intensive manufacturing, mineral extraction and refining, processing, assembly, research, wholesale, and storage uses, trucking terminals, railroad and freight stations, and similar activities that require separation from residential uses due to noise, vibration, odors, or other negative characteristics. Zone MPD also accommodates warehousing, distribution, and port-related uses. With the exception of accessory retail and service and ancillary office uses serving local employees and visitors, there shall be no new commercial uses within buildings constructed in Zone MPD after the effective date of this ordinance amendment.

(Ord. 2024-0032 § 9, 2024; Ord. 2019-0004 § 1, 2019.)

Table 22.22.020-A, below, identifies "Industrial Zones," as used in this Title 22:

(Ord. 2019-0004 § 1, 2019.)

A.

General. This Section prescribes the land use regulations for Zones M-1, M-1.5, M-2, and M-2.5.

B.

Permit and Review Requirements. Table 22.22.030-A, below, identifies the permit or review required to establish each use listed in Subsection C, below.

C.

Use Regulations.

Principal Uses. Table 22.22.030-B, below, identifies the permit or review required to establish each principal use.

Road construction and maintenance CUP SPR SPR CUP yards

Roundhouses - - CUP CUP

Sewage disposal plants - CUP CUP CUP

Sewage treatment plants CUP CUP CUP CUP

Sewer farms or sewage disposal - - CUP CUP plants not operated by or under control of the County

Stations and terminals; bus, railroad, SPR SPR SPR CUP and taxi

Telephone repeater stations SPR SPR SPR SPR

Water reservoirs, dams, treatment CUP SPR SPR SPR plants, gauging stations, pumping stations, tanks, wells, and any use normal or accessory to the storage and distribution of water

Wharves SPR SPR SPR CUP

Wireless facilities, in compliance with SPR SPR SPR SPR Section 22.140.760 Section 22.140.760.D.1

Wireless facilities, in compliance with CUP CUP CUP CUP Section 22.140.760 Section 22.140.760.D.2

Vehicle-Related Uses

Automobile washing

 Automatic car wash SPR SPR SPR CUP

 Coin-operated or hand wash SPR SPR SPR CUP

Vehicle sales and rentals

 Automobile rental and leasing SPR SPR SPR CUP agencies

 Boat and other marine sales, SPR SPR SPR CUP including minor repairs and rentals

 Motorcycle, motor scooter, and trail SPR SPR SPR CUP bike, sales and rental

 New automobile sales SPR SPR SPR CUP

 Recreational vehicle sales and SPR SPR SPR CUP rentals

 Trailer sales and rentals, box and SPR SPR SPR CUP utility

 Truck sales, rentals, and storage, SPR SPR SPR CUP including incidental repair

 Used automobile sales SPR SPR SPR CUP

Vehicle services

 Automobile battery services SPR 15 SPR SPR CUP

 Automobile body and fender repair SPR 15 SPR SPR CUP shops

 Automobile brake repair shops SPR 15 SPR SPR CUP

 Automobile impound yards CUP SPR SPR CUP Section 22.140.120

 Automobile muffler shops SPR 15 SPR SPR CUP

 Automobile painting and SPR 15 SPR SPR CUP upholstering shops

 Automobile radiator shops SPR 15 SPR SPR CUP

Accessory Uses. Table 22.22.030-C, below, identifies the permit or review required to establish each accessory use.

Temporary Uses. Table 22.22.030-D, below, identifies the permit or review required to establish each temporary use.

Notes:

1. Limited to one occurrence within any six-month period.

2. In Zones M-1.5 and M-2, a circus may operate up to 14 days with a Ministerial Site Plan Review.

3. Use may not be located within 300 feet of any public park or school, residential use, or any area located in any Residential Zone.

4. Use includes merry-go-rounds, ferris wheels, swings, toboggans, slides, rebound-tumbling, zip-lines, and similar equipment operated at one particular location.

5. Only conversions to emergency shelters are allowed. Use permitted on lots outside of the Very High Fire Hazard Severity Zone, as depicted in the General Plan, in its entirety.

