Local zoning · Lomita

Lomita — Variances and Exceptions

Variances and Exceptions under the Lomita local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

In Lomita, a variance is the formal way to ask the city to relax a literal zoning/development standard (setbacks, height, parking, lot width, etc.) where strict application would cause exceptional hardship. The Planning Commission (or City Council on appeal) reviews variance requests against specific findings and procedural rules in Article 70 of the Zoning Ordinance. See the application, notice, findings, expiration, and enforcement rules at § 11-1.70.03, § 11-1.70.04, § 11-1.70.10, and § 11-1.70.18 .

Note (quick navigation): Lomita treats variances as a Land Use Entitlement under Article 70; applications must meet the submission and completeness rules and typically include scaled plans and a title report. See general application requirements at § 11-1.70.06 and completeness at § 11-1.70.03 .

When you read below I link related technical pages used elsewhere in the code: the city’s rules for parking, development standards, design review, overlay districts, and ADUs. Also note building-permit work is governed by the California Building Standards Code (separate).

How Lomita defines and processes Variances

  • Definition and scope: The Commission may grant a variance from required development standards; a variance modifies the literal provisions of the zoning chapter and is treated as a discretionary land-use entitlement. See § 11-1.70.10 (zone variance authorization and required findings) and the Land Use Entitlements authorization at § 11-1.70.06 .

  • Required findings (what the Planning Commission / Council must find before granting a variance): the ordinance requires that the decision-maker find all of the following are true:

    • exceptional or extraordinary circumstances applicable to the property (size, shape, topography, location, or surroundings) that do not generally apply to others in the zone; § 11-1.70.10(A) ;
    • the variance is necessary to preserve/enjoy a substantial property right possessed by other property similarly situated; § 11-1.70.10(B) ;
    • granting the variance will not be materially detrimental to the public welfare or injurious to adjacent property; § 11-1.70.10(C) ;
    • the variance is consistent with the General Plan; § 11-1.70.10(D) .

  • Application packet basics: scaled site plans, elevations, floor plans, legal description, applicant/owner contacts, colored renderings for exterior work, a title report (≤ 6 months old), plus any studies the Director requires (traffic, photometric, etc.). The Director may waive individual requirements. See § 11-1.70.06( B)(1–8) and § 11-1.70.03(A–E) .

  • Notice, hearing, and appeal: public hearing notice and the minimum 10‑day mailed notice rules apply per § 11-1.70.04; Planning Commission decision may be appealed to City Council under the Article’s appeal rules (appeal timing and procedures in Article 70) .

  • Time limits and revocation: variances and other land‑use entitlements expire within two (2) years unless the applicant diligently develops the project; extensions may be requested from the Planning Commission. Entitlements may be modified or revoked using the procedures and findings listed in § 11-1.70.18(D) .

  • Historical/continuing exceptions: prior “exceptions” that predate the current text are recognized as variances under the administration article; see § 11-1.11.06 (continuation of previously granted variances) .

  • Enforcement/penalties: violations of the zoning ordinance or of permit conditions (including variances) can be prosecuted; see § 11-1.70.19–20 for enforcement and penalties guidance .

District-by-district practical breakdown (how variances interact with zones)

Below are the most commonly relevant districts in Lomita’s ordinance. For every district I list purpose, typical permitted approach, key dimensional standards drawn from the tables in the code, and where that district commonly applies in city rules that affect variance decisions.

Note: the zoning tables and permitted-uses matrix are the authoritative source for allowed uses and standards. See the commercial uses rules at § 11-1.41.01 and the residential development standards table at § 11-1.30.02 and mixed-use standards at Table 11-1.43.B (§ 11-1.43.05 / table 11-1.43.B) .

A-1 (Agricultural)

  • Purpose / typical uses: large‑lot low-density residential and agricultural uses; consult the residential zones standards table § 11-1.30.02 for exact permitted uses and density caps. Key standards: lot area min 5,000 sq ft (if applicable), front yard 20 ft, max height 27 ft for principal structures. Modifications/variances follow Article 70 procedures. See § 11-1.30.02 (Table 11-1.30.B) .

