As used in this Title 22, “supplemental districts” means:
A. Equestrian districts;
B. Setback districts;
C. Flood protection districts;
D. Community standards districts;
E. Malibu Coastal Program District;
F. Transit oriented districts. (Ord. 99-0057 § 2, 1999: Ord. 92-0037 § 5, 1992; Ord. 1494 Ch. 9 Art. 1 § 901, 1927.)

A person shall not use any premises in any supplemental district except as hereinafter specifically permitted in this Title 22, and subject to all regulations and conditions enumerated in this title. (Ord. 1494 Ch. 9 Art. 1 § 901.1, 1927.)

Hearings on supplemental districts may be initiated:
A. If the board of supervisors instructs the commission to set the matter for a hearing, report and recommendation; or
B. Upon the initiative of the commission; or
C. Upon the filing of a petition as provided in Sections 22.44.040 and 22.44.050. (Ord. 1494 Ch. 9 Art. 1 § 901.2, 1927.)

Any person who is the owner of the property involved, or has written permission of an owner of all or a portion of the property involved, may file a petition for establishment, expansion or repeal of a supplemental district with the director, except that a person may not file and the director shall not accept a petition which is the same as, or substantially the same as, a petition upon which final action has been taken, either by the commission or by the board of supervisors within one year prior thereto. (Ord. 1494 Ch. 9 Art. 1 § 901.3, 1927.)

A. A petition requesting the establishment, expansion or repeal of a supplemental district shall contain the following information:
1. The name and address of the applicant(s);
2. Evidence that the applicant:
a. Is an owner of the property involved, or
b. Has written permission of an owner of all or a portion of the property involved;
3. The general location and description of the area under consideration, either by delineation of street boundaries or other means acceptable to the director, including a statement of the total area involved.
B. With each petition the applicants shall also file:
1.a. Maps in the number prescribed and drawn to a scale specified by the director, showing the location of all property included in the request for action, the location of all highways, streets, alleys, and the dimensions of all lots or parcels of land within a distance of 500 feet from the exterior boundaries of the property under consideration in the petition.
b. One copy of said maps shall indicate the uses established on every lot or parcel of land in the proposed supplemental district and within the said 500-foot radius;
2. A list, certified to be correct by affidavit or by a statement under penalty of perjury pursuant to Section 2015.5 of the Code of Civil Procedure, of the names and addresses of all persons who are shown on the latest available assessment roll of the county of Los Angeles as owners of the subject property and as owning property within a distance of 500 feet from the exterior boundaries of the parcel of land described in the petition. One copy of the map shall indicate the ownership of said lots or parcels of land;
3. Such other information as the director may require.
C. The accuracy of all information, maps and lists submitted shall be the responsibility of the applicant. (Ord. 90-0134 § 4, 1990; Ord. 1494 Ch. 9 Art. 1 § 901.4, 1927.)

When a petition is filed, it shall be accompanied by the same filing fee as required for a change of zone application in subsection A of Section 22.60.100. (Ord. 82-0049 § 5, 1982: Ord. 1494 Ch. 9 Art. 1 § 901.5, 1927.)

In all cases where the commission determines to hold a public hearing, such hearing shall be held pursuant to the procedure provided by Part 4 of Chapter 22.60. (Ord. 1494 Ch. 9 Art. 1 § 901.6, 1927.)

In making its recommendation relative to a proposed supplemental district, the commission shall consider whether or not the information submitted by the applicant(s) substantiates the specified findings as required for the district under consideration, and shall recommend approval or denial based on such findings. (Ord. 1494 Ch. 9 Art. 1 § 901.7, 1927.)

The community standards districts are established as supplemental districts to provide a means of implementing special development standards contained in adopted neighborhood, community, area, specific and local coastal plans within the unincorporated areas of Los Angeles County, or to provide a means of addressing special problems which are unique to certain geographic areas within the unincorporated areas of Los Angeles County. (Ord. 93-0047 § 1, 1993: Ord. 87-0130 § 1, 1987: Ord. 83-0065 § 5, 1983: Ord. 1494 Ch. 9 Art. 5 § 905.1, 1927.)

A. Except as otherwise expressly provided within a community standards district, property may be used for any purpose permitted in the basic zone to which this district is added, subject to the same limitations and conditions. Where the regulations of a community standards district differ from any other provisions in this Title 22, with the exception of qualified projects allowed by Part 17 of Chapter 22.52 and Part 18 of Chapter 22.56, such regulations shall supersede any contrary provisions as specified in said district.
B. Regulations within a community standards district shall be divided into three categories:
1. Community-wide Development Standards. Standards which apply to the entire community;
2. Zone-specific Development Standards. Standards which apply only to specific zones within the community. Where the zone specific development standards differ from the community-wide development standards, such standards shall supersede the community-wide standards;
3. Area-specific Development Standards. Standards which apply only to specific areas of a community standards district. Where the area-specific development standards differ from either the community-wide or zone-specific development standards, such area-specific standards shall supersede all others. (Ord. 2006-0063 § 17, 2006; Ord. 99-0101 § 7, 1999; Ord. 83-0065 § 6, 1983; Ord. 1494 Ch. 9 Art. 5 § 905.2, 1927.)

The following community standards districts are added by reference, together with all maps and provisions pertaining thereto:

(Ord. 2011-0048 § 1, 2011; Ord. 2010-0033 § 1, 2010; Ord. 2009-0049 § 1, 2009; Ord. 2009-0024 § 1, 2009; Ord. 2008-0057 § 1, 2008; Ord. 2007-0077 § 1, 2007; Ord. 2007-0076 § 1, 2007; Ord. 2007-0008 § 1, 2007; Ord. 2004-0069 § 1, 2004; Ord. 2004-0032 § 1, 2004; Ord. 2003-0074 § 1, 2003; Ord. 2002-0063 § 1, 2002; Ord. 2002-0056 § 2, 2002; Ord. 2001-0110 § 1, 2001; Ord. 2001-0022 § 1, 2001; Ord. 2000-0066 § 1, 2000; Ord. 2000-0017 § 1, 2000; Ord. 98-0043 § 2, 1998; Ord. 98-0042 § 2, 1998; Ord. 95-0060 § 1, 1995; Ord. 94-0019 § 1, 1994; Ord. 93-0078 § 1, 1993: Ord. 93-0064 § 1, 1993: Ord. 90-0102 § 2, 1990: Ord. 88-0108 § 1, 1988; Ord. 88-0061 § 1, 1988; Ord. 87-0215 § 1, 1987; Ord. 87-0213 § 1, 1987; Ord. 87-0161Z § 2, 1987; Ord. 85-0127 § 1, 1985; Ord. 85-0087 § 1, 1985; Ord. 83-0075 § 1, 1983; Ord. 1494 Ch. 9 Art. 5 § 905.3, 1927.)

A. Intent and Purpose. The East Compton Community Standards District is established to provide a means of assisting in the implementation of the Redevelopment Plan for the East Compton Community Redevelopment Project as adopted by the board of supervisors on July 10, 1984 and as subsequently amended. The redevelopment plan contains a redevelopment plan map which delineates the permitted land uses in the area. The requirements of the East Compton Community Standards District are necessary to ensure that the goals and policies of the Redevelopment Plan are accomplished in a manner which protects the health, safety and welfare of the community, especially the surrounding residential neighborhood. This chapter is adopted pursuant to Section 700 of the East Compton Community Redevelopment Plan.
B. Description of District. The East Compton Community Standards District is located approximately 13 miles southeast of the Los Angeles Civic Center. The district is situated in the midst of a larger unincorporated area which is bounded by the cities of Lynwood to the north, Paramount to the east, and Compton to the south and west. Containing 58 acres, the district consists predominantly of properties adjacent to Atlantic Avenue and Compton Boulevard and is coterminous with the boundaries of the East Compton Community Redevelopment Plan. The district extends as follows from the intersection of Atlantic Avenue and Compton Boulevard: northerly on Atlantic Avenue 800 feet; easterly on Compton Boulevard 1,000 feet; southerly on Atlantic Avenue 2,400 feet and westerly on Compton Boulevard 1,600 feet. All distances are approximate. The boundaries of the district are shown on the East Compton District 36 Map.
C. Community-wide Development Standards.
1. Setbacks.
a. Front yards shall be established along all property lines abutting streets containing right-of-way widths of at least 80 feet.
b. Parcels abutting two streets containing right-of-way widths of at least 80 feet each shall have front yards along both such streets.
c. The front yard shall be at least 10 feet in depth.
2. Automobile parking shall be provided in accordance with Part 11 of Chapter 22.52 of this title.
3. Signs.
a. Except as herein modified all signs shall conform to Part 10 of Chapter 22.52 of this title.
b. All signs in a state of disrepair shall be removed.
c. Wall Signs.
(1) Shall be mounted flush and affixed securely to a building wall and may only extend from the building face a maximum of 12 inches;
(2) May only extend sideways to the extent of the building face or the highest line of the building;
(3) Each business in a building shall be permitted a maximum of one wall-mounted sign (or two signs if the business is on a corner).
d. Window Signs.
(1) Shall be displayed only on the interior of windows or door windows;
(2) Maximum area shall not exceed 25 percent per glass area (total window or door area visible from the exterior of the building).
e. Freestanding Signs.
(1) Shall be permitted on any lot or parcel of land for each street frontage having a continuous distance of 100 feet or more. The sign must be located on the same parcel of land as the business it is advertising;
(2) Shall not exceed 20 feet in height;

(3) Shall not exceed 80 square feet in area per sign face;
(4) Shall not be located in nor extend above any public right-of-way or public sidewalk area.
f. Awning Signs.
(1) Awning signs are those which are painted, sewn or stained onto the exterior surface of an awning or canopy;
(2) The maximum area of awning signs shall not exceed 30 percent of the exterior surface of each awning for the ground floor and 20 percent for the second floor level.
g. Building Tenant Information/Identification Signs.
(1) Multi-tenant buildings and businesses with entrances located within building pass-through may list the names of tenants on a building directory located near each major building or pass-through entrance;
(2) Each tenant is allowed a maximum of 2 square feet of signage per directory;
(3) New building identification signage applied to new construction or existing buildings shall be limited to one sign per principal entrance per frontage, not exceeding a maximum of 15 square feet each;
(4) All existing built-in signs (permanent, maintenance-free signs that are constructed as an integral part of the building fabric which they identify) in good repair are exempt from these sign provisions;
(5) Marquees and canopies are not considered to be built-in signage;
(6) Metal plaques listing the building name and/or historical information permanently affixed in a flush manner to the building in good repair are exempt from these sign provisions.
h. Prohibited Signs Are As Follows.
(1) Flashing, animated, or audible signs;
(2) Signs which rotate, move or simulate motion;
(3) Signs which extend from the building face more than 12 inches;
(4) Signs with exposed bracing, guy wires, conduits or similar devices;
(5) Freestanding signs which extend into or over the public right-of-way;
(6) Roof signs (any sign erected and maintained upon or over the roof of any building);
(7) Outdoor advertising (billboards);
(8) Painted signs on the building surface;
(9) Banner signs of cloth or fabric;
(10) Portable signs.
i. Size.
(1) Total allowable signage area shall correspond to store frontage. A business tenant is allowed 2.0 square feet of signage area for every linear foot of frontage on a street having right-of-way of at least 80 feet.
(2) Maximum height of letters shall be restricted to 18 inches. Maximum height of letters on canvas awnings shall be limited to 10 inches.
j. Sign Design.
(1) Signage colors shall compliment building colors and materials and be limited to three colors;
(2) In multi-tenant buildings, signage colors used by individual shops shall be complimentary;
(3) Lettering styles shall be complimentary for each storefront in a single building;
(4) In multi-tenant buildings, the height and placement of signs shall be consistent for each business or storefront.
4. Design Standards.
a. All new improvements or improvements to existing structures made in one year which exceed 25 percent of the current market value of the structures involved are subject to design review by the community development commission and the department of regional planning.
b. Uses and structures shall be designed so as to be in harmony with nearby properties with special attention being given to the protection of properties planned for residential uses.
c. Materials, Colors and Equipment.
(1) Consideration shall be given to the adjacent structures so that the use of mixed materials is harmonious.
(2) Light earth tones and muted pastel colors are recommended as the primary or base building color while darker, more colorful paints should be used as trim colors for cornices, graphics, and window and door frames.
(3) Awnings.
(A) Awnings shall be the same color and style for each opening on a single storefront or business.
(B) Awnings shall be complimentary in color and style for each storefront in a building.
(C) Awnings shall be designed to coordinate with the architectural divisions of the building including individual windows and bays.
(D) All awnings must comply with Building Code and fire department requirements.
(E) Awnings in disrepair shall be removed.
(4) Mechanical Equipment.
(A) Individual air conditioning units for a building or storefront shall be located to avoid interference with architectural detail and the overall design of the storefront.
(B) If air conditioning units must be located in the storefront, attempt to install a window unit which is neutral in appearance and does not project outward from the facade. The housing color should be compatible with the colors of the storefront. If possible, screen or enclose the air conditioning unit by using an awning or landscaping.
(C) Mechanical equipment located on roofs must be screened by parapet walls or other material so that the equipment will not be visible from the street or surrounding property.
(5) Security.
(A) Chain-link, barbed and concertina wire fences are prohibited. In place of such fencing, tubular steel or wrought iron fences are recommended as a much more attractive solution.
(B) All security bars or grilles shall be installed on the inside of the building.
(C) Horizontally folding accordion grilles installed in front of storefront are prohibited.
(D) Building security grilles shall be side-storing concealed interior grilles which are not visible from the exterior of the building when not in use (during business hours), or roll-up shutters or grilles which can be concealed in the architectural elements of the building.
5. Minor Variations. Under exceptional circumstances, the department of regional planning may permit minor variation from the standards specified in subsections C1 through C4 of Section 22.44.112. In order to permit such variations, the applicant must demonstrate through the Director’s review procedure that:
a. The application of certain provisions of these standards would result in practical difficulties or unnecessary hardships inconsistent with the goals of the redevelopment plan;
b. There are exceptional circumstances or conditions applicable to the property or to the intended development of the property which do not apply generally to other properties in the East Compton area;
c. Permitting a variation will not be materially detrimental to property or improvements in the area; and
d. Permitting a variation will not be contrary to the goals of the redevelopment plan.
6. Height Limits.
a. The height of buildings, except where otherwise provided, shall be determined as follows: The total floor area in all the buildings on any one parcel of land shall not exceed 13 times the buildable area of such parcel of land. Cellar floor space, parking floor space with necessary interior driveways and ramps thereto, or space within a roof structure or penthouse for the housing of building operating equipment or machinery shall not be considered in determining that total floor area within a building.
b. Where any provision of the ordinance codified in this Title 22, or of any other ordinance, requires any front, side or rear yards, or prohibits the occupation of more than a certain portion of a parcel of land by structures, the portion of such parcel of land which may be occupied by structures is the “buildable area” as those words are used in this section.
7. Director’s Review.
a. Director’s review as described in Part 12 of Chapter 22.56 of this title, is required to establish, operate or maintain any use, except that no director’s review is required for a change in ownership or occupancy. Also exempt from director’s review are construction, maintenance and repairs conducted within any 12-month period which do not exceed 25 percent of the current market value of the building or structure.
b. Director’s review shall not be granted until the proposed use has been submitted to and reported upon by the community development commission as to conformity with the East Compton Community Redevelopment Plan.
8. Conditional Use Permits.
a. Conditional use permits shall be required for those uses specified in the Zoning Ordinance codified in this title.
b. In addition to the findings for approval of conditional use permits required by Section 22.56.090 of this title, the hearing officer shall find that:
(1) The proposed use has been submitted to and reported upon by the community development commission as to conformity with the East Compton Community Redevelopment Plan; and
(2) The proposed use is consistent with the East Compton Community Redevelopment Plan.
9. Nonconforming Uses and Structures
a. Uses and structures which are not in conformance with the Redevelopment Plan may be continued subject to the conditions contained in Part 10 of Chapter 22.56, Nonconforming Uses, Buildings, and Structures.
b. For nonconforming uses, buildings or structures, an application may be filed with the hearing officer requesting:
(1) Extension of the time within which a nonconforming use or building or structure nonconforming due to use, or due to standards where applicable, must be discontinued and removed from its site as specified in subsection B of Section 22.56.1540 or subsection A of Section 22.64.050; or
(2) Substitution of another use permitted in the zone in which the nonconforming use is first permitted where a building or structure is vacant despite efforts to insure continuation of a nonconforming use and is so constructed that it may not reasonably be converted to or used for a use permitted in the zone in which it is located.
c. In addition to the findings for approval of a nonconforming use building or structure review required by Section 22.56.1550 of this title, the hearing officer shall find that:
(1) The proposed use, building or structure has been submitted to and reported upon by the community development commission as to conformity with the East Compton Community Redevelopment Plan; and
(2) The proposed use, building, or structure will not constitute a substantial conflict with implementation of the East Compton Community Redevelopment Plan.
D. Zone Specific Development Standards.
1. C-3 Zone (Reserved).
2. M-1 Zone.
a. A conditional use permit is required to establish, operate, and maintain any use first permitted in the C-M (Commercial Manufacturing) or M-1 (Light Manufacturing) Zones.
b. In addition to the findings for conditional use permits required by Section 22.56.090 of this title, the applicant must substantiate that:
(1) The proposed use has been submitted to and reported upon by the community development commission as to conformity with the East Compton Community Redevelopment Plan; and
(2) The proposed use will be consistent with the East Compton Community Redevelopment Plan.
E. Area Specific Standards
1. Area 1.
a. Area Description. Area 1 is bounded on the north by Myrrh Street, on the east by Atlantic Avenue, on the south by the city of Compton near Alondra Boulevard, and on the west by Washington Avenue.
b. Development Standards.
(1) No vehicular or pedestrian access to Washington Avenue is permitted.
(2) In addition to other yards which may be required, a 10-foot front yard shall be provided along Washington Avenue.
(3) The required yards along Washington Avenue will be landscaped and neatly maintained. Landscape and irrigation plans must be submitted to the community development commission and department of regional planning for review and approval.
(4) Buildings located within 50 feet of Washington Avenue shall be designed to be compatible with the residential uses on the west side of Washington. Architectural renderings shall be submitted to and approved by the community development commission and department of regional planning.
2. Area 2.
a. Area Description. Area 2 consists of Lots 3 and 4 of Block C, Tract 6307, as recorded in Map Book 67 pages 33 and 34 of the Los Angeles County Recorder. These lots are in the block bounded by Myrrh Street on the north, Lime Avenue on the east, Linsley Street on the south, and Atlantic Avenue on the west.
b. Development Standards.
(1) No vehicular or pedestrian access to Lime Avenue is permitted.
(2) In addition to other yards which may be required, a 20-foot front yard shall be provided along Washington Avenue.
(3) The required yards along Lime Avenue will be landscaped and neatly maintained. Landscape and irrigation plans must be submitted to the community development commission and department of regional planning for review and approval.
(4) Buildings located within 100 feet of Lime Avenue shall be designed to be compatible with the residential uses on Lime. Architectural renderings shall be submitted to and approved by the community development commission and department of regional planning. (Ord. 86-0109 § 1, 1986; Ord. 85-0195 §§ 9 (part) and 18, 1985; Ord. 85-0087 § 2 (part), 1985.)

A. Intent and Purpose. The Agua Dulce Community Standards District is established to protect the secluded rural character of the community, to enhance the community’s unique appeal, and to avoid the premature need for costly linear service systems such as sewers and water systems within the community. There have been a number of studies of Agua Dulce and its existing service systems. These studies have shown that, in 1983, 71 percent of the existing parcels were two acres in size or larger, and that increased densities might require expensive public sewage and water systems. The Santa Clarita Valley Areawide General Plan contains policy which clearly define standards for the future development of Agua Dulce.
B. Description of District Boundaries. Beginning at the northeast corner of Section 5 T5N R13W; thence south along the eastern border of said Section 5, 8, 17 and 20 to the Antelope Valley Freeway (State Route 14); thence southwest along the northerly edge of the Antelope Valley Freeway to its intersection with the east line of Section 36 T5N R14W; thence south along said easterly line to the southeast corner of said Section 36; thence west along the southern boundaries of Sections 36 and 35 to the northeast corner of Section 3 T4N R14W; thence south, west and north around the exterior border of said Section 3 to the southeast corner of Section 33 T5N R14W; thence west along the southern border of Sections 33 and 32 to the southwest corner of Section 32 T5N R14W; thence north along the western borders of Section 32 and 29 to the northwest corner of Section 29 T5N R14W; thence easterly along the northern border of Section 29 to the southwest corner of Section 21 T5N R14W; thence north along the westerly border of Section 21 and Section 16 to the northwest corner of Section 16 T5N R14W; thence east along the north border of Section 16 to the southwest corner of Section 10 T5N R14W; thence north and east along the westerly and northerly borders of said Section 10 and Section 11 to the southwest corner of Section 1T5N R14W; thence north and east along the westerly and northerly borders of said Section 1 and Sections 6 T5N R13W and 5 T5N R13W to the point of beginning.
C. Community-wide Development Standards.
1. Required Area. Each residential lot or parcel shall contain a net area of not less than two acres. Residential parcels containing a net area of less than two acres may be created only within projects located in hillside management areas (areas over 25 percent slope) when it is found that such a design will result in both reduced grading and service system impacts and a better project design. In these instances, parcels having two acres gross may be permitted provided that the following development standards are maintained:
a. Each lot or parcel of land shall have a required width of not less than 165 feet and a required length of not less than 165 feet.
b. Each lot or parcel of land shall have a required front yard of not less than 50 feet.
c. Each lot or parcel of land shall have required side yards of not less than 25 feet.
D. Zone-specific Development Standards.
1. Architectural Features (Reserved).
2. Street Improvements.
a. Except for commercial and industrial zones, the maximum paved width of local street improvements shall not exceed 24 feet, plus appropriate graded or paved inverted shoulders if required; provided, however, that such width meets applicable fire department access requirements.
b. Curbs, gutters and sidewalks shall not be required on local streets if an acceptable alternative can be developed to the satisfaction of the director of public works. (Ord. 85-0127 § 2, 1985.)

A. Intent and Purpose. The Walnut Park Community Standards District is established to provide a means of assisting in the implementation of the Walnut Park Neighborhood Plan, as adopted by the board of supervisors on September 24, 1987. The Neighborhood Plan establishes the policies for residential, commercial and public improvements of the area. The requirements of the Walnut Park Community Standards District are necessary to ensure that the principal objectives and policies of the Neighborhood Plan are accomplished in a manner which protects the health, safety and welfare of the community.
B. Description of District. The Walnut Park Community Standards District is a residential community of approximately 481 acres with commercial development along several of its important streets. The community is situated in the south central Los Angeles area, bordered by the cities of Huntington Park on the north and east, South Gate on the south, and the unincorporated area of Los Angeles County on the west. Florence Avenue is the northerly boundary of Walnut Park, Pacific Boulevard passes in a north-south direction through the westerly portion of the community, and Santa Fe Avenue lies to the west and parallels Pacific Boulevard. The district is coterminous with the area of the Walnut Park Neighborhood Plan, as shown on the following map:

C. Except as otherwise specifically provided for herein, the provisions of Title 22 (Zoning Ordinance) of the Los Angeles County Code shall apply.
D. Community-wide Development Standards.
1. Setbacks.
a. Yard and setback requirements for all residential uses shall be the same requirements as for the R-1 zone.
b. When off-street parking areas are not separated from residentially zoned parcels by a street, the following shall be required:
(1) A landscaped area having a minimum width of five feet shall be required adjacent to the property line.
(2) A six-foot-high masonry wall shall be located behind the landscaped area between the parcel used for off-street parking and the residentially zoned parcel, except that such wall shall not be located within the front yard setback area adjacent to the residentially zoned parcel.
c. When off-street parking areas are adjacent to a street separating off-street parking areas and residentially zoned parcels, the following shall be required:
(1) A masonry wall and/or a landscaped earthen berm, three feet high, shall be provided, except for points of vehicular ingress and egress, at the rear of the required front yard setback area and parallel to the street.
d. Commercial front yards and open space areas shall be landscaped, neatly maintained, and have an operational irrigation system.
e. Site plans for commercial properties, showing walls, landscaped areas and irrigation systems, shall be submitted to the director of the community development commission and the department of regional planning for review and approval.
2. Signs.
a. Except as herein specifically provided, all signs shall be subject to Chapter 22.52, Part 10, of the this code.
b. All signs in a state of disrepair shall be repaired so as to be consistent with the standards set out in this section, or removed within 30 days from notification that a state of disrepair exists.
c. Size.
(1) Total allowable signage area on an existing building shall be related to store frontage. Each business tenant within a multi-tenant building is allowed not more than 2.0 square feet of signage area for every linear foot of frontage on a street or highway.
(2) Maximum height of letters shall be restricted to 18 inches. Maximum height of letters on canvas, metal, plastic or other type of awnings shall be limited to 10 inches.
d. Sign Design. Sign design shall be subject to review and approval by the director of the community development commission and the department of regional planning.
(1) Signage colors shall complement building colors and materials, and be limited to three colors.
(2) Lettering styles shall be complementary for each storefront in a single building.
(3) In multi-tenant buildings, signage colors used by individual shops shall be complementary with each other.
(4) In multi-tenant buildings, the height and placement of signs shall be consistent.
e. Wall Signs.
(1) Wall signs shall be mounted flush and affixed securely to a building wall and may project from the building face a maximum of 12 inches.
(2) Wall signs may only extend sideways to the extent of the building face or to the highest line of the building;
(3) Each business in a building shall be permitted a maximum of one wall-mounted sign (or two signs if the business is on a corner).
f. Window Signs.
(1) Window signs shall be displayed only on the interior of windows or door windows.
(2) Window signs shall not exceed the maximum area of 25 percent per glass area (total window or door area visible from the exterior of the building).
g. Awning Signs, Defined. “Awning signs” means signs which are painted, sewn or stained onto the exterior surface of an awning or canopy, and shall not exceed a maximum area of 30 percent of the exterior surface of each awning for the ground floor and 20 percent for the second floor level.
h. Building Tenant Information/Identification Signs.
(1) For multi-tenant buildings and businesses with entrances located within building pass-through, a building directory listing the names of tenants may be located near each building or pass-through entrance.
(2) Each tenant shall be allowed a maximum of two square feet of signage for each building directory.
(3) New building identification signage on new construction or existing buildings shall be limited to one sign per principal entrance per frontage. Said signage shall not exceed a maximum of 15 square feet for each building identification sign.
(4) All existing built-in signs (permanent, maintenance-free signs that are constructed as an integral part of the building fabric which they identify) in good repair are exempt from these sign provisions. Wall signs, marquees and canopies shall not be considered to be built-in signage.
(5) Metal plaques in good repair listing the building name and/or historical information, permanently affixed in a flush manner to the building, are exempt from these sign provisions.
i. Prohibited Signs. The following signs are prohibited:
(1) Roof signs;
(2) Freestanding signs;
(3) Flashing, animated or audible signs;
(4) Signs which rotate, move or simulate motion;
(5) Signs which extend or project from the building face more than 12 inches in any direction;
(6) Signs with exposed bracing, guy wires, conduits or similar devices;
(7) Outdoor advertising (including billboards);
(8) Painted signs on the building surface;
(9) Streamers and/or banner signs of cloth or fabric;
(10) Portable signs.
j. Removal of Illegally Installed/Maintained Signs.
(1) The director of planning shall remove or cause the removal of any sign constructed, placed or maintained in violation of this section within 15 days following the date of mailing of registered or certified written notice to the owner of the sign, if known, at his last known address, or to the owner of the property as shown on the latest assessment roll. Said notice shall describe the sign in violation and shall specify the violation involved, giving notice that the sign will be removed at the owner’s expense if the violation is not corrected within 15 days.
(2) Nonconforming or illegal banners, pennants, flags, window signs (temporary or permanent), painted wall signs, vehicular signs, portable signs, hazardous signs, animated or moving signs, revolving or abandoned signs, shall be abated or removed within 90 days from October 25, 1987, the effective date of the ordinance codified in this chapter. All other nonconforming signs shall be discontinued and removed from the site, or brought into conformity according to the following schedule:

The replacement value of a sign shall be determined by the director of the community development commission.
(3) Signs removed by the director of planning pursuant to this section shall be stored for a period of 30 days, during which time they may be recovered by the owner upon payment to the county for all costs of removal and storage. If not recovered prior to expiration of the 30-day period, the sign and supporting structures shall be declared abandoned, and title thereto shall vest in the county, and the cost of removal shall be billed to the owner. If not paid by the owner, said costs will be imposed as a tax lien against the property.
3. Automobile Parking.
a. Automobile parking and development of related facilities shall be provided in accordance with Chapter 22.52, Part 11, of this code.
b. In residential properties, except within bona fide driveways, no automobile, truck, recreational vehicle, trailer or any other motor vehicle, including any of their component parts, shall be parked, stored, left standing or otherwise permitted for any length of time on that area between the road and the front of any building or structure on a lot or parcel of land. In the case of corner lots, said prohibition shall further apply between the road and the side of any building or structure.
4. Height Limits.
a. The maximum height of buildings and structures, except as where otherwise provided, shall be determined as follows:

b.

