Chapter 17.38
OVERLAY ZONES
Sections:
17.38.005 BR—Billboard Relocation Overlay Zone.
17.38.010 HS—Homeless Shelter Overlay Zone.
17.38.015 JC—Jobs Creation Overlay Zone.
17.38.020 MHP—Mobilehome Park Overlay Zone.
17.38.030 MOCA—Mineral/Oil Conservation Area Overlay Zone.
17.38.040 MR—Movie Ranch Overlay Zone.
17.38.050 MU—Mixed Use Overlay Zone.
17.38.060 PD—Planned Development Overlay Zone.
17.38.070 RP—Ridgeline Preservation Overlay Zone.
17.38.080 SEA—Significant Ecological Area Overlay Zone.
17.38.085 SMHP—Senior Mobilehome Park Overlay Zone.
17.38.090 VDS—Vehicle Dealer Sales Overlay Zone.
17.38.100 VS—Vehicle Services Overlay Zone.
17.38.005 BR—Billboard Relocation Overlay Zone.
A. Purpose. The billboard relocation (BR) overlay zone authorizes and establishes procedures for the removal and relocation of pre-existing, legally established billboards to new locations, and the substitution of billboard sign faces and structures meeting more current standards, while achieving an overall reduction in the number of billboards throughout the City.
B. Applicability. The billboard relocation (BR) overlay zone applies only to commercial or industrial zoned property within three hundred (300) feet from the centerline along Interstate 5 and State Route 14 as generally identified on the adopted zoning map on file in the Planning Division.
C. Permitted Uses. All uses shall he subject to the requirements of the underlying zone with the exception of off-site signs. Off-site signs (i.e., billboards) are a permitted use subject to the approval of a billboard reduction and relocation agreement or development agreement for the reduction and relocation of billboards in compliance with this section.
D. Development Standards. All billboards and related facilities and structures approved or permitted pursuant to a billboard reduction and relocation agreement or development agreement must comply with the following requirements:
1. Applicable Standards. All applicable development standards of the underlying zone apply unless modified by subsections (D)(2) through (8) of this section.
2. Sign Area. An individual billboard may have either one or two faces and may not exceed seven hundred (700) square feet per face.
3. Separation. Except as prohibited by the California Outdoor Advertising Act, a billboard may be located at, or greater than, one thousand (1,000) feet from another billboard on the same side of the freeway or highway. This separation requirement is a minimum and additional distance between billboards may be required under the applicable billboard reduction and relocation agreement or development agreement.
4. Location. Billboards must be located within the billboard relocation (BR) overlay zone.
5. Height. The bottom of any horizontal structure of a billboard must be a minimum of eight (8) feet in height above the highest adjacent grade. The maximum permitted height of a billboard, measured from the lowest adjacent grade to the top of the sign structure, is sixty-five (65) feet. This standard is the maximum height permitted, and a reduced height may be required under the terms of the approved billboard reduction and relocation agreement or development agreement.
6. Collocation of Wireless Telecommunications Facilities. Notwithstanding any of the provisions of Section 17.45.010 to the contrary, wireless telecommunications facilities may be collocated with a relocated billboard structure in any zone upon approval of a minor use permit subject to the following development standards:
a. Antenna arrays must be placed on the interior of the billboard structure; within the interior of the post, or between the outer sign faces;
b. Antenna arrays may not protrude above or below the sign faces; and
c. Collocated wireless telecommunications facilities must conform with the development standards listed in Section 17.69.030.
The City Council will be notified of any issuance of a minor use permit for the collocation of wireless telecommunications facilities on a relocated billboard structure at least thirty (30) days prior to such actions.
7. Digital Billboards. The Council may approve a billboard reduction and relocation agreement or development agreement that authorizes the construction and use of digital billboards subject to the following additional provisions:
a. Brightness. Digital-display faces must have a maximum brightness not to exceed 0.3 foot candles above ambient lighting from a distance of two hundred fifty (250) feet for both the daytime and nighttime condition. Brightness may not exceed five hundred (500) nits (candela per square meter) from sunset to sunrise. At all other times, brightness may not exceed seven thousand five hundred (7,500) nits.
b. Duration of Images. A digital billboard may display only a series of still images, each of which is displayed for at least eight (8) seconds. The still images may not move or present the appearance of motion and may not use flashing, scintillating, blinking, or traveling lights or any other means not providing constant illumination.
c. Separation. No digital billboard may be placed within two thousand five hundred (2,500) feet of another digital billboard on the same side of the freeway or highway. This separation requirement is a minimum and additional distance between digital billboards may be required under the applicable billboard reduction and relocation agreement or development agreement.
8. In addition to complying with the other requirements set forth in this section and any other applicable provisions of Section 17.51.080, any relocated billboard within six hundred sixty (660) feet of a State highway must also comply with the requirements of the California Outdoor Advertising Act (Chapter 2 of Division 3 of the California Business and Professions Code beginning at Section 5400), including, but not limited to, the restrictions on size, height, proximity to interstate and primary highways and landscaped freeways. To the extent any conflict arises between this section and the Outdoor Advertising Act, the Outdoor Advertising Act will prevail. (Ord. 14-1 § 5 (Exh. A), 3/25/14)
17.38.010 HS—Homeless Shelter Overlay Zone.
A. Purpose. In an effort to comply with the requirements of the State of California Senate Bill 2 (SB2), the homeless shelter (HS) overlay zone designates certain areas within the City whereby the placement of a homeless shelter is permitted.
B. Applicability. The HS overlay zone applies to areas identified on the adopted map on file in the Planning Division.
C. Permitted Uses. All uses, except for homeless shelters, shall follow the requirements of the underlying zone. The following uses shall be permitted where the symbol “P” appears:
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1. |
Homeless Shelter |
P |
D. Property Development Standards. The specific development standards for homeless shelters as described in Section 17.66.070 (Homeless Shelters) shall apply to the use described above in addition to the requirements of the underlying zone. Additional regulations may be specified as conditions of approval as part of the permitting process. Any deviations from the property development standards will require the approval of an adjustment or a variance as described in Sections 17.25.120 (Variances) and 17.24.100 (Adjustments). (Ord. 13-8 § 4 (Exh. A), 6/11/13)
17.38.015 JC—Jobs Creation Overlay Zone.
A. Purpose. The purpose of the JCOZ is to support the General Plan objective of promoting the creation of strong regional and local economies via the implementation of strategic land use planning policies. Specifically, the JC overlay zone will: (1) attract and promote the creation of high quality jobs within the City’s four (4) targeted industries, which include aerospace, biomedical, entertainment, and technology, and other industries at the discretion of the Director; (2) enhance the City’s overall jobs/housing balance; and (3) provide greater employment opportunities throughout the entire City.
B. Applicability. The JC overlay zone applies only to the construction of office and industrial buildings within the defined overlay zone areas. Office projects must have a minimum height of three (3) stories, and industrial projects must have a minimum height of greater than thirty-five (35) feet. All other building types that are not office or industrial buildings, including, but not limited to, hotels, hospitals, residential buildings, and vertical mixed-use buildings, are not applicable under the JC overlay zone.
C. Design Standards. The following standards shall apply to any development under the JC overlay zone, in addition to the requirements of the underlying zone:
1. Height.
a. Office Buildings. Construction of office buildings between three (3) and five (5) stories in height shall be permitted without obtaining a conditional use permit and be subject to development review.
b. Industrial Buildings. Construction of industrial buildings between thirty-five (35) feet, one (1) inch and fifty-five (55) feet in height shall be permitted without obtaining a conditional use permit and be subject to development review.
c. Additional Height. Office and industrial buildings exceeding the maximum thresholds defined by this section shall require the approval of a conditional use permit. At the discretion of the Director, architectural treatments may exceed the maximum height thresholds defined by this section without a conditional use permit; provided, that: (i) the addition does not exceed ten (10) feet in height; (ii) the allowance would be compatible with the architectural design; and (iii) the allowance would provide additional architectural articulation and/or screening of rooftop equipment that could not otherwise be achieved within the height thresholds defined by this section.
d. The total height of the structure shall be measured from the lowest point of the structure to the highest point of the structure. Loading docks that extend below the grade of the finished floor shall not be counted as the lowest point.