D.

Additional Uses Not Listed. Any use not listed in Subsection C, above, and not listed in Subsection E, below, may be permitted:

Upon approval of a Ministerial Site Plan Review (Chapter 22.186) application, premises in Zone M-1.5 may be used for other industrial uses similar to any use permitted with a ministerial review in Zone M-1.5, as identified in Subsection C, above, that do not store hazardous or combustible materials, and are not listed in Subsection C, above, as requiring a discretionary review in Zone M-1.5.

Upon approval of a Ministerial Site Plan Review (Chapter 22.186) application, premises in Zone M-2 may be used for other industrial uses similar to any use permitted with a ministerial review in Zone M-2, as identified in Subsection C, above, that do not store hazardous or combustible materials, and are not listed in Subsection C, above, as requiring a discretionary review in Zone M-2.

Upon approval of a Conditional Use Permit (Chapter 22.158) application, premises in Zone M-2 may be used for any other industrial uses not listed in Subsection C, above, that may include heavy manufacturing processes or store hazardous materials.

E.

Prohibited Uses. The following uses are prohibited in Zones M-1, M-1.5, M-2, and M-2.5:

Adult day care centers.

Adult residential facilities.

Business and professional schools, including art, barber, beauty, dance, drama, and music schools.

Colleges and universities.

Dwelling units, except for caretaker residences as provided in this Chapter.

Family child care homes.

Farmworker dwelling units and housing complexes.

Foster family homes.

Group homes for children.

Hospitals.

Hotels.

Mobilehomes or recreational vehicles for sleeping or residential purposes, except for temporary use as caretaker residences as provided in this Chapter.

Mobilehome parks.

Motels.

Rooming and boarding houses.

Schools, public or private, up to grade 12.

Small family homes for children.

(Ord. 2024-0049 § 16, 2024; Ord. 2024-0032 § 10, 2024; Ord. 2023-0060 § 8, 2023; Ord. 2023-0004 § 8, 2023; Ord. 2023- 0001 § 6, 2023; Ord. 2022-0023 § 20, 2022; Ord. 2022-0008 § 13, 2022; Ord. 2021-0018 § 7, 2021; Ord. 2021-0017 § 12, 2021; Ord. 2021-0011 § 5, 2021; Ord. 2020-0008 § 46, 2020; Ord. 2019-0053 § 14, 2019; Ord. 2019-0004 § 1, 2019.)

A.

Permitted Uses. Premises in Zone M-3 may be used for any use, except that a use listed in Subsections B and C, below, is permitted only as provided in such sections and uses listed in Subsection D, below, are prohibited. In addition, the following uses are permitted in Zone M-3:

Grading projects, with off-site transport up to 100,000 cubic yards of material, subject to Section 22.140.240 (Grading Projects).

One mobilehome or recreational vehicle on the same lot may be permitted for up to six consecutive months in any 12-month period if it is legally being used as a caretaker's residence for a use that requires the continuous supervision of a caretaker.

Use of property to gain access to any lawfully maintained use.

Wireless facilities, in compliance with Section 22.140.760.D.1.

B.

Conditional Use Permit. If a Conditional Use Permit (Chapter 22.158) application has first been approved, premises in Zone M-3 may be used for:

Any use that is listed under Zone M-2 in Section 22.22.030 (Land Use Regulations for Zones M-1, M-1.5, M-2, and M-2.5) that requires a Conditional Use Permit application and is subject to the same limitations and conditions as in Zone M-2.

The following additional uses:

a.

Mobilehomes used as caretaker residences for a period of longer than six consecutive months in any 12-month period, in compliance with Section 22.140.140 (Caretaker Residences, including Mobilehomes).

C.

Other Permits Required. If an application for a specified permit has first been approved, premises in Zone M-3 may be used for the following:

Adult Businesses, as provided by Chapter 22.150 (Adult Business Permits).

Cemeteries, as provided in Chapter 22.154 (Cemetery Permits).