5. Floor Area Ratio (FAR) for Commercial Buildings.
a. Except for the C-1 zone (restricted professional offices) which has a floor area ratio (FAR) of two, in other commercial zones, the total floor area in all buildings on one parcel of land shall not exceed a floor area ratio of three, which is the buildable area of such parcel of land. Cellar floor space, parking floor space with necessary interior driveways and ramps thereto, or space within a roof structure penthouse for the housing of operating equipment or machinery shall not be considered in determining that total floor area within a building.
b. When any provision of the ordinance codified in Title 22 of this code, or of any other ordinance, requires any front, side or rear yards, or prohibits the occupation of more than a certain portion of a parcel of land by structures, the portion of such parcel of land which may be occupied by structures is the “buildable area,” as those words are used in this section.
6. Design Standards for Commercial Uses.
a. All new improvements and improvements to existing structures that exceed 25 percent of assessed valuation are subject to design review.
b.(1) Uses, buildings and/or structures shall be designed so as to be compatible with nearby properties, with special attention being given to the protection of residential property planned for residentially zoned uses.
(2) When structures for nonresidential uses are located adjacent to residentially zoned parcels, such structures shall be designed so as to minimize their impact on residentially zoned parcels in respect to location on the site, height, architecture and general amenities. Nonresidential uses and structures shall be subject to director’s review.
c. Materials, Colors and Equipment.
(1) Consideration shall be given to the adjacent buildings and/or structures so that the use of mixed materials is in accordance with the intent and purpose of the neighborhood plan.
(2) Muted pastel colors are recommended as the primary or base building color, while darker, more colorful paints should be used as trim colors for cornices, graphics, and window and door frames.
(3) Awnings.
(a) Awnings shall be the same color and style for each opening on a single storefront or business.
(b) Awnings shall be complementary in color and style for each storefront in a building.
(c) Awnings shall be designed to coordinate with the architectural divisions of the building, including individual windows and bays.
(d) All awnings must comply with building code and fire department regulations.
(e) Awnings in disrepair shall be repaired or removed within 30 days of notification that a state of disrepair exists.
(4) Mechanical Equipment.
(a) External (individual) air conditioning units for a commercial building shall be located to be compatible with the architectural detail and the overall design of the storefront.
(b) If air conditioning units are located in the storefront, attempts shall be made to install a window unit which is neutral in appearance and which does not project outward from the facade. The housing color shall be compatible with the colors of the storefront. If feasible, screening or enclosing the air conditioning unit by using an awning or landscaping shall be required.
(c) Mechanical equipment located on roofs shall be screened by parapet walls or other similar architectural treatment so that the equipment will not be visible from the street or surrounding properties.
(5) Security.
(a) Chain-link, barbed and concertina wire fences are strictly prohibited. In place of such fencing, tubular steel or wrought iron fences are permitted.
(b) When installed, all security bars or grilles shall be placed on the inside of the building, except for roll-up shutters or grilles.
(c) Horizontally folding accordion grilles installed on the exterior of a storefront are prohibited.
(d) Building security grilles shall be side-storing, concealed grilles which are not visible or discernible from the exterior of the building when not in use (during business hours), or roll-up shutters or grilles any of which shall be permitted, provided that they are concealed in the architectural elements of the building.
7. Minor Variations. Under exceptional circumstances, the department of regional planning may permit minor variation from the standards specified in this section. In order to permit such variations, the applicant shall substantiate all of the following to the satisfaction of the director of planning:
a. The strict application of these development standards and regulations would result in practical difficulties or unnecessary hardships;
b. There are exceptional circumstances or conditions applicable to the property or to the intended development of the property which do not apply generally to other properties in the Walnut Park area; and
c. The grant of the requested variation will not be materially detrimental to property or improvements in the area; and
d. That granting the requested variation will not be contrary to the goals and policies of the Neighborhood Plan.
8. Director’s Review and Approval.
a. Except as otherwise provided in this section, the director’s review and approval procedure, as contained in Part 12 of Chapter 22.56 of the Los Angeles County Code, shall be required to establish, operate or maintain any use, except that a director’s review is not required for a change in ownership or occupancy. Also exempt from director’s review are construction, maintenance and repairs conducted within any 12-month period, the sum of which does not exceed 25 percent of the current market value or assessed valuation of the building or structure, whichever is less.
b. An application for a director’s review shall not be approved until the proposed use has been submitted to and reported upon by the director of the community development commission as to conformity with the Walnut Park Neighborhood Plan.
9. Conditional Use Permits.
a. Conditional use permits shall be required for those uses listed as uses subject to permit, as specified in Title 22 of this code.
b. In addition to the findings for approval required by Section 22.56.090 of this code, the regional planning commission shall further find that:
(1) The proposed use has been submitted to and reported upon by the director of the community development commission as to conformity with the Walnut Park Neighborhood Plan; and
(2) The proposed use is consistent with the Walnut Park Neighborhood Plan.
10. Nonconforming Uses, Buildings and Structures.
a. Uses, buildings and structures not in conformance with the Walnut Park Neighborhood Plan may be continued subject to the provisions of Chapter 22.56, Part 10 (Nonconforming Uses, Buildings and Structures).
b. For nonconforming uses, buildings or structures, an application may be filed with the department of regional planning, requesting:
(1) An extension of the time within which a nonconforming use or building or structure nonconforming due to use, or due to standards where applicable, must be discontinued and removed from its site, as specified in subsection B of Section 22.56.1540 or subsection A of Section 22.64.050; or
(2) Substitution of another use permitted in the zone in which the nonconforming use is first permitted where a building or structure is vacant despite efforts to ensure continuation of a nonconforming use, and is so constructed that it may not reasonably be converted to or used for a use permitted in the zone in which it is located.
c. In addition to the findings required for approval of a nonconforming use, building or structure review required by Section 22.56.1550, the commission shall further find that:
(1) The proposed use, building or structure has been submitted to and reported upon by the director of the community development commission as to conformity with the Walnut Park Neighborhood Plan; and
(2) The proposed use, building or structure will not be in substantial conflict with implementation of the Walnut Park Neighborhood Plan.
D. Zone-specific Development Standards.
1. R-1 Zone (Neighborhood Preservation I). No changes.
2. R-2 Zone (Neighborhood Preservation II). R-2 zone densities and standards of development shall be maintained regarding setbacks, yards, parking, height coverage, etc.
3. R-3 NR Zone (Neighborhood Revitalization). R-2 (Neighborhood Preservation II) zone standards of development shall be maintained regarding setbacks, yards, parking, height, coverage, etc., for parcels less than 40,000 square feet. Parcels in excess of 40,000 square feet with multi-family densities (up to 30 dwelling units per acre) are permitted subject to the conditional use permit procedure and specific design standards as set forth in subsection F of this section.
4. C-1 Zone (Restricted Professional Offices). Professional office uses shall be the primary uses. Other uses may be permitted subject to a conditional use permit.
5. C-3 Zone (General Commercial). Uses permitted in C-3 zone, restricted to three stores (45-foot height limit), and a floor area ratio of 3.0.
6. C-3-CRS Zone (Mixed Commercial). Uses permitted in C-3 zone. Uses subject to permit: Mixed commercial/residential developments.
7.( )-P Overlay (Parking). Uses permitted in underlying residential zone, or supplemental parking lots to serve adjacent commercial uses.
E. Commercial Areas--Specific Standards.
1. Seville Avenue, north of Olive Avenue to Walnut Street (C-1 Zone, Restricted Professional Offices).
2. Pacific Boulevard (C-3--General Commercial).
3. Santa Fe Avenue (C-3-CRS--Mixed Commercial).
4. The north side of Walnut Avenue between Santa Fe Avenue and Seville Avenue shall permit C-3 Zone (General Commercial) uses.
5. The north side of Walnut Avenue between Seville Avenue and Mountain View Avenue shall permit parking in conjunction with commercial uses in adjacent C-3 Zone (General Commercial).
6. Seville Avenue, south of Olive Avenue to the boundary with the city of South Gate (C-3 Zone, General Commercial). Improvement work greater than 50 percent of market value, excluding building code improvements, shall require additional off-street parking.
F. R-3 NR Design Standards.
1. Building and Site Design.
a. Yard and setback requirements shall be the same requirements as for the R-1 zone.
b. Variation of form and massing shall be used in building designs to provide visual interest. Long, unbroken building facades are to be avoided.
c. Strictly flat roofs are not acceptable.
d. Parking structures shall incorporate the same architectural design as the primary building(s).
e. Continuous curbcuts are prohibited.
f. Where more than 20 automobile parking spaces are required or provided, those areas not used for parking or maneuvering, or for pedestrian movement to and from vehicles, shall be landscaped. Not less than two percent of the gross area of the parking lot shall be landscaped. Landscaping shall be distributed throughout the parking lot so as to maximize its aesthetic effect.
2. Relationship to Adjacent Properties.
a. Buildings and structures shall be of a scale and proportion (size) that generally conforms with adjacent structures, but in no case shall exceed the height limit as provided herein.
b. Buildings and structures should be compatible in terms of color, style and materials with adjacent buildings and structures.
c. (1) Where a multi-family building is sited adjacent to a single-family residence, a solid masonry wall six feet in height shall be located long the common property line. Where a single-family residence shares a side property line, the wall must extend from the rear property line to (at least) the minimum front yard setback. Where the properties involved share a rear property line, the wall shall extend from side lot line to side lot line.
(2) A planting strip not less than two feet in width along the wall, facing the multi-family development, shall be provided, landscaped, and continuously maintained.
d. All exterior lighting shall be arranged so as to prevent glare or direct illumination of adjacent residences.
3. Walls, Fences, and Mechanical Equipment.
a. All walls and fences within a residential development shall be of materials and colors compatible with the architectural design of the buildings and structures in the development.
b. All mechanical equipment shall be screened from view from adjacent streets and residences, either with a wall or with sufficient landscaping.
c. All trash containers and dumpsters shall be screened from view from streets, walkways, and adjacent residences. (Ord. 87-0161Z § 3, 1987.)

A. Intent and Purpose. The East Los Angeles Community Standards District is established to provide a means of implementing special development standards for the unincorporated community of East Los Angeles. The East Los Angeles Community Standards District is necessary to ensure that the goals and policies of the adopted East Los Angeles Community Plan are accomplished in a manner which protects the health, safety and general welfare of the community.
B. Description of District. The boundaries of the East Los Angeles Community Standards District coincide with the combined boundaries of the East Los Angeles, City Terrace, Eastside Unit Number 1, Eastside Unit Number 2, and Eastside Unit Number 4 Zoned Districts. This unincorporated area is bordered by the city of Los Angeles on the north and west, the cities of Monterey Park and Montebello on the east, and the city of Commerce on the south.
C. Community-wide Development Standards.
1. Fences. Notwithstanding the general limitation in Section 22.48.160 concerning the height of fences in required front and corner side yards of residential zones, the following shall apply to fences over three and one-half feet in height:
a. Chain link or wrought iron style fences not exceeding four feet in height shall be permitted.
b. If site plans are submitted to and approved by the planning director pursuant to Section 22.56.1660, wrought iron style fences which do not exceed a height of six feet may be erected. The planning director may impose such conditions on the fence design as are appropriate to assure public safety, community welfare, and compatibility with the adopted policies of the East Los Angeles Community Plan.
c. Those portions of fences more than three and one-half feet high must be substantially open, except for pillars used in conjunction with wrought iron style fences, and shall not cause a significant visual obstruction. No slats or other view-obscuring materials may be inserted into or affixed to such fences.
2. Height Limit. The maximum height of any structure shall be 40 feet except that devices or apparatus essential to industrial processes or communications related to public health and safety may be 50 feet in height or as otherwise specified in this section; said heights may be modified subject to a conditional use permit.
3. Signage.
a. One freestanding sign shall be permitted where one of the following findings can be made:
i. Subject building is at least 35 feet from the front property line.
ii. Subject building has more than two tenants and the secondary tenants have no street frontage.
iii. Adjacent buildings are within 10 feet of the front property line and the subject building is at least 10 feet behind either of the adjacent buildings.
b. Sign areas shall comply with the following requirements:
i. The total permitted sign area of all signs on a building or site is 10 percent of the building face (not to exceed 240 square feet).
ii. Building face area is the height of the building (not including the parapet) multiplied by its frontage.
c. Outdoor advertising signs shall comply with the following requirements:
i. Outdoor advertising signs with less than 100 square feet of sign area shall be at least 500 feet from one another.
ii. Outdoor advertising signs with more than 100 square feet of sign area shall be at least 1,500 feet from one another.
iii. The sign area of outdoor advertising signs shall not exceed 200 square feet.
iv. The height of outdoor advertising signs shall not exceed 35 feet measured from the ground level at the base of the sign.
v. All lighted outdoor advertising signs shall be illuminated in a way so that adjacent properties and activity are not disturbed.
D. Zone Specific Development Standards.
1. R-1 Zone.
a. The maximum height permitted in Zone R-1 shall be 25 feet.
b. The required front yard shall contain a minimum of 50 percent landscaping.
2. R-2 Zone.
a. The maximum height permitted in Zone R-2 shall be 35 feet.
b. Refer to the standards prescribed for Zone R-1 for landscaping requirements.
3. R-3 Zone.
a. The maximum height permitted in Zone R-3 shall be 35 feet.
b. Refer to R-1 for landscaping requirements.
c. Infill Development. Where there are vacant lots or legal nonconforming uses in a Zone R-3, infill development is encouraged. A density bonus of 15 percent may be allowed for development on such lots, subject to a conditional use permit to ensure that the proposed development conforms with the character of the area.
d. Lot Consolidation. Lot consolidation in the R-3 Zone is highly encouraged. Amenities such as, but not limited to, recreation facilities, laundry facilities, extra landscaping, shall be incorporated in this type of residential development. Development of this type may qualify for the following bonuses subject to the issuance of a conditional use permit:
i. Combined lots totaling 20,000 square feet or more--10 percent density bonus;
ii. Combined lots totaling 40,000 square feet or more--15 percent density bonus.
4. C-1 Zone.
a. The maximum height permitted in Zone C-1 shall be 35 feet. Each development in this zone shall be subject to this subsection D4.
b. Multiple-tenant Commercial. When more than five tenants conduct business in a building which does not separate the businesses by permanent floor-to-ceiling walls as defined in the Building Code, the following shall apply:
i. A conditional use permit shall first be obtained as provided in Part 1 of Chapter 22.56.
ii. Customer and tenant parking shall be supplied at a ratio of one space per 200 square feet of gross floor area.
iii. Each leasable space in the building shall consist of at least 500 square feet of gross floor area.
c. Landscaping and Buffering.
i. Whenever adjacent to a property line, parking areas shall provide a landscaped buffer strip of at least five feet in width.
ii. Where a commercial zone abuts a residence or residential zone, a landscaped buffer strip at least five feet wide shall be provided.
iii. Landscaping shall be provided and maintained in a neat and orderly manner. A 15-gallon tree shall be provided for every 50 square feet of landscaped area, to be equally spaced along the buffer strip. The landscaping materials shall be approved by the director.
iv. Permanent irrigation systems shall be required and maintained in good working order.
v. A solid masonry wall not less than five feet high nor more than six feet in height shall be provided along the side and rear property lines.
vi. A site plan shall be submitted to and approved by the director to ensure that the use will comply with the provisions of this section as provided in Part 12 of Chapter 22.56.
vii. The director of planning may modify the foregoing requirements for landscaping and buffering where their strict application is deemed impractical because of physical, topographical, title or other limitations. Any such modification may include substitution of landscaping or fencing materials. In granting any such modification, the director shall find that the intent and spirit of this section is being carried out.
d. Loading. Where practical loading doors and activity shall be located away from adjacent residences.
5. C-2 Zone.
a. The maximum height permitted in Zone C-2 shall be 35 feet.
b. Refer to the standards prescribed for Zone C-1 for landscaping and multiple-tenant commercial requirements.
6. C-3 Zone.
a. The maximum height permitted in Zone C-3 shall be 40 feet.
b. Refer to C-1 for multiple-tenant commercial landscaping and buffering and loading requirements.
7. C-M Zone.
a. The maximum height permitted in Zone C-M shall be 40 feet.
b. Refer to C-1 for multiple-tenant commercial landscaping, buffering and loading requirements.
8. M-1 Zone.
a. The maximum height permitted in Zone M-1 shall be 35 feet.
b. All lots and parcels of land created after the effective date of the ordinance from which this subsection derives shall contain a net area of at least 7,500 square feet.
c. Setbacks of at least 10 feet shall apply where the industrial parcel is immediately adjacent to a residential or commercial use.
d. When adjacent to a residential zone, a solid masonry wall not less than five feet nor more than six feet in height shall be erected at the adjoining property line, except that the wall shall be reduced to 42 inches in height in the front yard setback.
e. Refer to C-1 for landscaping requirements.
9. M-1-1/2 Zone.
a. The maximum height permitted in Zone M-1-1/2 shall be 35 feet.
b. Refer to M-1 for other requirements.
10. M-2 Zone.
a. The maximum height permitted in Zone M-2 shall be 35 feet.
b. Refer to M-1 for other requirements.
11. ( )-P Zone.
a. Each parking facility in the Parking Zone shall be adjacent to a minimum of one side of another parking facility or commercial use.
b. Parking for residential development in this zone shall not be rented, leased or used by any adjacent or surrounding commercial development.
E. Area Specific Development Standards.
1. Whittier Boulevard Area.
a. Intent and Purpose. The Whittier Boulevard area specific development standards are established to provide a means of implementing the East Los Angeles Community Plan (“community plan”). The community plan’s land use map and policies encourage a specific plan for the Whittier Boulevard area in order to address land use, parking, design and development issues. The development standards are necessary to ensure that the goals and policies of the community plan are accomplished in a manner which protects the welfare of the community, thereby strengthening the physical and economic character of Whittier Boulevard as a community business district. Furthermore, the provisions of this section will enhance the pedestrian environment and visual appearance of existing and proposed structures and signage, encourage new businesses which are complimentary to the character of Whittier Boulevard, and provide buffering and protection of the adjacent residential neighborhood.
b. Description of Area. The Whittier Boulevard area is located approximately five miles east of the Los Angeles Civic Center. The area is located within the southern portion of the East Los Angeles unincorporated area and it encompasses approximately 73 acres along the commercial corridor of Whittier Boulevard from Atlantic Boulevard on the east to the Long Beach Freeway on the west. The boundaries of the area are shown on the map following this section.
c. Whittier Boulevard Area Wide Development Standards.
i. Parking. Automobile parking shall be provided in accordance with Part 11 of Chapter 22.52, except that:
(1) Parking shall not be required for new developments or expansions proposed within the first 50-foot depth of any commercial lot fronting Whittier Boulevard. Parking shall be required for new developments and expansions proposed beyond the 50-foot depth of any commercial lots fronting Whittier Boulevard.
(2) Parking for retail and office uses shall be calculated at one space for every 400 square feet of gross floor area.
(3) For restaurants having a total gross floor area of less than 1,000 square feet, the required parking shall be based on one space for each 400 square feet of gross floor area.
(4) There shall be one parking space for each six fixed seats in a theater or cinema (single screen or multi-screen). Where there are no fixed seats, there shall be one parking space for each 35 square feet of floor area (exclusive of stage) contained therein.
ii. Setbacks. New developments and expansions of existing structures shall maintain a maximum 10-foot setback along Whittier Boulevard. Within the 10-foot setback, permitted uses shall include outdoor dining, outside display pursuant to the requirements of subsection E1dvii of this section, landscaping, street furniture and newsstands.
iii. Signs.
(1) Except as herein specifically provided, all signs shall be subject to the provisions of Part 10 of Chapter 22.52.
(2) The sign regulations prescribed herein shall not affect existing signs which were established in accordance with this title prior to the effective date of the ordinance codified in this section.* Changes to existing signs, including size, shape, colors, lettering and location, shall conform to the requirements of this section.
(3) All signs in disrepair shall be repaired so as to be consistent with the requirements of this section or shall be removed within 30 days from receipt of notification by the director that a state of disrepair exists.
(4) Wall Signs.
(a) Wall signs shall be mounted flush and affixed securely to a building wall and may only extend from the wall a maximum of 12 inches.
(b) Wall signs may not extend above the roofline and may only extend sideways to the extent of the building face.
(c) Each business in a building shall be permitted a maximum of two wall-mounted business signs facing the street and alley frontage or a maximum of three signs if the business is on a corner or has a street frontage of more than 75 feet.
(5) Roof Signs.
(a) Roof signs shall only be permitted on buildings having 150 feet of street frontage along Whittier Boulevard.
(b) Roof signs shall be designed and incorporated as an architectural feature of the building.
(6) Prohibited Signs. The following signs are prohibited:
(a) Outdoor advertising, including billboards;
(b) Freestanding pole signs;
(c) Freestanding roof signs not in conformance with subsection E1ciii(5) of this section.
(7) Sign Size. Maximum height of letters shall be restricted to 18 inches. Greater letter sizes, to a maximum of 24 inches, shall require approval of a minor variation by the director as provided in this section.
iv. Design Standards. Proposed improvements, renovations, and changes pertaining to the following design standards shall comply with the provisions of the applicable design standard:
(1) Materials.
(a) Any exposed building elevation shall be architecturally treated in a consistent manner, including the incorporation within the side and rear building elevations of some or all of the design elements used for the primary facades, to the satisfaction of the director.
(b) Consideration shall be given to the adjacent structures so that the use of colors and materials are complimentary, to the satisfaction of the director.
(2) Awnings.
(a) Awnings shall be the same color and style for each opening on a single storefront or business.
(b) Awnings shall be complimentary in color and style for each storefront in a building.
(c) Awnings in disrepair shall be repaired or removed within 30 days after receipt of notification by the director that a state of disrepair exists.
(3) Mechanical Equipment.
(a) Individual air-conditioning units for a building or storefront shall be located to avoid interference with architectural detail and the overall building design.
(b) If air-conditioning units must be located in the storefront, window units shall be neutral in appearance and shall not project outward from the facade. The housing color shall be compatible with the colors of the storefront. If possible, air-conditioning units shall be screened or enclosed by using an awning or landscaping.
(c) Mechanical equipment located on roofs shall be screened by parapet walls or other material so that the equipment will not be visible by pedestrians at street level or by adjacent residential properties.
(4) Security.
(a) Chain link, barbed and concertina wire fences are prohibited. In place of such fencing, tubular steel or wrought iron fences are permitted.
(b) All security bars and grilles shall be installed on the inside of the building.
(c) Folding accordion grilles installed in front of a storefront are prohibited.
(d) Roll-up shutters should be open, decorative grilles and concealed within the architectural elements of the building. Solid shutters are prohibited.
(e) Fences on rooftops visible from normal public view within 300 feet are prohibited.
v. Graffiti. To encourage the maintenance of exterior walls free from graffiti, the following shall apply to all properties within the Whittier Boulevard area:
(1) All structures, walls and fences open to public view shall remain free of graffiti.
(2) In the event such graffiti occurs, the property owner, lessee or agent thereof shall remove such graffiti within 72 hours, weather permitting. Paint utilized in covering such graffiti shall be of a color that matches, as closely as possible, the color of the adjacent surfaces.
d. Whittier Boulevard Area Zone Specific Development Standards. Proposed improvements, renovations and changes pertaining to the following development standards shall comply with the provisions of the applicable development standard:
i. Permitted Uses. Property in Zone C-3 may be used for any use listed as a permitted use in Section 22.28.180 except that:
(1) The following uses shall require a conditional use permit:
(a) Sales.
-- Auction houses.
-- Feed and grain sales.
-- Ice sales.
-- Pawn shops, provided a 1,000-foot separation exists between such establishments.
(b) Services.
-- Air pollution sampling stations.
-- Churches, temples, and other places used exclusively for religious worship.
-- Dog training schools.
-- Drive-through facilities.
-- Electric distribution substations including microwave facilities.
-- Furniture transfer and storage.
-- Gas metering and control stations, public utility.
-- Laboratories, research and testing.
-- Mortuaries.
-- Motion picture studios.
-- Parcel delivery terminals.
-- Radio and television broadcasting studios.
-- Recording studios.
-- Tool rentals, including rototillers, power mowers, sanders and saws, cement mixers and other equipment.
(2) The following uses shall be prohibited:
(a) Sales.
-- Automobile sales, sale of new and used motor vehicles.
-- Boat and other marine sales.
-- Mobilehome sales.
-- Recreational vehicle sales.
-- Trailer sales, box and utility.
(b) Services.
-- Automobile battery service.
-- Automobile brake and repair shops.
-- Automobile muffler shops.
-- Automobile radiator shops.
-- Automobile rental and leasing agencies.
-- Automobile repair garages.
-- Boat rentals.
-- Car washes, automatic, coin operated and hand wash.
-- Trailer rentals, box and utility.
-- Truck rentals.
ii. Parking.
(1) All parking areas shall be located to the rear of commercial structures and out of view of Whittier Boulevard.
(2) A six-foot high wall (masonry or wood) shall be provided between the property and contiguous residentially zoned properties.
iii. Landscaping. Landscaping shall be provided with the objective of creating an inviting and interesting pedestrian environment along the Whittier Boulevard area and rear alleys. At least five percent of the net lot area shall be landscaped in accordance with the following guidelines:
(1) Landscaped areas shall contain a combination of plant materials distributed throughout the property in accordance with the plot plan approved by the director.
(2) All landscaping shall be maintained in a good and healthy condition by the property owner, lessee, or agent thereof.
(3) A landscaped planter or planter box with a minimum depth of one foot shall be located along the building frontage.
(4) A permanent watering system or hose bibs within 50 feet of the landscaping shall be provided to satisfactorily irrigate the planted areas.
(5) Existing blank walls at the pedestrian level shall be constructed with a planter at the base or at the top so that vegetation will soften the effect of the blank wall.
iv. Loading. Where practical, loading spaces and loading activity shall be located near commercial structures and as distant as possible from adjacent residences or pedestrian corridors.
v. Trash Enclosure. Trash bins shall be required for commercial operations and shall be enclosed by a six-foot high decorative wall and solid doors. The location of the trash bin and enclosure shall be as distant as possible from adjacent residences and out of view of Whittier Boulevard.
vi. Building Improvement Incentive. Notwithstanding the restrictions on improvements to existing nonconforming buildings contained in Part 10 of Chapter 22.56, seismic upgrading of existing buildings, renovation of front, side and rear facades and/or property improvements at the rear of existing structures are authorized. This building improvement incentive is designed to encourage property improvements to existing nonconforming buildings.
vii. Outside Display--Private Property. Outside display or sale of goods, equipment, merchandise or exhibits shall be permitted on private property not to exceed 50 percent of the total frontage area, provided such display or sale does not interfere with the movement of pedestrians nor occupy required parking or landscaping. Type of goods on display shall be items sold strictly by the primary business located on the subject property. The outside display or sale of goods, equipment, merchandise or exhibits shall be subject to director’s review.
viii. Pedestrian Character.
(1) To encourage the continuity of retail sales and services, at least 50 percent of the total width of the building’s ground floor parallel to and facing the commercial street shall be devoted to entrances, show windows, or other displays which are of interest to pedestrians.
(2) Clear or lightly tinted glass shall be used at and near the street level to allow maximum visual interaction between sidewalk areas and the interior of buildings. Mirrored, highly reflective glass or densely tinted glass shall not be used except as an architectural or decorative accent totaling a maximum 20 percent of the building facade.
(3) A minimum of 30 percent of the building frontage above the first story shall be differentiated by recessed windows, balconies, offset planes, or other architectural details which provide dimensional relief. Long, unbroken building facades are to be avoided.
(4) Roof Design. New buildings or additions having 100 feet or more of frontage shall incorporate varying roof designs and types.
e. Minor Variations. Under exceptional circumstances, the director may permit minor variation from the standards specified in subsections E1ciii(3) and (7), subsection E1civ, subsection E1dii(2) and subsections E1div and viii of this section.
i. In order to permit such variation, the applicant must demonstrate through the director’s review procedure that:
(1) The application of certain provisions of these standards would result in practical difficulties or unnecessary hardships inconsistent with the goals of the community plan;
(2) There are exceptional circumstances or conditions applicable to the subject property or to the intended development of the property which do not apply generally to other properties in the Whittier Boulevard area;
(3) Granting the requested variation will not be materially detrimental to property or improvements in the area;
(4) No more than two unrelated property owners have expressed opposition to the minor variation; and
(5) Granting the requested variation will be consistent with the goals of the community plan.
ii. The procedure for filing a minor variation will be the same as that for director’s review, except that the applicant shall also submit:
(1) A list, certified to be correct by affidavit or by a statement under penalty of perjury, of the names and addresses of all persons who are shown on the latest available assessment roll of the county of Los Angeles as owners of the subject parcel of land and as owning property within a distance of 250 feet from the exterior boundaries of the subject property;
(2) Two sets of mailing labels for the above-stated owners within a distance of 250 feet of the subject property;
(3) A map drawn to scale specified by the director indicating where all such ownerships are located; and
(4) A filing fee equal to that required for site plan review for commercial and industrial projects over 20,000 square feet in size.
iii. Not less than 20 days prior to the date an action is taken, the director shall send notice to the owners of record within a distance of 250 feet of the subject property using the mailing labels supplied by the applicant. Any interested person dissatisfied with the action of the director may file an appeal from such action. Such appeal shall be filed with the hearing officer within 10 days following notification.
2. Commercial/Residential Mixed Use Area. The commercial/residential mixed use area is shown on the map entitled “Commercial/Residential Mixed Use Area” following this section. When residential uses are developed in conjunction with commercial uses on the same parcel of land, they shall be subject to the following requirements:
a. With the exception of the first floor, commercial and residential uses shall not be located on the same floor.
b. The hours of operation for commercial uses shall be limited to the hours of 7:00 a.m. to 10:00 p.m.
3. Maravilla Redevelopment Project Area (Reserved).
4. Union Pacific Area.
a. Intent and Purpose. The Union Pacific area-specific development standards are established in order to address land use and development issues in the Union Pacific portion of the unincorporated area of East Los Angeles. The development standards are necessary to ensure that the goals and policies of the East Los Angeles Community Plan are implemented, thereby improving the appearance of the community and preserving the area’s housing. The development standards are intended to protect the welfare of the community, strengthening the physical and economic character of the Union Pacific area as a viable community, and providing buffering and protection for the residential neighborhoods from adjacent industrial uses.
b. Description of Area. The unincorporated area of Union Pacific is located approximately five miles southeast of the Los Angeles Civic Center. The area is located in the southwest corner of the East Los Angeles unincorporated area, and it encompasses approximately 223 acres immediately south of the 5 (Santa Ana) Freeway. The boundaries of the Union Pacific area are the city of Commerce to the east and south, the city of Los Angeles to the west, and the Santa Ana Freeway to the north. The map of the Union Pacific area follows this section.
c. Union Pacific Area-Wide Development Standards--Signs. Outdoor advertising signs along Olympic Boulevard shall be permitted subject to the approval of a conditional use permit and compliance with the standards set forth in subsection C.3.c of this section. All other outdoor advertising signs shall be prohibited. This subdivision shall be suspended during the life of interim ordinance No. 2002-0031U, including any extension thereof.
d. Union Pacific Area-Wide Development Standards--Graffiti. The standards for graffiti removal prescribed for the Whittier Boulevard area, as contained in subsection E.1.c.v of this section, shall apply.
e. Union Pacific Zone-Specific Development Standards--Zone C-M. Uses subject to permits. In addition to the uses specified in Section 22.28.260, the following uses shall require a conditional use permit in Zone C-M as provided in Part 1 of Chapter 22.56:
i. Sales.
-- Feed and grain sales.
-- Nurseries, including the growing of nursery stock.
ii. Services.
-- Boat rentals.
-- Car washes; automatic, coin-operated, and hand wash.
-- Frozen food lockers.
-- Furniture and household goods; the transfer and storage of.
-- Gas metering and control stations; public utility.
-- Laundry plants; wholesale.
-- Parcel delivery terminals.
-- Stations; bus, railroad, and taxi.
-- Tool rentals, including rototillers, power mowers, sanders and saws, cement mixers, and other equipment, but excluding heavy machinery or trucks exceeding two tons’ capacity; provided all activities are conducted within an enclosed building on Union Pacific Avenue only.
-- Truck rentals.
iii. Recreation and Amusement.
-- Amusement rides and devices, including merry-go-rounds, ferris wheels, swings, toboggans, slides, rebound-tumbling, and similar equipment operated at one particular location not longer than seven days in any six-month period.
-- Athletic fields and stadiums.
-- Carnivals; commercial, including pony rides, operated at one particular location not longer than seven days in any six-month period.
iv. Assembly and manufacture from previously prepared materials, excluding the use of drop hammers, automatic screw machines, punch presses exceeding five tons’ capacity, and motors exceeding one-horsepower capacity that are used to operate lathes, drill presses, grinders, or metal cutters.
-- Aluminum products.
-- Metal plating.
-- Shell products.
-- Stone products.
-- Yarn products, excluding dyeing of yarn.
f. Union Pacific Zone-specific Development Standards--Zone M-1.
i. Permitted uses. Premises in Zone M-1 may be used for any use specified as a permitted use in Section 22.32.040, subject to the same limitations and conditions set forth therein, except as otherwise provided in subsections E.4.f.ii and E.4.f.iii of this section. Premises in Zone M-1 may also be used for:
-- Childcare centers.
ii. Uses subject to permits. In addition to the uses specified in Section 22.32.070, the following uses shall require a conditional use permit in Zone M-1 as provided in Part 1 of Chapter 22.56:
-- Acetylene; the storage of oxygen and acetylene in tanks if oxygen is stored in a room separate from acetylene, and such rooms are separated by a not less than one-hour fire-resistant wall.
-- Agricultural contractor equipment, sale or rental or both.
-- Animal experimental research institute.
-- Automobile body and paint shops, if all operations are conducted inside of a building.
-- Automobile upholstering.
-- Baseball park.
-- Billboards; the manufacture of.
-- Bottling plant.
-- Building materials; the storage of.
-- Carnivals, commercial or otherwise.
-- Cellophane products; the manufacture of.
-- Circuses and wild animal exhibitions, including the temporary keeping or maintenance of wild animals in conjunction therewith for a period not to exceed 14 days, provided said animals are kept or maintained pursuant to and in compliance with all regulations of the Los Angeles County department of animal control.
-- Cold-storage plants.
-- Concrete batching, provided that the mixer is limited to one cubic yard capacity.
-- Contractor’s equipment yards, including farm equipment and all equipment used in building trades.
-- Dairy products depots and manufacture of dairy products.
-- Distributing plants.
-- Electrical transformer substations.
-- Engraving; machine metal engraving.
-- Ferris wheels.
-- Fruit packing plants.
-- Heating equipment; the manufacture of.
-- Ink; the manufacture of.
-- Iron; ornamental iron works, but not including a foundry.
-- Laboratories for testing experimental motion picture film.
-- Lumberyards; except the storage of boxes or crates.
-- Machine shops.
-- Machinery storage yards.
-- Metals:
(1) Manufacture of products of precious metals;
(2) Manufacture of metal, steel, and brass stamps, including hand and machine engraving;
(3) Metal fabricating;
(4) Metal spinning;
(5) Metal storage;
(6) Metal working shops;
(7) Plating and finishing of metals, provided no perchloric acid is used.
-- Motors; the manufacture of electric motors.
-- Oil wells and appurtenances, to the same extent and under all of the same conditions as permitted in Zone A-2.
-- Outdoor skating rinks and outdoor dance pavilions, if such rinks and pavilions are, as a condition of use, not within 500 feet of any residential zone, Zone A-1, or any zone of similar restriction in any city or adjacent county.
-- Outside storage.
-- Paint; the manufacture and mixing of.
-- Pallets; the storage and manufacture of.
-- Plaster; the storage of.
-- Poultry and rabbits; the wholesale and retail sale of poultry and rabbits, including slaughtering and dressing within a building.
-- Riding academies.
-- Rubber; the processing of raw rubber if the rubber is not melted and, where a banbury mixer is used, the dust resulting therefrom is washed.
-- Rug cleaning plant.
-- Sheet metal shops.
-- Shell products; the manufacture of.
-- Shooting gallery.
-- Soft drinks; the manufacture and bottling of.
-- Stables; private, for the raising and training of racehorses.
-- Starch; the mixing and bottling of.
-- Stone; marble and granite, and the grinding, dressing, and cutting of.
-- Storage and rental of plows, tractors, contractor’s equipment, and cement mixers, not within a building.
-- Stove polish; the manufacture of.
-- Tire yards and retreading facilities.
-- Trucks; the parking, storage, rental, and repair of.
-- Ventilating ducts; the manufacture of.
-- Wallboard; the manufacture of.
-- Welding.
-- Wineries.
iii. Prohibited uses. The following uses shall be prohibited in Zone M-1:
-- Boat building.
-- Breweries.
-- Bus storage.
-- Canneries.
-- Car barns for buses and streetcars.
-- Casein; the manufacture of casein products.
-- Cesspool pumping, cleaning, and draining.
-- Dextrine; the manufacture of.
-- Engines; the manufacture of internal combustion and steam engines.
-- Fox farms.
-- Fuel yard.
-- Incinerators; the manufacture of.
-- Lubricating oil.
-- Machinery; the repair of farm machinery.
-- Marine oil service stations.
-- Moving van storage and operating yards.
-- Presses; hydraulic presses for the molding of plastics.
-- Produce yards, terminals, and wholesale outlets.
-- Refrigeration plants.
-- Sand; the washing of sand to be used in sandblasting.
-- Sodium glutamate; the manufacture of.
-- Valves; the storage and repair of oil well valves.
-- Wharves.
-- Wood yards; the storage of wood or a lumberyard.
-- Yarn; the dyeing of yarn.
g. Union Pacific Zone-specific Development Standards--Zones C-M, M-1, and M-2. Premises in Zones C-M, M-1, and M-2 shall be subject to the following development standards:
i. Walls, view-obscuring fences, and buildings shall be set back at least one foot from the property line and shall provide at least one square foot for each linear foot of frontage on the front property line or on a side property line fronting a street in accordance with the following requirements:
(1) Landscaping shall be distributed along said frontage in accordance with a site plan approved by the director.
(2) Landscaping shall be maintained in a neat, clean, and healthful condition, including proper watering, pruning, weeding, removal of litter, fertilizing, and replacement of plants as necessary.
(3) A permanent watering system shall be provided which satisfactorily irrigates all planted areas. The system shall incorporate water conservation methods and may include a drip component. Where the watering system consists of hose bibs alone, these bibs shall be located not more than 40 feet apart within the required landscaped area. Sprinklers used to satisfy the requirements of this provision shall be spaced to assure complete coverage of the required landscaped area and to prevent overspraying outside landscaped areas.
ii. Walls, view-obscuring fences, and buildings shall be landscaped with climbing vines or other similar plant material as specified in Section 22.52.630 in amounts sufficient, as determined by the director, to cover the wall, fence, or building and to discourage graffiti and vandalism.
iii. Wall, fence, or building landscaping required by subsection E.4.g.ii of this section shall be fenced temporarily with non-view obscuring material in order to prevent theft. Once the plantings are established, as determined by the director or within three years, whichever is less, the temporary fencing shall be removed. Permanent irrigation systems shall be required, maintained in good working order, and replaced as necessary.
h. Union Pacific Zone-specific Development Standards--Non-Conforming Residential Uses in Zones C-M and M-1. The termination periods enumerated in Section 22.56.1540 shall not apply to non-conforming residential uses (one-, two-, or multi-family) in Zones C-M and M-1. Any single-, two-, or multi-family residential building or structure non-conforming due to use in Zones C-M and M-1 which is damaged or destroyed may be restored to the condition in which it was immediately prior to the occurrence of such damage or destruction, provided that the cost of reconstruction does not exceed 100 percent of the total market value of the building or structure as determined by the methods set forth in subsections G.1.a and G.1.b of Section 22.56.1510 and provided the reconstruction complies with the provisions of subsection G.2 of Section 22.56.1510.
i. Union Pacific Zone-specific Development Standards--Minor Variations in Zones C-M, M-1, and M-2.
i. The director may permit minor variations from the standards specified in subsection E.4.g of this section where an applicant’s request for a minor variation demonstrates to the satisfaction of the director all of the following:
(1) The application of these standards would result in practical difficulties or unnecessary hardships inconsistent with the goals of the East Los Angeles Community Plan;
(2) There are exceptional circumstances or conditions applicable to the subject property or to the intended development of the property that do not apply generally to other properties in the Union Pacific area;
(3) Granting the requested minor variation will not be materially detrimental to properties or improvements in the area;
(4) No more than one property owner has expressed opposition to the minor variation. Protests received from both the owner and the occupant of the same property shall be considered to be one protest for purposes of this section; and
(5) Granting the requested minor variation will be consistent with the goals of the East Los Angeles Community Plan.
ii. The procedure for filing a request for a minor variation shall be the same as that for director’s review, except that the applicant shall also submit:
(1) A list, certified to be correct by affidavit or by a statement under penalty of perjury, of the names and addresses of all persons who are shown on the latest available assessment roll of the county of Los Angeles as owners of the subject parcel of land and as owning property within a distance of 250 feet from the exterior boundaries of the subject property;
(2) Three sets of mailing labels for the above-stated owners within a distance of 250 feet of the subject property;
(3) A map drawn to scale specified by the director indicating where all such ownerships are located; and
(4) A filing fee equal to that required for site plan review for commercial and industrial projects over 20,000 square feet in size.
iii. Not less than 20 days prior to the date an action is taken, the director shall send notice to the owners of record within a distance of 250 feet from the subject property using the mailing labels supplied by the applicant. Such notice shall indicate that any individual opposed to the granting of such permit may express such opposition by written protest to the director within 15 days after receipt of such notice.
iv. The director shall approve an application for a minor variation where the requirements of subsection E.4.i of this section are satisfied.
v. The director shall deny an application for a minor variation in all cases where the requirements of subsection E.4.i of this section are not satisfied.
vi. Notice of the director’s decision shall be sent to all property owners as specified in subsection E.4.i.ii.(1) of this section. The notice shall contain information regarding appeals procedure.
vii. Any interested person dissatisfied with the action of the director may file an appeal from such action. Such appeal shall be filed with the hearing officer within 10 days following notification.