2. Incentives. At the discretion of the Director, any or all of the following incentives may be applied to applicable projects within the JC overlay zone:
a. A maximum reduction of required on-site parking of twenty percent (20%);
b. Issuance of a sign review permit at no fee;
c. Development review of on-site structured parking, provided the structured parking does not exceed the height of the proposed office or industrial building associated with the structured parking; and
d. Stealth-mounted wireless communications facilities mounted on an office or industrial building would require a minor use permit. This level of review applies to wireless communications facilities proposed as part of any formal submittal for a qualifying office or industrial building project, or at any time after such a formal submittal has been received and/or approved by the City. Stealth-mounted wireless communications facilities must be incorporated into the overall building architecture and be completely concealed from public view.
3. Architecture. As part of the formal submittal, the applicant shall provide full three (3) dimensional architectural renderings for the proposed office or industrial building project.
a. Architecture shall be in conformance with the Community Character and Design Guidelines.
b. Three hundred sixty (360) degree architectural treatments shall be included.
c. All renderings shall be in color.
d. Renderings shall demonstrate the building from northern, southern, eastern, and western elevations, plus other elevations deemed necessary by the Director.
e. Renderings shall demonstrate the proposed office or industrial building with associated landscaping at the time of building completion, and at maturity ten (10) years after the time of building completion.
D. Notification. A public notice shall be provided in compliance with this section.
1. Notice Content. The notice shall include the following information:
a. Action Information.
i. The date action was taken by the Director;
ii. A general description of the City’s procedure concerning the conduct of the action;
iii. A statement that any interested person or authorized agent may file an appeal of the Director’s decision to the Planning Commission; and
iv. The phone number, street address, and website of the City, where an interested person can call or visit to obtain additional information.
b. Project Information.
i. The name of the applicant;
ii. The application number(s);
iii. A general description of the project and location of the subject property; and
iv. A statement that the review authority considered the project’s environmental document, if applicable.
2. Distribution. Notice shall be provided as follows:
a. Mailing. Notice shall be delivered on the day action is taken on the project to the following:
i. Owner(s) and Applicant. The owner(s) of the subject property, the applicant, and the applicant’s agent, if one has been provided;
ii. Surrounding Properties. Unless otherwise indicated in this code, all owners of property located adjacent to, and directly across the street from, the exterior boundaries of the subject property, as shown on the County of Los Angeles’ last equalized assessment roll, shall be noticed. If the project site is located within a multiple-tenant commercial or industrial center, all tenants or property owners, if different, within the center shall also be mailed the notice.
iii. Persons Requesting a Notice. A person who has filed a written request for notice with the Director within one (1) year prior to the action.
3. Additional Notification Requirements.
a. A written notice shall be transmitted to the City Council and Planning Commission.
b. Additional requirements as determined by the Director.
4. Failure to Receive Notice. The failure of any person or entity to receive notice provided in compliance with this section, or with the State Government Code, shall not invalidate the actions of the review authority.
5. Appeals. If a written request for an appeal to the Planning Commission is received prior to the close of business on the twenty-first day after the notice is dated, a public hearing with the Planning Commission shall be scheduled. Appeals shall be conducted consistent with Section 17.07.040. If the request for a public hearing is rescinded prior to the noticing of the public hearing, no public hearing will be required.
E. Permitted Uses. Permitted land uses shall be in accordance with the underlying zone for the parcel, as defined by this code. Height, and other design requirements, shall be in accordance with subsection (C) of this section. (Ord. 19-4 § 3, 8/27/19)
17.38.020 MHP—Mobilehome Park Overlay Zone.
A. Purpose. The mobilehome park (MHP) overlay zone is intended to encourage the creation of new mobilehome parks and the preservation of existing mobilehome parks consistent with the City’s goal of accommodating alternative and affordable housing types at a standard consistent with the preservation of the public health, safety and welfare. All mobilehome parks located in an MHP overlay zone shall be developed in accordance with the provisions of this section. Although the General Plan does not designate mobilehome parks as a separate land use designation, the MHP overlay zone is consistent with the urban residential, non-urban, and commercial land use designations of the General Plan.
B. Permitted Uses. Permitted uses shall be in accordance with the underlying zone for the parcel, as determined by this code.
C. Property Development Standards. In addition to the following, mobilehome parks shall comply with all State requirements for the development of mobilehome parks.
1. Lot Area. Each lot shall have a minimum of three (3) acres of buildable area.
2. Mobilehome Space and Area.
a. Mobilehome Space. Each mobilehome space shall have a minimum area of one thousand five hundred (1,500) square feet.
b. Mobilehome Space Dimensions. Each mobilehome space shall be not less than thirty (30) feet in width. There is no required depth.
3. Population Density. The following population density standards shall apply to all mobilehome spaces in this overlay zone:
a. There shall be a minimum of three thousand (3,000) square feet of area for each mobilehome space in a mobilehome park.
b. Such lot area shall include access, mobilehome parking, automobile parking, outbuilding space, recreational areas and other similar uses.
4. Building Height. No building or structure erected in this overlay zone shall have a height greater than two (2) stories or twenty-five (25) feet.
5. Yards.
a. Front Yards. Each space which abuts a private street or drive shall have a front yard of not less than five (5) feet.
b. Corner Side Yards. Each space shall have corner side yards of not less than:
i. Ten (10) feet on a reversed corner lot; or
ii. Five (5) feet on other corner lots.
c. Interior Side Yards. Each space shall have an interior side yard of not less than five (5) feet or ten (10) feet between units.
d. Rear Yards. Each space shall have a rear yard of not less than five (5) feet.
6. Access and Circulation.
a. Driveway Width and Layout. Driveways within mobilehome parks shall be designed to conform to the minimum widths specified in this code or as determined by the City Engineer and the Fire Department.
b. Access.
i. No site within the mobilehome park shall have direct vehicular access to a public street.
ii. At least two (2) access points to a public street or highway shall be provided to the site when serving more than one hundred fifty (150) units or the site is located in a very high severity fire zone, as determined by the Fire Department.
7. Parking. Parking shall be provided in accordance with Section 17.42.010(10) (Mobilehome Park).
8. Screening. Mobilehome parks fronting on a public street shall be screened to a height of not less than five (5) feet and not more than eight (8) feet with either a decorative wall, fence, an opaque hedge, trees, or landscaped berm. Such screening may be reduced to less than five (5) feet adjacent to driveways as necessary for visibility. The location of the walls are subject to the underlying zoning requirements.
9. Signs.
a. Mobilehome parks may display the following signs:
i. One (1) wall-mounted sign not to exceed twenty (20) square feet in area, or one (1) freestanding sign not to exceed twenty (20) square feet in sign area or fifty-four (54) square feet in total area may be located at each entrance; and
ii. One (1) freestanding sign, not to exceed thirty-two (32) square feet in sign area and not to exceed six (6) feet in height, may be used for advertising property for sale, lease or indicating vacancy status, and may be located at each entrance; and
iii. A directional or informational sign indicating the location of each residence by number shall be located at each principal entrance and other appropriate locations. The size, location and number of such signs shall be to the satisfaction of the Director.
b. No source of illumination for such signs shall be visible from adjoining streets or residential property, and no such signs shall be erected within five (5) feet of any exterior property line.