R-1 (Single-family residential)

  • Purpose / typical uses: single-family homes; most restrictive of the residential zones. Key dimensional standards (Table 11-1.30.B): lot area min 5,000 sq ft, lot width min 50 ft, front yard 20 ft, max height 27 ft, accessory structures max height 16 ft, FAR .60 where shown. See § 11-1.30.02 and Table 11-1.30.B for the full matrix .
  • Variance context: typical variance requests in R-1 are reduced setbacks, lot‑width exceptions, or height permissions (height north/south limits are sometimes controlled via a Height Variation Permit—see § 11-1.70.11 for special height rules south of Pacific Coast Highway) .

R-2 / R-3 (Medium / High-density residential)

  • Purpose: multi-unit development allowed at increasing densities. Key table entries: density caps (R-2 ~ 19.79 du/ac, R-3 ~ 43.6 du/ac), lot width 50 ft, front yard 20 ft, max heights vary (see Table 11-1.30.B, § 11-1.30.02) .
  • Variance context: variances here commonly address setbacks, lot coverage, unit density, and parking shortfalls (parking is governed by Article 66 — see parking and § 11-1.66.10 for parking reductions/conditional permits) .

DC, NC, CC, RC (Commercial districts)

  • Purpose / typical uses: varying commercial scales (Neighborhood to Regional). The code’s commercial-permitted-uses matrix governs allowed uses; see § 11-1.41.01 and table 11-1.41.A for the list of permitted and conditionally permitted uses in each of DC, NC, CC, RC .
  • Key dimensional (mixed-use table 11-1.43.B): for mixed-use projects the ordinance provides standard figures — for DC/NC/CC/RC: example entries include building heights (DC/NC/CC: up to 45' / 3 stories; RC up to 60' / 4 stories), FAR and residential density maximums (Table 11-1.43.B / § 11-1.43.05) .
  • Variance context: variances in commercial zones are often requested for reduced parking, reduced setbacks where zero setbacks are typical, sign area exceptions, or deviations to FAR/height. Shared parking or parking reductions are processed as minor conditional use permits under § 11-1.66.10 (see Parking article) .

(For authoritative permitted uses, always check Table 11-1.41.A and the district text at § 11-1.41.01; the Commission may allow similar uses via Determination of Similarity, § 11-1.70.12.)

Quick decision‑relevant table (what reviewers look at)

Topic What the code requires / reviewer focus Code reference
Variance findings Applicant must show exceptional circumstance, necessity to preserve a property right, no material detriment, and General Plan consistency. § 11-1.70.10
Application content Scaled site plans, elevations, legal description, title report (≤6 months), studies (traffic/photometric) as required. Director may waive items. § 11-1.70.06; § 11-1.70.03
Notice & hearing Minimum mailed notice and posting; Planning Commission hearing; appeals to City Council per Article 70. § 11-1.70.04; § 11-1.70.14 (appeals rules scattered in Article 70)
Expiration / extension Land use entitlements expire in 2 years unless project has been diligently pursued; extensions possible by Planning Commission. § 11-1.70.18(B)
Continuation of old exceptions Old "exceptions" are treated as variances under Article 70. § 11-1.11.06
Parking reductions / shared parking Processed via minor conditional use permit or as part of discretionary approvals; findings in § 11-1.66.10. § 11-1.66.10

Checklist (minimum items an applicant should assemble)

  • Completed Land Use Entitlement application (file with Community Development) — § 11-1.70.00–03
  • Scaled site plan, elevations, floor plans, colored renderings — § 11-1.70.06(B)(1,5)
  • Legal description and property owner authorization (if applicant ≠ owner) — § 11-1.70.06(B)(2–3)
  • Title report (≤ 6 months old) — § 11-1.70.06(B)(6)
  • Written narrative demonstrating the four variance findings (A–D) with evidence and photos — § 11-1.70.10(A–D)
  • Any technical studies requested by the Director (traffic, noise, photometric) — § 11-1.70.06(B)(7)
  • Processing fee per Council resolution; any deposit for consultant review if required — § 11-1.70.02; § 11-1.69.10 (use of outside consultants)

Verify filing timelines and hearing dates with the Community Development Department; the Director may waive some submittal requirements (verify) per § 11-1.70.06(B)(8) .