* Editor’s note: Ordinance 99-0069, which amends Section 22.44.118, is effective on August 26, 1999.

(Ord. 2002-0054 § 1, 2002; Ord. 99-0069 § 1, 1999: Ord. 93-0047 § 2, 1993: Ord. 92-0097 §§ 5 (part), 6, 1992; Ord. 88-0109 § 1, 1988; Ord. 88-0061 § 2, 1988.)

A. Intent and Purpose. The Topanga Canyon Community Standards District is established to implement certain policies related to antiquated subdivision development contained in the Malibu Local Coastal Program Land Use Plan. The district will establish development standards in hillside and other areas that lack adequate infrastructure or that are subject to the potential hazards of fire, flood, or geologic instability. Preservation of important ecological resources and scenic features will also be accomplished through the use of this district. The district also establishes development standards, including safety features for fences, walls, and landscaping located along roads within the district boundary.
B. District Boundary. The boundaries of the district are as shown on the map following this section.
C. Definitions.
-- "Small lot subdivision" includes all land within TR. 1591, TR. 5307, TR. 5664, TR. 6915, TR. 6943, TR. 7320, TR. 8319, TR. 8633, TR. 8859, TR. 9531, and Topanga Townsite. "Small lot subdivision" also includes those portions of TR. 6131, TR. 9385, and all Records of Survey and Licensed Surveyor's Maps in Section 5, Township 1 South, Range 16 West, S.B.B.M. located south of the coastal zone boundary. Lots created by a parcel map are exempt from these provisions.
D. Community-wide Development Standards.
1. Fences and walls. The construction and/or replacement of fences and walls exceeding three and one-half (3 1/2) feet in height which are located either within required front yards, or within required corner side or required rear yards where closer than five (5) feet to any highway line is authorized subject to obtaining a Director's review approval pursuant to Section 22.48.180 and the general procedures of Part 12 of Section 22.56 and subject to the following standards.
a. Height. No fence or wall shall exceed six (6) feet in height, inclusive of any architectural feature, fixture, and/or support element attached to, or part of, the fence or wall.
b. Transparency. At least seventy (70) percent of the fence or wall area above three and one-half (3 1/2) feet in height shall be open and non-view obscuring. The open and non-view-obscuring area above said three and one-half (3 1/2) feet must be evenly distributed horizontally along the entire length of the fence or wall and comply with all of the following provisions:
i. No slats or other view-obscuring materials may be inserted into, placed in front of or behind, or affixed to such fences and walls;
ii. Vertical support elements shall be a minimum of five (5) feet apart; and
iii. Non-support vertical or horizontal fence elements shall have a maximum diameter of two (2) inches.
c. Materials. All portions of new or replacement yard fences and walls shall be constructed of stone, brick, rock, block, concrete, wood, stucco, tubular steel, wrought iron, or a combination of these materials. Either recycled or composite materials, each with the appearance and texture of wood, may also be used. Chain link, wire, and highly reflective materials are prohibited. Fence and wall materials shall have at least one of the following features:
i. Non-combustible construction;
ii. Ignition resistant construction meeting the requirements of State Fire Marshall section 12-7A-4 parts A and B;
iii. Heavy timber construction; or
iv. Exterior fire-retardant treated wood construction.
d. Colors. Only earth tone or neutral colors that are similar to the surrounding landscape shall be used.
2. Landscaping. Trees, shrubs, vines, flowers, and other landscaping forming a barrier or obstructing views in the same manner as a fence or wall shall not exceed three and one-half (3 1/2) feet in height if located within ten (10) feet of any highway line.
3. Fences and walls located between five (5) feet from the highway line and the interior boundary of the required corner side yard or required rear yard, and retaining walls wherever located are subject to the provisions of Sections 22.48.160 and 22.48.180.
4. Modifications Authorized. Any modifications to the fence, wall, and landscaping standards contained in subsections D.1 and D.2 may be granted as part of the Director's review procedure identified in subsection D.1 and shall also include findings that the proposed modifications will not create a safety hazard and will not impair views of scenic resources. In addition to the information required under Section 22.48.180, an application for a Director's review requesting a yard modification under this subsection shall contain the following information:
a. A scaled site plan showing the proposed landscaping, fence, or wall location, setbacks, and fence or wall height measurements;
b. A scaled elevation drawing of the proposed landscaping, fence, or wall showing measurements of all fence or wall elements, including fence or wall height, and all proposed materials and colors.
E. Zone-specific Development Standards (Reserved).
F. Area-Specific Development Standards. The following provisions apply to all land within small lot subdivisions, as defined in this section:
1. Slope Intensity Formula. Construction of residential units on a lot or parcel of land of less than one acre shall be subject to the following:
a. The maximum allowable gross structural area of a residential unit to be constructed on a building site shall be determined by the following formula:

GSA = (A/5) x [(50-S)/35] + 500

Where: GSA = the allowable gross structural area of the permitted development in square feet. The GSA shall be interpreted to include the total floor area of all enclosed residential and storage areas, but not to include vent shafts, garages or carports designed for the storage of autos.

A = the area of the building site in square feet. The building site is defined by the applicant and may consist of all or a designated portion of the one or more lots comprising the project location. All permitted structures must be located within the designated building site.

S = the average slope of the building site in percent as calculated by the formula:

S = I x L/A x 100

Where: S = average natural slope in percent.

I = contour interval in feet, at not greater than 25-foot intervals, resulting in at least five contour lines.

L = total accumulated length of all contours lines of interval "I" in feet.

A = the area of the building site in square feet.

b. All slope calculations shall be based on natural, not graded conditions. Maps of a scale generally not less than one inch equals 10 feet (1"=10'), showing the building site and existing slopes, prepared by a licensed surveyor or registered professional civil engineer, shall be submitted with the application. If slope is greater than 50 percent, enter 50 for S in the GSA formula.
c. The maximum allowable gross structural area (GSA) as calculated above may be increased as follows:
i. Add 500 square feet or 12.5 percent of the total lot area, whichever is less, for each lot which is contiguous to the designated building site, provided that such lot(s) is (are) combined with the building site, and all potential for residential development on such lot(s) is permanently extinguished.
ii. Add 300 square feet or 7.5 percent of the total lot area, whichever is less, for each lot in the vicinity of (e.g., in the same small lot subdivision) but not contiguous with the designated building site, provided that such lot(s) is (are) combined with other developed or developable building sites and all potential for residential development on such lot(s) is permanently extinguished.
d. The floor area requirement for single-family residences contained in Section 22.20.105 shall not apply.
e. All residences approved in small lot subdivisions by the slope intensity formula shall be subject to an improvement condition requiring that any future additions or improvements to the property shall be subject to an additional review by the director.
2. The provisions of Section 22.48.060 shall not apply.
3. The provisions of Section 22.48.080 shall not apply.
4. The provisions of Section 22.48.140 shall not apply.
5. Procedural Requirements.
a. Any building or grading permit shall be subject to the director's review procedure contained in Part 12, Chapter 22.56 of this code, except that the director shall not consider requests for modification.
b. Any modifications of development standards, except for fences, walls, and landscaping pursuant to subsections D.3 and D.4, shall be considered only through the variance procedures contained in Part 2, Chapter 22.56 of this code. The maximum allowable gross structural area as determined by the slope intensity formula shall not be subject to modification.
6. Repair. Any single-family residence, nonconforming due to standards of development contained in this community standards district, which is damaged or partially destroyed may be restored to the condition in which it was immediately prior to the occurrence of such damage or destruction, provided that all reconstruction shall be started within one year from the date of damage and be pursued diligently to completion, after complying with all other applicable laws.

(Ord. 2010-0022 § 1, 2010; Ord. 2002-0063 § 2, 2002: Ord. 90-0133 § 1, 1990; Ord. 90-0101 § 1, 1990; Ord. 90-0061 § 1, 1990.)

A. Intent and Purpose. The West Athens-Westmont Community Standards District is established to provide a means of implementing special development standards for the unincorporated community of West Athens-Westmont. The West Athens-Westmont Community Standards District is necessary to ensure that the goals and objectives of the adopted West Athens-Westmont Community Plan are accomplished in a manner which protects the health, safety and general welfare of the community.
B. Description of District.
1. The boundaries of the West Athens-Westmont Community Standards District coincide with the combined boundaries of the Southwest Extension, Southwest and Athens zoned districts.
2. West Athens-Westmont is bordered by the city of Los Angeles on the north and east, the cities of Inglewood and Hawthorne on the west, and the city of Gardena on the south.
C. Community-Wide Development Standards.
1. (Reserved)
2. Height Limit. The maximum height of any structure shall be 40 feet except that devices or apparatus essential to industrial processes or communications related to public health and safety may be 50 feet in height, or as otherwise specified herein; said heights may be modified subject to a variance.
D. Zone Specific Development Standards.
1. R-1 Zone.
a. The maximum height permitted in Zone R-1 shall be 35 feet and two stories.
b. Properties shall be neatly maintained and free of debris, overgrown weeds, junk, and garbage. A minimum of 50 percent of the front yard area shall be landscaped and maintained with grass, shrubs and/or trees.
2. R-2 Zone.
a. The maximum height permitted in Zone R-2 shall be 35 feet.
b. Refer to the standards prescribed for Zone R-1 for maintenance and landscaping requirements.
3. R-3 Zone.
a. The maximum height permitted in Zone R-3 shall be 35 feet.
b. Refer to the standards prescribed for Zone R-1 for maintenance and landscaping requirements.
E. Area Specific Development Standards.
1. Century Boulevard, between Vermont Avenue to the east and approximately 130 feet west of Denker Avenue to the west, as shown on the following map shall be developed with residential or commercial uses and be subject to approval of a conditional use permit--the construction and maintenance of one single-family residence per lot shall be exempt from the requirements of a conditional use permit:

a. Residential projects shall be subject to the following requirements:
i. Maximum density: 30 dwelling units per net acre;
ii. Height limit: 35 feet;
iii. Setback from 99th and 101st Streets: 10 feet. The setback area shall be landscaped with grass, shrubs and/or trees;
iv. Setback from Century Boulevard: 10 feet;
v. Access to property: via 99th or 101st Streets.
b. Commercial projects shall be subject to the following requirements:
i. Height limit: 35 feet;
ii. Setback from 99th and 101st Streets: 10 feet. The setback area shall be landscaped with grass, shrubs and/or trees;
iii. Access to property: via Century Boulevard only.
2. The area bounded by New Hampshire Avenue, Berendo Avenue, Imperial Highway and the proposed Century Freeway, as shown on the following map, may be developed with senior citizen housing at a maximum density of 50 du/net acre. The senior citizen developments will be subject to a conditional use permit.

(Ord. 92-0097 §§ 5 (part), 7, 1992; Ord. 90-0102 § 4, 1990.)

A. Intent and Purpose. The Twin Lakes Community Standards District is established to preserve the character of the Twin Lakes community and to encourage the provision of essential improvements appropriate for its unique rural character, as defined in the Community Plan. The Twin Lakes Community Standards District is one means of implementing the goals and objectives of the Twin Lakes Community Plan. The Twin Lakes Community Plan was developed primarily to address severe problems involving sewage disposal and circulation in a small-lot subdivision.
B. Description of District. The Twin Lakes Community Standards District is located north of Chatsworth in the northwestern corner of the San Fernando Valley. The District comprises approximately 60 acres and is bounded by the Simi Valley Freeway on the south, Topanga Canyon Boulevard on the west, Canoga Avenue on the east and a northern boundary extending westward along Mayan Drive and to Canoga Avenue at the eastern boundary.
C. Community-Wide Development Standards.
1.a. The provision of Section 22.48.060 shall not apply.
b. The provisions of Section 22.48.080 shall not apply.
c. The provision of Section 22.48.140 shall not apply.
d. The provisions of Section 22.48.180 shall not apply.
2. Parking and Driveway Requirements.
a. On-street parking shall observe posted signage.
b. A minimum driveway length of 20 feet, as measured from a line parallel to and a minimum of 10 feet from the centerline of the driven roadway, is required in order to ensure adequate off-street parking. If two standard size vehicle parking spaces are provided on site and not within the required yard setbacks, this provision may be waived.
3. On-site and Off-site Improvements. All new homes or improvements to existing homes which exceed 25 percent of the current market value of the existing home must satisfy the following:
a. All roads or access easements on site, as well as segments of all roads abutting the parcel must be improved with a minimum of 20 foot width of paving, to be approved by the county department of public works.
b. Fire hydrants must be accessible to the site, and comply with current standards of the county forester and fire warden.
c. Sewage disposal facilities must be sized to serve the requested use, based on current county department of health standards.
4. The construction of improvements needed to comply with subparagraphs 3a through 3c above, shall be the full responsibility of the project applicant.
5. The county shall impose as a condition of its approval of any affected development a requirement for construction of the necessary improvements.
D. Area-Specific Development Standards.
1. Area 1 (small lot subdivisions)--all property located within the following records of survey: 24-25, 25-44, 25-46, 26-42, 28-23.
a. Slope Intensity Formula. Construction of residential units or any improvements to residential units on a lot or parcel of land of less than 6,000 square feet shall be subject to the following:
1. The maximum allowable gross structural area of a residential unit to be constructed on a building site shall be determined by the following formula:

GSA = (A/5) x [(50-S/35] + 800

Where:

GSA = The allowable gross structural area of the permitted development in square feet. The GSA includes the total floor area of all enclosed residential and storage areas but does not include vent shafts, garages or carports designed for the storage of autos.

A = The area of the building site in square feet. The building site is defined by the applicant and may consist of all or a designated portion of the one or more lots comprising the project location. All permitted structures must be located within the designated building site; and

S = The average slope of the building site in percent as calculated by the formula:

S = I x L/A x 100

Where:

S = Average natural slope in percent

I = Contour interval in feet, at not greater than 25-foot intervals, resulting in at least five contour lines;

L = Total accumulated length in feet of all contour intervals (I);

A = The area of the building site in square feet.

2. All slope calculations shall be based on natural, ungraded conditions. Maps of a scale generally not less than one inch equals 10 feet (1” = 10’), showing the building site and natural slopes, prepared by a licensed surveyor or registered professional civil engineer, shall be submitted with the application. If slope is greater than 50 percent, enter 50 for S in the GSA formula.
3. The maximum allowable gross structural area (GSA) as calculated above may be increased as follows:
a. Add 500 square feet or 12.5 percent of the total lot area, whichever is less, for each lot which is contiguous to the designated building site, provided that such lot(s) is (are) combined with the building site and all potential for residential development on such lot(s) is extinguished or removed.
b. Procedural Requirements.
i. Any development requiring a building permit on a lot or parcel of land having a net area less than 6,000 square feet shall be subject to the director’s review procedures contained in Part 12, Chapter 22.56 of this code, except that the director shall not consider requests for modification.
ii. Any modification of development standards shall be considered only through the variance procedure contained in Part 2, Chapter 22.56 of this code. The maximum gross structural area as determined by the slope intensity formula shall not be subject to modification. (Ord. 91-0067 § 1, 1991.)

A. Intent and Purpose. The Leona Valley Community Standards District is established to protect the community’s unique appeal, including its rural agricultural character, the portion of the Ritter Ridge Significant Ecological Area within Leona Valley, and the floodplain and hillside management areas defined by the Antelope Valley Area Plan.
B. Description of District Boundary. The boundaries of the district are shown on the map attached to the ordinance codified in this section and on file with Ord. 93-0016.
C. Community-Wide Development Standards.
1. Design Considerations. Wherever possible, development shall preserve existing natural contours, existing native vegetation and natural rock outcropping features and incorporate new landscaping materials which will integrate the development into the surrounding area.
2. Signs. The Leona Valley Community Standards District shall be designated a billboard exclusion zone in compliance with Chapter 22.40, Part 3, of the Los Angeles County Code.
3. Fencing. Where perimeter fencing is desired, it should be of an open, non-view-obscuring type such as split-rail or wire. Except for retaining walls, solid, view-obscuring perimeter fences or walls are prohibited.
4. Exterior Lighting. Public street lighting shall be prohibited except where necessary to comply with safety lighting standards as determined by the department of public works. Lighting on private parcels shall be designed to prevent off-site illumination. Hooding may be used to deflect light away from adjacent parcels and public areas.
5. Street Improvements.
a. Except for commercial and industrial zones, the maximum paved width of local street improvements shall not exceed 24 feet, plus appropriate graded or paved inverted shoulders if required, provided, however, that such width meets applicable safety and access requirements.
b. Curbs, gutters and sidewalks shall not be required on local streets if an acceptable alternative can be developed to the satisfaction of the director of public works.
6. Director’s Review. Director’s review shall be required for all nondiscretionary zoning and subdivision applications and building permits to insure that the intent and purpose of the Community Standards District are satisfied.
7. Required Area. Standard residential lots or parcels shall contain a gross area of not less than two and one-half acres. Clustering and density transfer shall be permitted in accordance with the provisions of the Antelope Valley Area Plan, provided that no lots contain less than one and one-half gross acres. Clustering is allowed only within projects located in hillside management areas (areas over 25 percent slope) and must satisfy findings of the Hillside Management Ordinance as set out at Section 22.56.215.
D. Zone-Specific Development Standards. (Reserved)
E. Area-Specific Development Standards. (Reserved) (Ord. 93-0016 § 1, 1993).