10. Local Park Space Obligations. Local park space, which may be private, shall be provided to serve the mobilehome park, or a fee shall be paid in lieu thereof, as required by this code. This obligation shall be in addition to any requirement to participate in the funding of parks and/or park improvements pursuant to any other provision of this code.
11. Design Requirements. The following design requirements shall apply to development of mobilehome spaces and to facilities within a mobilehome park. Additional requirements may be specified as conditions of development review.
a. Driveways shall be laid out in a manner to provide safe and convenient access to residences.
b. Principle vehicular access points shall be designed to encourage smooth traffic flow with controlled turning movements and minimum hazards to vehicular or pedestrian traffic. Merging and turnout lanes, traffic signals and/or traffic dividers shall be required where existing or anticipated heavy flows indicate need. In general, driveways shall be designed in such a way as to discourage substantial amounts of through traffic.
c. Walkways and Bikeways. If bikeways and pedestrian ways are provided in mobilehome parks:
i. Walkways to be used by substantial numbers of children as routes to school, bus stops or other destinations shall be so located and safeguarded as to minimize contacts with automotive traffic.
ii. If substantial bicycle traffic is anticipated and an internal walkway system is provided away from driveways, bicycle paths shall be incorporated in the walkway system.
iii. Driveway crossings shall be held to a minimum, shall be located and designed to provide safety, and shall be appropriately marked and otherwise safeguarded.
iv. Walkways and bikeways may be combined with other easements and used by emergency or maintenance vehicles, but shall not be used by other automotive traffic.
12. Prohibitions.
a. A recreational vehicle shall not be occupied in a mobilehome park.
b. A mobilehome shall not support a building.
c. A mobilehome park shall have no conventionally constructed or stud-framed residences other than one (1) dwelling unit for the use of a caretaker or a manager responsible for maintaining or managing the property. (Ord. 13-8 § 4 (Exh. A), 6/11/13)
17.38.030 MOCA—Mineral/Oil Conservation Area Overlay Zone.
A. Purpose. The mineral/oil conservation area (MOCA) overlay zone designates areas which have a significant mineral aggregate resource and/or oil fields. The purpose is to permit the continuation of the mineral/oil usage while providing development of the area when certain environmental factors have been adequately mitigated.
B. Permitted Uses. All uses shall be subject to the requirements of the underlying zone, with the exception of mineral extraction and oil production which shall be subject to the requirements of this section. The following uses shall be permitted where the symbol “P” appears; subject to a conditional use permit where the symbol “C” appears; subject to a minor use permit where the symbol “M” appears; and prohibited where the symbol “X” appears:
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Extraction and Oil Production |
MOCA |
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|---|---|---|
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1. |
Drilling for and/or production, handling, storage, extraction and removal of oil, gas and other hydrocarbons, including but not limited to compressors and other structures and buildings for oil field workers in connection with the operation. |
C |
|
2. |
Drilling for and/or production, handling, storage, extraction and removal of oil, gas and other hydrocarbons, including but not limited to compressors and other structures and buildings for oil field workers in connection with the operation on properties owned by a public utility and more than five hundred (500) feet from a public right-of-way. |
P |
|
3. |
Mining for and/or production handling, processing and removal of rock, aggregate, precious metals, sand and other similar material, including but not limited to structures and buildings in connection with the operation. |
C |
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4. |
Refineries, absorption plants or gasoline extraction plants. |
X |
C. Property Development Standards. The following regulations shall apply to the site of a mineral/oil conservation area in addition to the regulations of the underlying zone. Additional regulations may be specified as conditions of approval through the conditional use permit, minor use permit and development review process.
1. General Requirements. The general requirements of the underlying zone shall apply to any development within the mineral/oil conservation area overlay zone.
2. Special Requirements. The following special requirements shall apply to development in the mineral/oil conservation area overlay zone. Additional requirements may be specified as conditions of approval of a conditional use permit, minor use permit and/or development review.
a. A reclamation plan shall be required for all applications for mineral/oil extraction. The plan shall indicate the expected time frame for reclamation and the various phases. Annual progress reports shall be submitted to the Director.
b. Screening and landscaping shall be required of all oil operations. Oil pumping facilities shall be contained within a solid eight (8) foot fence or wall with a securely locked gate to the satisfaction of the Director.
c. Truck and service vehicles used in the operation of the facility shall be permitted only on approved routes and shall only be operated within approved hours of operation.
d. Outdoor storage of materials shall be in accordance with outdoor storage requirements in commercial and industrial zones.
e. Oil well installation and use, including the installation and use of equipment, structures and facilities necessary for all drilling and producing operations customarily required or incidental to usual oil field practice, the initial separation of oil, gas and water, and for the storage, handling, recycling and transportation of oil, gas and water to and from the premises shall conform to the following conditions. The approving authority may waive or modify any one (1) or more of these conditions if it finds that the waiver or modification will not result in material detriment to the public welfare or to the property of other persons located in the vicinity thereof.
i. New wells shall not be located within three hundred (300) feet of any existing residence, except the residence of the owner of the land on which the well is located, and except a residence located on land which, at the time of the drilling of the well, is under lease to the person drilling the well. New residential development shall not be located within fifty (50) feet of an existing well, in accordance with the fire code.
ii. If the drilling is within five hundred (500) feet of one (1) or more residences and except a residence located on land which, at the time of the drilling of the well, is under lease to the person drilling the well, that:
(A) All derricks used in connection with the drilling of the well shall be enclosed with fire-resistant and soundproofing material unless the occupants of all residences within one thousand three hundred twenty (1,320) feet (one-fourth (1/4) mile) of the drilling site, other than of a residence described in subsection (C)(2)(e)(ii) of this section, file a written waiver with the Commission;
(B) All drilling and pumping equipment shall be operated by muffled internal-combustion engines or by electric motors;
(C) Materials, equipment, tools or pipe used for either drilling or producing operations at the well hole shall be delivered to or removed from the drilling site only between the hours of eight a.m. and six p.m. of any day, except in the case of emergency.
f. The derrick used pursuant to this section to drill any well hole or to repair, clean out, deepen or re-drill any completed or drilling well shall be removed within ninety (90) calendar days after completion or abandonment of any well.
g. Within ninety (90) calendar days after abandonment of any well, earthen sumps used in drilling or production, or both, shall be filled, and the drilling site restored as nearly as practicable to its original condition.
h. Any unattended earthen sump located within one thousand three hundred twenty (1,320) feet (one-fourth (1/4) mile) of the nearest highway, or within two thousand six hundred forty (2,640) feet (one-half (1/2) mile) of twenty (20) or more residences shall be enclosed with a wall not less than eight (8) feet high.
i. When private roads to wells are constructed, that portion of such roads lying within two hundred (200) feet of a public highway, or of an existing residence, shall contain a surface that controls dust.
j. A well hole, derrick or tank shall not be placed within fifty (50) feet of any public highway.
k. Except as provided in this code, a faithful performance bond in amount determined by the Director, but not less than two thousand dollars ($2,000), shall be filed with the City for each well for the first five (5) wells. Where more than five (5) wells are drilled, ten thousand dollars ($10,000) in bonds shall be the minimum total required of all oil operators. Either such bond shall include as obligees all persons who may be damaged or annoyed by such use, or a policy of insurance shall be filed with the City having a maximum amount of recovery not less than the amounts required of a bond, directly insuring all persons who may be damaged or annoyed by such use. Faithful performance bonds for mining operations shall be determined by the approving authority as part of the conditional use permit approval.
l. All drilling and producing operations shall conform to all applicable grading, oak tree, fire and safety regulations.