Explosives storage, as provided in Chapter 22.164 (Explosives Permits).

Surface mining operations, as provided in Chapter 22.190 (Surface Mining Permits).

Wireless facilities, in compliance with Section 22.140.760.D.2.

D.

Prohibited Uses. The following uses are prohibited in Zone M-3:

Mobilehomes and recreational vehicles used for sleeping or residential purposes, except if used as caretaker residences as provided in Subsections A or B, above.

Mobilehome parks.

Oil wells and production facilities, in accordance with Section 22.140.400 (Oil Wells and Production Facilities).

(Ord. 2023-0004 § 9, 2023; Ord. 2023-0001 § 7, 2023; Ord. 2022-0008 § 14, 2022; Ord. 2019-0004 § 1, 2019.)

Table 22.22.050-A, below, identifies the permit or review required to establish each use.

(Ord. 2023-0060 § 9, 2023; Ord. 2023-0004 § 10, 2023; Ord. 2023-0001 § 8, 2023; Ord. 2019-0004 § 1, 2019.)

A.

Development on any lot in Zones M-1, M-1.5, M-2, M-2.5, M-3, MPD, B-1, and B-2 shall comply with Division 6 (Development Standards), where applicable.

B.

Floor Area Ratio (FAR). In Zones M-1, M-1.5, M-2, M-2.5, and M-3, the maximum allowable FAR shall be 1.0.

C.

New sensitive uses developed in permitted zones and located adjacent to or adjoining existing, legally established industrial uses, recycling or solid waste uses, or vehicle-related uses listed in Table 22.22.030-B (Principal Use Regulations for Industrial Zones), except for the vehicle sales and rentals sub-category, shall comply with Chapter 22.134 (Sensitive Uses Adjacent to Industrial, Recycling or Solid Waste, or Vehicle-Related Uses).

(Ord. 2024-0032 § 11, 2024; Ord. 2022-0023 § 21, 2022; Ord. 2019-0004 § 1, 2019.)

A.

Use Regulations. In Zone M-1, punch presses exceeding 20 tons rated capacity, drop hammers, and automatic screw machines are not permitted.

(Ord. 2019-0004 § 1, 2019.)

In Zone M-2.5, Conditional Use Permit (Chapter 22.158) applications shall be subject to the following additional procedures:

A.

Additional Findings.

That the proposed use will not be a menace to or endanger the public health, safety, or general welfare.

That the proposed use will not detrimentally affect such zoned aircraft uses other heavy uses, or unzoned lawful aircraft uses.

Aircraft uses, other heavy uses, or unzoned lawful aircraft uses will not detrimentally affect the proposed use.

B.

Additional Conditions. In addition to any other conditions which may be imposed, an approved Conditional Use Permit application shall contain conditions which will prevent the authorized use from detrimentally affecting or being detrimentally affected by any zoned aircraft use, other heavy use, or any unzoned lawful aircraft use.

C.

Covenant and Agreement. In addition to Section 22.222.260 (Performance Guarantees and Covenants), the applicant shall record in the Registrar-Recorder's Office, an instrument reading substantially as follows:

"Whereas we have sought and have been granted a Conditional Use Permit, permitting the use of the following described property (name of use permitted) to wit, (describe property); and

"Whereas the whole of the said property (or a substantial portion thereof, if that be the fact) is in the unincorporated area of the County of Los Angeles and in Zone M-2.5, under Title 22, the Zoning Ordinance, which zone is designed to be used for the operation of large airports, aircraft manufacturing plants, aircraft modification, overhaul or repair plants, aircraft power plant testing stations, or other heavy industrial uses which cause loud noises, heavy vibrations, or other conditions which may be very detrimental to such trades and industries, and as a buffer zone for certain unzoned lawful aircraft uses referred to in said Title 22; and

"Whereas we have assured the County of Los Angeles that such heavy industrial uses will not be in any way detrimental to the use requested by us; and

"NOW, THEREFORE, as a condition (or one of the conditions) of the granting of said conditional permit, we hereby covenant and agree, both for ourselves and for our successors in interest, and assigns, that we will not, nor will any of us or any of our successors in interest, or assigns, seek damages for, or attempt to enjoin or complain of, the reasonable and necessary operation of any use permitted in Zone M-2.5, or of any unzoned lawful aircraft use and which use is not in violation of said Title 22 of the County Code, or of any other ordinance or law."