A. Intent and Purpose. The Malibou Lake Community Standards District establishes standards to help mitigate the problems of cumulative residential development on existing historical lots with limited street access in a high fire hazard area.
B. District Boundary. The boundaries of the district are as shown on the map following this section.
C. Community-Wide Permitted Uses. If site plans therefor are first submitted to and approved by the planning director, premises may be used for single-unit dwellings and accessory uses, subject to the following development standards:
1. Off-Street Parking.
a. Each dwelling unit shall have automobile parking spaces as follows:
i. At least two covered, standard-size automobile parking spaces; and
ii. At least two uncovered, standard-size automobile parking spaces. These spaces may be located in required front, side and rear yards only if they constitute a driveway to the covered parking.
b. All required parking spaces shall be conveniently accessible to the street and to the dwelling unit served.
2. Street Access.
a. A minimum 20 feet of paved roadway width to Crags Drive, shall be provided to the premises, constructed to the satisfaction of the department of public works, or to a lesser width as determined by the forester and fire warden.
b. All access easements through or abutting the property shall be paved a minimum of 10 feet from the centerline, constructed to the satisfaction of the department of public works.
3. Fire Sprinklers. An interior automatic fire-sprinkler system shall be installed in each dwelling unit, in compliance with the requirements of the forester and fire warden.
4. Lot Coverage. Building and structures shall cover no more than 25 percent of the area of a lot, provided that regardless of lot size a residence of at least 800 square feet of floor area is allowed.
5. Application.
a. The preceding development standards shall apply to any new construction of dwelling units, and to existing dwelling units where the cumulative area of all additions made after February 28, 1993, to the units adds at least 200 square feet to the gross structural area.
b. Gross structural area (“GSA”) means the floor area of the permitted development expressed in square feet, and existing on February 28, 1993. The GSA includes the total floor area of all enclosed residential and storage areas, but does not include vent shafts, or the first 400 square feet of floor area in garages or carports designed for the storage of automobiles.
c. The forester and fire warden shall investigate each application for a site plan review and submit written comments and recommendations thereon to the director.
D. Community-Wide Conditional Uses.
1. The preceding development standards concerning street access, fire sprinklers, lot coverage and parking may be modified for dwelling units by the terms and conditions of a conditional use permit.
2. The forester and fire warden shall investigate each application for a conditional use permit and submit written comments and recommendations thereon to the hearing officer or planning commission.
3. If an applicant will retire one or more vacant lots within this Community Standards District, the applicant may ordinarily be entitled to a conditional use permit. The lots need not be contiguous.
4. In making a determination upon an application for a conditional use permit pursuant to this subsection, the hearing officer or planning commission shall find, in addition to the requirements of Section 22.56.090:
a. That the grant is necessary for the preservation and enjoyment of a substantial property right possessed by other property in the community;
b. That the modification of the development standards will not create an adverse safety impact in the surrounding community;
c. That the modification of the development standards will not adversely affect or be in conflict with the general plan;
d. That the structure will not be materially detrimental or injurious to the property or improvements in the vicinity of the premises.
E. Community-Wide Yards and Setbacks.
1. The following standards regarding yards and setbacks shall not be generally available to new construction: Sections 22.48.060 through 22.48.110, 22.48.120 through 22.48.150, and 22.48.180.
2. Modifications Authorized. The director of planning may grant a modification to yard or setback regulations required by this Title 22. The forester and fire warden shall investigate each application for a yard modification and submit written comments and recommendations thereon to the director of planning.
a. Application--Filing. Any person desiring a modification to yard or setback regulations may file an application with the director of planning, except that no application shall be filed or accepted if final action has been taken within one year prior thereto by either the commission or board of supervisors on an application requesting the same, or substantially the same modification.
b. Application--Information Required. An application for a yard modification shall contain the information required by Section 22.56.030.
c. Application--Burden of Proof. In addition to the information required in the application, the applicant shall substantiate to the satisfaction of the director or commission the following facts:
(1) That such modification is necessary for the preservation of a substantial property right of the applicant such as that possessed by owners of other property in the same community; and
(2) That the modification will not create an adverse safety impact in the surrounding community;
(3) That the modification will not be materially detrimental to the property or improvements in the vicinity of the premises;
(4) That the modification will not adversely affect or be in conflict with the general plan.
d. Application--Fee. When an application is filed it shall be accompanied by the filing fee as required in Section 22.60.100.
e. Application--Notice Requirements.
(1) In all cases where an application for a modification is filed, the director of planning shall cause a notice indicating the applicant’s request at the location specified to be forwarded by first class mail, postage prepaid, to:
(a) All persons whose names and addresses appear on the latest available assessment roll of the county of Los Angeles as owning property adjacent to the exterior boundaries of the property in question;
(b) A notice addressed to “occupant” or “occupants” in all cases where the mailing address of any owner of property required to be notified under the provisions of subsection (a) is different than the address of such adjacent property;
(c) Such other persons whose property might in his judgment be affected by such modification.
(2) Such notice shall also indicate that any individual opposed to the granting of such permit may express such opposition by written protest to the director of planning within 15 days after receipt of such notice.
f. Application--Approval or Denial--Conditions.
(1) The director shall approve a modification where no protest to the granting of such permit is received within the specified protest period and the applicant has met the burden of proof set forth in this section.
(2) The director shall deny an application in all cases where the information received from the applicant or the forester and fire warden fails to substantiate the burden of proof set forth in this section to the satisfaction of the director.
(3) In all cases where a written protest has been received, a public hearing shall be scheduled relative to such matter before the hearing officer. In such case, all procedures relative to notification, public hearing and appeal shall be the same as for a conditional use permit. Following a public hearing the hearing officer shall approve or deny the proposed modification based on the findings required by this section for approval by the director exclusive of written protest.
g. Imposition of additional conditions authorized when. The director or commission in approving an application for a modification, may impose such conditions as are deemed necessary to insure that the modification will be in accord with the findings required for approval.
h. Appeal Procedures. Any person dissatisfied with the action of the director may file an appeal of such action with the commission. Upon receiving a notice of appeal, the commission shall take one of the following actions:
(1) Affirm the action of the director; or
(2) Refer the matter back to the director for further review with or without instructions; or
(3) Set the matter for public hearing before itself. In such case, the commission’s decision may cover all phases of the matter, including the addition or deletion of any condition. In rendering its decision, the commission shall not hear or consider any argument or evidence of any kind other than the record of the matter received from the director unless it is itself conducting a public hearing on the matter.
i. Effective Date of Modification. The decision of:
(1) The director shall become final and effective 15 days after receipt of notice of action by the applicant, provided no appeal of the action taken has been filed with the commission within such 15 days following notification; or
(2) The commission shall become final and effective 15 days after receipt of notice of action by the applicant, provided no appeal of the action taken has been filed with the executive officer-clerk of the board of supervisors pursuant to Part 5 of Chapter 22.60.
j. Expiration Date of Unused Yard Modifications. A yard modification which is not used within the time specified in such yard modification, or, if no time is specified, within one year after the granting of the yard modification, becomes null and void and of no effect except:
(1) The director may extend such time for a period of not to exceed one year, provided an application requesting such extension is filed prior to such expiration date.
F. Community-Wide Accessory Uses. The following new accessory uses are prohibited, notwithstanding the general authority of Section 22.20.080:
1. Detached living quarters on the same premises as the primary dwelling unit, for the use of guests or servants;
2. Attached living quarters for the use of servants;
3. Rooms for rent in dwelling units.
G. Repair. Any single-unit residence, nonconforming due to the standards of development expressed in this section, which is damaged or partially destroyed may be restored to the condition in which it was immediately prior to the occurrence of such damage or destruction, provided that all reconstruction shall be pursued diligently to completion, after complying with all other applicable laws.
H. The provisions of this Community Standards District shall apply to construction commencing on or after February 28, 1993, the effective date of the ordinance codified in this section.
I. Severability. If any provision or clause of this section or the application thereof to any person or circumstance is held to be unconstitutional or otherwise invalid by any court of competent jurisdiction, such invalidity shall not affect other provisions, clauses or applications thereof which can be implemented without the invalid provisions, clause or application thereof, and to this end the provisions and clauses of this section are declared to be severable.

(Ord. 2002-0063 § 3, 2002; Ord. 94-0049 § 1, 1994: Ord. 93-0010 § 1, 1993.)

A. Intent and Purpose. The Willowbrook Community Standards District is established to provide a means of assisting in the implementation of the adopted Willowbrook Community Redevelopment Project. The Project’s Redevelopment Plan contains a map which delineates the permitted land uses in the area and a text enumerating the community’s goals and objectives related to land use and the physical development of Willowbrook.
The requirements of the Willowbrook Community Standards District are necessary to ensure that the goals and policies of the Redevelopment Plan are accomplished in a manner which protects the health, safety, and welfare of the community.
B. Description of District. The Willowbrook Community Standards District is coterminous with the boundaries of the Willowbrook Community Redevelopment Plan. The district boundaries are also depicted on the map following this section.
Except as otherwise specifically provided for herein, the provisions of this Title 22 shall apply.
C. Community-Wide Development Standards.
1. Automobile parking shall be provided in accordance with Part 11 of Chapter 22.52.
2. Satellite receiving antennas are permitted, subject to the director’s review procedure to insure conformity with the following development standards:
a. An antenna shall not be located within a required setback area, except that an antenna may project into a required rear yard for a maximum distance of 10 feet, but in no case closer than five feet to any lot line; and
b. No antenna or any portion thereof shall be located between any road and the front of any building or structure, and in the case of corner lots as defined in Title 22, no antenna or any portion thereof shall be located between the road and the side of any building or structure on a lot or parcel of land; and
c. No antenna shall be roof mounted; and
d. When actuated to its most vertical position, no antenna or any portion thereof shall have a vertical height greater than 10 feet; and
e. No antenna or any portion thereof shall have a horizontal dimension greater than 12 feet; and
f. Antennas shall be screened by landscaping or fencing, in order to minimize visibility of the antenna from adjoining streets, highways and adjacent property when viewed at ground level. “Minimizing visibility” means that not more than 50 percent of the antenna, exclusive of any structural supports, shall be visible from the centerline of any adjoining street and from adjacent properties;
g. No antenna shall be of a bright, shiny or glare reflective finish or color such as, but not limited to, solid white, in order that said antenna will neutralize and visually blend with adjacent structures and improvements. An antenna which uses or is composed of perforated metals, radar mesh or wire screen, thereby reducing the antenna’s visual mass, is encouraged; and
h. All satellite receiving antennas in existence prior to the effective date of the ordinance codified in this section which do not conform to the foregoing development standards shall be discontinued and removed from their site, or brought into compliance with said development standards within five years from the effective date of the ordinance codified in this section.
3. Signs.
a. Except as herein modified, all signs shall conform to Part 10 of Chapter 22.52, including the enforcement provisions.
b. The sign regulations prescribed in this section shall not affect existing signs which were established according to this title prior to the effective date of the ordinance codified in this section.
c. All signs in a state of disrepair shall be repaired so as to be consistent with the standards of this section, or removed within 30 days from receipt of notification that a state of disrepair exists.
d. Wall signs shall be mounted flush and affixed securely to a building wall and may only extend from the wall a maximum of 12 inches.
e. The total permitted sign area of all signs on a building or site is 10 percent of the building face.
f. Outdoor advertising signs (billboards) are prohibited.
g. Roof signs are prohibited.
h. Freestanding signs shall be limited in height to a maximum of 20 feet.
4. Clotheslines.
a. Clotheslines or clotheslines structures are permitted, provided they are located in the rear of a structure, and not visible from adjoining streets when viewed at ground level.
5. Security.
a. Barbed and concertina wire fences are prohibited; chain-link, which is free of sharp edges, tubular steel or wrought iron fences are permitted.
6. Director’s Review.
a. Director’s review, as described in Part 12 of Chapter 22.56 of the Los Angeles County Code, is required to establish, operate or maintain any use, except that no director’s review is required for a change in ownership or occupancy.
Also exempt from director’s review are maintenance and repairs conducted within any 12-month period which do not exceed 25 percent of the current market value or assessed valuation of the building or structure.
b. An application for director’s review shall not be submitted to the department of regional planning until the proposed use has been submitted to and reported upon by the executive director of community development commission for a report as to conformity with the Willowbrook Community Redevelopment Project.
7. Minor Variations. Under exceptional circumstances the department of regional planning may permit minor variations from the standards specified in this section. In order to permit such variations, the applicant must demonstrate through the director’s review procedure that:
a. The application of certain provisions of the standards would result in practical difficulties or unnecessary hardships inconsistent with the goals of the Redevelopment Plan; and
b. There are exceptional circumstances or conditions applicable to the property or to the intended development of the property which do not apply generally to other properties in the Willowbrook area; and
c. Permitting a variation will not be materially detrimental to property or improvements in the area; and
d. Permitting a variation will not be contrary to the goals of the Redevelopment Plan.
e. The procedures for filing a minor variation shall be the same as those for the director’s review, except that the filing fee shall be equal to that required for site plan review for commercial or industrial projects of more than 20,000 square feet.
D. Zone-Specific Development Standards.
1. R-1 (Single-Family Residence).
a. The maximum height permitted in Zone R-1 shall be 35 feet and two stories.
b. All provisions of Chapter 99 (Building and Property Rehabilitation) of Title 26 of the Los Angeles County Code shall be vigorously enforced at all times, without prejudice to the enforcement of other applicable regulations.
c. With the exception of the required paved driveway and a walkway having a width not to exceed four feet, all areas within the front yard shall be landscaped and maintained with grass, shrubs or trees.
d. The minimum floor area of a new single-family residence shall be 1,200 square feet.
e. Temporary mobilehomes and trailers are prohibited.
f. Wrought iron style fences which do not obscure views may be permitted to the maximum height of six feet within front yards and corner side yards, subject to director’s review. Those portions of fences more than three and one-half feet high must be substantially open, except for pillars used in conjunction with wrought iron fences and shall not cause a significant visual obstruction.
2. R-2 (Two-Family Residence).
a. The maximum height permitted in Zone R-2 shall be 35 feet and two stories.
b. All provisions of Chapter 99 (Building and Property Rehabilitation) of Title 26 of the Los Angeles County Code shall be vigorously enforced, without prejudice to the enforcement of other applicable regulations.
c. With the exception of the required paved driveway and a walkway having a width not to exceed four feet, all areas within the front yard shall be landscaped and maintained with grass, shrubs or trees.
d. Temporary mobilehomes and trailers are prohibited.
e. Wrought iron style fences which do not obscure views may be permitted to the maximum height of six feet within front yards and corner side yards, subject to director’s review. Those portions of fences more than three and one-half feet high must be substantially open, except for pillars used in conjunction with wrought iron fences and shall not cause a significant visual obstruction.
3. R-3 (Limited Multiple Residence).
a. The maximum height permitted in Zone R-3 shall be 35 feet and two stories.
b. All provisions of Chapter 99 (Building and Property Rehabilitation) of Title 26 of the Los Angeles County Code shall be vigorously enforced, without prejudice to the enforcement of other applicable regulations.
c. With the exception of the required paved driveway and a walkway having a width not to exceed four feet, all areas within the front yard shall be landscaped and maintained with grass, shrubs or trees.
d. The maximum lot coverage by structures of any type in Zone R-3 shall be 50 percent.
e. A minimum of 20 percent of the lot shall be landscaped or hardscaped, with open, usable outdoor space.
f. New residential structures within Zone R-3 shall only include single-family or duplex dwellings. Three or more attached dwelling units within one structure are not permitted, unless a conditional use permit is approved.
g. Temporary mobilehomes and trailers are prohibited.
h. Wrought iron style fences which do not obscure views may be permitted to the maximum height of six feet within front yards and corner side yards, subject to director’s review. Those portions of fences more than three and one-half feet high must be substantially open, except for pillars used in conjunction with wrought iron fences and shall not cause a significant visual obstruction.
4. Modified Zone C-1 (Restricted Business).
a. The maximum height permitted in Zone C-1 shall be 35 feet and two stories.
b. The maximum lot coverage by structures of any type in Zone C-1 shall be 50 percent.
c. New structures or additions to existing structures exceeding 500 square feet in gross floor area shall provide a landscape and irrigation plan as part of the review process. Said plan shall depict a minimum of 10 percent of the lot area with landscaping such as a lawn, shrubbery, flowers or trees and suitable hardscape materials which shall be continuously maintained in good condition. Exhibit “B” following this section contains a list of suggested drought tolerant, low maintenance types of trees, shrubs and ground covers.
5. Modified Zone C-2 (Neighborhood Business).
a. The maximum height permitted in Zone C-2 shall be 35 feet and two stories.
b. The maximum lot coverage by structures of any type in Zone C-2 shall be 50 percent.
c. New structures or additions to existing structures exceeding 500 square feet in gross floor area shall provide a landscape and irrigation plan as part of the review process. Said plan shall depict a minimum of 10 percent of the lot area with landscaping such as a lawn, shrubbery, flowers or trees and suitable hardscape materials which shall be continuously maintained in good condition. Exhibit “B” following this section contains a list of suggested drought tolerant, low maintenance types of trees, shrubs and ground covers.
6. Modified Zone C-3 (Unlimited Commercial).
a. The maximum height permitted in Zone C-3 shall be 35 feet and two stories.
b. The maximum lot coverage by structures of any type in Zone C-3 shall be 50 percent.
c. New structures or additions to existing structures exceeding 500 square feet in gross floor area shall provide a landscape and irrigation plan as part of the review process. Said plan shall depict a minimum of 10 percent of the lot area with landscaping such as a lawn, shrubbery, flowers or trees and suitable hardscape materials which shall be continuously maintained in good condition. Exhibit “B” following this section contains a list of suggested drought tolerant, low maintenance types of trees, shrubs and ground covers.
E. Definitions.
“Building face” means the height of the building (excluding the parapet) multiplied by its frontage.
“Clothesline” means a rope or wire on which clothes are hung for drying or airing.
“Satellite receiving antenna” means any antenna or device, commonly parabolic in shape, the purpose of which is to receive communications or other signals directly from one or more satellites orbiting the earth and/or other extraterrestrial sources.

EXHIBIT “B”
DROUGHT TOLERANT SPECIES

* Least drought tolerant

(Ord. 94-0019 § 2, 1994.)

A. Intent and Purpose. The Acton Community Standards District is established to protect and enhance the rural, equestrian and agricultural character of the community and its sensitive features including significant ecological areas, floodplains, hillsides, National Forest, archaeological resources, multipurpose trail system, and Western heritage architectural theme. The standards are intended to ensure reasonable access to public riding and hiking trails, and to minimize the need for installation of infrastructure such as sewers, streetlights, concrete sidewalks and concrete flood control systems that would alter the community’s character, while providing for adequate drainage and other community safety features.
B. Description of District Boundary. The boundaries of the district are shown on the map following this section.
C. Community-Wide Development Standards. Except where a more specific application is prescribed, or prior to the approval of a new structure or addition to an existing structure where the cumulative area of all additions made after the adoption of this section adds at least 400 square feet to the footprint of either primary or accessory structures, a site plan shall be submitted to and approved by the planning director to assure compliance with the following development standards:
1. Hillside Design Considerations. Hillside resources are among the most important features of the Acton community. Hillside regulations shall be enforced by a specific written analysis in each case, demonstrating conformance with the following objectives. Development plans shall comply with the following objectives:
a. Preserve to the greatest extent possible existing natural contours and natural rock outcropping features. Structures and required provisions for access and public safety should be designed to minimize encroachment on such features by the use of such techniques as curvilinear street designs and landform grading designs which blend any manufactured slopes or required drainage benches into the natural topography;
b. Preserve to the greatest extent possible the natural silhouette in significant ridgeline areas. Significant ridgelines are the ridgelines that surround or visually dominate the Acton landscape either through their size in relation to the hillside or mountain terrain of which they are a part, or through their visual dominance as characterized by a silhouetting appearance against the sky, or through their visual dominance due to proximity and view from existing development, freeways and highways designated as Major, Secondary or Limited Secondary on the Highway Plan;
c. While observing minimum lot area standards contained in this section, cluster development where such technique can be demonstrated to substantially reduce grading alterations and contribute to the preservation of native vegetation and prominent landmark features;
d. Blend buildings and structures into the terrain by sensitive use of building setbacks, structure heights and architectural designs; and
e. Minimize disruption of view corridors, scenic vistas and adjacent property by the use of sensitive site design and grading techniques.
2. Preservation of Native Vegetation. Development plans shall emphasize the protection of, and revegetation with, native vegetation, including the native plants, grasses, shrubs and trees which intercept, hold and more slowly release rainfall than bare earth surfaces. It is intended that equestrian uses such as stables and arenas which will result in vegetation removal be accommodated, provided the design of these uses does not create erosion or flooding potential that would create a safety hazard to structures or off-site property, as determined by the department of public works. On any parcel consisting of one acre or greater, the removal or destruction of native vegetation exceeding 10 percent of the parcel area within any 12-month period shall require the director’s approval.
a. Required Site Plan. All permit applications involving grading (including brushing or vegetation removal to accommodate equestrian uses) must include a site plan for director’s review. This information may be submitted in conjunction with other site plan information that may be required for the project. Within hillside areas, such site plan must comply with Section 22.56.215, which requires a conditional use permit for projects in hillside management areas. This information shall not substitute for oak tree permit requirements. Material submitted shall include:
i. A description of the property, accompanied by a map showing the topography of the land and the location of any drainage courses; the location and extent of the proposed work and details of the precautionary measures or devices to be used to prevent erosion and flood hazards, including, if necessary, a drainage plan by a civil engineer showing routing of runoff, estimate of quantity and frequency of runoff, character of soils and channel sections and gradients;
ii. A landscaping plan supportive of this subsection showing existing and proposed landscaping, acceptable to the department of regional planning. Such plan shall specifically identify California junipers, manzanita, Great Basin sage and Joshua trees and generally describe the type and condition of native vegetation. Soil types shall be specified in order to assess the feasibility of revegetation. Relandscaping of disturbed areas should emphasize the use of existing native, drought tolerant vegetation;
iii. A long-term maintenance program for all landscaping in the proposed plan, both undisturbed and revegetated; the program shall focus on revegetated areas and shall cover a two-year period; funding provisions for the maintenance program shall be specified; and
iv. Such other vegetation information as the director may deem necessary to fulfill the purpose of protecting property and public safety and preserving the character of the Acton community.
b. Issuance Conditions. The director shall approve the site plan with appropriate conditions, relating to this subsection only, for all or a portion of the proposed work when satisfied:
i. That the performance of such work is consistent with the intent of this subsection to preserve native vegetation;
ii. That such work will not result in a flood or erosion hazard to this or other properties; and
iii. That the proposed work conforms with the requirements of other laws or ordinances.
c. For commercial agricultural uses, relief from the standards of this subsection pertaining to replacement with native vegetation may normally be granted through the provisions of subsection (C)(13) of this section.
d. Exceptions. The provisions of this subsection shall not apply to, and a grading permit is not required for:
i. The removal or reduction of vegetation for the purpose of complying with county regulations relating to brush clearance for fire safety. This exception includes not only required vegetation control around structures but also the creation and maintenance by a public agency of firebreaks used to control the spread of fire;
ii. The removal or destruction of vegetation on publicly owned rights-of-way for roads, highways, flood control projects or other similar or related uses;
iii. The removal or destruction of vegetation by public utilities on rights-of-way or property owned by such utility, or on land providing access to such rights-of-way or property;
iv. Work performed under a permit issued for precautionary measures to control erosion and flood hazards; and
v. The selective removal or destruction of noxious weeds or plants which pose a hazard to animals.
3. Architectural Style and Project Design Considerations.
a. All uses in commercial land classifications in the Antelope Valley Area Plan and all nonresidential uses within urban residential or nonurban land classifications which are not accessory to residential structures shall:
i. Not exceed a height of 35 feet except for chimneys and pole antennas, which may not exceed a height of 45 feet;
ii. Be designed in a “Western frontier village, circa 1890s style” in substantial conformance with the architectural style guidelines accompanying this community standards district as an appendix and as maintained in the office of the planning director; and
iii. Be designed to conceal from public view all external utilities, such as roof-mounted air conditioning or heating units, or other improvements not contributing to the Western architectural design, such as satellite dish antennas. Solar panels that are designed as part of a roof line and blend with the overall roof appearance need not be concealed. An exterior architectural rendering, with materials and colors indicated, shall be submitted with any request for director’s review for structural improvements.
b. Restricted access subdivisions are prohibited.
4. Drainage. The following provisions are intended to slow or reduce runoff from new development and protect and enhance the rural character of Acton. In addition to existing county standards for the control of runoff, the following standards shall be observed:
a. The maximum impervious finished surface area for residential and associated accessory uses shall not exceed 10 percent for lots three net acres or larger; not exceed 21 percent or 13,000 square feet, whichever is smaller, for lots between one and one-quarter net acres and three net acres; and not exceed 42 percent or 11,000 square feet, whichever is smaller, for lots smaller than one and one-quarter net acres;
b. Maximum impervious finished surface areas for nonresidential uses shall not exceed:
i. 65 percent for open storage and homes for the aged;
ii. 74 percent for hospitals, cemeteries, mausoleums and mortuaries;
iii. 82 percent for churches and schools; or
iv. 90 percent for stores, office buildings, warehousing, manufacturing, storage, shopping centers, restaurants, service stations, parking lots, motels/hotels, kennels, lumber yards, professional buildings, banks and supermarkets;
c. Partially impervious surfaces, such as perforated concrete blocks that allow vegetation growth, may be used where public safety is not a consideration, such as private patios and driveways; credit shall be given for the portion of such surfaces that are not impervious. This provision shall not be used to modify standards for parking surfaces required by Section 22.52.1060;
d. All residential buildings with rain gutters shall collect and direct all roof runoff towards permeable surfaces, rather than towards impervious surfaces such as paved driveways;
e. The Acton Community Standards District discourages the use of concrete facilities to mitigate flood hazards; and
f. Flood hazard mitigation shall be consistent with floodplain management practices and existing drainage policies.
5. Billboards. The Acton Community Standards District shall be designated a billboard exclusion zone in compliance with Part 3 of Chapter 22.40.
6. Signs.
a. Notwithstanding any other provision of this title, all signs permitted by this subsection shall conform to the following:
i. Signage shall be unobtrusive and shall promote the style of the Western frontier architectural guidelines; and
ii. Lighting shall be external, using fixtures designed to focus all light directly on the sign, and internal illumination shall be prohibited.
b. Except as specifically exempted by Section 22.52.810, no sign, including those prohibited by Section 22.52.990, shall be erected within the district except as provided for by this subsection:
i. Wall business signs, as provided by Section 22.52.880, except that no wall business sign attached to a building, including the roof, shall be higher than the highest point of the building, excluding chimneys and antennas. The maximum area permitted of a wall sign is one and one-half square feet for each one linear foot of building frontage, not to exceed 100 square feet per tenant;
ii. Freestanding business signs, typically monument style, as provided for in Section 22.52.890, except that roof business signs shall be prohibited, the height of such signs shall be limited to five feet measured from the natural grade at street level, and the maximum area of combined faces on such signs shall be limited to 100 square feet;
iii. Residential ranch entrance signs, provided that only one span per parcel shall be permitted for such signs, the top of each sign shall not exceed 20 feet from natural grade, and the surface areas of such signs shall not exceed 12 square feet; and
iv. Temporary, directional, informational and special purpose signs, as provided for by Sections 22.52.940, 22.52.950, 22.52.960, 22.52.970, and 22.52.980.
7. Fence Design. In addition to standards provided in Section 22.48.160 concerning the height of fences, the following fence design features shall apply to the construction of perimeter fencing:
a. Only split rail, open wood, wire or wrought iron style or similar open-type perimeter fences shall be permitted, except on residential lots of less than 10,000 square feet, or unless view-obscuring fences are required for visual shielding by other provisions of this title; and
b. Except where otherwise required by ordinance, at least 70 percent of the entire fence area shall be non-view-obscuring; no slats or other view-obscuring materials may be inserted into or affixed to such fences. Any solid lineal sections must be primarily for structural purposes or provide minor architectural design features.
8. Exterior Lighting. Exterior lighting shall be designed to minimize off-site illumination, within the requirements for public safety.
a. Exterior lighting on residential parcels shall be of top-shielded design to prevent direct off-site illumination; hoods shall be used to direct light away from adjacent parcels.
b. Exterior lighting on nonresidential parcels shall be prohibited except where necessary for the safety of pedestrian and vehicular traffic, as determined by the county. To minimize off-site illumination where lights are required, cut-off fixtures in keeping with the Western frontier architectural style will be specified.
9. Street Improvements. Street improvements shall complement the rural character of the Acton community.
a. In new subdivisions where lots exceed an area of 20,000 square feet, streetlights on local streets will be required only where necessary for the safety of pedestrian and vehicular traffic, as determined by the department of public works.
b. All required local and highway streetlights shall utilize cut-off “Mission Bell” design fixtures, as specified by the local electric utility.
c. Concrete sidewalks, curbs and gutters will generally not be required on local streets. In all new land divisions, inverted shoulder cross-sections will be specified for local streets, unless an alternate design is necessary for public safety, as determined by the department of public works. Curbs and gutters, or fencing with inverted shoulders, may be required where trail use is within the roadway easement.
10. Trail Easements. In reviewing and establishing design conditions for any land division, the hearing officer shall consider community trails objectives and whether or not they may be promoted or benefited by such division. Alternative proposals for trail easements consistent with community goals shall be developed and considered in conjunction with each land division.
a. Unobstructed multipurpose pathways for both pedestrian and equestrian uses should be developed in each new land division to the satisfaction of both the department of public works and the department of parks and recreation. Although alignments that are not adjacent to roadways will generally be preferred, road easements may be used when the hearing officer determines that other locations are inappropriate.
b. Any trail incorporated into a land division must contain a provision for participation in a community-wide trail maintenance financing district or other appropriate financing mechanism; the district or other financing mechanism must be established prior to the construction of the trail.
c. The department of parks and recreation will work with the community to establish an appropriate mechanism for financing trail maintenance.
11. Home Occupations. Home occupation uses are to be permitted, subject to a director’s review, to enable a resident to carry on an income-producing activity, which is incidental and subordinate to the principal use of residential property, when such activity will not be disruptive to the character of the Acton community.
a. In addition to the principles and standards contained in Section 22.56.1690, the director shall ensure that an application for a home occupation use complies with the following standards and conditions:
i. That the use occur on a parcel used primarily as the permanent residence of the person or persons operating the use, and be secondary and incidental to the principal use of the lot or parcel, and not change the residential character and appearance of the dwelling unit;
ii. That not more than 2 persons, other than resident occupants, shall be employed or volunteer their services on site;
iii. That the number of off-street vehicle parking spaces comply with the provisions of Part 11 of Chapter 22.52, as well as provide one additional on-site vehicle space, either covered or uncovered, for each employee or volunteer;
iv. That the combined floor area of the home occupation use shall not occupy more than 20 percent of the total floor area of the residence (excluding accessory buildings) or 350 square feet, whichever is lesser;
v. That no noise or sound be created which exceeds the levels contained in Chapter 12.08 (Noise Control) of Title 12 (Environmental Protection) of the Los Angeles County Code;
vi. That on-site signage or display in any form which advertises or indicates the home occupation use is prohibited;
vii. That no sale of goods occur at the premises where the home occupation use is located;
viii. That business traffic occur only between the hours of 8:00 a.m. and 6:00 p.m. Home occupation related vehicle trips to the residence shall not exceed six per day;
ix. That a “Notice of Proposal” indicating the nature of the home occupation use, to the satisfaction of the director, has been forwarded by first class mail, postage prepaid, to all owners and residents, of real property within 500 feet of the lot or parcel on which said use is proposed;
x. That the person proposing to conduct a home occupation use has signed a covenant and agreement suitable for recordation and running with the land indicating that he or she has read and understands the mandatory conditions of operation enumerated above and such other conditions that the director may impose, and will faithfully abide by each and every one of said conditions and restrictions. Said covenant shall be recorded as a condition of approval and shall indicate that the failure of the applicant to conform with and adhere to each and every condition of operation shall result in the revocation of the director’s approval for the home occupation use;
b. In those cases where the director determines that the site plan submitted by an applicant is not, or cannot be, in full compliance with subsection (C)(11)(a) of this section, the director shall deny such application and shall inform the applicant in writing of such action. Said notice of denial shall also inform the applicant that this title contains provisions permitting the filing of a conditional use permit for a home occupation use which is not in compliance with the requirements of this subsection; and
c. This subsection shall not modify the provisions for on-site display, signage and sale in any agricultural zone of products lawfully produced on such lot or parcel of land.
12. Applicability. The preceding standards shall apply as appropriate to any land division, building permit for either a new structure or a specified addition to an existing structure, or grading permit. Modifications to any standards in this subsection are only available pursuant to the terms and conditions of a conditional use permit, as provided for in Part 1 of Chapter 22.56.
D. Area-Specific Development Standards. Except as provided in this section, all residential lots or parcels shall comply with the area requirements and standards of the applicable zone. If any portion of a new lot or parcel, or an existing lot or parcel, as noted, is located within a Nonurban 1 or Nonurban 2 area, the following requirements apply:
1. Nonurban 1 Area, Antelope Valley Area Plan Land Use Policy Map:
a. Minimum Lot Area. New residential lots shall contain a gross area of not less than two acres and a net area of not less than 40,000 square feet. Lot sizes may be clustered in accordance with the Antelope Valley Area Plan, provided that no lot contains less than one acre of gross area and 40,000 square feet of net area, and provided the average gross area of all lots in a project is not less than two acres.
b. Lot Width and Length for Regular Lots. Except as otherwise specified in subsection (D)(1)(c) of this section, new residential lots shall contain an area which is at least 165 feet in width and at least 165 feet in length (depth). This area shall begin no farther than 50 feet from the street right-of-way line and shall include the entire building pad.
c. Lot Width and Length for Irregular Lots. New flag and other irregularly shaped residential lots shall contain an area which has an average width of not less than 165 feet, including a minimum width of at least 165 feet through the area containing the building pad of the primary residential structure, and a minimum length (depth) of not less than 165 feet.
d. Lot Setbacks. New and existing residential lots of sufficient size shall have required front and rear yards of not less than 50 feet from the property line. Side yards shall be a minimum of 35 feet from the property line.
2. Nonurban 2 Area, Antelope Valley Area Plan Land Use Policy Map:
a. Minimum Lot Area. New residential lots shall contain a gross area of not less than one acre and a net area of not less than 40,000 square feet. No clustering of lot sizes is permitted which creates lots smaller than the minimum lot area.
b. Lot Width and Length for Regular Lots. Except as otherwise specified in subsection (D)(2)(c) of this section, new residential lots shall contain an area which is at least 130 feet in width and at least 130 feet in length (depth). This area shall begin no farther than 35 feet from the street right-of-way line and shall include the entire building pad.
c. Lot Width and Length for Irregular Lots. New flag and other irregularly shaped residential lots shall contain an area which has an average width of not less than 130 feet, including a minimum width of at least 130 feet through the area containing the building pad of the primary residential structure, and a minimum length (depth) of not less than 130 feet.
d. Lot Setbacks. New and existing residential lots of sufficient size shall have required front and rear yards of not less than 35 feet from the property line. Side yards shall be a minimum of 25 feet from the property line.
3. Modifications to any standards in this subsection are only available pursuant to the terms and conditions of a conditional use permit, as set forth in Part 1 of Chapter 22.56.
E. Director’s Review. A director’s review, as set forth in Part 12 of Chapter 22.56, shall be required for the determination of whether or not a proposed development complies with the provisions and development standards prescribed in this section. Where a site plan is required in an application for a permit, variance, nonconforming use or structure review, said site plan shall be considered a part of said application and shall not require separate approval under the provisions of this subsection.

