Chapter 17.54
LAND USE REGULATIONS

Sections:.

17.54.010    Permissions tables and establishment of an allowed use.

17.54.020    Allowed uses – Mixed-use zones.

17.54.010 Permissions tables and establishment of an allowed use.

Prior to the establishment of any land use(s) identified in the land use permissions tables, the applicant shall obtain all necessary approvals and permits pursuant to all applicable requirements of this Title. Division 2 (Review Procedures) of this Title identifies the requirements of project proposals, and procedures and processing requirements for administrative and discretionary applications.

(A) Use Classifications. Each land use classification is described in PMC Chapter 17.16 (Definitions). For example, personal service use includes a wide range of individual personal service uses (e.g., beauty parlor, dry cleaning, tanning salons, tailors). Use classifications describe one or more uses having similar characteristics but do not list every use or activity that may be appropriate within the classification. For that reason, the City has established a similar use determination process as described in PMC § 17.24.040 (Determination on unlisted uses).

(B) Projects of Two or More Land Uses. Where a single parcel is proposed for development with two or more of the land uses listed in the permissions tables at the same time, the overall project will be subject to the highest level of review required by the tables for any individual use; however, all applicable fees shall be paid, and individual applications submitted for each applicable application type.

(C) Allowed Uses and Approval Types. Generally, a use is either allowed by right, allowed through an approval process, or not allowed. In addition to the requirements for planning entitlements of this Title, other permits may be required prior to establishment of the use (e.g., building permit, engineering permit, or permits required by other agencies). The requirements for planning entitlements include:

(1) Permitted (P). A land use shown with a “P” indicates that the land use is allowed by right in the designated zone, subject to compliance with all applicable provisions of this Title (e.g., development standards) as well as State and Federal law.

(2) Accessory Use (A). A land use shown with an “A” indicates that the land use is allowed only as a secondary use in conjunction with a primary use, subject to compliance with all applicable provisions of this Title (e.g., development standards) as well as State and Federal law.

(3) Minor Use Permit (MUP) Required. A land use shown with “MUP” indicates that the land use is allowed in the designated zone upon issuance of a minor use permit from the designated Review Authority, subject to compliance with all applicable provisions of this Title (e.g., development standards), as well as State and Federal law.

(4) Conditional Use Permit (CUP) Required. A land use shown with “CUP” indicates that the land use is allowed in the designated zone upon issuance of a conditional use permit from the designated Review Authority, subject to compliance with all applicable provisions of this Title (e.g., development standards) as well as State and Federal law.

(5) Not Permitted (–). A land use shown with a “–” is not allowed in the applicable zone.

(6) Temporary Use (T). On occasion, property will be used for an event, activity, or use on a short-term basis. Such use is considered a temporary use. A land use shown with “T” indicates that the land use is allowed by right as a temporary use, subject to compliance with all applicable provisions of this Title (e.g., development standards) as well as State and Federal law.

(7) Temporary Use Permit Required (TUP). On occasion, property will be used for an event, activity, or use on a short-term basis. Such use is considered a temporary use. A land use shown with “TUP” indicates that the land use is allowed as a temporary use in conjunction with the issuance of a temporary use permit pursuant to PMC § 17.26.100 (Temporary use and special event permits). PMC § 17.98.020 (Temporary uses) provides the regulations for these uses, including development standards and time limits. (Ord. 1603 § 4 (Exh. I), 2023)

17.54.020 Allowed uses – Mixed-use zones.

The land uses allowed in the mixed-use zones are listed in Table 17.54.020-1 (Allowed Uses – Mixed-Use Zones), together with the planning approval type required for each use. Allowed land uses include both primary and accessory uses that are predominately permanent in nature. For regulations on all temporary uses and events, see PMC § 17.26.100 (Temporary use and special event permits). Numeric notes can be found at the end of the table.

In addition to the regulations of the applicable zone, all land uses are subject to the special use standards identified in the “Specific Use Regulations” column of the allowed use tables. Refer to the referenced Sections for additional operational standards and regulations applicable to the use.