Risks & Ambiguities

Issue Why it matters What to verify
“Exceptional circumstances” is subjective The Commission must be persuaded that the property is different from others; weak evidence leads to denial Confirm comparable neighboring lot conditions and prepare objective evidence (topography maps, survey) to support § 11-1.70.10(A)
Conflicts with other ordinances (e.g., subdivision, frontage, environmental) A variance cannot negate other city or state laws; approval can be limited or denied Verify that relief sought does not conflict with Subdivision Map Act requirements or specific plans; see § 11-2.112 and § 11-1.11.04
Parking relief vs. ADU/state law ADU state rules may limit local parking requirements; but other projects must meet Article 66 For ADU-related variances consult ADUs and § 11-1.70.06; check state ADU law applicability (California ADU law link provided)
Timing / expiration (2-year clock) Approved variance can lapse if project not pursued Confirm permit expiration and seek extension from Planning Commission per § 11-1.70.18(B)
Prior exceptions/“grandfathered” conditions Past exceptions may be continued as variances but may carry conditions or limits If property relies on an older exception, check that it was converted to a variance per § 11-1.11.06 and inspect existing conditions of record

Plain-English Summary

If a Lomita property cannot meet a particular zoning rule because of something unique about the lot (shape, slope, or other physical constraint), you can ask the Planning Commission for a variance — but you must prove four things (unique circumstance, need to protect a property right, no harm to neighbors, and consistency with the General Plan) and follow the application, noticing, and hearing rules in Article 70; see § 11-1.70.10 and the application rules in § 11-1.70.06 and § 11-1.70.03 .

Source References

  • Zone variance (required findings): § 11-1.70.10
  • Land Use Entitlements / application requirements: § 11-1.70.06
  • Application completeness / environmental assessment / public hearing rules: § 11-1.70.03, § 11-1.70.04
  • Expiration/extension/revocation procedures for land-use entitlements (including variances): § 11-1.70.18
  • Continuation of previously granted variances (exceptions): § 11-1.11.06
  • Penalties, enforcement: § 11-1.70.19–20
  • Definition and development-standard matrices (residential): § 11-1.30.02 / Table 11-1.30.B (residential standards)
  • Mixed-use / commercial development standards (Table 11-1.43.B): § 11-1.43.05
  • Commercial permitted uses framework: § 11-1.41.01 (see Table 11-1.41.A for the use matrix)
  • Off-street parking reductions / minor conditional use permit references: § 11-1.66.10

If you want, I can turn this into a two-page printable checklist (application packet + hearing prep) with the exact language to append to your variance narrative and a suggested evidence list tailored to a specific parcel — if you supply the property address or APN I will map the likely findings you need and the neighbors to notify. Verify parcel‑specific constraints with the Community Development Director before filing.