(Ord. 95-0060 § 2, 1995.)

APPENDIX FOR SECTION 22.44.126
ACTON COMMUNITY STANDARDS DISTRICT ARCHITECTURAL STYLE GUIDELINES

I. Background
Acton is a rural community that began to develop in the 1800’s as a center of gold and copper mining activity. By 1872, with the coming of the railroad and the development of large scale mining operations, Acton was a thriving community. In 1886 the Southern Pacific depot was established, bearing the name of Acton. For a short period of time, Acton with all its mines was an important town in the State of California. Several structures from this era remain. The 1878 school house now serves as a community church, and the 49er Saloon--remodeled and expanded, but retaining its “Western” look--remains a community fixture. Bricks from the 1890 Acton Hotel have been incorporated into a community monument.
As the mining activity decreased at the turn of the century, the area changed to predominantly ranching activities. It is in keeping with this rich frontier mining town heritage that these Architectural Style Guidelines for commercial areas have been established.

II. Objectives
Section C.3 of the Community Standards District provides for the application of Architectural Style Guidelines in Acton, primarily in commercial areas, as defined by the Land Use Policy Map for the Antelope Valley Area Plan. There are two distinct commercial areas: 1) “Old Town” south of the Freeway along Crown Valley Road and 2) the newly developing uses adjacent to the Freeway, particularly to the north. The objectives of the guidelines include:
-- Identification and description of the qualities which give a “Western frontier village, circa 1890’s style” character to much of the existing commercial area--particularly the older development in the vicinity of Crown Valley Road and Soledad Canyon Road.
-- Assistance in guiding and promoting architectural rehabilitation throughout Acton that is consistent with its Western heritage.
-- Development of new commercial structures that promote and enhance the community’s Western Heritage architectural character.

III. Guidelines
The entire Community Standards District is intended to help preserve a Western desert community character. Vegetation, street improvements, trails, lighting, fencing, signage, building heights, setbacks and other features of the CSD all complement the Western appearance. The Architectural Style Guidelines are intended to put the finishing touches on the exterior appearance of the commercial community. The following guidelines provisions are to be used in designing all exterior improvements:
A. Facades
B. Roof forms
C. Sidewalk coverings
D. Signs
E. Colors
F. Materials
G. Landscaping
H. Exterior features: lights, railings, street furniture, etc.

A. FACADES
Building exteriors, particularly storefronts, are the most visible elements of a commercial community. The surfaces, materials and colors that complement the overall architectural design create a visual statement as well as provide a framework for signage, landscaping and street furnishings that can complete a desired appearance.

Lineal Design:
“Western” town commercial structures have strong horizontal lines; parapets, signs, railings, balconies, sidewalk coverings, transom windows and kickplates are typical lineal features. Projecting or recessed horizontal architectural or decorative features help create dimension and interest on a plain facade. While diversity--e.g. Victorian design--among individual stores is encouraged, horizontal lines can help create a cohesive community and encourage one’s eyes to scan the entire area.

Encourage
* A predominating horizontal line along the top of the building facade.
* Alignment of tops of windows and door openings.
* The clear division of two story structures between the first and second floors.
* Second floor balconies and railings; their strong horizontal structure adds depth and visual interest
* Horizontal lines that carry from one store or structure to the next.

Discourage
* Horizontal elements that do not involve structural features; a painted horizontal stripe, for example, should not be used where wood trim would create dimension and texture.

Entries:
Stores along a “Western” street typically have recessed entries. This feature draws a shopper toward the sheltered door area, which is generally flanked with display windows. This architectural characteristic is in contrast to modern commercial designs which generally align all storefronts and entrances along a straight walkway.

Encourage
* Recessed storefront entries. Side and rear entries may be in line with exterior walls.
* Wood-appearing frame doors with glass panes--particularly in the upper half of the door--and suitable hardware (typically brass hinges and handles or push plates). Wood-frame screen doors can be used.
* Double entry doors, while not necessary, are particularly inviting.

Discourage
* Use of bright aluminum, tinted glass and other modern doorway materials.
* Frameless glass doors.
* Security doors and grates.

Windows:
Windows link the outside pedestrian with the inside business. They provide a showcase for the merchant and can do much to invite sidewalk shoppers to enter an establishment. Western Village-type windows would authentically be multi-pane, with wood frames. While this look is preferred, larger single-pane showcase windows may provide a better display format; as long as the window frame has an appearance that blends with the overall facade, window pane size will not be a judged factor.

Encourage
* Window designs that harmonize with those in adjacent structures.
* Kickplates that line the lower part of the storefront below the glass. Transom windows are a typical feature over the display windows.
* Use of clear glass or lightly tinted glass only; glass may contain suitable decorative etching.
* Use of shutters, louvers or interior blinds where privacy or restricted views are needed.

Discourage
* Design or alteration of window openings that are inconsistent with the architectural character of the building.
* Use of darkly tinted or reflective glass.
* Full length plate glass windows.
* Finished appearance that does not reflect intended architectural design. Aluminum used for window and door frames, for example, is a modern-appearing material that is inappropriate.

Side and Rear Facade Features:
Structures in the commercial areas of Acton are often visible on all sides. Some establishments may permit access from other than the front entry. It is important that these facades be attractively maintained in character with the Western architecture theme. Utilities, trash bins and other such features of rear and side areas should be covered or disguised in the same architectural theme wherever possible.

B. ROOF FORMS
Unlike residences of the by-gone Western era with their pitched roofs, commercial buildings are known for their predominantly flat-roofed appearance. Where pitched roofs exist, they are generally hidden from street view by either a parapet--an upward extension of part of the front wall--or a false front (with the exception of Victorian-style structures). While top roof lines can carry a horizontal theme around the commercial area, individuality should be encouraged; multi-height parapets and false fronts add variety. Special roof lines, raised heights or other distinctive treatments are appropriate over major building entry points or corner structures.

Encourage
* Predominantly flat roofs.
* Sloping roofs hidden from front view by parapets or false fronts with horizontal lines.
* “Accent” roof lines or other architectural features--higher than the surrounding roof lines--at corners and major entrances.
* Screening of roof mounted equipment (see Acton Community Standards District, Section C.3).

Discourage
* Sloped or pitched roofs--particularly those visible from street view, unless of Victorian design.
* Decorative roof elements that do not focus on corner or entry areas.

C. SIDEWALK COVERINGS
Motion picture-created images of Western towns often portray hot, dusty main streets; a respite from the sun was found in the shade provided by coverings along the boardwalks. In Acton today, paved streets minimize the dust, and air conditioning provides ideal climate control. Sidewalk coverings, however, are still functional: in addition to reinforcing the Western architectural style, they provide an invitation to window shoppers, protect window displays and shield windows from the heat of the day, thereby conserving energy.
Sidewalk coverings are typically constructed of rough wood, supported by wooden posts. They may serve as second story balconies. Awnings can also be used, but should be of plain canvas-type material; rounded or scalloped edges, stripes or patterns are not appropriate. Where posts are used, wooden railings would complete the boardwalk area.

D. SIGNS
Signage controls can “make or break” the visual image of a commercial community. This feature of the Acton community is so important that Section C.6 of the Acton Community Standards District contains specific regulations designed to prevent the use of modern signs.
The primary function of signs in Acton is to effectively identify business locations. Signs should not be used for advertising, unless based on verifiable authentic Western designs. Even then they must either conform to Section C.6 or undergo appropriate variance approvals. The following signage features supplement the requirements of Section C.6:

Encourage
* Flush-mounted signs, often within a recessed area on a parapet.
* Hanging signboards, either parallel or perpendicular to the building facade.
* Signs related in size, character and placement to other building elements.
* Graphics and lettering styles that are appropriate to the western motif. Signs for most franchises and chain stores will require redesign.
* Icon signs that illustrate the type of merchandise or service.

Discourage
* Signs that obscure all or part of a significant architectural feature.
* Garish colors that may attract attention, but which detract from a harmonious community appearance.

E. COLORS
If there is a single “Western town” color, it would be earthtone. This color--or range of colors from beige to gray--is natural appearing in many of the materials used in constructing the old West. Brick, made from adobe clay, was often used in early Acton and is also an appropriate color. Brighter primary paint colors were available and were often used for signs and on metal surfaces to prevent rust. “Pastels” and “neons” are inappropriate colors in the Western palette.

Encourage
* Natural wood-look and brick tones as the predominant materials/colors of the commercial area. (Simulated woodappearing products may be used in place of real wood.)
* Colors that are coordinated with neighboring building colors and materials.
* Subtle colors on plain surfaces of large structures.

Discourage
* Changing colors along the main surface of a single building facade. A single color--generally natural wood--creates unity; individual stores can be differentiated by accent colors, parapets, signage and other distinguishing features.

F. MATERIALS
Finished appearance is more important than the use of “genuine, authentic” materials. Available materials of the day (late 1800’s) consisted primarily of wood, adobe, brick and stone. Modern materials are available that simulate these textures, and are generally acceptable in new or rehabilitation construction. Even concrete blocks can be used if faced with adobe-resembling stucco, for example, or covered entirely with vegetation. “Assembly” of these materials should reflect the building techniques and tools employed in the early West.
The chosen materials should be consistent with the structure; sidewalks, for example, would originally have been either boardwalk or stonewalk. Today, those materials would be welcome, although modern materials such as concrete may be used to replicate such appearances through special colorings and installation techniques.

Encourage
* Use of materials available in the old West, such as pine lumber, river rock and adobe.
* The adaptation of modern materials such as plastic, concrete and aluminum to resemble old West materials.

Discourage
* Modern materials that retain a contemporary appearance; painted metal “pipe” railings should be avoided in favor of wooden hand rails, for example.

G. LANDSCAPING
Vegetation can provide an attractive, inviting and unifying element to a commercial district. Trees provide welcome shade in a desert community such as Acton. Trees and shrubbery can cover vacant areas or unattractive features such as utility installations and rubbish disposal areas, and can soften the hard appearance of parking lots. Planter boxes along storefronts can be a very decorative feature.
Section C.2 of the Acton Community Standards District emphasizes the preservation and use of high desert native vegetation. A commercial landscape palette must conform to these requirements, which will ensure compatibility of the vegetation with the architectural theme.

H. EXTERIOR FEATURES
“Finishing touches” to the Western village architectural theme must consider all the exterior features, both functional and decorative. Lights and lamp posts, railings, trash receptacles, benches and hitching posts would all be common to Acton commercial areas and in plain view. Sections C.8 and C.9 of the Acton Community Standards District establish general requirements for exterior lighting. Modern lighting techniques which do not interfere with the Western motif may be used; a good example is fluorescent lighting for walkways whose fixtures are tucked under sidewalk coverings and not readily visible.
Utilities should be hidden from view wherever possible. Air conditioning units, for example, should ideally be roof-mounted. Room air conditioning units should never be installed in the front facade; the rear wall is generally preferable, with side walls acceptable.

Encourage
* Western style accessories such as sidewalk railings and hitching posts (which should be located to protect horses from motor vehicles). Cast iron-type benches and wood or woodenlooking trash “barrels” are appropriate and functional. Wagon wheels are a popular decorative item.
* Gas or gas-look lamps, where high visibility for safety is not a factor.
* The use of wood, wrought iron, ceramic or other materials from the old West era.

Discourage
* Modern decorative materials such as neon and plastics.

A. Intent and Purpose. The Altadena Community Standards District ("CSD") is established to ensure that new and expanded structures are compatible in size and scale with the characteristics of surrounding residential neighborhoods, protecting the light, air, and privacy of existing single-family residences from negative impacts. The CSD is also established to minimize the visual and environmental impacts of development in hillside management areas.
B. Description of District. The boundaries of the District are coterminous with the boundaries of the Altadena Community Plan. The map of the District follows this Section.
C. Community-wide Development Standards.
1. Landscaping. Where landscaping is required by this CSD, it shall be maintained through regular pruning, weeding, fertilizing, litter removal, and replacement of plants as necessary.
2. Hillside Management.
a. Applicability. The provisions of this subsection shall apply in hillside management areas, as defined in Section 22.08.080, except for:
i. Applications submitted to the Department of Regional Planning and deemed complete prior to the effective date of the ordinance creating this subsection, provided that plans submitted with the application depict all proposed grading and structures.
ii. Changes to applications approved by the Department of Regional Planning prior to the effective date of the ordinance creating this subsection, provided that such changes:
(A) Do not cumulatively increase the previously approved floor area or height of any structure by more than 10 percent; and
(B) Do not cumulatively increase the previously approved amount of grading to more than 2,500 total cubic yards of material.
iii. Applications to repair or reconstruct a damaged or destroyed structure that was legally established prior to the effective date of the ordinance creating this subsection.
b. Permit Required.
i. A minor conditional use permit, as provided in Section 22.56.085 shall be required for any development that is not otherwise subject to a conditional use permit pursuant to Section 22.56.215, except for:
(A) Additions to a structure that was legally established prior to the effective date of the ordinance creating this subsection;
(B) New accessory structures; and
(C) Development designed so that all areas with a natural slope of 25 percent or greater remain in a natural state.
ii. Applications for a minor conditional use permit shall include the information required by Section 22.56.215.D and shall substantiate the burden of proof required by Sections 22.56.090, 22.56.215.F.1.a, and 22.56.215.F.1.b.
c. Grading.
i. A conditional use permit, as provided in Part 1 of Chapter 22.56, shall be required for any grading on a lot or parcel of land that cumulatively exceeds 2,500 total cubic yards of material, excluding any grading approved prior to the effective date of the ordinance creating this subsection.
ii. In approving a conditional use permit for grading, the Hearing Officer or Regional Planning Commission shall make the following findings in addition to those required by Section 22.56.090:
(A) The grading is designed to minimize disturbance to the natural hillside by clustering building pads and structures near existing paved streets, on areas with the flattest terrain, or on areas with the least visual impact; and
(B) The overall development minimizes visual and environmental impacts to the surrounding area. In making this finding, the Hearing Officer or Regional Planning Commission shall require projects to comply with the following development standards regarding hillside design, where they apply to the project:

In addition to these required design standards, the Hearing Officer or Regional Planning Commission may require that the applicant incorporate additional design standards which would further the intent and purpose of this CSD in minimizing the visual and environmental impacts of development in hillside management areas. Such standards may include, but are not limited to, requiring that visible topsoils used as grading fill match the color and texture of rocks and soils naturally occurring on site, requiring that project structures use matte or rough surfacing to diminish reflectances, requiring that stands of native vegetation are preserved or expanded, and requiring that mature trees are preserved.
iii. Any application for grading involving the off-site transport of 1,000 or more cubic yards of material, shall include a haul route for review and approval by the Department of Regional Planning.
iv. Any grading occurring during the rainy season, defined as October 15 of any year through April 15 of the subsequent year, shall be subject to mitigation measures deemed necessary by the Department of Public Works to prevent runoff and erosion.
d. Significant Ridgeline Protection. Ridgelines are defined as the line formed by the meeting of the tops of sloping surfaces of land. Significant ridgelines are highly visible ridgelines that dominate the landscape. The locations of the significant ridgelines within the CSD are shown on the map following this Section.
i. The highest point of any structure shall be located at least 50 vertical feet and 50 horizontal feet from a significant ridgeline, excluding chimneys, rooftop antennas, amateur radio antennas, roof-mounted solar panels, and wind energy conversion systems.
ii. Any modification to the standards set forth in subsection 2.d.i. shall require a conditional use permit, pursuant to Part 1 of Chapter 22.56. In approving such conditional use permit, the Hearing Officer or Regional Planning Commission shall make the following findings in addition to those required by Section 22.56.090:
(A) Alternative sites within the project site have been considered and rejected due to the presence of documented hazards or the potential for greater damage to biota, as determined by a biologist; and
(B) The overall development is designed to comply with the development standards provided in subsection C.2.c.ii.b.
D. Zone-specific Development Standards.
1. Zone R-1.
a. Yard Requirements and Height Limits.
i. The standards for yards and heights shall be based on the size of the lot or parcel as noted in the following table, except as specified in subsections D1aii through D1avi:

ii. The front yard shall not be less than the average depth of all of the front yards on the same side of the street on the same block. A vacant lot or parcel shall not be included in the computation for this purpose.
iii. Each side yard shall not be less than 10 percent of the average width of the lot or parcel, but in no case less than five feet for interior and corner side yards and 10 feet for reverse corner side yards.
iv. Each required yard shall not be less than 15 feet where any portion of a residence or other structure within that yard exceeds 23 feet in height.
v. Where fill material has been placed on a lot or parcel after such lot or parcel was legally created, height shall be measured from the previously existing grade.
vi. The maximum number of stories above grade shall be two. A "basement" as defined in Section 22.08.020, B, shall be considered a story above grade, while a "cellar" as defined in Section 22.08.030, C, shall not be considered a story above grade.
b. Gross Structural Area and Lot Coverage.
i. The gross structural area (GSA) of a residence includes the total floor area of all enclosed areas, including storage, but excluding cellars and garages or carports designed and used for the storage of automobiles. Lot coverage shall include all structures erected on the property.
ii. The maximum GSA or lot coverage shall be determined by the following formula:

GSA or Lot Coverage = (.25 x net lot area) + 1,000 square feet

iii. In no event shall the maximum GSA or maximum lot coverage exceed 9,000 square feet.
c. Parking.
i. Each residence shall provide on-site the required number of vehicle parking spaces, together with a maneuvering area and driveway, as follows:

