Chapter 22.25
CN—NEIGHBORHOOD COMMERCIAL ZONE
Sections:
22.25.600 Intensity standards.
22.25.700 Site development standards.
22.25.800 Environmental performance standards.
22.25.100 Purpose.
The CN zone is intended to provide for the conduct of business serving primarily nearby residents including the retail sale of convenience goods and services, shopping goods and services, and other commercial and professional activities. It is further intended that these activities shall provide additional municipal revenue as well as business opportunities and employment opportunities for residents of the city. (Ord. 371 § 1 (part), 1972)
22.25.200 Location.
The following criteria shall be considered in establishing and maintaining the CN zone:
(1) Need based upon population of service area;
(2) Convenient and efficient vehicular access from arterial streets;
(3) Pedestrian access from surrounding neighborhoods;
(4) Sufficient site depth for grouping of businesses in a centralized area rather than along a street in an extended strip. (Ord. 371 § 1 (part), 1972)
22.25.300 Permitted uses.
Premises in the CN zone shall be of a quality and character that enhance the environment of surrounding residential areas and shall be used primarily for the sale of convenience goods or services to the residents of the immediate neighborhood. The following uses may be permitted in the CN zone, subject to approval of a precise plan that demonstrates architectural compatibility with the surrounding residential neighborhood:
(1) Apparel stores;
(2) Appliance stores;
(3) Banks and savings and loan institutions;
(4) Barber and beauty shops;
(5) Bicycle shops;
(6) Child care institutions;
(7) Churches, temples, and other places for religious services;
(8) Clinics: medical, dental, and veterinary (completely enclosed);
(9) Clothes cleaning, pressing, and tailoring shops (completely enclosed);
(10) Drugstores;
(11) Florist shops;
(12) Food stores, including delicatessens, candy stores, and dairy product sales;
(13) Furniture stores;
(14) Hardware stores;
(15) Health studios (subject to the provisions of Los Angeles County Ordinance 10,233);
(16) Institutions of an educational, philanthropic, or charitable nature;
(17) Laundromats;
(18) Office buildings or office space that occupies no more than forty percent of total floor area;
(19) Office equipment sales and service;
(20) Package liquor stores;
(21) Pet shops (completely enclosed);
(22) Public service facilities (government, civic, utility);
(23) Restaurants, including carry-out establishments, but excluding drive-in service;
(24) Stationery stores;
(25) Theaters, not including drive-ins;
(26) Schools of business, language, music, dance, and art (may require reasonable soundproofing);
(27) Shoe repair shops;
(28) Supermarkets;
(29) Variety stores;
(30) Massage establishment as an accessory use (no more than one thousand square feet of the gross floor area) to a health studio, hotel, medical or chiropractic office;
(31) Comparable uses as determined according to the provisions of Section 22.20.100. (Ord. 844 § 1, 2002; Ord. 803 § 4, 1999; Ord. 371 § 1 (part), 1972)
22.25.400 Conditional uses.
The following uses may be permitted in the CN zone if it is found in each case that the indicated criteria and limitations are satisfied and if specific conditions are imposed to carry out the purposes of this code:
(1) Automobile Service Stations.
(a) Criteria:
(i) Feasibility of arranging ingress and egress without interference or hazard to arterial street traffic and traffic to and from adjacent uses,
(ii) No more than one other service station located within five hundred feet,
(iii) Proposed architecture and site location enhance the appearance and character of neighboring properties,
(b) Limitation:
(i) Special design standards apply (See regulations pertaining to specific uses, Section 22.40.530);
(2) Bowling Center.
(a) Criteria:
(i) Will not absorb land needed for the sale of convenience goods,
(ii) Feasibility of arranging ingress and egress without interference or hazard to arterial street traffic and traffic to and from adjacent uses,
(iii) Proposed architecture and site location enhance the appearance and character of neighboring properties,
(iv) Compatibility with the appearance, character, and activities of other uses located on the same site or adjacent parcels,
(v) Noise mitigation measures shall include, but not be limited to, the orientation of buildings and the design of floor plans to assure that the interior ambient noise will not be heard outside the building;
(3) Plant Nurseries, Home and Garden Supplies.
(a) Criteria:
(i) Location on periphery of commercial area so as not to interfere with pedestrian movement and shopping,
(ii) Screening of all materials and supplies other than plant materials;
(4) Office Buildings or Office Space that Occupies More than Forty Percent of Total Floor Area.
(a) Criteria:
(i) Will not absorb land needed for sale of convenience goods;
(5) Institutions of Educational, Philanthropic, and Charitable Nature.
(a) Criteria:
(i) Will not absorb land needed for sale of convenience goods;
(6) Clubs, Lodges, and Meeting Halls.
(a) Criteria:
(i) Will not absorb land needed for sale of convenience goods;
(7) Department Stores.
(a) Criteria:
(i) Will not absorb land needed for sale of convenience goods;
(8) Printing Shops.
(a) Criteria:
(i) Because of the concern with noise, odor, vibrations and other environmental factors, the orientation of equipment and the floor plan must be designed to assure that the use shall be compatible with adjacent uses and properties,
(ii) That the printing operations be separated and screened from the customer service area and be screened from view from any outside area;
(9) Drive-Through Service.
(a) Criteria. Refer to Section 22.40.950 of this code.
(b) Exemption. Notwithstanding the provision of Section 22.40.950, banks and savings and loan institutions which lawfully provide drive-through service on property zoned regional commercial (CR), community commercial (CC), or neighborhood commercial (CN) as of September 24, 1998, shall be deemed conforming and permitted uses; buildings, structures and the drive-through service shall not require a conditional use permit nor be subject to the regulations in Section 22.40.950;
(10) Drive-through service restaurants, pursuant to the provisions of Section 22.40.960;
(11) Massage establishment;
(12) Convenience Service Stations.