m. Not more than two (2) production tanks, neither to exceed one thousand (1,000) barrels capacity, shall remain on the premises following completion of production tests at each well; provided, however, that this condition shall not restrict the maintenance of additional tanks for storage and shipping as part of the conditional use permit approval.
n. Technological improvements in drilling, mining, and production methods shall be adopted as they become, from time to time, available if capable of reducing factors of nuisance and annoyance.
o. All drilling, mining and production operations shall be conducted in such a manner as not to constitute a public nuisance.
p. Signs shall not be constructed, erected, maintained or placed on the premises, or any part thereof, except those required by law or ordinance to be displayed in connection with the drilling or maintenance of the well.
q. Suitable and adequate sanitary toilet and washing facilities shall be installed and maintained to a clean and sanitary condition at all times.
r. For aggregate mining and processing activities, a minimum one (1) mile distance and/or additional buffering shall be maintained from residential uses or other sensitive receptors to mitigate for noise and airborne emissions.
s. After completion of mining activities, all lands shall be remediated and restored to a condition that supports beneficial uses, which may include but are not limited to recreational open space, habitat enhancement, groundwater recharge, or urban development.
t. Mitigation of impacts from mining and processing of materials on adjacent uses or on the community, including but not limited to air and water pollution, traffic and circulation, noise, and land use incompatibility.
u. Mineral extraction sites shall be maintained in a safe and secure manner after cessation of extraction activities, which may include the regulated decommissioning of wells, clean-up of any contaminated soils or materials, closing of mine openings, or other measures as deemed appropriate by the agencies having jurisdiction including the City. (Ord. 13-8 § 4 (Exh. A), 6/11/13)
17.38.040 MR—Movie Ranch Overlay Zone.
A. Purpose. In an effort to support the continuation of filmmaking and film production, the movie ranch (MR) overlay zone designates certain areas within the City whereby filming and related facilities are permitted by right. The designation is intended as a modifier to an underlying zone and would permit location filming and full service motion picture and television filming, including studios and other facilities for production of feature films, television series, commercials, telethons, videos, webisodes, other film/video formats not yet conceived and all related facilities. The movie ranch overlay zone is applied to areas appropriate for motion picture and television filming, including sound stages, studios and related media support facilities consisting of a minimum of fifty (50) contiguous acres. Where applied, the movie ranch overlay (MR) zone is intended to allow for ongoing and/or location filming on site, permitted by right, subject to Film Office review.
B. Permitted Uses. All uses shall be subject to the requirements of the underlying zone, with the exception of film production activities which shall be subject to the requirements of this section. The following uses shall be permitted where the symbol “P” appears; subject to a conditional use permit where the symbol “C” appears; and prohibited where the symbol “X” appears:
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1. |
Full service motion picture and television studios including facilities for production of feature films, television series, commercials, telethons, videos, webisodes, other film/video formats not yet conceived, and all related facilities for motion picture and television studios. Filmmaking activities may take place both indoors or outdoors within the movie ranch. |
P |
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2. |
Sound stages and other related filmmaking structures |
P |
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3. |
Office space and limited commercial retail sales, incidental to the primary movie ranch use |
P |
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4. |
Temporary film sets |
P |
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5. |
Incidental temporary community activities and social events |
P |
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6. |
Parking lots |
P |
|
7. |
Accessory retail sales during filming operations |
P |
|
8. |
Wireless communications facilities as provided in Chapter 17.69 (Wireless Communications Facilities and Satellite Dish Antennas) |
C |
C. Additional Uses. The following uses shall be permitted on the site of a movie ranch in addition to the uses of the underlying zone:
1. Incidental Uses. Parking areas and temporary structures constructed as part of a production set shall be permitted by right; provided, that the structures comply with applicable building, fire and other life safety regulations and do not interfere with required building setbacks.
2. Permanent Sound Stage Structures. Up to two (2) new sound stages at a combined maximum square footage of forty thousand (40,000) square feet shall be permitted by right. All permanent structures shall be subject to development review process and must be set back a minimum of one hundred (100) feet from off-site residential uses. All permanent structures must comply with applicable building, fire and other life safety regulations. Any sound stage structures proposed outside of these parameters will require a conditional use permit.
3. Permanent Office Structures. Up to a maximum of ten thousand (10,000) square footage of office space shall be permitted by right. All permanent structures shall be subject to development review process and must be set back a minimum of one hundred (100) feet from off-site residential uses. All permanent structures must comply with applicable building, fire and other life safety regulations. Any office structures proposed outside of these parameters will require a conditional use permit.
4. Special Events. Special events shall be permitted by right between the hours of seven a.m. and ten p.m. Sunday through Thursday, and seven a.m. to twelve a.m. on Friday and Saturday, subject to review of the site, parking and traffic plan. Events outside of these parameters will require a temporary use permit, which may be approved at the discretion of the Director.
5. Commercial Uses. Incidental commercial uses to filming operations and the surrounding uses shall be permitted consistent with the requirements of the community commercial zone where two (2) highways identified in the City’s General Plan intersect; provided, that the commercial use does not exceed three (3) acres in size and is not within one (1) mile of another commercial use.
D. Property Development Standards. The following regulations shall apply to the site of a movie ranch in addition to the regulations of the underlying zone. Additional regulations may be specified as conditions of approval through the conditional use permit and/or development review process.
1. Minimum Lot Size. Fifty (50) contiguous acres.
2. Film Office Review. Filming activities are permitted by right in the movie ranch overlay as described below, subject to review of Film Office and via the movie ranch filming permit process. Appeals of the Film Office’s decision shall be in accordance with Section 11.46.040 (Applicants and Issuance) of Chapter 11.46 (Filming Policy). The Film Office will coordinate review of each filming activity with Fire Department, Sheriff’s Department and other agencies as necessary.
3. Setbacks from Residential Uses for Primary Film Activity. Minimum of five hundred (500) feet between primary film activity and off-site residential uses shall be maintained. Primary filming activities include filming, location of generators, base camp, catering and other more intrusive activities. Filming activities outside of these parameters may be subject to neighborhood notification of adjacent property owners at the discretion of the Film Office.
4. Setbacks from Residential Uses for Secondary Film Activity. Minimum of one hundred (100) feet between secondary film activity and off-site residential uses shall be maintained. Secondary filming activities include parking and other nonintrusive activities. Filming activities outside of these parameters may be subject to neighborhood notification of adjacent property owners at the discretion of the Film Office.
5. Hours of Filming. Filming indoors within sound stages and/or filming more than five hundred (500) feet from off-site residential uses is permitted by right twenty-four (24) hours a day. Filming less than five hundred (500) feet from off-site residential uses is permitted by right between the hours of seven a.m. and ten p.m. Filming outside of these parameters may be subject to neighborhood notification of adjacent property owners at the discretion of the Film Office.
6. Height Limit. No permanent structure within the MR overlay zone shall exceed a height of fifty-six (56) feet without approval of a conditional use permit. Temporary structures, such as film sets, shall be exempt from this height limitation.
7. Lighting. All permanent and temporary light sources shall be shielded from streets or adjoining properties. Temporary lighting incidental to film activity is permitted by right between the hours of seven a.m. and ten p.m. Lighting outside of these parameters may be approved at the discretion of the Film Office.
8. Noise. Filming with special effects and/or excessive noise incidental to film activity is permitted by right between hours of seven a.m. and ten p.m. Special effects and/or excessive noise, as determined by the Film Office, outside of these parameters may be approved at the discretion of the Film Office.
9. Fencing. Permanent privacy fencing shall be exempt from height limitations, subject to architectural design review; and provided, that the structures comply with applicable building, fire and other life safety regulations and may require screening with landscaping where visible from the public right-of-way.