ii. Where more than two parking spaces are required, such spaces may be uncovered and developed in tandem.
iii. "Bedroom" means any habitable room or space with a closet which is designed to be capable of being used for sleeping purposes, excluding rooms commonly used for living, cooking or dining purposes.
d. Except as provided below, all sections of Part 2 of Chapter 22.48 relating to yards shall remain applicable. The provisions of this Community Standards District shall supersede the provisions of Part 2 of Chapter 22.48 as follows:
i. The flag lot yard provisions of Section 22.48.050 are hereby modified and not applicable to yards of 7,500 square feet or greater;
ii. The front yard provisions of Sections 22.48.060, 22.48.070, and 22.48.080, are hereby modified by the provisions of subsection D.1.a.ii;
iii. The side yard provisions of Sections 22.48.090 and 22.48.100 are hereby modified by the provisions of subsection D.1.a.iii;
iv. The accessory building provisions of subsections A and D of Section 22.48.140 shall not be applicable; and
v. The yard modification provisions of Section 22.48.180 shall not be applicable.
e. The provisions of this Community Standards District do not supersede the nonconforming use provisions of Part 10 of Chapter 22.56, except as provided below:
i. Section 22.56.1510 G1 relating to repair of damage shall be superseded by the following provisions: repair of damaged or destroyed buildings or structures nonconforming due to use and/or standards. Any single-family residence building or structure nonconforming due to use and/or standards which is damaged or destroyed may be restored to the condition in which it was immediately prior to the occurrence of such damage or destruction, provided that the cost of reconstruction does not exceed 100 per cent of the total market value of the building or structure as determined by the methods set forth in Section 22.56.1510 G1a and b.
f. Modification Procedure. The standards contained in this section may only be modified if a conditional use permit has first been approved as provided in Part 1 of Chapter 22.56 and while such permit is in full force and effect in conformity with the conditions of such permit.
2. Zone R-2.
a. Height Limits.
i. Where fill material will be placed beneath a proposed structure, the height of the structure shall be measured from the previously existing grade.
ii. On lots or parcels of land with a size of 20,000 square feet or less, the maximum height of any structure shall be 30 feet.
b. Front Yards. At least 50 percent of any required front yard shall be landscaped.
c. Building Design.
i. Rooflines on any side of a structure exceeding 30 feet in length shall be broken into smaller sections by use of decorative elements such as dormers, gables, eyebrows, parapets, mansards, or other design features deemed appropriate by the director.
ii. The floor area of any story above the first story shall be at least 20 percent less than the floor area of the first story and the reduced footprint of such story shall be set back from the side and/or rear of the first story’s structure, but not from the front of the first story’s structure. Attached garages and other attached non-living areas shall be included in computing the floor area of the first story.
d. Modification of Development Standards.
i. The director may permit modifications to the development standards set forth in subsections D.2.a and D.2.b provided that an applicant demonstrates to the satisfaction of the director all of the following:
(A) The application of the standards for which modification is sought would result in practical difficulties or unnecessary hardships;
(B) There are exceptional circumstances or conditions applicable to the subject property or to the intended development of the subject property that do not apply to other properties within the area governed by the Community Standards District; and
(C) That granting the requested modification will not be materially detrimental to properties or improvements in the area or contrary to the purpose of this Community Standards District or the Altadena Community Plan.
ii. Application. The procedure for filing a request for modification shall be the same as that for director’s review as set forth in Part 12 of Chapter 22.56, except that the applicant shall also submit:
(A) A list, certified to be correct by affidavit or statement under penalty of perjury, of the names and addresses of all persons who are shown on the latest available assessment roll of the county of Los Angeles as owners of the subject property, and as owning property within 500 feet from the exterior boundaries of the subject property;
(B) Two sets of gummed mailing labels for the property owners referenced above with the property owners’ names and addresses, and one photocopy of the labels;
(C) A map drawn to a scale of 1" = 100’ indicating the location and owners of all such properties; and
(D) A filing fee, as set forth in Section 22.60.100, equal to that required for a Site Plan Review for Director’s Review for Modification of Development Standards in a Community Standards District.
iii. Notice. Not less than 30 calendar days prior to the date an action is taken, the director shall send a notice by certified mail of the pending application to the Altadena Town Council and the property owners on the list provided by the applicant pursuant to subsection d.ii.A, indicating that the town council or any such property owner may oppose the granting of such modification by filing with the director a written protest described in subsection d.iv, within 14 calendar days from the date of the notice.
iv. Written protests. Written protests will be accepted only from those persons notified pursuant to subsection d.iii, and shall demonstrate how the application for a modification fails to meet the burden of proof in subsection d.i, and Section 22.56.1690. Those written protests submitted by different co-owners of the same lot or parcel of land shall be deemed one written protest; those written protests submitted by different members of the Altadena Town Council on behalf of the town council shall also be deemed one written protest.
v. Decision.
(A) The director shall approve an application for a modification where not more than two written protests are received pursuant to subsection d.iv, where the application complies with Section 22.56.1690, and where the director determines that the application has satisfactorily demonstrated the matters required by subsection d.i. If the director approves the application, the director shall send notice by certified mail to the applicant, the town council, and all of the property owners identified in subsection d.ii.A.
(B) If three or more written protests are received pursuant to subsection d.iv, or the director determines that the application does not comply with Section 22.56.1690, or the application has not satisfactorily demonstrated the matters required by subsection d.i, the application shall be denied. If the director denies the application for any reason, including the reason that three or more written protests have been received, the director shall send notice of the decision by certified mail to the applicant, the Altadena Town Council, and the property owners identified in subsection d.ii.A. The notice shall indicate that the applicant may file an appeal within 14 calendar days of the date on the notice with a request for a public hearing before the hearing officer.
vi. Appeal. If the applicant files an appeal, the appeal shall be scheduled for a public hearing before a hearing officer. The applicant shall pay the additional fee for a public hearing set forth in Section 22.60.100 under Site Plan Review, Director’s Review for Modification of Development Standards in a Community Standards District. All procedures related to the appeal and the public hearing shall be the same as those for a conditional use permit, except as set forth in subsection d.vii.
vii. Hearing officer decision. The hearing officer shall approve or deny the application pursuant to the principles and standards of Section 22.56.090. The decision of the hearing officer shall become effective on the date of the decision and shall not be subject to further administrative appeal.
3. Zone R-3.
a. Height Limits. Where fill material will be placed beneath a proposed structure, the height of the structure shall be measured from the previously existing grade.
b. Interior Side Yards.
i. Any required interior side yard that adjoins a single-family or two-family residentially-zoned parcel shall be landscaped, which landscaping shall include shrubbery and/or trees to shield the adjoining property.
ii. No driveway, walkway, patio slab, or other area constructed of concrete, asphalt, or similar material shall be permitted in any required interior side yard that adjoins a single-family or two-family residentially-zoned parcel.
iii. No uncovered porch, platform, landing, deck, or balcony may project into a required interior side yard that adjoins a single-family or two-family residentially-zoned parcel.
c. Rear Yards. Rear yards that adjoin a single-family or two-family residentially-zoned parcel, shall include a landscaped area with a minimum depth of 10 feet measured from the rear property line. Such landscaped area shall include shrubbery and/or trees to shield the adjoining property. At least one tree, with a minimum size of 15 gallons, shall be provided for every 250 square feet of landscaped area.
d. Building Design. Rooflines on any side of a structure exceeding 30 feet in length shall be broken into smaller sections by use of decorative elements such as dormers, gables, eyebrows, parapets, mansards, or other design features deemed appropriate by the director.
e. Structure Height and Setback. For structures exceeding 25 feet in height that are located on a lot or parcel of land adjoining a single-family or two-family residentially-zoned parcel:
i. The maximum height of the structure at the inside boundary of the interior side yard adjoining the single-family or two-family residentially-zoned parcel shall be 25 feet, and any portion of the structure exceeding 25 feet in height shall be set back an additional foot from the inside boundary of said interior side yard for every two feet in height; and
ii. The maximum height of the structure at the inside boundary of the rear yard adjoining the single-family or two-family residentially-zoned parcel shall be 25 feet, and any portion of the structure exceeding 25 feet in height shall be set back an additional foot from the inside boundary of said rear yard for every foot in height.
f. Residentially Zoned Property Outside Unincorporated Territory. For purposes of subsections D.3.b through D.3.e, all requirements related to a structure and/or property adjoining a single-family or two-family residentially-zoned parcel shall apply to such structure and/or property regardless of whether or not the single-family or two-family residentially-zoned parcel is located within incorporated or unincorporated territory.
g. Modification of Development Standards. The director may permit modifications to the development standards set forth in subsections D.3.a through D.3.e, pursuant to the provisions set forth in subsection D.2.d.
E. Area-specific Development Standards.
1. Lake Avenue Area.
a. Intent and Purpose. The Lake Avenue area-specific development standards are established to provide a means of implementing the Altadena Community Plan. The standards are necessary to ensure that the goals and policies of the Community Plan are accomplished in a manner which protects the health, safety, and welfare of the community, thereby strengthening the physical and economic character of the Lake Avenue commercial district of Altadena.
b. Description of Area. The boundaries of the Lake Avenue area are shown on the map following this section.
c. Lake Avenue Area-wide Development Standards.
i. Height Limits. The maximum height permitted in the area is 35 feet.
ii. Signs. The sign regulations prescribed herein shall not affect existing signs which were established legally according to Title 22. New signs or proposed changes to existing signs, including size, shape, colors, lettering and location shall conform to the following provisions, specified herein.
(A) Wall Signs.
(1) Shall be mounted flush and affixed securely to a building wall and may only extend from the wall a maximum of nine inches;
(2) Each business in a building shall be permitted a maximum of one wall-mounted sign. Businesses with more than one street frontage may have one sign per frontage. Each business in a building having more than 40 feet of primary street frontage shall be permitted one additional wall sign for each additional 30 feet of frontage.
(B) Freestanding Signs.
(1) Signs having a solid base which rests directly on the ground may be permitted on any lot or parcel of land for each street frontage having a continuous distance of 100 feet or more.
(2) Said signs shall not exceed five feet in height measured vertically from ground level at the base of the sign or 40 square feet in area per sign face.
(3) Said signs shall not be located in nor extend above any public right-of-way or public sidewalk area.
(C) Awning Signs.
(1) The maximum area of awning signs, which are allowed in addition to wall signage, shall not exceed 20 percent of the exterior surface of each awning for the ground floor and 10 percent for the second floor level. Maximum letter height shall not exceed 10 inches.
(2) Awning signs are not permitted above the second floor.
(D) Prohibited signs are:
(1) Roof signs;
(2) Outdoor advertising signs (billboards).
(E) Sign Size.
(1) In Zones C-2 and C-3, the total sign area permitted shall correspond to building frontage. A business tenant is allowed one square foot of sign area for every linear foot of building frontage on a street having a right-of-way of at least 80 feet in width. On a street having a right-of-way of less than 80 feet in width, a business tenant is allowed 0.5 square foot of sign area for every linear foot of frontage. Width of signs shall be limited to a maximum fifty percent of the building frontage.
(2) Maximum height of letters shall be restricted to 18 inches.
(F) Sign design shall be subject to review and approval by the planning director to insure that:
(1) Sign colors shall coordinate with the building color scheme and storefront and be limited to any three colors.
(2) In multitenant buildings, signage colors used by individual shops shall be complementary with each other.
(3) Lettering styles shall be complementary to each storefront in a single building.
(4) In multitenant buildings, the height and placement of signs shall be similar for each business or storefront.
(5) Multicolored logos may be used if the logo represents 25 percent or less of the total sign area.
iii. Design Standards.
(A) Proposed improvements, renovations, and changes pertaining to the following design standards shall comply with the provisions of the applicable design standard.
(B) Materials, Colors and Equipment.
(1) Any building elevation shall be architecturally treated in a consistent manner, including the incorporation within the side and rear building elevations of some or all of the design elements used for the primary facades.
(2) Light earth-tones and muted pastel colors are required as the primary or base building color while contrasting, more colorful paints may be used as trim colors for cornices, graphics, and window and door frames.
(C) Awnings. Awnings shall be architecturally compatible with the related buildings, regarding color and style.
(D) Mechanical Equipment.
(1) Individual air-conditioning units for a building or storefront shall be located to avoid interference with architectural detail and the overall design.
(2) Storefront air-conditioning units shall be neutral in appearance and not project outward from the facade. The housing color must be compatible with the colors of the storefront.
(3) Mechanical equipment located on roofs shall be screened by parapet walls or architectural features so that the equipment will not be visible from normal public view at a maximum of 300 feet away.
(E) Security.
(1) Chain-link, barbed and concertina wire fences are prohibited; tubular steel or wrought iron fences are permitted.
(2) All security bars or grilles shall be installed on the inside of the building.
(3) Vertically or horizontally folding accordion grilles installed in front of a storefront are prohibited.
(4) Building security grilles shall be side-storing, concealed interior grilles which are not visible from the exterior of the building when not in use (during business hours) or grilles which can be concealed in the architectural elements of the building.
d. Lake Avenue Area Zone-Specific Development Standards. Proposed improvements, renovations and changes pertaining to the following development standards shall comply with the provisions of the applicable development standard. The provisions of subsections E1diii through E1dviii apply in all commercial zones.
i. Zone C-2 (Neighborhood Business Zone).
(A) In addition to the uses enumerated in Section 22.28.160, a conditional use permit is required to establish, operate and maintain the following:
(1) Sales.
-- Multiple-Tenant Commercial. When more than five tenants conduct business in a building which does not separate the businesses by permanent floor-to-ceiling walls;
(2) Services.
-- Automobile service stations, including incidental repair, washing and rental of utility trailers,
-- Electric distributing substations,
-- Microwave stations.
ii. Zone C-3 (Unlimited Commercial Zone).
(A) In addition to the uses enumerated in Section 22.28.210, a conditional use permit is required to establish, operate and maintain the following:
(1) Sales.
-- Mobilehome sales,
-- Pawnshop,
-- Trailer sales, box and utility;
(2) Services.
-- Automobile battery services, provided all repair activities are conducted within an enclosed building only,
-- Automobile brake-repair shops, provided all repair activities are conducted within an enclosed building only,
-- Automobile muffler shops, provided all repair activities are conducted within an enclosed building only,
-- Automobile radiator shops, provided all repair activities are conducted within an enclosed building only,
-- Automobile repair garages within an enclosed building only, and excluding body and fender work, painting and upholstering,
-- Automobile service stations,
-- Bakery goods distributors,
-- Carwashes, automatic, coin-operated and hand wash,
-- Electric distribution substations, including microwave facilities,
-- Microwave stations,
-- Motion picture studios,
-- Parcel delivery terminals,
-- Radio and television broadcasting studios,
-- Recording studios.
iii. Floor Area. The total gross floor area in all buildings on any one parcel of land shall not exceed 2.7 times the total net area of such parcel of land.
iv. Buffers. Whenever a parking lot or a commercial structure is developed adjacent to a residential zone or residential use, a five-foot landscaped buffer shall be provided and a 45-degree daylight plane shall be incorporated.
v. Parking Areas. With the exception of fully subterranean structures, all parking shall be provided in the rear of the commercial structure, and completely screened from view from Lake Avenue. Screening materials may include walls and/or landscaping.
vi. Landscape Plan. New commercial structures or additions to commercial structures exceeding 500 square feet in gross floor area shall provide a landscape/ irrigation plan as part of the director’s review process. Said plan shall depict required landscaping, including one 15-gallon tree for every 50 square feet of planter area.
vii. Trash Enclosure. The required trash bin shall be enclosed by a minimum five-foot to a maximum six-foot high decorative wall and must have solid doors.
viii. Pedestrian Character.
(A) To encourage the continuity of retail sales and services, at least 50 percent of the total width of the building’s ground floor parallel to and facing the commercial street shall be devoted to entrances, show windows, or other displays which are of interest to pedestrians.
(B) Clear or lightly tinted glass shall be used at and near the street level to allow maximum visual interaction between sidewalk areas and the interior of buildings. Mirrored, highly reflective glass or densely tinted glass shall not be used except as an architectural or decorative accent totaling a maximum 20 percent of the building facade.
(C) Walk-up facilities shall be recessed and provide adequate queuing space to avoid interruption of the pedestrian flow.
(D) Not more than 20 feet of the commercial frontage shall be devoted to parking access, and no customer drive-through facilities shall be permitted.
(E) A minimum of 50 percent of the building frontage above the first story shall be differentiated by recessed windows, balconies, offset planes, or other architectural details which provide dimensional relief. Long, unbroken building facades are to be avoided.
(F) Roof Design. New buildings or additions having 100 feet or more of frontage shall incorporate varying roof designs and types.
(G) Paving Material. Pedestrian circulation areas and driveway entrances within the boundaries of the private property shall be developed with paving materials such as brick or paver tile.
(H) Wall Finish. In order to preserve and enhance a Mediterranean environment on Lake Avenue, building walls shall be constructed primarily of stucco, brick, or other materials as approved by the director.
(I) Architectural Elements. Buildings must incorporate at least five of the following architectural elements and desirable uses:
-- Arcading,
-- Arches,
-- Awnings,
-- Balconies,
-- Bay windows,
-- Colonnades,
-- Courtyards,
-- Decorative exterior stairs,
-- Decorative iron fences,
-- Decorative iron grilles,
-- Outdoor dining,
-- Plazas,
-- Recessed upper floor loggias or pergolas,
-- Tile or masonry fountains.
e. Historical Preservation. The design standards and zone-specific development standards listed above do not apply to the following structures which may be of historic or architectural significance. Any expansion, addition, alteration or demolition of these buildings must be reviewed by the county of Los Angeles historical landmarks and records commission and the Altadena Heritage prior to issuance of the planning director’s review.
i. 1849-1879 Lake Avenue: Saint Elizabeth’s Catholic Church. Map Book 5848, page 1, Parcels 8, 10, 11 and 15. Map 1 Altadena, all of Lot 30;
ii. 2184 Lake Avenue: Eliot School. Map 5845, page 9, Lots 1--14 of Lake Avenue Heights, and Lot 900, a portion of Grogan Tract;
iii. 2245 Lake Avenue: Pacific Electric Railway Substation No. 8. Map Book 5845, page 21, Parcel 35. Map 1 Altadena, portions of Lot 8 and Lot 9;
iv. 2366 Lake Avenue: Altadena Library. Map Book 5845, page 5, Parcel 32. Tract No. 7832, Lots 66, 67, 68 and 69;
v. 2455 Lake Avenue, 835--875 Mariposa Street and 2520 and 2526 El Molino Avenue: Woodbury Building. Map Book 5845, page 17, Parcels 10 and 14. Map 1 Altadena, portions of Lots 3 and 4.
f. Minor Variations. Under exceptional circumstances, the planning director may permit minor variations from the standards specified in subsections E1ciii(B) through E1ciii(D) and E1dviii(A) through E1dviii(I) of this section. Such variations are subject to the finding of the planning director that:
i. The application of certain provisions of these standards would result in practical difficulties or unnecessary hardships inconsistent with the goals of the community plan; and
ii. There are exceptional circumstances or conditions applicable to the property or to the intended development of the property which do not apply generally to other properties in the Altadena area; and
iii. Permitting a variation will not be materially detrimental to property or improvements in the area; and
iv. That no more than two unrelated property owners have expressed any opposition to the minor variation; and
v. Permitting a variation will be consistent with the goals of the community plan.
vi. The procedure for filing a minor variation will be the same as that for the planning director’s review, except that the applicant shall also submit:
(A) A list, certified to be correct by affidavit or by a statement under penalty of perjury, of the names and addresses of all persons who are shown on the latest available assessment roll of the county of Los Angeles as owners of the subject parcel of land and as owning property within a distance of 500 feet from the exterior boundaries of the parcel of land to be occupied by the use;
(B) Two sets of mailing labels for the above stated owners within a distance of 500 feet of the parcel of land to be occupied by the use;
(C) A map drawn to a scale specified by the director indicating where all such ownerships are located;
(D) A filing fee equal to that required for site plan review for commercial/industrial projects over 20,000 square feet in size.
vii. Not less than twenty days prior to the date an action is taken, the director shall send notice to the owners of record within a distance of 500 feet of the subject property using the mailing labels supplied by the applicant. Any interested person dissatisfied with the action of the planning director may file an appeal from such action. Such appeal shall be filed with the hearing officer within 10 days following notification.
2. West Altadena Area.
a. Intent and Purpose. The West Altadena area is established to provide a means of assisting in the implementation of the redevelopment plan for the West Altadena Community Redevelopment Project as adopted by the board of supervisors on August 12, 1986. The redevelopment plan contains a redevelopment plan map which delineates the permitted land uses in the area. The requirements of the West Altadena area-specific development standards are necessary to ensure that the goals and policies of the redevelopment plan are accomplished in a manner which protects the health, safety and welfare of the community, especially the surrounding residential neighborhood. This subsection is consistent with the Altadena Community Plan and is also adopted pursuant to Section 700 of the West Altadena Community Redevelopment Plan.
b. Description of Area. The West Altadena area is coterminous with the boundaries of the West Altadena Community Redevelopment Plan. The area extends as follows from the intersection of Woodbury Road and Lincoln Avenue:
Northerly on Lincoln Avenue 1,700 feet;
Southerly on Lincoln Avenue 400 feet;
Westerly on Woodbury Road 3,000 feet; and
Easterly on Woodbury Road 400 feet.
The map of the District follows this section. Except as otherwise specifically provided for in this subsection E2, the provisions of this Title 22 shall apply.
c. West Altadena Area-wide Development Standards.
i. Yards. For properties in Zones C-3 and C-M, as modified hereinafter:
(A) Front yards shall be established along all property lines abutting highways as shown on the County Highway Plan.
(B) Parcels abutting two highways shall have front yards along both highways.
(C) The front yard shall be at least 10 feet in depth.
For properties in residential zones, yards shall be provided in accordance with this Title 22.
ii. Automobile parking shall be provided in accordance with Part 11 of Chapter 22.52.
iii. Signs.
(A) Except as modified in this section, all signs shall conform to Part 10 of Chapter 22.52, including the enforcement provisions.
(B) The sign regulations prescribed in this section shall not affect existing signs which were established according to this title.
(C) All signs in a state of disrepair shall be repaired so as to be consistent with the standards of this section, or removed within 30 days from receipt of notification that a state of disrepair exists.
(D) Wall Signs.
(1) Shall be mounted flush and affixed securely to a building wall and may only extend from the wall a maximum of 12 inches;
(2) May not extend above the roofline and may only extend sideways to the extent of the building face or the highest soffit line of the building;
(3) Each business in a building shall be permitted a maximum of one wall-mounted sign (or two signs if the business is on a corner).
(E) Window Signs.
(1) Shall be displayed only on the interior of windows or door windows;
(2) Maximum area shall not exceed 25 percent per glass area (total window or door area visible from the exterior of the building).
(F) Freestanding Signs (Not Attached to Building).
(1) Shall be permitted on any lot or parcel of land for each street frontage having a continuous distance of 100 feet or more. The sign shall be located on the same parcel of land as the business it is advertising;
(2) Shall not exceed 20 feet in height, except as may be expressly approved as a minor variation in Section 22.44.127 E2cv;
(3) Shall not exceed 80 square feet in area per sign face;
(4) Shall not be located in nor extend above any public right-of-way or public sidewalk area;
(5) Pole signs shall not be allowed;
(6) Monument signs, not mounted on poles, are allowed subject to the regulations set out in this paragraph (F).
(G) Awning Signs.
(1) Awning signs are those which are painted, sewn or stained onto the exterior surface of an awning or canopy.
(2) The maximum area of awning signs, which are allowed in addition to wall signage, shall not exceed 30 percent of the exterior surface of each awning for the ground floor and 20 percent for the second floor level.
(H) Building Tenant Information/Identification Signs.
(1) Multitenant buildings and businesses with entrances located within building pass-through may list the names of tenants on a building directory located near each major building or pass-through entrance.
(2) Each tenant is allowed a maximum of two square feet of signage per directory, in addition to wall signage.
(3) New building identification signage applied to new construction or existing buildings shall be limited to one sign per principal entrance per frontage, not exceeding a maximum of 15 square feet each.
(4) All existing built-in signs (permanent, maintenance-free signs that are constructed as an integral part of the building fabric which they identify) in good repair are exempt from these sign provisions. Marquees and canopies shall not be considered to be built-in signs.
(5) Metal plaques listing the building name and/or historical information permanently affixed in a flush manner to the building in good repair are exempt from these sign provisions.
(I) Prohibited signs are as follows:
(1) Flashing, animated, or audible signs;
(2) Signs which rotate, move or simulate motion;
(3) Signs which extend from the building face more than 12 inches;
(4) Signs with exposed bracing, guy wires, conduits or similar devices;
(5) Roof signs (any sign erected and maintained upon or over the roof of any building);
(6) Outdoor advertising signs (billboards);
(7) Painted signs on the building surface;
(8) Banner signs of cloth or fabric;
(9) Portable signs;
(10) Pole signs;
(11) Any strings of pennants, banners or streamers, clusters of flags, strings of twirlers or propellers, flares, balloons, and similar attention-getting devices, including noise-emitting devices, with the exception of the following:
(a) National, state, local governmental, institutional or corporate flags, properly displayed,
(b) Holiday decorations, in season, used for an aggregate period of 60 days in any one calendar year.
(J) Size.
(1) In Zones C-3 and C-M, total allowable signage area shall correspond to building frontage. A business tenant is allowed 2.0 square feet of signage area for every linear foot of frontage on a street having right-of-way of at least 80 feet in width.
(2) Maximum height of letters shall be restricted to 18 inches. Maximum height of letters on canvas awnings shall be limited to 10 inches. Greater letter sizes shall require the written approval of the executive director of the community development commission and the department of regional planning.
(K) Such design shall be subject to review and approval by the executive director of the community development commission and the department of regional planning.
(1) Signage colors shall compliment building colors and materials and be limited to three colors.
(2) In multitenant buildings, signage colors used by individual shops shall be complementary with each other.
(3) Lettering styles shall be complementary for each storefront in a single building.
(4) In multitenant buildings, the height and placement of signs shall be consistent for each business or storefront.
iv. Design Standards.
(A) All new improvements or improvements to existing structures made in one year which exceed 25 percent of the current market value or assessed valuation of the building or structure are subject to design review by the executive director of the community development commission and the department of regional planning.
(B) Uses, buildings and/or structures shall be designed so as to be in harmony with nearby properties with special attention being given to the protection of residential properties planned for residential uses. When structures for nonresidential uses are located adjacent to residentially zoned parcels, such structures shall be designed so as to minimize their impact on residentially zoned parcels with respect to location on the site, height, architecture, and general amenities. Nonresidential uses shall be subject to review by the director of planning.
(C) Materials, Colors and Equipment.
(1) Consideration shall be given to the adjacent structures so that the use of mixed materials is harmonious.
(2) Light earth tones and muted pastel colors are recommended as the primary or base-building color while darker, more colorful paints should be used as trim colors for cornices, graphics, and window and door frames.
(3) Awnings.
(a) Shall be the same color and style for each opening on a single storefront or business;
(b) Shall be complementary in color and style for each storefront in a building;
(c) Shall be designed to coordinate with the architectural divisions of the building including individual windows and bays;
(d) Shall comply with building code and fire department requirements;
(e) In a state of disrepair shall be repaired or removed within 30 days from receipt of notification that a state of disrepair exists.
(4) Mechanical Equipment.
(a) Individual air-conditioning units for a building or storefront shall be located to avoid interference with architectural detail and the overall design.
(b) If air-conditioning units must be located in the storefront, an attempt shall be made to install a window unit which is neutral in appearance and does not project outward from the facade. The housing color shall be compatible with the colors of the storefront. If possible, the air-conditioning unit shall be screened or enclosed by using an awning or landscaping.
(c) Mechanical equipment located on roofs shall be screened by parapet walls or other material so that the equipment will not be visible from any point within 300 feet.
(5) Security.
(a) Chain-link, barbed and concertina wire fences are prohibited; tubular steel or wrought iron fences are permitted.
(b) All security bars or grilles shall be installed on the inside of the building, except for roll-up shutters or grilles.
(c) Horizontally folding accordion grilles installed in front of a storefront are prohibited.
(d) Building security grilles shall be side-storing, concealed interior grilles which are not visible from the exterior of the building when not in use (during business hours) or roll-up shutters or grilles which can be concealed in the architectural elements of the building.
v. Minor Variations. Under exceptional circumstances, the department of regional planning may permit minor variation from the standards specified in this section. In order to permit such variations, the applicant must demonstrate through the director’s review procedure that:
(A) The application of certain provisions of these standards would result in practical difficulties or unnecessary hardships inconsistent with the goals of the redevelopment plan; and
(B) There are exceptional circumstances or conditions applicable to the property or to the intended development of the property which do not apply generally to other properties in the West Altadena area; and
(C) Permitting a variation will not be materially detrimental to property or improvements in the area; and
(D) Permitting a variation will not be contrary to the goals of the redevelopment plan.
vi. Director’s Review.
(A) Director’s review as described in Part 12 of Chapter 22.56 of this code is required to establish, operate or maintain any use, except that no director’s review is required for a change in ownership or occupancy. Also exempt from director’s review are construction, maintenance, and repairs conducted entirely within any 12-month period which does not exceed 25 percent of the current market value or assessed valuation of the building or structure.
(B) An application for director’s review shall not be submitted to the department of regional planning until the proposed use has been submitted to and reported upon by the executive director of the community development commission as to conformity with the West Altadena Community Redevelopment Plan.
vii. Conditional Use Permits.
(A) Conditional use permits shall be required for those uses listed as subject to permit as specified in this title, as well as those uses listed in this section.
(B) In addition to the findings for approval of conditional use permits required by Section 22.56.090, the regional planning commission shall find that:
(1) The proposed use has been submitted to and reported upon by the community development commission as to conformity with the West Altadena Community Redevelopment Plan; and
(2) The proposed use is consistent with the West Altadena Community Redevelopment Plan.
viii. Nonconforming Uses, Buildings and Structures.
(A) Uses, buildings and structures which are not in conformance with the redevelopment plan may be continued subject to the conditions contained in Part 10 of Chapter 22.56.
(B) For nonconforming uses, buildings, or structures, an application may be filed with the department of regional planning requesting:
(1) Extension of the time within which a nonconforming use or building or structure nonconforming due to use, or due to standards where applicable, must be discontinued and removed from its site as specified in subsection B of Section 22.56.1540 or subsection A of Section 22.64.050; or
(2) Substitution of another use permitted in the zone in which the nonconforming use is first permitted where a building or structure is vacant despite efforts to ensure continuation of a nonconforming use and is so constructed that it may not reasonably be converted to or used for a use permitted in the zone in which it is located.
(C) In addition to the findings for approval of a nonconforming use, building, or structure review required by Section 22.56.1550, the regional planning commission shall find that:
(1) The proposed use, building, or structure has been submitted to and reported upon by the community development commission as to conformity with the West Altadena Community Redevelopment Plan; and
(2) The proposed use, building, or structure will not constitute a substantial conflict with implementation of the West Altadena Community Redevelopment Plan.
d. West Altadena Area Zone-Specific Development Standards.
i. Modified Zone C-3 (Unlimited Commercial).
(A) Permitted Uses. All uses described in Zone C-3 are allowed, except that the following uses require a conditional use permit:
(1) Sales.
-- Auction houses,
-- Automobile sales, new or used,
-- Boat and other marine sales,
-- Ice sales,
-- Mobile home sales,
-- Model home display centers and sales offices,
-- Recreational vehicle sales,
-- Secondhand stores,
-- Stamp redemption centers,
-- Trailer sales, box and utility.
(2) Services.
-- Air pollution sampling stations,
-- Auto battery service,
-- Auto brake repair shops,
-- Auto muffler shops,
-- Auto radiator shops,
-- Boat rentals,
-- Comfort stations,
-- Dog training schools,
-- Furniture transfer and storage,
-- Gas metering and control stations, public utility,
-- Homes for children, foster family,
-- Laboratories, research and testing,
-- Lodge halls,
-- Microwave stations,
-- Mortuaries,
-- Motion picture studios,
-- Motorcycle, motorscooter and trail bike rentals,
-- Recreational vehicle rentals,
-- Revival meetings, tent, temporary,
-- Signs, outdoor advertising,
-- Taxidermists,
-- Trailer rentals, box and utility,
-- Truck rentals, excluding trucks exceeding two tons capacity,
-- Wedding chapels;
(3) Recreation and Amusements.
-- Amusement rides and devices,
-- Athletic fields,
-- Carnivals,
-- Golf courses,
-- Commercial recreation clubs,
-- Swimming pools;
(4) Agricultural Uses.
-- Crops: field, tree, bush, berry, row;
(5) Accessory Uses.
-- Storage of building materials, except during on-site construction,
-- Auto body and fender repair, painting and upholstering,
-- Manufacturing.
(B) Development Standards. Premises in Modified Zone C-3 shall be subject to the following development standards:
(1) That not to exceed 90 percent of the net area be occupied by buildings, with a minimum of 10 percent of the net area landscaped with a lawn, shrubbery, flowers and/or trees, and suitable hardscape materials, which shall be continuously maintained in good condition. Incidental walkways, if needed, may be developed in the landscaped area;
(2) Every building in Modified Zone C-3 shall have a height of not to exceed two stories or 35 feet, except that a portion of the building, not to exceed 20 percent of the building footprint, may be up to three stories or 45 feet in height, in order to provide design flexibility for an architectural accent. Any structures on the roof, such as air-conditioning units, antennas, and other equipment shall be fully screened from view from any nearby residential properties, where deemed appropriate and consistent with prudent engineering practices;
(3) The total floor area in all the buildings on any one parcel of land shall not exceed 1.8 times the total lot area of such parcel of land;
(4) That there be parking facilities as required by Part 11 of Chapter 22.52;
(5) Outside Display. Except for the following uses, all display in Modified Zone C-3 shall be located entirely within an enclosed building unless otherwise authorized by a temporary use permit:
-- Parking lots,
-- Business signs on the premises;
(6) Outside Storage. Outside storage is permitted only on the rear of a lot or parcel of land in Modified Zone C-3, provided such storage is strictly incidental to the permitted use existing in a building on the front portion of the same lot or parcel of land, and further provided that no storage is higher than the enclosure surrounding it nor nearer than 50 feet to the front property line. Any outdoor area used for storage shall be completely enclosed by a solid masonry wall and solid gate, not less than five feet nor more than six feet in height, except that the director of planning may approve the substitution of a fence or decorative wall where, in his opinion, such wall or fence will adequately comply with the provisions of this section. All such requests for substitution shall be subject to the provisions of Part 12 of Chapter 22.56, on director’s review.
ii. Modified Zone C-M (Commercial Manufacturing).
(A) Permitted Uses. All uses described in Zone C-M are allowed, except that the following uses require a conditional use permit:
(1) Sales.
-- Automobile sales, sale of new and used motor vehicles,
-- Boat and other marine sales,
-- Mobilehome sales,
-- Recreational vehicle sales,
-- Trailer sales, box and utility;
(2) Services.
-- Car washes, automatic, coin-operated and hand wash,
-- Revival meetings, tent, temporary,
-- Signs, outdoor advertising,
-- Tire retreading or recapping;
(3) Agricultural Uses.
-- Crops: field, tree, bush, berry, row;
(4) Accessory Uses.
-- Storage of building materials, except during
on-site construction.
(B) Development Standards. Premises in Modified Zone C-M shall be subject to the following development standards:
(1) Every building in Modified Zone C-M shall have a height of not to exceed two stories or 35 feet, except that a portion of the building, not to exceed 20 percent of the building footprint, may be up to three stories or 45 feet in height, in order to provide design flexibility for an architectural accent. Any structures on the roof, such as air-conditioning units, antennas, and other equipment shall be fully screened from view from any nearby residential properties, where deemed appropriate and consistent with prudent engineering practices.
(2) The total floor area in all the buildings on any one parcel of land shall not exceed one times the total lot area of such parcel of land. Area covered by buildings shall not exceed 60 percent of the total lot area.
(3) Any property used for the outside storage or display of raw materials, equipment or finished products shall comply with the requirements of Part 7 of Chapter 22.52.
(4) Signs shall comply with the requirements of Part 10 of Chapter 22.52.
(5) Vehicle storage shall be provided as required by Part 11 of Chapter 22.52.
e. Area-Specific Standards.
i. Area 1 (Modified Zone C-3).
(A) Area Description. Area 1 is bounded generally on the north by Figueroa Drive, on the east by the redevelopment project area boundary, on the south by Woodbury Road, and on the west by the redevelopment project area boundary.
(B) Development Standards.
(1) A 10-foot front yard shall be provided along Lincoln Avenue, Woodbury Road, Figueroa Drive, and all other public streets in Area 1.
(2) The required yards will be landscaped and neatly maintained. Landscape and irrigation plans must be submitted to the executive director of the community development commission and the planning director of the department of regional planning for review and approval.
(3) Buildings located in Area 1 within 50 feet of the redevelopment project area boundaries shall be designed to be compatible with the residential uses which adjoin the boundaries. All permitted residential buildings shall be designed in character with the surrounding residential uses. Architectural renderings shall be submitted and approved by the executive director of the community development commission and the planning director of the department of regional planning.
ii. Area 2 (Modified Zone C-M).
(A) Area Description. Area 2 is bounded generally on the north by the redevelopment project area boundary, on the east by Lincoln Avenue and Area 1, on the south by the redevelopment project area boundary, and on the west by the redevelopment project area boundary west of Windsor Avenue.
(B) Development Standards.
(1) A 10-foot continuously landscaped front yard shall be provided along Woodbury Road, Windsor Avenue, and on all other public streets in Area 2, and will be landscaped and neatly maintained. Landscape and irrigation plans shall be submitted to the executive director of the community development commission and the planning director of the department of regional planning for review and approval.
(2) Buildings located in Area 2 within 100 feet of the redevelopment project area boundaries, shall be designed to be compatible with the residential uses which adjoin said boundaries. All permitted residential buildings shall be designed in character with surrounding residential uses. Architectural renderings shall be submitted to and approved by the executive director of the community development commission and the planning director of the department of regional planning.

ALTADENA COMMUNITY STANDARDS DISTRICT
CRITERIA FOR SIGNIFICANT RIDGELINES

The designation of the significant ridgelines within the Altadena Community Standards District is based on the following criteria:

• Topographic complexity. Ridges that have a significant difference in elevation from the valley or canyon floor. Generally, these ridges are observable from any location on the valley floor, from a community, or from a public road. Geologic conditions in Altadena make this a common condition.

• Near/far contrast. Ridges that are a part of a scene that includes a prominent landform in the foreground and a major backdrop ridge with an unbroken skyline. This includes a view into a valley rim or a pass. Often, layers of ridges are visible into the distance, such as on or adjacent to Chaney Trail. This contrast can be experienced viewing an entire panorama or a portion of a panorama from an elevated point.

• Cultural landmarks. Ridges from views of well-known locations, structures, or other places which are considered points of interest in Altadena. These landmarks include the Owen Brown cabin and gravesite, Zorthian Ranch, Echo Mountain, Rubio and Millard Canyons, and the Nightingale Estate.

• Existing community boundaries and gateways. Ridges and surrounding terrain that provides the first view of predominantly natural, undeveloped land as a traveler emerges from the urban landscape. These lands introduce visitors to the visual experiences they will encounter in Altadena. Community boundaries and gateways include the Foothill Freeway (Interstate 210) and all of the surrounding ridges that provide a skyline and boundary to the entire San Gabriel Valley and a vast, integrated, visually coherent view space delineating the end of the Los Angeles urban area.

(Ord. 2010-0052 §§ 1, 2, 2010; Ord. 2008-0058 § 1, 2008; Ord. 2001-0043 § 1, 2001; Ord. 99-071 § 6, 1999; Ord. 98-0043 § 5, 1998.)