Table 17.54.020-1. Allowed Uses – Mixed-Use Zones 

Mixed-Use Zones

Use

MU 11

MU 21

MU 31

Specific Use Regulations

Aerospace Uses

Aerospace Manufacturing

–

–

–

 

Aerospace Services

–

–

–

 

Agriculture and Animal Keeping Uses

Agricultural Support, Sales, Service, and Storage

–

–

–

 

Animal Husbandry and Production

–

–

–

 

Animal Raising and Keeping, Domestic

A

A

A

See PMC Chapter 17.89 (Animal Keeping)

Animal Raising and Keeping, Exotic

–

–

–

See PMC Chapter 17.89 (Animal Keeping)

Animal Raising and Keeping, Horses

–

–

–

See PMC Chapter 17.89 (Animal Keeping)

Animal Raising and Keeping, Livestock

–

–

–

See PMC Chapter 17.89 (Animal Keeping)

Animal Raising and Keeping, Poultry and Beekeeping

–

–

–

See PMC Chapter 17.89 (Animal Keeping)

Aquaculture

–

–

–

 

Crop Production

–

–

–

 

Farmstands

–

–

–

 

Garden/Greenhouse, Private

A

A

A

 

Horticultural Production

–

–

–

 

Kennels, Private/Hobby

–

–

–

 

Stable/Equestrian Facility, Commercial/Public

–

–

–

 

Stable/Equestrian Facility, Hobby/Private

–

–

–

See PMC Chapter 17.89 (Animal Keeping)

Automobile and Vehicle Uses

Fueling Station

–

–

–

See PMC § 17.92.070 (Fueling station/vehicle and equipment services and repair)

Travel Center

–

–

–

See PMC § 17.92.070 (Fueling station/vehicle and equipment services and repair)

Vehicle and Equipment Services and Repair, Major

–

–

–

See PMC § 17.92.070 (Fueling station/vehicle and equipment services and repair)

Vehicle and Equipment Services and Repair, Minor

–

–

–

See PMC § 17.92.070 (Fueling station/vehicle and equipment services and repair)

Vehicle Rental

–

–

–

 

Vehicle Sales, New

–

–

–

See PMC § 17.92.070 (Fueling station/vehicle and equipment services and repair)

Vehicle Sales, Used

–

–

–

 

Vehicle Sales and Rental, Large Vehicles and Equipment

–

–

–

See PMC § 17.92.070 (Fueling station/vehicle and equipment services and repair)

Vehicle Towing/Impounding

–

–

–

See PMC § 17.93.040 (Vehicle towing/impounding)

Vehicle Washing and Detailing

–

–

–

See PMC § 17.92.180 (Vehicle washing and detailing)

Vehicle Wrecking/Dismantling

–

–

–

See PMC § 17.93.030 (Salvage yards)

Eating and Drinking Establishments and Entertainment Uses

Bar/Nightclub/Lounge

CUP

CUP

CUP

See PMC § 17.92.020 (Alcoholic beverage establishments)

Brewpub/Taproom/Wine Bar/Microdistillery

MUP

MUP

MUP

See PMC § 17.92.020 (Alcoholic beverage establishments)

Cafe/Bakery

P

P

P

 

Cinema/Theater/Performing Arts Center

MUP

P

P

 

Live Entertainment as Accessory Use, Indoor (Accessory)

A

A

A

 

Live Entertainment as Accessory Use, Outdoor (Accessory)

A, MUP

A, MUP

A, MUP

Regular outdoor events as an accessory use require an MUP. Sporadic events require a TUP (See PMC § 17.98.020 (Temporary uses)).

Outdoor Dining (Accessory)

A

A

A

See PMC § 17.92.100 (Outdoor dining (accessory))

Outdoor Entertainment

–

–

–

 

Restaurant, Bona Fide

P

P

P

See PMC § 17.92.020 (Alcoholic beverage establishments)

Restaurant, Dine-In and Take-Out

P

P

P

 

Restaurant, Drive-Through

CUP 3

CUP 3

CUP 3

See PMC § 17.92.050 (Drive-through restaurants and drive-through services)

Film, Research and Development

Film Production and Post Production

–

–

–

 

Research and Development

–

–

–

 

Industrial and Manufacturing Uses

Artisan Manufacturing/Makers Space

MUP

MUP

MUP

 

Brewery/Distillery/Winery – without tasting room or > 10,000 sf

–

–

–

 