(a) Criteria:
(i) Feasibility of arranging ingress and egress without interference or hazard to arterial street traffic and traffic to and from adjacent uses;
(ii) No more than one other service station located within five hundred feet;
(iii) Proposed architecture and site location enhance the appearance and character of neighboring properties.
(b) Limitation:
(i) Special design standards apply (See regulations pertaining to specific uses, Section 22.40.540);
(13) Comparable uses as determined according to the provisions of Section 22.20.100. (Ord. 1039 § 7, 2023; Ord. 909 § 2, 2006; Ord. 844 § 2, 2002; Ord. 803 § 5, 1999; Ord. 799 § 3, 1998; Ord. 737 § 16, 1994; Ord. 590 § 1, 1981: Ord. 517 § 6, 1976; Ord. 514 § 2, 1976: Ord. 371 § 1 (part), 1972)
22.25.450 Temporary uses.
Refer to Section 22.20.450. (Ord. 371 § 1 (part), 1972)
22.25.500 Prohibited uses.
The following are prohibited in the CN zone:
(1) Automobile paint, body and fender, brake and tire shops;
(2) Automobile repair other than minor servicing at an automobile service station;
(3) Automobile car washes;
(4) Automobile sales, leasing and rental;
(5) Bars and cocktail lounges not part of a bona fide restaurant;
(6) Contractor’s yard;
(7) Heavy equipment sales or lease;
(8) Agricultural or industrial equipment sales;
(9) Comparable uses as determined according to the provisions of Section 22.20.100;
(10) Public and private auctions and auction-related events and activities. (Ord. 827 § 2, 2001; Ord. 737 § 17, 1994: Ord. 371 § 1 (part), 1972)
22.25.600 Intensity standards.
On any parcel of land or unit development the following intensity standards shall apply:
(1) Building Coverage. The percentage of building coverage to parcel area shall be no greater than fifty percent;
(2) Floor Area Ratio. The percentage of floor area to parcel area shall be no greater than sixty percent. (Ord. 371 § 1 (part), 1972)
22.25.700 Site development standards.
In addition to the development standards established by and under Chapters 22.70 to 22.80 of this code, the following standards shall apply to property in the CN zone:
(1) Adjacent Street Setback. There shall be a minimum building setback from the property line of twenty-five feet along the full street frontage of a site and the entire setback area shall be landscaped. For legal corner parcels that are half an acre or less in size and that have at least two street frontages on April 11, 2002, the adjacent street building setback may be reduced to twenty feet from the adjacent property line along the street frontage and the entire required setback area shall be landscaped.
(2) Side and Rear Yard Setbacks.
(a) Abutting a Residential Area. There shall be side and rear yard setbacks of at least twenty-four feet from the adjoining residential property. For corner parcels that are three-quarters of an acre or less in size, that have at least two street frontages, and that are not contiguous with other parcels zoned neighborhood commercial (CN), the side and rear yard setback may be reduced to ten feet; provided, that the site meets the following criteria:
(i) The maximum building height shall be no greater than twenty feet;
(ii) Side and rear yard areas of the property adjacent to residential areas shall include dense landscaping; and
(iii) There shall be no windows on building facades facing residential areas.
(b) Abutting a Nonresidential Area. There shall be a setback of at least twelve feet, except that a building may be constructed on a property line; provided, that the buildings on both sides of the property line are either abutting or are separated by at least twenty-four feet, and that a plan for development is approved by the city council so as to enhance the design of the development. The approving authority may reduce the required setback along a property line separating adjacent parcels in separate ownership if such parcels are included within a unified precise plan of development and have the same land use designation.
(3) Building Height. The maximum building height shall be two stories or thirty-five feet, whichever is less; provided, that a building or structure shall not exceed a height equal to the least horizontal distance between the building and a property line adjacent to a residential area. No building shall provide vision into an adjacent residential yard.
(4) Storage. Except in an instance where specifically permitted and controlled under the provisions of this code, open storage of equipment and materials is prohibited.
(5) Landscaping. At least fifteen percent of the area not covered by buildings shall be landscaped. The landscaping of parking areas as required in Section 22.74.400 shall not be included as part of the required fifteen percent landscaping.
(6) Signs. The provisions of Chapter 22.48 shall apply in the CN zone.
(7) Access for the Physically Handicapped. Access must be provided for the physically handicapped to floors other than that closest to grade in office buildings by means of an elevator. Access to office uses on floors other than that closest to grade may be by stairs; provided, that the offices are less than one thousand square feet in total area per floor or that the office uses are incidental to and operated in conjunction with another use (i.e., warehousing, manufacturing, retail sales) within the same building except when the only available toilet facilities are on other levels.
(8) Alarm Systems and Additional Security Devices. Commercial, office, and industrial buildings shall be required to be installed with periphery alarm system wiring approved by the director of community development. In those instances where the proposed use of the property may require additional security devices, then the director of community development may require, in addition to the periphery system wiring, the installation of an approved alarm system device. (Ord. 951 § 1, 2009; Ord. 912 § 28, 2006; Ord. 844 §§ 3, 4, 2002; Ord. 545 § 3, 1977; Ord. 517 § 7, 1976; Ord. 371 § 1 (part), 1972)
22.25.800 Environmental performance standards.
The environmental performance standards established under Chapter 22.80 shall apply in the CN zone. (Ord. 371 § 1 (part), 1972)