A. Intent and Purpose. The West Rancho Dominguez-Victoria Community Standards District is established to implement the goals and policies of the West Rancho Dominguez-Victoria Land Use Plan and Implementation Program. Furthermore, this section is intended to mitigate potential incompatibilities associated with the close proximity of industrial and residential zoning and land use within the district and to enhance the appearance of the District by setting forth development and building standards.
B. Description of District. The District lies within the Athens Zoned District Number 57, portions of the Willowbrook-Enterprise Zoned District Number 34, and Victoria Zoned District Number 111. The boundaries of the District are generally 120th Street on the north; Alondra Boulevard on the south; Compton Avenue, Central Avenue, and Stanford Avenue on the east; and Figueroa Street on the west. The map of the District follows this section.
C. Community-Wide Development Standards.
1. Graffiti. To encourage the maintenance of exterior walls free from graffiti, the following shall apply to all premises within the District:
a. All structures, walls, and fences open to public view shall remain free of graffiti.
b. In the event such graffiti occurs, the property owner, lessee, or agent thereof shall remove such graffiti within 72 hours, weather permitting. Paint utilized in covering such graffiti shall be of a color that matches, as closely as possible, the color of the adjacent surfaces.
2. Oil Well Properties. In order to improve the visual appearance of the district, properties containing oil wells where active extraction is taking place shall be fenced and landscaped in accordance with the following requirements:
a. For properties abutting a residential zone or a street, a solid masonry wall or solid fence in compliance with Section 22.52.610 or a fence in compliance with Section 11.48.030 shall be erected around each oil well. The wall or fence shall be not less than six feet in height and shall be provided with landscaping in accordance with Section 22.52.630. The required landscaping for any fence erected in compliance with Section 11.48.030 shall be planted so as to completely screen the fence within five years from the dated of erection of the fence.
b. All oil well equipment, structures, facilities and sites shall be maintained in good condition and accumulations of trash and debris shall be removed regularly.
D. Zone-Specific Development Standards.
1. Zone R-1.
a. The required front yard shall contain a minimum of 50 percent landscaping.
b. Where the rear yard abuts a manufacturing zone, a three-foot landscaped planter strip containing one 15-gallon tree for each 50 square feet of planter area shall be installed along the rear property line. This provision shall not apply to the section of the rear yard where garages or accessory structure may be erected.
2. Zone R-2.
The requirements specified in Zone R-1 of this section shall apply to Zone R-2.
3. Zone C-2.
Parking requirements for the following uses shall be modified as follows: Markets of less than 5,000 square feet, banks, bookstores, delicatessens, drug stores, and office supply stores shall provide a minimum of one parking space for every 400 square feet of gross floor area. Restaurants of less than 1,000 square feet of gross floor area shall provide a minimum of five parking spaces, and restaurants of at least 1,000 square feet of gross floor area shall be granted a maximum 25 percent reduction of the otherwise required parking.
4. Zone C-3.
a. The parking requirements specified in Zone C-2 of this section shall apply to Zone C-3.
b. A building or structure shall not exceed a height of 45 feet above grade, excluding chimneys and rooftop antennas.
5. Zone C-M.
a. Buildings and structures shall be set back a minimum of ten feet from the front property line. The front 10 feet of the setback, not including access, parking, and circulation areas, shall be landscaped.
b. For properties abutting a residential zone, a landscaped buffer of at least five feet shall be provided and shall be automatically irrigated by a permanent watering system. One 15-gallon tree for every 50 square feet of landscaped area shall be planted equally spaced within the buffer strip.
c. For properties abutting a residential zone, a solid masonry wall or solid fence of at least eight feet in height in compliance with Section 22.52.610 shall be erected along the property lines separating the two uses.
d. In order to mitigate noise, all loading docks shall be located as far distant as feasible from adjoining residential zones.
e. A building or structure located within 250 feet of a residential zone shall not exceed a height of 45 feet above grade, excluding chimneys and rooftop antennas.
f. A building or structure located more than 250 feet from a residential zone shall not exceed a height of 90 feet above grade, excluding chimneys and rooftop antennas.
g. The maximum lot coverage shall not exceed 70 percent.
h. All uses except for parking, vending machines, shopping carts, and accessory uses shall be conducted entirely within a building.
i. Outside storage shall not be visible by pedestrians on adjacent residentially zoned streets or by persons on neighboring residentially zoned properties.
6. Zone M-1.
a. The requirements specified in Zone C-M of this section shall apply to Zone M-1.
b. All activities conducted outside an enclosed structure and located within 500 feet of a residential zone, except for parking, vending machines, shopping carts, and accessory uses, shall require a conditional use permit.
c. For properties abutting a residential zone, the following uses shall require a conditional use permit:
Acetylene; the storage of oxygen and acetylene;
Automobile body and fender repair shops;
Automobile painting and upholstering;
Batteries; the manufacture and rebuilding of batteries;
Blacksmith shops;
Building materials, storage of;
Bus storage;
Cannery, except meat or fish;
Car barns for buses and street cars;
Cellophane; the manufacture of cellophane products;
Cesspool pumping, cleaning and draining;
Concrete batching, provided that the mixer is limited to one cubic yard capacity;
Explosives storage;
Fuel yard;
Generators; the manufacture of electrical generators;
Granite, the grinding, cutting, and dressing of;
Lumberyards, except the storage of boxes or crates;
Marble, the grinding, cutting, and dressing of;
Stone, marble, and granite, and grinding, dressing, and cutting of;
Tire retreading;
Truck storage or rental;
Wood yards.
d. Notwithstanding the provisions of subsection (D)(6)(c) of this section, premises in Zone M-1 may be used for the following accessory uses:
Acetylene; the storage of oxygen and acetylene;
Building materials, storage of;
Concrete batching, provided that the mixer is limited to one cubic yard capacity;
Truck storage.
e. The minimum lot size shall be 10,000 square feet with a minimum lot width of 75 feet. Lots legally created prior to the effective date of this section shall not be required to comply with this requirement.
7. Zone M-1 1/2.
The requirements specified in Zones C-M and M-1 of this section shall apply to Zone M-1 1/2.
8. Zone M-2.
a. The requirements specified in Zone C-M and Zone M-1 of this section shall apply to Zone M-2.
b. Automobile dismantling yards, junk salvage yards, and scrap metal processing yards shall not be permitted within 500 feet of a residential zone.
c. Automobile dismantling yards, junk and salvage yards, and scrap metal processing yards shall provide a wall or fence of at least eight feet in height in compliance with Section 22.52.610 along all street frontages. The wall or fence shall be set back at least three feet from property lines having street frontage. The setback area shall be landscaped with shrubs, and one 15-gallon tree for every 50 square feet of landscaped area shall be planted equally spaced within the setback.
d. The minimum lot size shall be 20,000 square feet with a minimum lot width of 100 feet. Lots legally created prior to the effective date of this section shall not be required to comply with this requirement.
9. Zone B-1.
a. Accessory uses. Premises shall not be used for accessory buildings and structures.
b. Prohibited uses. Premises shall not be used for outside storage or for the parking of vehicles for over 72 continuous hours.
10. Zone B-2. The requirements specified in Zone B-1 of this section shall apply to Zone B-2.
11. Zone ( )-CRS. The maximum permitted density shall be 17 dwelling units per net acre.
12. Outside Storage. Outside storage shall not be visible by pedestrians on adjacent residentially zoned streets or by persons on neighboring residentially zoned properties.

(Ord. 2000-0066 § 2, 2000.)

A. Intent and Purpose. The South San Gabriel Community Standards District is established to provide a means of implementing special development standards for commercial and residential uses in the unincorporated community of South San Gabriel. The primary objective of the district is to protect and enhance the existing low-density scale and character of the community and to ensure that new development is compatible with and complimentary to the unique characteristics of this residential and commercial neighborhood. In addition, the South San Gabriel Community Standards District is established to provide a means of reasonably protecting the light, air, and privacy of existing single-family residences from the negative impacts on these resources caused by the construction on adjacent properties of uncharacteristically large and overwhelming residences.
B. Description of District. The boundaries of the South San Gabriel Community Standards District are the city of Rosemead on the north and east, the city of Montebello on the south, and the city of Monterey Park on the south and west. The map of the district follows this section.
C. Community-Wide Development Standards (reserved).
D. Zone-Specific Development Standards.
1. R-1 (Single-Family Residence) Zone.
a. The required front yard shall contain a minimum of 50 percent landscaping.
b. The front yard shall not be less than the average depth of all of the front yards on the same side of the street on the same block, but in no case less than required in Section 22.20.120. A vacant lot or parcel shall not be included in the computation for this purpose.
c. Each side yard shall not be less than 10 percent of the average width of the lot or parcel, but in no case less than five feet for interior and corner side yards and 10 feet for reverse corner side yards.
d. Each required side yard shall not be less than 10 feet where any portion of a residence or other structure exceeds 20 feet in height.
e. Each required rear yard shall not be less than 20 feet where any portion of a residence or other structure exceeds 20 feet in height.
f. Where fill material has been placed on a lot or parcel after such lot or parcel was legally created, height shall be measured from the previously existing grade.
g. The maximum number of stories above grade shall be two. As provided in Section 22.08.190, “story” includes a basement but not a cellar.
h. Gross Structural Area and Lot Coverage.
i. “Gross structural area (GSA)” means the total floor area of all enclosed areas of a residence, including storage, but excluding cellars and garages or carports designed and used for the storage of automobiles. “Lot coverage” means the total area of that portion of a lot covered by all structures erected on the property.
ii. Neither the maximum GSA nor the maximum lot coverage shall exceed the following:

(.25 x net area of a lot) + 1,000 square feet.

iii. In no event shall the maximum GSA or the maximum lot coverage exceed 7,000 square feet.
2. R-2 (Two-Family Residence) Zone.
a. The required front yard shall contain a minimum of 50 percent landscaping.
b. The front yard shall not be less than the average depth of all of the front yards on the same side of the street on the same block, but no less than required in Section 22.20.220. A vacant lot or parcel shall not be included in the computation for this purpose.
3. R-3 (Limited Multiple Residence) Zone. The required front yard shall contain a minimum of 50 percent landscaping.
4. R-A (Residential Agriculture) Zone. Refer to the standards prescribed for Zone R-1, as contained in subsection D.1 of this section, for all zone specific development standards.
5. A-1 (Light Agriculture) Zone. Refer to the standards prescribed for Zone R-1, as contained in subsection D1 of this section, for all zone specific development standards.
6. C-2 (Neighborhood Business) Zone.
a. Permitted Uses. All uses described in Zone C-2 are allowed, except that the following uses require a conditional use permit:
i. Sales.
-- Automobile sales, sale of new motor vehicles, including incidental repair and washing.
-- Automobile supply stores, including incidental installation of parts.
-- Boat and other marine sales.
-- Department stores of more than 5,000 square feet.
-- Grocery stores of more than 5,000 square feet.
-- Hardware stores of more than 5,000 square feet.
ii. Services.
-- Air-pollution sampling stations.
-- Automobile rental and leasing agencies.
-- Automobile service stations, including incidental repair, washing, and rental of utility trailers.
-- Comfort stations.
-- Communications equipment buildings.
-- Electric distribution substations, including microwave facilities.
-- Parking buildings.
-- Rental services of heavy machinery or trucks.
-- Stations--Bus, railroad, and taxi.
-- Telephone repeater stations.
-- Wholesale dry cleaning plants.
iii. Recreation and Amusement.
-- Golf courses, including the customary clubhouse and appurtenant facilities.
b. Development Standards. Premises in Zone C-2 shall be subject to the following development standards:
i. Landscaping and buffering of commercial uses from residential uses.
(A) Where a commercial zone is adjacent to a residence or residential zone, a landscaped buffer strip at least five feet wide shall be provided. Landscaping shall be provided and maintained in a neat and orderly manner. A 15-gallon tree shall be provided for every 100 square feet of landscaped area, to be equally spaced along the buffer strip. The landscaping materials shall be approved by the director. Permanent irrigation systems shall be required and maintained in good working order.
(B) For properties adjoining a residence or residential zone, a solid masonry wall or solid fence in compliance with Section 22.52.610 shall be erected along the property lines separating the two uses.
(C) The director may modify the foregoing requirements for landscaping and buffering where their strict application is determined to be impractical because of physical, topographical, title, or other limitations. Any such modification may include substitution of landscaping or fencing materials. In granting any such modification, the director shall find that the intent and spirit of this section is being carried out.
ii. Parking. Whenever abutting a residence or residential zone and to the extent possible, surface parking lots or open spaces shall be developed in the area closest to the residential zone.
iii. Loading. In order to mitigate noise, all loading docks shall be located as far distant as possible from a residence or residential zone.
iv. The hours of operation for a commercial use shall be limited to the hours of 7 a.m. to 11 p.m., seven days a week, unless otherwise modified by a conditional use permit.
v. A site plan shall be submitted to and approved by the director, as provided in Part 12 of Chapter 22.56, to ensure that the use will comply with the provisions of subsection (D)(6)(b) of this section.
c. Outdoor Advertising Signs. Outdoor advertising signs (billboards) shall require a conditional use permit as specified in Chapter 22.56, Part 1 of the Los Angeles County Code. In addition, outdoor advertising signs shall comply with the following requirements:
i. Outdoor advertising signs with more than 100 square feet of sign area on any face are prohibited.
ii. The total sign area of each outdoor advertising sign on any lot or parcel shall not exceed 200 square feet.
iii. Outdoor advertising signs shall not be erected or maintained within 150 feet of an existing or approved outdoor advertising sign.
iv. Outdoor advertising signs shall not be erected or maintained within 600 feet of a residential zone located on the same side of the street or highway. Residential zones include Zone R-1 (Single-Family Residence), R-2 (Two-Family Residence), R-3 (Limited Multiple Residence), R-A (Residential Agriculture), and A-1 (Light Agriculture).
v. Outdoor advertising signs shall be oriented away from a residential zone. Residential zones include Zone R-1 (Single-Family Residence), R-2 (Two-family Residence), R-3 (Limited Multiple Residence), R-A (Residential Agriculture), and A-1 (Light Agriculture).
vi. The height of outdoor advertising signs shall not exceed 35 feet measured from the ground level at the base of the sign.
7. C-3 (Unlimited Commercial) Zone.
a. Permitted uses. All uses described in Zone C-3 are allowed, except that the following uses require a conditional use permit:
i. Sales.
-- Auction houses, including animal auctions.
-- Automobile sales, sale of new and used motor vehicles.
-- Automobile supply stores with repair facilities.
-- Boat and other marine sales.
-- Department stores of more than 5,000 square feet.
-- Grocery stores of more than 5,000 square feet.
-- Hardware stores of more than 5,000 square feet.
-- Recreational vehicle sales.
-- Trailer sales, box and utility.
ii. Services.
-- Air-pollution sampling stations.
-- Automobile battery service.
-- Automobile brake repair shops.
-- Automobile muffler shops.
-- Automobile radiator shops.
-- Automobile rental and leasing agencies.
-- Automobile repair garages.
-- Comfort stations.
-- Communication equipment buildings.
-- Community centers.
-- Costume rentals.
-- Dental clinics.
-- Dental laboratories.
-- Dog training schools, excluding boarding.
-- Electric distribution substations, including microwave facilities.
-- Furniture and household goods, transfer and storage.
-- Hand wash car washes.
-- Laboratories, research and testing.
-- Mortuaries.
-- Parcel delivery terminals.
-- Parking buildings.
-- Recreational vehicle rentals.
-- Rental services of heavy machinery or trucks.
-- Stations--Bus, railroad, and taxi.
-- Trailer rentals, box and utility only.
-- Truck rentals of trucks exceeding two-ton capacity.
-- Wholesale dry cleaning plants.
iii. Recreation and Amusement.
-- Golf courses, including the customary clubhouse and appurtenant facilities.
b. Development Standards. Refer to the standards prescribed for Zone C-2, as contained in subsection (D)(6)(b) of this section, for all zone-specific development standards.
c. Height Limit. The maximum height of any structure in Zone C-3 shall be 35 feet.
d. Outdoor Advertising Signs. Outdoor advertising signs (billboards) shall require a conditional use permit as specified in Chapter 22.56, Part 1 of the Los Angeles County Code. In addition, outdoor advertising signs shall comply with the following requirements:
i. Outdoor advertising signs with more than 100 square feet of sign area on any face are prohibited.
ii. The total sign area of each outdoor advertising sign on any lot or parcel shall not exceed 200 square feet.
iii. Outdoor advertising signs shall not be erected or maintained within 150 feet of an existing or approved outdoor advertising sign.
iv. Outdoor advertising signs shall not be erected or maintained within 600 feet of a residential zone located on the same side of the street or highway. Residential zones include Zone R-1 (Single-Family Residence), R-2 (Two-family Residence), R-3 (Limited Multiple Residence), R-A (Residential Agriculture), and A-1 (Light Agriculture).
v. Outdoor advertising signs shall be oriented away from a residential zone. Residential zones include Zone R-1 (Single-Family Residence), R-2 (Two-family Residence), R-3 (Limited Multiple Residence), R-A (Residential Agriculture), and A-1 (Light Agriculture).
vi. The height of outdoor advertising signs shall not exceed 35 feet measured from the ground level at the base of the sign.
E. Application for Zoning Approval--Information Required. An application for a permit, variance, or nonconforming use or structure review for which a hearing is required and which is subject to the provisions of subsection B of Section 22.60.174 shall contain a list, certified to be correct by affidavit or by a statement under penalty of perjury pursuant to section 2015.5 of the Code of Civil Procedure, of the names and addresses of all persons who are shown on the latest available assessment roll of the County of Los Angeles as owners of the subject parcel of land and as owning property within a distance of 1,000 feet from the exterior boundaries of the parcel of land to be occupied by the use.

(Ord. 2001-0022 § 2, 2001.)

A. Intent and Purpose. The Rowland Heights Community Standards District is established to implement the Rowland Heights Community Plan, adopted by the Board of Supervisors on September 1, 1981, and to address the needs of residential property owners who are unable to comply with the restrictions contained in Section 22.20.025 in the keeping or parking of recreational vehicles on their lots, due to the prevailing size, shape, topography, and development of residential lots in the area. The Rowland Heights Community Standards District is established to (1) ensure that new development retains the residential character of the area; (2) impose development standards and review processes to ensure that commercial development, signs in commercial areas, landscaping, and setbacks, are appropriate for the community and are implemented to protect the community’s health, safety, and welfare; and (3) allow for the keeping and parking of recreational vehicles on residentially and agriculturally zoned lots in a manner that protects the health, safety, and general welfare of the entire community.
B. Description of District. The boundaries of the District are coterminous with the boundaries of the Rowland Heights Community Plan. The District boundary extends from the City of Industry on the north to Orange County on the south; the City of Diamond Bar forms the eastern boundary, while the western boundaries consist of Hacienda Heights and the City of La Habra Heights. The Pomona Freeway, Brea Canyon Road, Fullerton Road south of Pathfinder Road, Colima Road west of Stoner Creek Road, and the Schabarum Regional Park conform to the approximate boundaries of the District. The map of the District follows this section.
C. Community-Wide Development Standards. All properties shall be neatly maintained, and yard areas that are visible from the street shall be free of debris, trash, lumber, overgrown or dead vegetation, broken or discarded furniture, and household equipment such as refrigerators, stoves, and freezers.
D. Zone-Specific Development Standards.
1. Zones A-1, A-2, R-1, and R-A.
a. Front yard landscaping. A minimum of 50 percent of the required front yard area shall contain landscaping consisting of grass, shrubs, trees, and other similar plant materials. Paved or all-gravel surfaces may not be included as part of the required landscaped area.
b. Trash containers and dumpsters stored in the front or side yard areas shall be screened from view from streets, walkways, and adjacent residences.
2. Zone C-1.
a. Signs. Except as herein modified, all new signs shall conform to Part 10 of Chapter 22.52.
i. Roof signs shall be prohibited.
ii. Freestanding Signs.
(A) Freestanding signs shall be permitted on any lot or parcel of land for each street frontage having a continuous distance of 100 feet or more.
(B) The maximum height of a freestanding sign shall be 20 feet.
(C) The total sign area of a freestanding sign shall not exceed 40 square feet per sign face plus one-fourth square foot of sign area for each one foot of street or highway frontage in excess of 100 feet.
(D) Freestanding signs shall not be located in nor extend above any public right-of-way, including sidewalk areas.
(E) Freestanding business signs shall also be subject to the provisions of subsection D.2.a.iii.(B), below, related to business signs.
iii. Business signs.
(A) Wall business signs shall be limited to one square foot for each linear foot of building frontage.
(B) To facilitate the identification or location of the premises in cases of emergency and for other public health, safety, and welfare purposes, business signs readable from a public right-of-way or parking area open to the general public shall include the following information on the sign: Street address and name of the business, using Roman alphabet characters and Arabic numerals, in digits which are readable from the right-of-way or parking area.
iv. Awning signs. The total area of awning signs shall not exceed 25 percent of the exterior surface of each awning for the ground floor and 15 percent of the exterior surface of each awning for the second floor level.
v. Sign programs for commercial centers consisting of three or more businesses.
(A) The owner or operator of a commercial center consisting of three or more businesses shall submit a sign program to the director to coordinate business signage within the commercial center. For existing commercial centers that meet this threshold, the sign program shall be submitted and approved no later than January 1, 2006. Notwithstanding the deadline in the preceding sentence, no new business sign shall be installed in any commercial center that meets this threshold until the required sign program has been approved by the director.
(B) The sign program shall require new business signs to comply, where applicable, with subsections D.2.a and D.3.b, and shall establish standards for sign location, style, size, color, font, materials, and any other applicable sign feature, so that all new business signs in the commercial center will be compatible with each other.
(C) All new signs shall conform to the specifications set forth in the approved sign program.
b. Setbacks. The minimum setback(s) from highways or streets for new structures and additions to structures shall be as follows: for lots or parcels of land located along Fullerton Road, Colima Road, Nogales Street, Fairway Drive, and Brea Canyon Cut-Off Road, 20 feet from the property line adjoining that respective highway or street; for lots or parcels of land located along any other highway or street, 15 feet from the property line adjoining that respective highway or street. The first 10 feet of the setback area measured from the highway or street shall be landscaped in the manner described in subsection D.2.c, below.
c. General Landscaping. Lots or parcels of land greater than 30,000 square feet shall have a minimum landscaping of 10 percent of the net lot area; all other lots or parcels of land shall have a minimum landscaping of 15 percent of the net lot area. The landscaping shall consist of 24-inch and 36-inch box trees, 5 and 15 gallon-size shrubs, and ground cover, and shall be maintained with regular pruning, weeding, fertilizing, litter removal, and replacement of plants when necessary. Incidental walkways, if needed, may be developed in the landscaped area. Where applicable, landscaping shall be:
i. Placed around the base of a structure in the area between the structure and the parking area;
ii. Used to screen trash enclosures, parking areas, storage areas, loading areas, and public utilities from public view, to the extent that the landscaping does not prevent access thereto; and
iii. Used to create a buffer with a minimum width and height of three feet between parking areas and public rights-of-way.
d. Parking Lot Landscaping. Except for rooftop or interior parking, an existing or proposed parking lot with 20 or more parking spaces shall have a minimum of five percent of the gross area of the parking lot landscaped. This landscaping shall be counted toward the general landscaping requirement set forth in subsection D.2.c. The landscaping shall be spread throughout the parking lot to maximize its aesthetic effect and the parking lot’s compatibility with adjoining uses. Where appropriate, all areas of the parking lot not used for vehicle parking, vehicle maneuvering, or pedestrian movement or activity, shall be landscaped.
e. Buffers. New structures and additions to structures less than or equal to a total of 15 feet in height, on lots or parcels of land adjoining a residential zone, shall have a minimum setback of three feet from the property line adjoining the residential zone. Any such structures or additions to structures over 15 feet in height shall add a minimum setback of one foot for each additional foot of the structure’s height over 15 feet, applicable to those portions of the structure exceeding 15 feet.
f. Lot Coverage. Except as otherwise provided in this subsection f, all new structures and additions to existing structures, when considered along with any existing structures, shall have a maximum cumulative 40 percent coverage of the net area of the lot or parcel of land. An upper floor overhang used solely for circulation, such as a walkway, shall be exempt from the lot coverage calculation, provided it has a maximum width of five feet. On lots or parcels of land less than or equal to 30,000 square feet in net area, new restaurants are prohibited in existing or new structures if the cumulative lot coverage for such existing and/or new structures exceeds 33 percent.
g. Architectural Features. For lots or parcels of land that adjoin a street or residentially zoned property, at least 25 percent of each structure’s façade that faces such street or residentially zoned property shall consist of materials or designs that are distinguishable from the rest of that façade. Examples of such materials or designs include recessed windows, balconies, offset planes, or similar architectural accents. Long, unbroken façades are prohibited.
h. Deceleration/Acceleration Lane. For lots or parcels of land that have at least 600 feet of continuous street frontage on a single street, a dedicated deceleration/acceleration lane shall be installed and shall be subject to the dedication, design, and improvement requirements of the county department of public works.
i. Corner Properties.
i. Corner Cut-off. For purposes of maintaining safe visibility, the front corner area of any corner or reverse corner lot or parcel of land shall be kept free of any tree, fence, shrub, or other physical obstruction higher than 42 inches above grade. The restricted front corner area shall be triangular in shape and shall be measured as follows: two sides of the triangle shall each be 30 feet in length, measured from the point formed by the intersection of the front and exterior side property lines; the third side shall be formed by a straight line connecting the two above-mentioned points.
ii. Zero Lot Line. All new structures and additions to structures shall, whenever practical, have a zero setback from the rear and interior side property lines when such property lines adjoin a commercially zoned property.
j. Parking for Take-Out Eating Establishments. Notwithstanding subsection A.2 of Section 22.52.1110, a new establishment selling food for off-site consumption only, with no seating or other area for on-site consumption, shall provide parking pursuant to subsection A.1 of Section 22.52.1110, except that each such establishment shall have a minimum of ten automobile parking spaces.
k. Discretionary Director’s Review for New Restaurants. New restaurants or additions to an existing restaurant, where the new floor area of the restaurant use is greater than 2,500 square feet, shall be subject to a director’s review pursuant to Part 12 of Chapter 22.56. For purposes of the preceding sentence, a change of use from a non-restaurant to a restaurant shall be considered a new restaurant. In addition to the provisions described in Part 12 of Chapter 22.56, the following shall also apply to these uses:
i. Application materials. The application shall include the following:
(A) A list, certified by affidavit or statement under penalty of perjury, of the names and addresses of all persons who are shown on the latest available assessment roll of the county of Los Angeles as owners of the subject property and as owning property within a distance of 500 feet from the exterior boundaries of the subject property;
(B) Two sets of completed mailing labels for the above-stated owners;
(C) A map drawn to a scale specified by the director indicating where all such ownerships are located; and
(D) A filing fee, as set forth in Section 22.60.100, equal to that required for a site plan review for commercial and industrial projects over 20,000 square feet in size, plus any related environmental review fee as required by Section 12.04.020 of Title 12.
ii. The discretionary director’s review shall be subject to the California Environmental Quality Act and an environmental review for the proposed use shall be undertaken.
iii. Notification that an application has been filed. The director shall send notice of a request for a discretionary director’s review pursuant to this subsection D.2.k to all persons shown on the list described in subsection D.2.k.i(A), and to all other persons whose property could, in the director’s judgment, be affected by the project, including but not limited to, homeowners associations and civic organizations in the Rowland Heights community. The notice shall describe the project and indicate that written comments for consideration may be submitted to the director within 15 days of receipt of such notice.
iv. Director’s decision. The director, in acting upon an application pursuant to this subsection D.2.k, shall approve, approve with conditions, or deny the proposed use based on the principles and standards described in Section 22.56.1690.B. Conditions may be imposed to mitigate any impacts of the proposed use on traffic congestion or to mitigate other adverse effects of the proposed use on neighboring properties.
v. Notification of decision. Notwithstanding Section 22.56.1730, notice of the director’s decision shall be sent not only to the applicant, but also to those persons who submitted written comments concerning the application, and to all other persons requesting notification, including, but not limited to, homeowners associations and civic organizations in the Rowland Heights community. The notice of decision shall be sent by first class mail, postage prepaid, or any other means deemed appropriate by the director.
vi. Rights of appeal. Notwithstanding Section 22.56.1750, any person dissatisfied with the action of the director may file an appeal with the commission within 15 days of receipt of the notice of decision by the applicant; any person dissatisfied with the action of the commission may file an appeal with the board of supervisors within eight days of receipt of the notice of decision by the applicant. The filing requirements, procedures, and effective dates for the appeal shall be governed by Sections 22.60.220 through 22.60.260. The notice of decision on any appeal shall be mailed in the same manner and to the same persons as described in subsection D.2.k.v.
vii. Calls for review. Decisions by the director pursuant to this subsection D.2.k may be called for review by the commission pursuant to Sections 22.60.220, 22.60.230, and 22.60.240; decisions of the commission on the call for review may be called for review by the board of supervisors pursuant to these same Sections, as well as Section 22.60.250. The notice of decision on any call for review shall be mailed in the same manner and to the same persons as described in subsection D.2.k.v.
viii. Effective Dates.
(A) Notwithstanding Section 22.56.1750, the decision of the director shall become effective 15 days after the applicant’s receipt of the notice of decision, unless such decision is appealed or called for review pursuant to subsection D.2.k.vi or vii.
(B) The decision of the commission shall become effective eight days after the applicant’s receipt of the notice of decision, unless such decision is called for review by or appealed to the board of supervisors prior to that date.
(C) The decision of the board of supervisors shall become effective on the date of the board’s action.
3. Zone C-2.
a. The standards and review provisions prescribed for Zone C-1, as contained in subsection D.2, shall apply to Zone C-2 except the maximum sign area of freestanding signs set forth in subsection D.2.a.ii(C).
b. Freestanding Signs. The total sign area of a new freestanding sign shall not exceed 80 square feet per sign face plus three-fourth square foot of sign area for each one foot of street or highway frontage in excess of 100 feet.
4. Zone C-3.
a. The standards and review provisions prescribed for Zone C-2, as contained in subsection D.3, shall apply to Zone C-3.
b. Structure Height. A structure shall not exceed a height of 45 feet above grade, excluding chimneys and rooftop antennas.
c. Limitation on Stories. Structures on lots or parcels of land with frontage on Colima Road shall be subject to the following limitation regarding stories: new structures located within 300 feet of Colima Road shall contain a maximum of two stories; new structures, and existing structures that currently have no more than two stories, located more than 300 feet from Colima Road may contain a maximum of three stories provided that the third story shall be for office use only.
5. Zones M-1 and M-1½. In Zones M-1 and M-1½, any use that is otherwise authorized in Zone C-3, as described in Part 5 of Chapter 22.28, shall be subject to the standards and review provisions prescribed for Zone C-3, as contained in subsection D.4.
6. Minor Variations.
a. The director may permit minor variations from the following standards:
i. The maximum height of freestanding signs set forth in subsection D.2.a.ii(B);
ii. The maximum sign area of freestanding signs set forth in subsections D.2.a.ii(C) and D.3.b;
iii. The limit on wall business signs set forth in subsection D.2.a.iii(A);
iv. The maximum area for awning signs set forth in subsection D.2.a.iv; and
v. The parking lot landscaping requirements set forth in subsection D.2.d as they apply to existing parking lots as of the effective date of this subsection.
b. Burden of Proof. To be granted a minor variation, the applicant shall show, to the satisfaction of the director:
i. That the application of these standards would result in practical difficulties or unnecessary hardships inconsistent with the goals of the Rowland Heights Community Plan;
ii. That there are exceptional circumstances or conditions applicable to the subject property or to the intended development of the property that do not generally apply to other properties within the District; and
iii. That granting the requested minor variation will not be materially detrimental to properties or improvements in the area or contrary to the goals of the Rowland Heights Community Plan.
c. Procedure. The procedure for filing a request for a minor variation shall be the same as for a yard modification as provided in Section 22.48.180.
i. All property owners within 200 feet of the subject property shall be notified in writing of the requested minor variation not less than 20 days prior to the date the director takes action on the request.
d. A minor variation shall not deviate more than 25 percent from the applicable development standards identified in subsection D.6.a.
7. Variance required. Modification of the standards set forth in subsections D.2.b, D.2.c, and D.2.e through D.2.j shall require a variance pursuant to Part 2 of Chapter 22.56.
8. Recreational Vehicle Parking--Residential and Agricultural Zones.
a. Definition. As used in this subsection D8, “recreational vehicle” means a camper, camp trailer, travel trailer, house car, motor home, trailer bus, trailer coach, or similar vehicle, with or without motive power, designed for human habitation for recreational or emergency occupancy. A recreational vehicle includes a boat, other watercraft, snowmobile, off-road vehicle that cannot legally be driven on public streets, and other similar types of vehicles. A trailer, whether open or enclosed, used to carry or tow property such as animals, boats or other watercraft, snowmobiles, off-road vehicles, racecars, or other similar vehicles is also a recreational vehicle. Where a recreational vehicle is on or attached to such a trailer, they shall together be considered one recreational vehicle. A recreational vehicle shall not include a pickup truck used for transportation to which a camper shell has been attached.
b. A recreational vehicle may be kept, stored, parked, maintained, or otherwise permitted on a lot or parcel of land in Zones A-1, A-2, R-1, R-2, R-3, R-4, R-A, and RPD subject to the following restrictions:
i. A recreational vehicle shall not be kept, stored, parked, maintained, or otherwise permitted within five feet of the front lot line or corner side lot line;
ii. No portion of a recreational vehicle exceeding 36 inches in height shall be kept, stored, parked, maintained, or otherwise permitted within 10 feet of the front lot line or corner side lot line;
iii. No more than one recreational vehicle may be kept, stored, parked, maintained, or otherwise permitted in the front yard, corner side yard, or any additional area situated between the corner side yard and the rear lot line;
iv. No recreational vehicle shall be kept, stored, parked, maintained, or otherwise permitted in a manner that prevents access to any required covered parking on the same lot or parcel of land;
v. A recreational vehicle may be kept, stored, parked, maintained, or otherwise permitted only on premises owned or occupied by the owner of the vehicle;
vi. No disabled or otherwise nonfunctional recreational vehicle shall be kept, stored, parked, maintained, or otherwise permitted in the front yard or corner side yard;
vii. A recreational vehicle shall be kept, stored, parked, maintained, or otherwise permitted so as to maintain unobstructed line-of-sight for pedestrians and motorists using the public right-of-way; and
viii. A recreational vehicle shall be kept, stored, parked, maintained, or otherwise permitted so as not to constitute a health or safety hazard.
c. A yard modification may be filed with the director pursuant to Section 22.48.180 to authorize the parking or storing of a recreational vehicle within 10 feet of the front lot line or corner side lot line; provided, however, that under no circumstances shall a recreational vehicle be parked closer than five feet from the front or corner side lot lines. An application for a yard modification under this subsection shall be supported by evidence substantiating that the requested modification is necessary due to topographic features or other conditions in that compliance with the 10-foot setback line would create an unnecessary hardship or unreasonable regulation or where it is obviously impractical to require compliance with the setback line. The director may approve a yard modification if the director finds that parking or storing a recreational vehicle at the proposed location will not compromise pedestrian or motorist line-of-sight or other applicable safety standards as determined by the director, and that the applicant has substantiated to the satisfaction of the director that, due to topographic features or other conditions, compliance with the 10-foot setback line would create an unnecessary hardship or unreasonable regulation or where it is obviously impractical to require compliance with the setback line.
E. Area-specific Development Standards (Reserved).
F. Public Information. A monthly report or reports shall be generated by the department listing all permit and plot plan applications received by the department for the Rowland Heights area. The report(s) shall list the type of application received, a brief description of the project, the name of the property owner and/or applicant, and the address of the proposed project. The report(s) shall be distributed on a periodic basis in a manner and frequency determined by the director to all community groups that request a copy, and to such other groups or persons who, in the director’s judgment, would be appropriate to receive the report(s). Before determining how often to distribute the report(s) to a particular group or person, the director shall consult with and take into account the preference of that group or person on this matter.
G. Nonconforming Structures. Structures nonconforming due to the standards contained in this Community Standards District may be continuously maintained subject to all applicable provisions set forth in Part 10 of Chapter 22.56.