Brewery/Distillery/Winery – with tasting room and <10,000 sf

MUP

MUP

MUP

See PMC § 17.92.020 (Alcoholic beverage establishments)

Commercial Vehicle Parking (Primary)

–

–

–

See PMC § 17.93.010 (Commercial vehicle parking as a primary use)

Construction and Materials Yards

–

–

–

 

Food or Beverage Manufacturing

CUP

CUP

CUP

 

Hazardous Materials Facility

–

–

–

See PMC Chapter 17.96 (Hazardous Materials Facilities)

Indoor Warehousing, Storage, Wholesaling, and Distribution

–

–

–

 

Manufacturing, Outdoors

–

–

–

 

Manufacturing/Processing, Light

–

–

–

 

Manufacturing/Processing, Heavy

–

–

–

 

Mining/Resource Extraction

–

–

–

See PMC § 17.67.120 (Mining and quarry special standards) and PMC Chapter 17.102 (Surface Mining and Reclamation)

Ministorage Warehousing or Facility

–

–

–

See PMC § 17.93.020 (Ministorage warehousing or facility)

Outdoor Storage (Accessory)

–

–

–

See PMC § 17.92.120 (Outdoor storage (primary and accessory))

Outdoor Storage (Primary)

–

–

–

See PMC § 17.92.120 (Outdoor storage (primary and accessory))

Outdoor Storage (Temporary)

T; TUP

T; TUP

T; TUP

If less than 72 hours, allowed by right (T). If over 72 hours, a TUP is required per PMC § 17.26.100 (Temporary use and special event permits). See also PMC § 17.98.020 (Temporary uses).

Salvage Yards

–

–

–

See PMC § 17.93.030 (Salvage yards)

Temporary Structures or Storage Facilities (Temporary and Accessory)

A, TUP

A, TUP

A, TUP

See PMC § 17.98.020 (Temporary uses)

Lodging

Bed and Breakfast

CUP

CUP

CUP

 

Lodging – Extended Stay

–

–

CUP

 

Lodging – Hotels

–

MUP

MUP

 

Lodging – Motels

–

MUP

MUP

 

Lodging – Timeshares

–

–

–

 

Public, Quasi-Public and Institutional Uses

Civic/Government

MUP

P

P

 

Cultural Institutions

MUP

MUP

MUP

 

Hospital

–

–

–

 

Public Service Facility

MUP

P

P

 

Social Service Facilities

CUP

CUP

CUP

See PMC § 17.94.040 (Social service facilities with congregate meal facilities)

Recreation, Education, and Public Assembly Uses

Athletic Fields, Unlighted

MUP

MUP

MUP

 

Athletic Fields, Lighted

–

–

–

 

Campground

–

–

–

 

Cemeteries, Crematories, or Mausoleums

–

–

–

 

College/University

CUP

CUP

CUP

 

Commercial Recreation and Sports, Indoor

MUP

P

P

 

Commercial Recreation and Sports, Outdoor

–

–

–

See PMC § 17.94.030 (Golf courses)

Community Assembly, ≤ 5,000 sf (gross sf)

P

P

P

See PMC § 17.94.010 (Community assembly uses)

Community Assembly, 5,001 sf – 12,000 sf (gross sf)

MUP

P

P

See PMC § 17.94.010 (Community assembly uses)

Community Assembly, >12,000 sf (gross sf)

CUP

CUP

CUP

See PMC § 17.94.010 (Community assembly uses)

Family Day Care Center

P

P

P

See PMC § 17.92.060 (Family day care center)

Instructional Services, ≤ 5,000 sf

P

P

P

 

Instructional Services, > 5,001 sf

MUP

P

P

 

Open Space, Natural

P

P

P

 

Parks and Recreation Facilities

P

P

P

See PMC § 17.94.030 (Golf courses)

Retreat Center

–

–

–

 

Recreational Vehicle (RV) Park

–

–

–

 

Schools, Public or Private (TK-12)

CUP

CUP

CUP

 

Tutoring Facilities

P

P

P

 

Vocational/Trade School, ≤ 10,000 sf

MUP

MUP

MUP

 

Vocational/Trade School, > 10,001 sf

CUP

CUP

CUP

 

Residential Uses

Accessory Dwelling Unit (ADU) and Junior Accessory Dwelling Unit (JADU)

P

P

P

Only ADUs (not JADUs) are allowed within multifamily housing developments. See PMC § 17.91.010 (Accessory dwelling unit and junior accessory dwelling unit standards).