10. Helicopters. Helicopter landings incidental to film activity are permitted by right between the hours of seven a.m. and ten p.m.; provided, that the helicopter activity complies with applicable FAA, fire and other life safety regulations. Helicopter landings outside of these parameters may be approved at the discretion of the Film Office.
E. Pre-Existing Uses. A movie ranch use legally established as of the effective date of this code under the provisions of either the City or the County of Los Angeles, shall be deemed to be a pre-existing legal use and may be continued in perpetuity or as otherwise specified in this section.
F. Expiration. Once a movie ranch use has been discontinued for a continuous period of three hundred sixty-five (365) calendar days or more, the use shall not be reestablished unless the Director is notified in writing of the intent to resume and has provided a schedule to resume movie ranch operations. (Ord. 13-8 § 4 (Exhs. A, E), 6/11/13)
17.38.050 MU—Mixed Use Overlay Zone.
A. Purpose. These regulations encourage a mix of residential, commercial, employment and institutional opportunities within identified centers of activity along identified transportation corridors. The mixed use (MU) overlay zone provides a mechanism to revitalize older commercial corridors and specific individual properties, increase opportunities for infill housing while transforming and aesthetically improving transportation corridors into boulevards with mixed use projects, encourage new housing and innovative retail that is less automobile dependent, and help to create pedestrian-oriented neighborhoods where local residents have services, shops, jobs and access to transit within walking distance of their homes.
B. Application. The mixed use (MU) overlay zone applies to areas identified on the Mixed Use Overlay Exhibit (L-3) in the General Plan and the approved zoning map. A minor use permit is required for the development of a mixed use project in the mixed use overlay zone. At the discretion of the Director, a project may be referred to the Commission for review and approval. The application, fees, public hearing and approval process for the minor use permit will apply as described in Section 17.24.120 (Minor Use Permit).
C. Definition. Mixed use is characterized by development consisting of one (1) or more lots developed as a cohesive project and designed with a blend of various compatible uses such as residential, office, retail, entertainment, and dining or community facilities. There are two (2) types of mixed use, one being “neighborhood serving” and the other “destination-oriented.”
1. Neighborhood Serving. The “neighborhood serving” residential provides opportunities for the coordinated development of “urban villages” that offer a diverse range of complementary land uses in close proximity to one another. These mixed use projects are characterized by either vertical or horizontal integration of uses, with an emphasis on tying together the uses with pedestrian linkages catering to surrounding neighborhoods.
2. Destination-Oriented. The “destination-oriented” mixed use provides areas for intense, mixed use urban environments that offer opportunities for people to live, work, shop, dine and recreate with minimal dependence on the automobile. These mixed use projects are more regional in focus with tourism and entertainment opportunities, characterized by vertical integration of compatible residential and commercial uses, whereby such uses share the same building or lot.
D. Incentives for Mixed Use Development. One (1) or more of these incentives listed below may be applied to the mixed use project:
1. Accelerated plan check review;
2. Increased residential and commercial density opportunities;
3. Reduced parking requirements;
4. Increased building heights;
5. Reduction in setbacks along public streets.
E. Permitted Uses. All uses shall be subject to the requirements of the underlying zone, with the exception of mixed use developments, which shall be subject to the following. The following uses shall be permitted where the symbol “P” appears; a minor use permit is required where the symbol “M” appears; a conditional use permit is required where the symbol “C” appears; a temporary use permit is required where a “T” appears; an administrative permit is required where the symbol “AP” appears; and a hillside development review is required where an “H” appears. Any use not listed is considered a prohibited use in this zone. The Director may deem additional uses to be permitted based on a finding that the use is similar in nature and operation to the permitted uses listed in this subsection. Land use descriptions are contained in Division 5 of this title (Use Classifications and Required Parking). Parking requirements shall be subject to subsection (F)(6) of this section.
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Residential Use Types |
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|---|---|---|---|
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1. |
Accessory Dwelling Unit |
P |
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2. |
Caretaker’s Residence |
P |
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3. |
Community Care Facility |
C |
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4. |
Dwelling |
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a. |
Single-Family |
P |
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b. |
Two (2) Family |
P |
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c. |
Multifamily |
P |
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5. |
Family Day Care Homes |
P |
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6. |
Home-Based Cottage Food Operation |
AP |
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7. |
Home Occupation Business |
P |
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8. |
Joint Living/Working Quarters |
M |
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9. |
Model Homes |
M |
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10. |
Residential Health Care Facility |
C |
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11. |
Residential Service/Care Home |
C |
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12. |
Supportive Housing |
C |
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13. |
Transitional Housing |
C |
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Commercial Use Types |
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|---|---|---|---|---|---|
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1. |
Animal Sales and Services |
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a. |
Day Care |
M |
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b. |
Grooming and Pet Stores |
P |
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c. |
Veterinary Clinic |
M |
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d. |
Veterinary Hospital |
M |
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2. |
Banks and Financial Services |
P |
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3. |
Business Support Services |
P |
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4. |
Day Care Centers |
M |
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5. |
Eating and Drinking Establishments |
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a. |
Banquet Facilities |
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i. |
Without Alcohol |
P |
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ii. |
With Alcohol |
C |
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b. |
Bars and Alcohol Drinking Establishments |
C |
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c. |
Catering Establishment |
P |
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d. |
Restaurants |
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i. |
Limited Service |
P |
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- |
With Alcohol |
AP |
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ii. |
Full Service |
P |
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- |
With Alcohol |
AP |
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iii. |
Take Out/Delivery |
P |
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e. |
Alcohol Production (On-Site Consumption) |
C |
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6. |
Lodging |
M |
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7. |
Medical Services |
P |
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8. |
Nightclubs |
C |
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9. |
Personal Services |
P |
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10. |
Professional Offices |
P |
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a. |
Call Center |
M |
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11. |
Recreation, Commercial |
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a. |
Indoor Entertainment |
M |
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b. |
Indoor Sports and Recreation |
M |
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c. |
Outdoor Entertainment |
C |
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d. |
Recreation Facilities |
C |
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e. |
Residential Recreation Facilities |
P |
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12. |
Retail Sales, General |
P |
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13. |
Retail Sales, Specific |
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a. |
Department Stores |
M |
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b. |
Discount Stores |
M |
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c. |
Drugstores |
P |
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d. |
Food Stores |
P |
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e. |
Liquor Stores |
C |
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f. |
Second Hand Stores |
M |
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g. |
Vendors, Long-Term |
M |
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14. |
Schools, Specialized |
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a. |
Vocational Schools |
M |
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b. |
Instructional Schools |
M |
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15. |
Self Storage |
C |
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Industrial Use Types |
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|---|---|---|
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1. |
Light Manufacturing |
C |
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2. |
Studios, Recording |
C |
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Public and Semi-Public Use Types |
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|---|---|---|---|
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1. |
Community Assembly |
C |
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2. |
Heliport/Helipad |
C |
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3. |
Museums, Private |
M |
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4. |
Parks, Public and Private |
C |
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5. |
Public Parking Facilities |
P |
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6. |
Public Services, General |
P |
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7. |
Public Services, Specific |
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a. |
Ambulance and Paramedic Dispatch |
C |
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b. |
Flood Control Facilities |