Sources

Retrieved passages

  • Lomita Zoning Code (Article 70) High relevance
  • Lomita Zoning Code (§ 3) High relevance
  • Lomita Zoning Code (chapter shall) High relevance
  • Lomita Zoning Code (§ 2) High relevance
  • Lomita Zoning Code High relevance
  • Lomita Zoning Code (§ 2) High relevance
  • Lomita Zoning Code (§ 2) High relevance
  • Lomita Zoning Code (chapter shall) High relevance
  • Lomita Zoning Code (§ 2) High relevance
  • Lomita Zoning Code (Section 66451.11) Medium relevance
  • Lomita Zoning Code (Article 70) Medium relevance
  • Lomita Zoning Code (article 70) Medium relevance
  • Lomita Zoning Code (Article and) Medium relevance
  • Lomita Zoning Code (Article 70) Medium relevance
  • Lomita Zoning Code (section including) Medium relevance
  • Lomita Zoning Code (§ 3) Medium relevance
  • Lomita Zoning Code (§ 2) Medium relevance
  • Lomita Zoning Code (§ 2) Medium relevance
  • Lomita Zoning Code Medium relevance
  • Lomita Zoning Code (Section provides) Medium relevance
  • Lomita Zoning Code (section 11-1.70.08) Medium relevance
  • Lomita Zoning Code (§ 2) High relevance
  • CBC § G107 (SECTION G107) Medium relevance
  • Lomita Zoning Code Medium relevance
  • Lomita Zoning Code (§ 2) Medium relevance
  • Lomita Zoning Code (chapter shall) Medium relevance
  • Lomita Zoning Code (Section 17958.1) Medium relevance

Cited sections

Frequently asked questions

What is a variance in Lomita and who grants it?

A variance in Lomita is discretionary relief from literal development standards (setbacks, heights, parking, etc.). The Planning Commission grants variances (City Council on appeal) and must make the findings listed in § 11-1.70.10: exceptional circumstance, necessity to preserve a property right, no material detriment, and General Plan consistency .

What must I include in a variance application?

Minimum materials include scaled site plans, elevations, floor plans, colored renderings (if exterior), legal description, a title report not more than six months old, fees, and any technical studies the Director requires. The full list and possible waivers are in § 11-1.70.06 and completeness rules in § 11-1.70.03 .

How do I demonstrate the “exceptional or extraordinary circumstance” finding?

You must provide site-specific evidence (survey/topography, photos, comparison to neighboring lots showing the unusual condition, or title restrictions) demonstrating the property’s unique physical or legal condition. This supports § 11-1.70.10(A) — the Commission evaluates this evidence in the public hearing record .

Can I get a variance for reduced parking in Lomita?

Parking relief is possible but usually processed under Article 66 as a minor conditional use permit or as part of the variance review if parking standards are the subject of the variance. See the off-street parking provisions and procedures at § 11-1.66.10 and the variance rules at § 11-1.70.10 .

How long does an approved variance last?

Land use entitlements, including variances, expire within two (2) years unless the applicant has diligently pursued the project; the permit holder may request an extension from the Planning Commission under § 11-1.70.18(B) .

If my property has an older “exception” or grandfathered condition, how does that relate to variances?

Older exceptions granted under prior ordinances were converted to variances under Article 70 and continue as variances subject to Article 70 rules; see § 11-1.11.06 for continuation of previously granted variances .

Will a variance let me ignore the General Plan or other laws?

No. One required finding is General Plan consistency, and a variance cannot negate other city or state laws. If approval would conflict with other ordinances (e.g., Subdivision Map Act or specific-plan rules), the variance may be denied. See § 11-1.70.10 and cross-check § 11-1.11.04 regarding compliance with other laws .

Do I need to notify neighbors before I file?

The ordinance sets minimum notice procedures for hearings (mailed, posted) in § 11-1.70.04; for some permits (e.g., height variation south of PCH) the code requires demonstrating that adjacent owners have been shown plans or that certified mail receipts are provided (§ 11-1.70.11) .

Can the Planning Commission revoke a variance later?

Yes — entitlements can be modified or revoked following the procedures and findings in § 11-1.70.18(D) (fraud, violation of conditions, changed circumstances, nuisance, abandonment, etc.) — notice and hearings are required .

Where should I check permitted uses or dimensional standards before preparing a variance?

Start with the district tables: residential standards at § 11-1.30.02 (Table 11-1.30.B) and commercial/mixed-use matrices at § 11-1.41.01 and § 11-1.43.05 (Table 11-1.43.B). Those tables define the baseline from which a variance seeks relief .

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