Agricultural Worker Housing

–

–

–

 

Caretaker’s Unit (Accessory)

–

–

–

See PMC § 17.91.030 (Caretaker’s units (accessory))

Child Day Care in a Home

P

P

P

 

Cottage Food Operation (Accessory)

A, MUP

A, MUP

A, MUP

See PMC § 17.91.040 (Cottage food operation)

Cottage Industry (Accessory)

A, MUP

A, MUP

A, MUP

 

Emergency Shelters

–

–

–

See PMC § 17.94.020 (Emergency shelters)

Group Residential Home

CUP

CUP

CUP

 

Home Occupation (Accessory)

A

A

A

 

Live/Work

P

P

P

 

Model Home (on-site)

TUP

TUP

TUP

See PMC § 17.98.020 (Temporary uses)

Manufactured/Mobile Home Park

–

–

–

See PMC § 17.91.050 (Manufactured/mobile home parks) and PMC § 17.91.060 (Manufactured/mobile home park closures)

Residential Care Facilities, Small

P

P

P

 

Residential Care Facilities, Large

CUP

CUP

CUP

See PMC § 17.91.070 (Residential care facilities, large)

Residential Housing Types

 

 

 

 

Single-Family Dwelling, Attached

P

P

P

 

Single-Family Dwelling, Detached

–

–

–

 

Two-Family Dwelling/Duplex

P

P

P

 

Multifamily Dwelling, Triplex/Quadplex

P

P

P

 

Multifamily Residential, Greater Than or Equal to Five Units

P

P

P

 

Manufactured/Mobile Home

–

–

–

 

Single-Room Occupancy

CUP

CUP

MUP

 

Sober Living Home

–

–

–

See PMC § 17.91.080 (Sober living home)

Supportive Housing

CUP

CUP

CUP

 

Transitional Housing

CUP

CUP

CUP

 

Yard Sales (Temporary Use)

P

P

P

See PMC § 17.98.020 (Temporary uses)

Retail, Service, and Office Uses

Adult-Oriented Business

–

–

–

See PMC § 17.92.010 (Adult-oriented businesses)

Alcohol and Drug Treatment Facility, Large

CUP

CUP

CUP

See PMC § 17.91.020 (Alcohol and drug treatment facility)

Alcohol and Drug Treatment Facility, Small

MUP

MUP

MUP

 

Alcohol Sales, Off-Sale

CUP

CUP

CUP

See PMC § 17.92.020 (Alcoholic beverage establishments)

Animal Sales and Services

MUP

P

P

 

Auction Sales, Indoor

CUP

CUP

CUP

 

Auction Sales, Outdoor

–

–

–

 

ATM (Accessory Use)

A

A

A

 

Bail Bonds

–

–

–

 

Banks, Financial, Savings and Loan Institutions

P

P

P

 

Building Materials Sales and Services

–

–

–

 

Business to Business Support Services

–

–

–

 

Check-Cashing Businesses

–

–

–

 

Convenience Market

–

–

–

See PMC § 17.92.030 (Convenience markets) and PMC § 17.92.020 (Alcoholic beverage establishments)

Drive-Through Services (Accessory)

A, CUP

A, CUP

A, CUP

See PMC § 17.92.050 (Drive-through restaurants and drive-through services)

Farmers’ Market (Temporary)

TUP

TUP

TUP

See PMC § 17.98.020 (Temporary Uses)

Food Preparation, Commercial

–

–

–

 

Fortunetelling, Palm and Card Reading

MUP

P

P

 

Funeral Homes and Mortuaries

–

–

–

 

General Retail ≤ 5,000 sf

P

P

P

 

General Retail 5,001 sf – 25,000

MUP

P

P

 

General Retail/Superstore > 25,000

–

–

–

 

Grocery Store

MUP

P

P

 

Kennels/Boarding, Commercial

–

–

–

See PMC § 17.92.080 (Kennels/boarding, commercial)

Kiosk/Outdoor Vending2

A

A

A

 

Laundromat

P

P

P

 

Massage Establishment, Accessory

A

A

A

See PMC § 17.92.090 (Massage establishment (accessory))