P |
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c. |
Park and Ride Lots |
M |
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d. |
Preservation of Historic Landmarks |
P |
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e. |
Utility Substations |
C |
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8. |
Schools, Public and Private |
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a. |
Private Primary and Secondary Schools |
C |
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b. |
Public Primary and Secondary Schools |
C |
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9. |
Small Wind Energy System |
P |
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10. |
Wireless Communications Facilities |
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a. |
Above Thirty-Five (35) Feet |
C |
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b. |
Up to Thirty-Five (35) Feet |
M |
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c. |
Flush-Mounted |
M |
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d. |
Co-located |
M |
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Agricultural Use Types |
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|---|---|---|
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1. |
Farmer’s Market |
M |
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2. |
Riding Trails |
P |
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Temporary Use Types |
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|---|---|---|---|
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1. |
Temporary Residence |
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a. |
Short Term |
T |
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b. |
Long Term |
M |
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2. |
Temporary Real Estate Office |
T |
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3. |
Holiday Sales |
T |
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4. |
Temporary Uses in Accordance with This Code |
T |
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Accessory Structures and Uses Use Types |
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|---|---|---|---|
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1. |
Accessory Alcohol Sales (Beer and Wine) (UDC Section 17.48.010) |
AP |
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2. |
Accessory Structures |
P |
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3. |
Accessory Uses |
P |
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4. |
Carports Used as Required Parking for Residential and Nonresidential Uses |
M |
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5. |
Carports Used as Required Parking for Residential and Nonresidential Uses with Solar Panels |
AP |
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6. |
Drive-Through Lane |
M |
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7. |
Gating of Access and Roadways |
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a. |
Private roadways serving fifteen (15) multifamily units or less in accordance with Section 17.66.050 |
M |
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b. |
Private roadways serving more than fifteen (15) multifamily units in accordance with Section 17.66.050 |
C |
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c. |
Commercial property gating in accordance with Section 17.66.050 |
M |
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8. |
Incidental Services for Employees |
P |
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9. |
Live Entertainment |
M |
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10. |
Valet Parking in accordance with Section 17.51.060 |
AP |
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Development Activities/Miscellaneous Use Types |
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|---|---|---|---|
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1. |
Development Activity on Natural Slopes |
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a. |
Less Than Ten Percent (10%) |
P |
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b. |
Ten Percent (10%) to Fifteen Percent (15%) |
H |
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c. |
Greater Than Fifteen Percent (15%) |
H |
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2. |
Grading Cut and Fill, or Any Combination Thereof, on Natural Slopes Exceeding Ten Percent (10%) |
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a. |
One Hundred (100) to One Thousand Five Hundred (1,500) Cubic Yards |
P |
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b. |
Ten Thousand (10,000) to One Hundred Thousand (100,000) Cubic Yards |
H |
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3. |
Cluster Development in Accordance with This Code |
C |
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4. |
Affordable Housing Density Bonus in Accordance with This Code |
P |
|
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5. |
Amenities Density/FAR Bonus |
C |
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F. Design Standards. Development shall strive to provide a mixed use project that includes a residential component and a commercial component. The development standards for the underlying commercial zones will apply; however, the following guidelines shall be applied to mixed use projects:
1. Residential Density.
a. For mixed use development sites greater than five (5) acres in size, the net developable acreage of the site shall have a minimum density of twenty (20) units per acre.
b. For mixed use development sites less than five (5) acres in size, the net developable acreage of the site shall have a minimum density of eleven (11) units per acre.
2. Commercial Density.
a. Commercial use shall incorporate a minimum range of twenty percent (20%) to thirty percent (30%) of the allowable floor area ratio in square footage, or to the satisfaction of the Director.
b. All ground level uses with street frontage shall be commercial retail uses. Office uses that offer consumer services shall also be permitted subject to the satisfaction of the Director.
3. Pedestrian Orientation Along Public Street Frontage and Setbacks for Mixed Use Development Project.
a. Buildings shall be oriented along street frontage.
b. For vertical mixed use development, residential uses will not be allowed on the first floor of a building fronting a primary roadway commercial corridor. Residential uses may be located on the ground floor of a building if the building fronts on a secondary road or alley.
c. Ground-floor residential buildings in a mixed use development shall be set back a minimum of five (5) feet and maximum of fifteen (15) feet from the front property line.
d. Ground-floor retail/commercial buildings in a mixed use development shall have a maximum setback of fifteen (15) feet to provide landscaping and street furniture.
e. For visual interest at the pedestrian level, at least fifty percent (50%) of the total ground floor building frontage of any new or reconstructed building facing the public street shall have the following: windows with clear untinted glass and recessed entries.
4. Alternative Transportation Amenities.
a. The proposed development shall provide connectivity to existing and future trail systems.
b. Required bus turnouts/shelters shall be incorporated into the design of the front setback/landscape/hardscape.
c. Pedestrian pathways shall be provided throughout the proposed development.
5. Building Height.
a. Building heights may range from a minimum of thirty (30) feet, unless modified by the Director, to a maximum of fifty-five (55) feet for vertical mixed use developments, without obtaining a conditional use permit.
b. The approving authority may grant height in excess of fifty-five (55) feet with the approval of a conditional use permit.
6. Parking.
a. For mixed use developments with two (2) bedrooms or more, parking shall be provided at a rate of two (2) spaces per residential unit and one-half (1/2) space for guest parking. Parking area shall be designated and covered. Tandem parking may be permitted.
b. For mixed use developments with one (1) bedroom units or studios, parking shall be provided at a rate of one (1) space per unit and one-half (1/2) space for guest parking. Parking area shall be designated and covered. Tandem parking may be permitted. Guest spaces shall be situated evenly throughout the development to provide convenient access to visitors.
c. For mixed use developments, parking for the commercial component shall be provided at a rate of one (1) space per two hundred (200) square feet.
d. At the discretion of the Director, a parking plan may be required to determine the total number of parking spaces needed for a mixed use project. If changes to the uses occur at a future date, a new parking plan will be required to reflect the new uses.
e. Residential guest parking at a rate of one-half (1/2) space per unit may be used to supplement the required parking spaces for the commercial component of the mixed use development, subject to a parking analysis and approval by the Director.
f. Subterranean parking will not be defined or counted as a building story or level and is encouraged in both vertical and horizontal mixed use developments.
g. The approving authority may allow the integration of parking alternatives for nonresidential uses in the form of valet and/or on-street parking spaces, where permitted, with the approval of the project parking plan.
7. Open Space.
a. Active recreation and passive leisure space should be provided for each residential-only or mixed use project containing residential uses. The required minimum amount of open space for a mixed use project is two hundred (200) square feet per unit, which may be combined for a larger community open space area. Each residential unit of the mixed use project may reserve a portion of the open space for each unit.
b. Open space should be provided in areas that are not required setbacks, parking areas, driveways, service areas or unusable slope area.
c. Exterior public spaces shall be provided throughout the proposed development.
d. The applicant may provide off-site open space amenities or in-lieu fees to satisfy the open space requirements.
8. Architecture.
a. Development shall comply with the City’s Community Character and Design Guidelines.
b. Buildings shall include three hundred sixty (360) degree architectural elements.
9. Signs.
a. All proposed signage is subject to Section 17.51.080 (Sign Regulations (Private Property)).
b. The sign size and location shall be incorporated into the design of the building to provide visibility to public streets and orientation to pedestrians.
c. Signs shall incorporate colors and materials that are conducive to both commercial and residential uses.
10. Landscaping.
a. Landscaping shall be provided to accent ground floor uses, but not impede the visibility to the street.
b. Landscaping shall be provided in open space and common areas throughout the mixed use development.
G. Site and Architectural Design Process. New development and major renovations in the MU overlay zone are subject to the City’s Community Character and Design Guidelines and review by the City to encourage design creativity, flexibility, and high quality that is sensitive to the surrounding context and unique site conditions.
H. Criteria for Individual Properties Not in the Mixed Use Overlay Zone. The project site shall meet all criteria listed below and in this chapter and it will require a conditional use permit.