D.

The execution of, or promise to execute, such instrument described in Subsection C, above, may be deemed to be evidence that zoned aircraft or other heavy uses permitted in Zone M-2.5, or unzoned lawful aircraft uses, will not detrimentally affect such use.

(Ord. 2019-0004 § 1, 2019.)

Premises in Zone MPD shall be subject to the following regulations:

A.

Use Regulations.

Permitted Uses. Property in Zone MPD may be used for any nonresidential use permitted in Zone R-A, subject to the same limitations and conditions, including auxiliary and transitional uses, front, side, and rear yards, parking standards, height

limits, and other development requirements specified in the respective zones.

Conditional Uses. If a Conditional Use Permit (Chapter 22.158) application has first been approved, property in Zone MPD may be used for:

a.

A planned industrial development in which the Commission or Hearing Officer may approve any use permitted in Zone M-1.5, subject to the development standards in Subsection B, below.

b.

Child care centers.

Prohibited Uses. The following uses are prohibited in Zone MPD:

a.

Oil wells and production facilities, in accordance with Section 22.140.400 (Oil Wells and Production Facilities).

B.

Development Standards. A planned industrial development, in accordance with Subsection A.2.a, above, shall comply with the following standards:

Area. The proposed development plan shall include a minimum lot area of five acres. A development plan may be considered on a lot less than five acres in area when such property is in Zone MPD and has a common boundary with property which has been developed under an approved planned industrial development pursuant to this Subsection B. In such case, the plan shall indicate that the proposed development will constitute an orderly extension in arrangement of buildings, facilities, and improvements throughout the combined lots in addition to all the other requirements for approval of a Conditional Use Permit (Chapter 22.158) application.

Compatibility. The proposed development, including the specific industrial uses proposed, shall not be in conflict with the objectives of the General Plan.

Design. The structural improvements shall not detract from the established or anticipated character of the surrounding area, as indicated by schematic drawings and renderings to scale showing the architectural design of buildings and structures to be established.

Access and Parking. Adequate provision shall be made for vehicular access, parking and loading so as to prevent undue traffic congestion on adjacent streets or highways, particularly local streets.

Building Density. The floor area ratio shall not be greater than 1.0, and the ground-floor area of buildings shall not exceed 60 percent of the gross area of the lot. This does not permit a reduction in the parking requirement specified in Chapter 22.112 (Parking). In calculating "gross area," any streets or highways on the perimeter of the lot, or any major or secondary highway

or parkway that traverses the property, or any area which is required to be dedicated or a private easement given for any such street or highway, shall be excluded.

Utilities. The applicant shall submit to the Commission or Hearing Officer, and it shall be made a condition of approval, satisfactory evidence that the applicant has made arrangements with the serving utilities to install underground all new facilities necessary to furnish service in the development. This requirement may be waived where it would cause undue hardship or constitute an unreasonable requirement.

Signs. The Commission or Hearing Officer, in approving the Conditional Use Permit (Chapter 22.158) application, may allow signs which it finds will be in keeping with the concept of planned development.

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

Development Schedule. The Commission or Hearing Officer shall approve a progress schedule, including all phases of development, and indicating that the improvements described in the development plan will be made prior to occupancy of industrial buildings. The Commission or Hearing Officer may modify without a hearing this condition pertaining to the development schedule based upon an affirmative showing, in writing, of hardship.

Tentative Subdivision Map. A tentative map shall be filed and made a condition of approval.

(Ord. 2023-0004 § 11, 2023; Ord. 2022-0008 § 15, 2022; Ord. 2019-0004 § 1, 2019.)