Massage Establishment, Stand-Alone

–

–

–

 

Medical Services, Extended Care

–

CUP

CUP

 

Medical Services, Medical/Dental/Holistic/Clinic

P

P

P

 

Medical Services, Urgent Care

P

P

P

 

Microblading/Permanent Makeup

P

P

P

 

Neighborhood Market

P

P

P

 

Nursery/Garden Center

–

–

–

 

Office, Processing

–

–

–

 

Office, Professional/Administrative

P

P

P

 

Office, Service

P

P

P

 

Outdoor Display

A

A

A

See PMC § 17.92.110 (Outdoor display)

Pawnshop

–

–

–

See PMC § 17.92.130 (Pawnshops)

Personal Services

P

P

P

 

Pet Daycare

MUP

MUP

MUP

PMC § 17.92.140 (Pet daycare)

Resale/Consignment/Thrift Shop

CUP

CUP

CUP

 

Smoking Lounge

MUP

MUP

MUP

 

Smoke Shop

–

–

–

See PMC § 17.92.150 (Smoke shop)

Swap Meet, Indoor

–

–

–

 

Swap Meet, Outdoor

–

–

–

See PMC § 17.92.160 (Swap meet, outdoor)

Tattoo/Body Art/Piercing

–

–

–

See PMC § 17.92.170 (Tattoo/body art/piercing establishments)

Temporary Real Estate Sales Office (Temporary)

TUP

TUP

TUP

See PMC § 17.98.020 (Temporary uses)

Veterinary Hospitals

MUP

MUP

MUP

See PMC § 17.92.190 (Veterinary hospitals)

Utility, Transportation, and Communication Uses

Airports and Heliports

–

–

–

 

Collocated Small Wind Energy Systems (CSWES) (Accessory)

–

–

–

See PMC § 17.99.010 (Collocated small wind energy systems)

Communication/Wireless Telecommunications Facilities, Major

–

–

–

See PMC § 17.95.010 (Communication/wireless telecommunications facilities)

Communication/Wireless Telecommunications Facilities, Minor

MUP

MUP

MUP

See PMC § 17.95.010 (Communication/wireless telecommunications facilities)

Communication, Facilities Within Buildings

MUP

MUP

MUP

 

Freight/Trucking Facility

–

–

–

 

Light Fleet-Based Services

–

–

–

 

Parking Lots and Structures

A, MUP

A, MUP

A, MUP

 

Passenger Transportation Facilities

–

CUP

CUP

 

Recycling Collection Facility, Large

–

–

–

See PMC Chapter 17.97 (Recycling facilities)

Recycling Collection Facility, Small

–

–

–

See PMC Chapter 17.97 (Recycling facilities)

Recycling Processing Facility, Heavy

–

–

–

See PMC Chapter 17.97 (Recycling facilities)

Recycling Processing Facility, Light

–

–

–

See PMC Chapter 17.97 (Recycling facilities)

Reverse Vending Machine

A

A

A

See PMC Chapter 17.97 (Recycling facilities)

Sanitary Landfills

–

–

–

See PMC § 17.98.010 (Sanitary landfills)

Small Residential Wind Generator Systems (SRWGS) (Accessory)

–

–

–

See PMC § 17.99.020 (Small residential wind generator systems)

Solar Energy System (Primary)

–

–

–

See PMC § 17.99.030 (Solar energy system (primary))

Utilities, Major

–

–

–

 

Utilities, Minor

MUP

MUP

MUP

 

Utility Yard

–

–

––

 

Notes:

1.    Stand-alone residential is allowed on any parcel, except parcel frontages along Palmdale Boulevard must contain nonresidential development. On parcels fronting Palmdale Boulevard, stand-alone nonresidential is allowed. For all other parcels under one acre in size fronting regional and crosstown streets, stand-alone nonresidential is allowed.

2.    Kiosks/outdoor vending machines shall be placed next to the main structure in a designated area not to exceed 32 square feet.

3.    Restaurant, drive-through: Establishments with a pick-up window for an “order ahead” business model are allowed and subject to the distance separation requirements.

(Ord. 1627 § 4 (Exh. A), 2023; Ord. 1613 § 4 (Exh. I), 2023; Ord. 1603 § 4 (Exh. I), 2023)