1. Minimum lot size of twenty-one thousand seven hundred eighty (21,780) square feet (one-half (1/2) acre);
2. Minimum street frontage of one hundred (100) feet;
3. Property frontage on public street;
4. Property abuts similarly zoned commercial or mixed use property. (Ord. 13-8 § 4 (Exhs. A, E), 6/11/13; Ord. 20-10 § 6, 12/8/20; Ord. 21-1 §6 (Exh. A), 1/26/21)
17.38.060 PD—Planned Development Overlay Zone.
A. Purpose. The planned development (PD) overlay zone regulations are intended to provide additional discretion for previously vacant, or underutilized parcels, as identified on the City’s zoning map. All new development or redevelopment in excess of fifty percent (50%) valuation of the existing structures, as determined by the Building Official, whether permitted, minor, or conditionally permitted, shall be subject to the approval of a conditional use permit. (Ord. 13-8 § 4 (Exh. A), 6/11/13)
17.38.070 RP—Ridgeline Preservation Overlay Zone.
A. Purpose. In an effort to achieve the City’s objective to preserve the ridgelines within the City limits for the public health, safety and welfare for the long-term benefit of the community, maintenance of the unique visual characteristics, resources and ridgeline integrity, and to achieve a higher quality of life for its residents, the ridgeline preservation (RP) zoning overlay classification was established.
B. Applicability. Significant ridgelines are ridgelines which are highly visible to the community and dominate the landscape. The general locations of the City’s designated significant ridgelines are identified on the adopted ridgeline map on file in the Planning Division. Any development including but not limited to grading permits, building permits and land use entitlements, in the vicinity of a generally designated significant ridgeline, shall submit an exhibit prepared by a licensed civil engineer utilizing site-specific topographic mapping to precisely locate the vertical and horizontal position of the ridgeline in relation to the proposed development. The precise ridgelines are defined as the line formed by the meeting of the tops of sloping surfaces of land. The RP overlay zone shall be established to protect the visual integrity of the area within one hundred (100) feet vertical and one hundred (100) feet horizontal distance from the ridgeline. A proposed development may be exempt from the RP overlay subject to the discretion of the Director if:
1. The subject property or properties have been subsequently and significantly disturbed;
2. These disturbances have been previously permitted; and
3 Where the proposed development is within an area that is substantially urbanized.
C. Uses. All uses of the underlying zone shall follow the requirements and restrictions associated with that zone with the approval of a ridgeline alteration permit.
D. Property Development Standards. The following requirements shall apply to any use, development or alteration of land on all properties located in the ridgeline preservation overlay zone in addition to the requirements of the underlying zone. Additional regulations may be specified as conditions of approval as part of the permitting process. Any deviations from the property development standards will require the approval of an adjustment or a variance as described in Section 17.24.100 (Adjustments) and Section 17.25.120 (Variances).
1. No engineered slopes, structures, streets, utilities or other manmade features shall be permitted in the RP overlay zone unless a ridgeline alteration permit is obtained. This requirement does not apply to master planned highways as indicated on the adopted General Plan and nonmotorized trails open to the public.
2. In order to further the overall community-wide benefit of a project, the Council may require additional criteria be added when approving a ridgeline alteration permit. Conditions may include, but are not limited to, provisions for or limitations to the following:
a. Special location of structures on the project site;
b. Open spaces;
c. Buffers;
d. Fences;
e. Walls;
f. Height of buildings, walls or other structures;
g. Installation and maintenance of landscaping;
h. Street dedications, medians, and improvements;
i. Installation of basements as living space;
j. Installation of earthen berms;
k. Control of potential nuisances;
l. The prescription standards for perpetual maintenance of building and grounds;
m. Limiting the life of the permit;
n. Use and accessory use restrictions; and
o. Such other conditions as the Council may deem necessary to ensure compatibility of the use with surrounding developments and uses and to preserve the public health, safety, and welfare and to preserve natural landmarks and prominent natural features of ridgelines. (Ord. 13-8 § 4 (Exh. A), 6/11/13; Ord. 22-9 § 5 (Exh. A), 7/12/22)
17.38.080 SEA—Significant Ecological Area Overlay Zone.
A. Purpose. In an effort to achieve the City’s objective to preserve the significant ecological areas (SEA) within the City limits for the public health, safety and welfare for the long-term benefit of the community, maintenance of the unique visual characteristics, resources and ridgeline integrity, and to achieve a higher quality of life for its residents, the SEA zoning overlay zone classification was established. In general, the purpose of the overlay zone shall be to minimize the intrusion and impacts of development in these areas with sufficient controls to adequately protect the resources.
B. Applicability. The SEA overlay zone applies to areas identified on the adopted SEA map on file in the City. Any development including, but not limited to, grading permits, building permits and land use entitlements, in an area as indicated on the SEA map is subject to an SEA conformance review by the approving authority.
C. Uses. All uses of the underlying zone shall follow the requirements and restrictions associated with that zone with the approval of an SEA conformance review. The conformance review may include specific development standards to control the types of land use, density, building location and size, roadways and other infrastructure, landscape, drainage, and other elements to assure the protection of the critical and important plant and animal habitats of each SEA.
D. Conformance Review. A conformance review shall include the applicant submitting a biological report and any other information deemed necessary by the Director for the proposed project. Once submitted, the Director shall review the information and prepare a report for the approving authority that includes any conditions, restrictions, mitigation measures or project modifications that are deemed necessary to address any adverse impacts of the proposed project. (Ord. 13-8 § 4 (Exh. A), 6/11/13)
17.38.085 SMHP—Senior Mobilehome Park Overlay Zone.
A. Purpose. The senior mobilehome park (SMHP) overlay zone is intended to preserve the maintenance and viability of existing senior mobilehome parks consistent with the City’s goal of meeting the housing needs of senior residents at a standard consistent with the preservation of the public health, safety and welfare. The SMHP overlay zone is intended to limit the conversion of existing senior mobilehome parks to other land uses. Prior to the adoption of the SMHP overlay zone, the City Council adopted a moratorium on the conversion of senior mobilehome parks to all-ages parks and required the senior mobilehome parks to maintain eighty percent (80%) senior occupancy. The moratorium ran from January 26, 2016, to January 26, 2018. Although the General Plan does not designate mobilehome parks as a separate land use designation, the SMHP overlay zone is consistent with the urban residential, non-urban, and commercial land use designations of the General Plan.
B. Definitions. The following definitions shall apply in this section:
“Senior” means a person who is fifty-five (55) years of age or older.
“Senior mobilehome park” means a mobilehome park in which at least eighty percent (80%)of the spaces are occupied by, or intended for occupancy by, at least one (1) senior.
C. Location. The City conducted surveys of each of the parks designated as a senior mobilehome park and verified that at least eighty percent (80%) of each park’s occupied spaces are occupied by at least one (1) senior. The following are designated as senior mobilehome parks:
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• |
Canyon Palms Mobilehome Park |
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18323 Soledad Canyon Road |
|
|
Santa Clarita, CA 91387 |
|
|
APN’s 2844-003-088, 2844-003-012, 2844-003-013 |
|
|
• |
Greenbrier Mobile Estates |
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21301 Soledad Canyon Road |
|
|
Santa Clarita, CA 91351 |
|
|
APN’s 2849-021-018, 2849-021-019, 2849-024-034 |
|
|
• |
Sierra Park Mobilehome Park |
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18204 Soledad Canyon Road |
|
|
Santa Clarita, CA 91387 |
|
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APN’s 2844-001-070, 2844-001-071 |
D. Land Use Regulations. At least eighty percent (80%) of the spaces in senior mobilehome parks must be occupied by, or intended for occupancy by, at least one (1) senior. If a park designated as a senior mobilehome park in subsection (C) of this section met this qualification as of January 26, 2016, the senior mobilehome park overlay zone shall be applied to that mobilehome park, and that park shall be required to operate as a senior mobilehome park. Furthermore, from and after the effective date of the ordinance codified in this section, senior mobilehome parks are required to issue new leases only when at least one (1) occupant of the space is a senior, except that once ninety percent (90%) of the spaces are occupied by at least one (1) senior, the remaining spaces may be rented to non-seniors. If the occupants of a space who do not meet this requirement rented the space before the effective date of the ordinance codified in this section, they shall be allowed to remain. When such occupants cease to occupy a space, the space must thereafter be rented as set forth in this section.
The signage, advertising, park rules and regulations, and leases for spaces in senior mobilehome parks shall state the park is a senior park.
E. Notification of New Leases and Biennial Verification of Occupancy. The City will conduct a biennial verification of the occupancy of each senior mobilehome park to confirm its status as senior mobilehome park. Each senior mobilehome park shall maintain occupancy consistent with the requirements of subsection (D) of this section. The park owner shall provide notice to the City when a new lease is signed and shall certify that the lease complies with the requirements of subsection (D) of this section. Each senior mobilehome park shall have procedures in place to document the percentage of occupied spaces that have at least one (1) senior. The park owner shall provide an affidavit demonstrating compliance with this documentation requirement upon request by the City.
F. Violation. Failure to comply with the requirements of this section shall constitute a violation of this code, subject to enforcement in the manner and form provided for in the Santa Clarita Municipal Code. (Ord. 18-1 § 5 (Exh. B), 1/9/18)
17.38.090 VDS—Vehicle Dealer Sales Overlay Zone.
A. Purpose. In an effort to reduce the proliferation of auto-related uses throughout the City and to concentrate them in a central, regional serving location, the vehicle dealer sales (VDS) overlay zone designates certain areas within the City whereby the placement and concentration of vehicle dealer sales is allowed. The purpose is to establish standards for the clustering of these uses in areas of the City once all environmental factors have been properly mitigated.
B. Permitted Uses. All uses shall be subject to the requirements of the underlying zone with the exception of vehicles dealer sales and services uses. The following vehicle service uses shall be permitted where the symbol “P” appears; a minor use permit is required where the symbol “M” appears:
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Vehicle Sales and Services |
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Automobile and Light Truck Sales and Services |
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Body Repair and Painting* |
M |
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ii. |
Commercial Storage |
P |
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iii. |
Gas Sales |
P |
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iv. |
Repair and/or Maintenance* |
M |
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v. |
Rentals |
P |
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vi. |
Sales |
P |
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b. |
Boat and Camper/R.V. Sales and Services |
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i. |
Commercial Storage |
M |
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ii. |
Repair |
P |
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Sales and Rental |
P |
* Body repair, painting, and/or vehicle repair and maintenance shall be considered a permitted (P) use when incidental to and/or on the same premises as a dealership selling new vehicles.
C. Property Development Standards. The following requirements shall apply to the uses described above in addition to the requirements of the underlying zone. Additional regulations may be specified as conditions of approval as part of the permitting process. Any deviations from the property development standards will require the approval of an adjustment or a variance as described in Section 17.24.100 (Adjustments) and Section 17.25.120 (Variances).
1. General Requirements. The general requirements of the underlying zones shall apply to any development within the VDS overlay zone.
a. All street setbacks shall be landscaped and maintained in accordance with the underlying zone.
b. All signage, including banners, shall be in conformance with Section 17.51.080 (Sign Regulations (Private Property)).
c. All uses shall comply with the Municipal Code as it relates to noise.
d. All modifications to the structure and uses proposed within shall comply with all applicable building, stormwater and fire codes and City ordinances and requirements.
e. There shall be no outdoor display or storage of vehicle parts and supplies goods for sale.
2. Special Requirements. The following special requirements shall apply to development in the VDS overlay zone:
a. All operations must be conducted within an enclosed building.
b. The dismantling of vehicles for purposes other than repair is prohibited.
c. No damaged or wrecked vehicles shall be stored for purposes other than repair, unless the approval of a vehicle impound facility is obtained.
d. All fencing shall be solid masonry of decorative nature to the satisfaction of the Director with no metal panels, chain link, barbed wire or razor fencing permitted.
e. All body repair and painting facilities shall meet the following criteria:
i. All paint spray booths shall be within an enclosed building.
ii. All damaged or wrecked vehicles awaiting body repair shall be within an area enclosed by a minimum seven (7) foot high solid masonry wall so as to not be visible from residential uses or the public right-of-way. (Ord. 13-8 § 4 (Exh. A), 6/11/13)
17.38.100 VS—Vehicle Services Overlay Zone.
A. Purpose. In an effort to reduce the proliferation of auto-related uses along commercial corridors, the vehicle services (VS) overlay zone designates certain areas within the City whereby the placement and concentration of vehicle services is encouraged. The purpose is to establish standards for the clustering of these uses in areas of the City once all environmental factors have been properly mitigated.
B. Permitted Uses. All uses shall be subject to the requirements of the underlying zone with the exception of vehicles services uses. The following vehicle service uses shall be permitted where the symbol “P” appears; a minor use permit is required where the symbol “M” appears; uses are prohibited where the symbol “X” appears:
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Vehicle Sales and Services |
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Automobile and Light Truck Sales and Services |
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i. |
Body Repair and Painting |
M |
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ii. |
Commercial Storage |
M |
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iii. |
Gas Sales |
P |
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iv. |
Repair and/or Maintenance |
P |
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v. |
(A) |
Sales |
X |
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(B) |
Rentals |
P |
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b. |
Boat and Camper/R.V. Sales and Services |
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i. |
Commercial Storage |
M |
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ii. |
Repair |
P |
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iii. |
Sales and Rental |
P |
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Motorcycle Sales and Services |
P |
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C. Property Development Standards. The following requirements shall apply to the vehicle service uses described above in addition to the requirements of the underlying zone. Additional regulations may be specified as conditions of approval as part of the permitting process. Any deviations from the property development standards will require the approval of an adjustment or a variance as described in Section 17.24.100 (Adjustments) and Section 17.25.120 (Variances).
1. General Requirements. The general requirements of the underlying zones shall apply to any development within the VS overlay zone.
a. All street setbacks shall be landscaped and maintained in accordance with the underlying zone.
b. All signage, including banners, shall be in conformance with Section 17.51.080 (Sign Regulations (Private Property)).
c. All uses shall comply with the Municipal Code as it relates to noise.
d. All modifications to the structure and uses proposed within shall comply with all applicable building, stormwater and fire codes and City ordinances and requirements.
e. There shall be no outdoor display or storage of vehicle parts, supplies, or goods for sale.
2. Special Requirements. The following special requirements shall apply to development in the VS overlay zone.
a. All operations must be conducted within an enclosed building.
b. All repair activities as described in this section shall be confined to the hours of seven a.m. to ten p.m., Monday through Friday, and eight a.m. to seven p.m. on Saturday and Sunday.
c. All parking for employees and customers, in addition to all required circulation, shall be provided on site and available during all business hours.
d. The dismantling of vehicles for purposes other than repair is prohibited.
e. No damaged or wrecked vehicles shall be stored for purposes other than repair, unless the approval of a vehicle impound facility is obtained. Any vehicle awaiting repair for more than thirty (30) days shall be removed from the location or stored in an enclosed building.
f. All fencing shall be solid masonry of decorative nature to the satisfaction of the Director with no metal panels, chain link, barbed wire or razor fencing permitted.
g. All body repair and painting facilities shall meet the following criteria:
i. All paint spray booths shall be within an enclosed building.
ii. All damaged or wrecked vehicles awaiting body repair shall be within an area enclosed by a minimum seven (7) foot high solid masonry wall as to not be visible from residential uses or the public right-of-way. (Ord. 13-8 § 4 (Exh. A), 6/11/13)