(Ord. 2004-0061 § 1, 2004; Ord. 2002-0075 §§ 1--2, 2002; Ord. 2001-0110 § 2, 2001)

A. Intent and Purpose. The Santa Monica Mountains North Area Community Standards District is established to implement the goals and policies of the Santa Monica Mountains North Area Plan in a manner that protects the health, safety, and welfare of the community, especially the surrounding natural environment.
B. District Boundary. The boundaries of the district are as shown on the map following this section.
C. Definitions.
-- "Bed and breakfast establishment" means a single-family residence containing guest rooms used for short-term rental accommodations, which provides breakfast for guests of the facility.
-- "Gross structural area" (GSA) means the allowable floor area of the permitted development in square feet. The GSA includes the total floor area of all enclosed residential and storage areas, but does not include vent shafts, or the first 400 square feet of floor area in garages or carports designed for the storage of automobiles.
D. Community-wide Development Standards.
1. Coastal Zone Boundary. When parcels are divided by the coastal zone boundary, the use of that portion of a parcel within the coastal zone shall be consistent with the Malibu Land Use Plan, and the use of that portion outside the coastal zone shall be consistent with the Santa Monica Mountains North Area Plan.
2. Exterior Lighting. Exterior lighting shall be low intensity, directional and/or screened to prevent glare or direct off-site illumination. Street lighting shall be permitted only where required by the department of public works or Caltrans for public safety.
3. Signs. Outdoor advertising signs shall be prohibited.
4. Grading.
a. No grading permit shall be issued for development associated with a land division prior to the recordation of the final map, except as specifically authorized by the conditions of an approved tentative map.
b. A conditional use permit as provided in Part 1 of Chapter 22.56 shall be required for any grading on a lot or parcel of land, or in connection with any project, that exceeds 5,000 cubic yards of total cut plus total fill material. For purposes of computing the 5,000 cubic yard threshold amount, grading necessary to establish a turnaround required by the county fire department, but not the grading for any access road or driveway leading to such turnaround, shall be excluded. In addition to the requirements of Subsection A of Section 22.56.090, findings shall be made that the grading will be performed in a manner that minimizes disturbance to the natural landscape and terrain through design features for the project, such as, but not limited to, locating the building pad in the area of the project site with the least slope, clustering structures, and locating the project close to a paved street traveled by the public. Findings shall also be made that the grading will be accompanied by other project features that maximize preservation of visual quality and community character through design features such as, but not limited to, reduced structural height, use of architectural features such as shape, materials, and color to promote blending with the surrounding environment, and use of locally indigenous vegetation for concealment of the project. A list of locally indigenous vegetation appropriate for this Community Standards District shall be maintained by the director.
c. An approved haul route shall be required for the offsite transport of 1,000 cubic yards or more of cut or fill material, or any combination thereof.
d. Grading shall not begin during the rainy season, defined as October 15 of any year through April 15 of the subsequent year.
5. Significant Ridgeline Protection.
a. Ridgelines are defined as the line formed by the meeting of the tops of sloping surfaces of land. Significant ridgelines are ridgelines which, in general, are highly visible and dominate the landscape. The location of the significant ridgelines within this Community Standards District, and the criteria used for their designation, are set forth on the official Santa Monica Mountains North Area Plan Significant Ridgeline Map, prepared and maintained in the offices of the county department of regional planning, which is adopted by reference as part of this ordinance, and on the map and corresponding appendix following this Section.
b. The highest point of a structure that requires any permit shall be located at least 50 vertical feet and 50 horizontal feet from a significant ridgeline, excluding chimneys, rooftop antennas, wind energy conversion systems, and amateur radio antennas.
c. Where structures on a lot or parcel of land cannot meet the standards prescribed by subsection D.5.b, above, a variance as provided in Part 2 of Chapter 22.56 shall be required. In addition to the required findings set forth in Subsection A of Section 22.56.330, findings shall be made that: (1) alternative sites within the property or project have been considered and eliminated from consideration based on physical infeasibility or the potential for substantial habitat damage or destruction if any such alternative site is used; and (2) the proposed project maintains the maximum view of the applicable significant ridgeline through the use of design features for the project such as, but not limited to, minimized grading, reduced structural height, clustered structures, shape, materials, and color that allow the structures to blend with the natural setting, and use of locally indigenous vegetation for concealment of the project, as described on the list referenced in subsection D.4.b.
6. Schools. A conditional use permit shall be required for all schools otherwise permitted in the basic zone, through grade 12, accredited, including appurtenant facilities, which offer instruction required to be taught in the public schools by the Education Code of the State of California, in which no pupil is physically restrained, but excluding trade or commercial schools.
7. Local-serving commercial uses.
a. Applicability.
i. Local-serving commercial uses and associated buildings and structures that were lawfully established and in compliance with all applicable ordinances and laws prior to September 19, 2002, and which became non-conforming as a result of the adoption of Ordinance No. 2002-0062Z, are not subject to the provisions of Part 10 of Chapter 22.56. Such uses, buildings, and structures may continue indefinitely as long as the use does not change or as long as the use meets the criteria contained in subsection D.7.a.ii, below.
ii. A different local-serving commercial use may be allowed if the director finds that the use has the same or a lesser parking requirement, occupant load, and occupancy classification, as described in Title 26 (Building Code), as the existing commercial use, and if no zoning permit would have been required for said different use pursuant to the provisions of Title 22 in effect immediately prior to September 19, 2002.
iii. If a non-conforming local-serving commercial use described in subsection D.7.a.i, above, is discontinued for a consecutive period of two years or longer, the right to operate such non-conforming use shall immediately terminate and any subsequent use of the parcel shall be subject to the other provisions of this Community Standards District, the other applicable provisions of this Title 22, and the Santa Monica Mountains North Area Plan.
b. Changes requiring conditional use permit. A conditional use permit shall be required for uses, buildings, and structures otherwise described in subsection D.7.a.i, above, for:
i. Any extension, expansion, or enlargement of the area of land, or the area within a building or structure requiring a building permit in or on which the use is conducted;
ii. Any alteration, enlargement of, or addition to a building or structure requiring a building permit in which the use is conducted; or
iii. Any addition of land, buildings, or structures used in conjunction with the use, building, or structure in or on which the use is conducted.
c. Proof of existing use. In addition to the information required by Section 22.56.030, the applicant for a conditional use permit must provide proof that the use, building, or structure was lawfully established prior to September 19, 2002.
d. Substantiation of consistency and compatibility. In addition to the information required by Section 22.56.040, the applicant for a conditional use permit shall substantiate that the proposed expansion:
i. Except as relating to its status as a non-conforming use, business or structure, is consistent with the goals and policies of the Santa Monica Mountains North Area Plan; and
ii. Is a local-serving business use that is compatible with surrounding land uses.
E. Zone-specific Development Standards.
1. Zones A-1 and A-2 (Agricultural Zones)--Uses subject to permits. Property in Zones A-1 and A-2 may be used for the following use, in addition to the uses specified in subsection A of Section 22.24.100 for property in Zone A-1 and specified in subsection A of Section 22.24.150 for property in Zone A-2, provided a conditional use permit has first been obtained as provided in Part 1 of Chapter 22.56, and while such permit is in full force and effect in conformity with the conditions of such permit:
-- Bed and breakfast establishments, on a lot or parcel of land having, as a condition of use, an area of not less than one acre, provided the facility maintains a residential character. In addition to the conditions imposed pursuant to Section 22.56.100, the following development standards shall be conditions of each grant, unless otherwise modified by the hearing officer:
a. The facility shall be operated and maintained by the owner or lessee of the property, and it shall constitute the primary residence of the owner or lessee;
b. The facility shall contain not more than five guest rooms available for paying guests, which rooms shall be located within the primary residence and not in any accessory structures;
c. Stays for any paying guest shall not exceed 14 consecutive days and shall be not more than 30 days for such guest in any calendar year;
d. Kitchens and other cooking facilities shall be prohibited in any guest room within the facility;
e. There shall be one on-site parking space, which may be uncovered, served by an all-weather driveway, for each guest room available for paying guests;
f. Serving or consumption of food or beverages, including alcoholic beverages, shall be restricted to residents and guests of the facility. No restaurant or similar activity that is open to the general public shall be permitted; and
g. One wall-mounted or freestanding sign shall be permitted, provided that such sign does not exceed 6 square feet in sign area or 12 square feet in total sign area, and does not exceed a height of 42 inches measured vertically from ground level at the base of the sign.
2. Zones C-1, C-2, C-3, C-M, and CPD (Commercial Zones).
a. Uses Subject to Permits. Where property in Zone C-1, C-2, C-3, C-M, or CPD is not located in the commercial land use category of the Santa Monica Mountains North Area Plan, a conditional use permit as provided in Part 1 of Chapter 22.56 shall be required for any commercial use otherwise permitted in the basic zone. In addition to the findings required by subsection A of Section 22.56.090, the hearing officer shall find that such proposed commercial use is local serving and is compatible with surrounding land uses located within 1,000 feet. Notwithstanding the above, no conditional use permit shall be required for a change of an existing commercial use to a new commercial use having the same or lesser parking requirement and occupant load and having the same occupancy classification as described in Title 26 (Building Code), unless such new use is subject to permit in the basic zone.
b. Maximum Allowable Floor Area Ratio. The floor area ratio (FAR) for all buildings on a parcel of land shall not exceed 0.5. Cellar floor space, parking floor space with necessary interior driveways and ramps thereto, or space within a roof structure penthouse for the housing of operating equipment or machinery shall not be included in determining the floor area ratio.
c. Zone C-2--Uses Subject to Permits. In addition to the uses specified in Section 22.28.160, property in Zone C-2 may be used for the following use, provided a conditional use permit has first been obtained as provided in Part 1 of Chapter 22.56, and while such permit is in full force and effect in conformity with the conditions of such permit:
-- Amphitheaters, containing fewer than 100 seats.
d. Zones C-3 and CPD. A building or structure in Zone C-3 or CPD shall not exceed a height of 35 feet above grade, excluding signs that are permitted by Part 10 of Chapter 22.52, chimneys, and rooftop antennas.
3. Zones M-1, M-2, and MPD (Industrial Zones).
a. A conditional use permit as provided in Part 1 of Chapter 22.56, shall be required for all industrial uses, as follows:
i. In Zone M-1: In addition to the uses specified in subsection A of Section 22.28.260, any industrial use permitted in subsection B of Sections 22.28.230 and 22.32.040, subject to the same limitations and conditions provided therein.
ii. In Zone M-2: In addition to the uses specified in subsection A of Section 22.32.190, any industrial use permitted in Section 22.32.160, subject to the same limitations and conditions provided therein.
b. In addition to the findings required by subsection A of Section 22.56.090, the hearing officer shall find that any proposed industrial use in Zone M-1, M-2, or MPD is a quiet, non-polluting light industrial use and is compatible with surrounding land uses located within 1,000 feet.
c. A building or structure in Zone M-1, M-2, or MPD shall not exceed a height of 35 feet above grade, excluding signs that are permitted by Part 10 of Chapter 22.52, chimneys, and rooftop antennas.
d. The maximum allowable floor area ratio (FAR) provided in subsection E.2.b shall apply to all properties in Zones M-1, M-2, and MPD.
4. Zone O-S--Uses subject to director's review and approval. In addition to the uses specified in subsection B of Section 22.40.420, property in Zone O-S may be used for the following use if site plans therefor are first submitted to and approved by the director as provided in subsection A of Section 22.40.420:
-- Marinas, small boat harbors, docks, piers, boat launches, and similar recreational facilities.
5. Zone R-R.
a. Uses Subject to Director's Review and Approval.
i. In addition to the uses specified in Section 22.40.210, property in Zone R-R may be used for the following use if site plans therefor are first submitted to and approved by the director:
-- Residences, single-family.
ii. In addition to the procedures described in Part 12 of Chapter 22.56, an application for director's review of a single-family residence shall be subject to the following provisions:
(A) The application shall contain the information required by subsection A.10.c of Section 22.56.030.
(B) The director shall cause notice of the application to be mailed by first-class mail, postage prepaid, to the applicant and to all persons whose names and addresses appear on the verified list of property owners required to be submitted by the applicant. The notice shall indicate that any individual opposed to the granting of the application may express such opposition by written protest to the director within 15 days after receipt of the notice.
(C) The director shall approve an application for a director's review where no more than one protest to the granting of the application from persons owning or occupying property within 500 feet of the subject property are received within the specified protest period and where the principles and standards of Section 22.56.1690 have been met. Protests received from both the owner and the occupant of the same property or from more than one owner and/or occupant of the same property shall be considered to be one protest for purposes of this section.
(D) If the application is denied, the director shall so inform the applicant, in writing, and such notice shall also inform the applicant that the zoning ordinance permits the filing of an application for a conditional use permit to authorize the proposed use. If such application is filed within 30 days after the director's denial, the additional fee required for the filing of such application shall be the difference between the fee(s) initially paid and the fee required for a conditional use permit, the amount of which shall be stated in the notice.
b. Uses Subject to Permits.
i. In addition to the uses specified in Section 22.40.220, property in Zone R-R may be used for the following uses, provided a conditional use permit has first been obtained as provided in Part 1 of Chapter 22.56, and while such permit is in full force and effect in conformity with the conditions of such permit:
-- Bed and breakfast establishments, on a lot or parcel of land having, as a condition of use, an area of not less than one acre, provided the facility maintains a residential character, subject to the development standards contained in subsection E.1.
-- Residences, single-family, except as otherwise provided in subsection E.5.a.
ii. In addition to the findings required by subsection A of Section 22.56.090, the hearing officer shall find that such proposed bed and breakfast establishment or single-family residence is compatible with surrounding resort and recreation land uses located within 1,000 feet.
c. A building or structure in Zone R-R shall not exceed a height of 35 feet above grade, excluding signs that are permitted by Part 10 of Chapter 22.52, chimneys, and rooftop antennas.
d. For properties in Zone R-R located within the Commercial Recreation-Limited Intensity land use category of the Santa Monica Mountains North Area Plan, the floor area ratio (FAR) for all buildings on a parcel of land shall not exceed 0.3. Cellar floor space, parking floor space with necessary interior driveways and ramps thereto, or space within a roof structure penthouse for the housing of operating equipment or machinery shall not be included in determining the floor area ratio.
6. Modification of Development Standards. Any modification of the development standards contained in this subsection E shall be considered through the conditional use permit procedure contained in Part 1 of Chapter 22.56.
F. Area-Specific Development Standards.
1. Antiquated Subdivision Area.
a. Intent and Purpose. The antiquated subdivision area is established to protect resources contained in certain hillside areas, located outside the Topanga Canyon and Malibou Lake areas, from incompatible cumulative development of small lots which may result in or have the potential for environmental degradation and/or destruction of life or property.
b. Area Boundary. "Antiquated subdivision area" includes all land within TR. 10343, TR. 10544, TR. 10595, TR. 10596, and L.S. (RS) 20-44. The boundaries of the area are as shown on the map following this section.
c. Development Standards. The exemption provided in subsection C.3 of Section 22.56.215 shall not apply to the construction of a single-family residence on any lot or parcel of land within the antiquated subdivision area that has a gross area of less than one-half acre and contains any area with a natural slope of 25 percent or greater, and a conditional use permit is required for such use.
2. Topanga Canyon Area.
a. Intent and Purpose. The Topanga Canyon area is established to implement certain policies related to antiquated subdivision development contained in the Santa Monica Mountains North Area Plan. The area-specific development standards are intended to mitigate the impacts of development on small lots in hillside and other areas that lack adequate infrastructure or are subject to the potential hazards of fire, flood, or geologic instability, and to preserve important ecological resources and scenic features found in this area. The district also establishes development standards for fences, walls, and landscaping located along roads within the Topanga Canyon area and promotes alternative designs that include safety features.
b. Area Boundary. The boundaries of the area are as shown on the map following this section.
c. Definition. For the purposes of subsection F2, "small lot subdivision" includes all land within TR. 3944, TR. 8545, TR. 8674, TR. 9287, and TR. 9346. "Small lot subdivision" also includes those portions of TR. 6131, TR. 9385, and all Records of Survey and Licensed Surveyor's Maps in Section 5, Township 1 South, Range 16 West, San Bernardino Base and Meridian, located north of the coastal zone boundary. Lots created by a parcel map are exempt from these provisions.
d. Development Standards.
i. Fences and walls. The construction and/or replacement of fences and walls exceeding three and one-half (3 1/2) feet in height which are located either within required front yards, or within required corner side or required rear yards where closer than five (5) feet to any highway line is authorized subject to obtaining a Director's review approval pursuant to Section 22.48.180 and the general procedures of Part 12 of Section 22.56 and subject to the following standards:
(A) Height. No fence or wall shall exceed six (6) feet in height, inclusive of any architectural feature, fixture, and/or support element attached to or part of the fence or wall.
(B) Transparency.
(1) At least seventy (70) percent of the fence or wall area above three and one-half (3 1/2) feet in height shall be open and non-view obscuring. The open and non-view-obscuring area above said three and one-half (3 1/2) feet must be evenly distributed horizontally along the entire length of the fence or wall and comply with all of the following provisions:
(2) No slats or other view-obscuring materials may be inserted into, placed in front of or behind, or affixed to such fences and walls;
(3) Vertical support elements shall be a minimum of five (5) feet apart; and
(4) Non-support vertical or horizontal fence elements shall have a maximum diameter of two (2) inches.
(C) Materials. All portions of new or replacement yard fences and walls shall be constructed of stone, brick, rock, block, concrete, wood, stucco, tubular steel, wrought iron, or a combination of these materials. Either recycled or composite materials, each with the appearance and texture of wood, may also be used. Chain link, wire, and highly reflective materials are prohibited. Fence and wall materials shall have at least one of the following features:
(1) Non-combustible construction;
(2) Ignition resistant construction meeting the requirements of State Fire Marshall section 12-7A-4 parts A and B;
(3) Heavy timber construction; or
(4) Exterior fire-retardant treated wood construction.
(D) Colors. Only earth tone or neutral colors that are similar to the surrounding landscape shall be used.
ii. Landscaping. Trees, shrubs, vines, flowers, and other landscaping forming a barrier or obstructing views in the same manner as a fence or wall, shall not exceed three and one-half (3 1/2) feet in height if located within ten (10) feet of a highway line.
iii. Fences and walls located between five (5) feet from the highway line and the interior boundary of the required corner side yard or required rear yard, and retaining walls wherever located are subject to the provisions of Sections 22.48.160 and 22.48.180.
iv. Modifications Authorized. Any modifications to the fence, wall, and landscaping standards contained in subsections F.2.d.i and d.ii may be granted as part of the Director's review procedure identified in subsection F.2.d.i and shall also include findings that the proposed modifications will not create a safety hazard and will not impair views of scenic resources. In addition to the information required under Section 22.48.180, an application for a Director's review requesting a yard modification under this subsection shall contain the following information:
(A) A scaled site plan showing the proposed landscaping, fence or wall location, setbacks, and fence or wall height measurements;
(B) A scaled elevation drawing of the proposed landscaping, fence or wall showing measurements of all fence or wall elements, including fence or wall height, and all proposed materials and colors.
v. Additional Standards. The construction of residential units on a lot or parcel of land of less than one (1) acre within a small lot subdivision shall be subject to the following development standards:
(A) For the construction of residential units on a lot or parcel of land of five thousand (5,000) square feet or more, the maximum gross structural area shall be equal to twenty (20) percent of the area of the lot or parcel. Construction of residential units on a lot or parcel of land of less than five thousand (5,000) square feet shall be subject to the following slope intensity formula:
(1) The maximum allowable gross structural area of a residential unit to be constructed on a building site shall be determined by the following formula:

Where:

A = the area of the building site in square feet. The building site is defined by the applicant and may consist of all or a designated portion of the one or more lots comprising the project location. All permitted structures must be located within the designated building site.

S = the average slope of the building site in percent as calculated by the formula:

Where:

S = average natural slope in percent.

I = contour interval in feet, at not greater than twenty-five (25)-foot intervals, resulting in at least five (5) contour lines.

L = total accumulated length of all contour lines of interval "I" in feet.

A = the area of the building site in square feet.

(2) All slope calculations shall be based on natural, not graded conditions. Maps of a scale generally not less than one (1) inch equals ten (10) feet (1"=10'), showing the building site and existing slopes, prepared by a licensed surveyor or registered professional civil engineer, shall be submitted with the application. If slope is greater than fifty (50) percent, enter fifty (50) for S in the GSA formula.
(3) The maximum allowable GSA as calculated above may be increased as follows:
(a) Add five hundred (500) square feet or twelve and one-half (12.5) percent of the total lot area, whichever is less, for each lot which is contiguous to the designated building site, provided that such lot(s) is (are) combined with the building site, and all potential for residential development on such lot(s) is permanently extinguished.
(b) Add three hundred (300) square feet or seven and one-half (7.5) percent of the total lot area, whichever is less, for each lot in the vicinity of (e.g., in the same small lot subdivision) but not contiguous with the designated building site, provided that such lot(s) is (are) combined with other developed or developable building sites and all potential for residential development on such lot(s) is permanently extinguished.
(4) The floor area requirement for single-family residences contained in Section 22.20.105 shall not apply.
(5) All residences approved in small lot subdivisions by the slope intensity formula shall be subject to an improvement condition requiring that any future additions or improvements to the property shall be subject to an additional review by the director.
(B) The provisions of Sections 22.48.060, 22.48.080, and 22.48.140 shall not apply.
(C) Procedural Requirements.
(1) Any building or grading permit shall be subject to the Director's review procedure contained in Part 12 of Chapter 22.56, except that the Director shall not consider requests for modification.
(2) Any modifications of development standards, except for fences, walls, and landscaping pursuant to subsections F.2.d.iii and F.2.d.iv, shall be considered only through the variance procedures contained in Part 2 of Chapter 22.56.
3. Malibou Lake Area.
a. Intent and Purpose. The Malibou Lake area establishes development standards to help mitigate the impacts of cumulative residential development on existing historical lots with limited street access in a high fire hazard area.
b. Area Boundary. The boundaries of the area are as shown on the map following this section.
c. Development Standards. If site plans therefor are first submitted to and approved by the director, property may be used for single-family residences and accessory uses, subject to the following development standards:
i. Off-street Parking. Each single-family residence shall have automobile parking spaces, conveniently accessible to the street and to the residence served, as follows:
(A) At least two covered, standard-size automobile parking spaces; and
(B) At least two uncovered, standard-size automobile parking spaces. These spaces may be located in required front, side, and rear yards only if they constitute a driveway to the covered parking.
ii. Street Access.
(A) A minimum 20 feet of paved roadway width to Crags Drive shall be provided to the property and constructed to the satisfaction of the department of public works, or to a lesser width as determined by the forester and fire warden.
(B) All access easements through or abutting the property shall be paved a minimum of 10 feet from the centerline and constructed to the satisfaction of the department of public works.
iii. Fire Sprinklers. An interior automatic fire-sprinkler system shall be installed in each residence, in compliance with the requirements of the forester and fire warden.
iv. Lot Coverage. Buildings and structures shall cover no more than 25 percent of the area of a lot, except to the extent necessary to allow a residence of up to 800 square feet of floor area, in which case such residence shall be permitted to cover more than 25 percent of the area of a lot only to the extent that it otherwise complies with the provisions of this Title 22.
v. Yards and Setbacks. The provisions of Sections 22.48.060 through 22.48.110, 22.48.120 through 22.48.150, and 22.48.180 shall not apply to new construction.
d. Application of development standards. The development standards contained in subsection F.3.c, concerning off-street parking, street access, fire sprinklers, and lot coverage, are applicable to the construction of residential units, as well as to additions made to existing residential units where the cumulative area of all additions made to the units after February 28, 1993, adds at least 200 square feet to the GSA as defined in subsection C. "GSA" means the floor area of the permitted development expressed in square feet, as existing on February 28, 1993.
e. The forester and fire warden shall investigate each application for a site plan review and submit written comments and recommendations thereon to the director.
f. Modification of development standards.
i. Any modification of the development standards contained in subsection F.3.c, concerning parking, street access, fire sprinklers, and lot coverage, shall be considered for residences through the conditional use permit procedure contained in Part 1 of Chapter 22.56 and shall be further subject to the provisions set forth below:
(A) The forester and fire warden shall investigate each application for a conditional use permit and submit written comments and recommendations thereon to the hearing officer.
(B) Notwithstanding the requirements of Sections 22.56.040 and 22.56.090, if an applicant will permanently extinguish all potential for residential development on one or more vacant lots within the Malibou Lake area, the applicant may ordinarily meet the burden of proof required for a conditional use permit. The lots need not be contiguous.
(C) In making a determination upon an application for a conditional use permit pursuant to this subsection, the hearing officer shall find, in addition to the requirements of Section 22.56.090, that:
(1) The modification is necessary for the preservation and enjoyment of a substantial property right possessed by owners of other property in the community;
(2) The modification will not create an adverse safety impact in the surrounding community;
(3) The modification will not be materially detrimental or injurious to the property or improvements in the vicinity of the property; and
(4) The modification will not adversely affect or be in conflict with the general plan, including the Santa Monica Mountains North Area Plan.
ii. The director may grant a modification to yard or setback regulations required by this Title 22. The forester and fire warden shall investigate each application for a yard modification and submit written comments and recommendations thereon to the director.
(A) Any person desiring a modification to yard or setback regulations may file an application with the director, except that no application shall be filed or accepted if final action has been taken within one year prior thereto on an application requesting the same, or substantially the same modification.
(B) An application for a yard modification shall contain the information required by Section 22.56.030 and shall be accompanied by the filing fee as required in Section 22.60.100.
(C) In addition to the information required in the application, the applicant shall substantiate to the satisfaction of the director or commission that the findings specified in subsection F.3.f.i can be made.
(D) The director shall provide notice of the applicant's request at the location specified, which notice shall also indicate that any individual opposed to the granting of such modification may express such opposition by written protest to the director within 15 days after receipt of such notice. Such notice shall be forwarded by first-class mail, postage prepaid to:
(1) All persons whose names and addresses appear on the latest available assessment roll of the county of Los Angeles as owning property adjacent to the exterior boundaries of the property in question;
(2) "Occupant" or "occupants" in all cases where the mailing address of any owner of property required to be notified under the provisions of subsection (1) above is different from the address of such adjacent property; and
(3) Such other persons whose property might in the director's judgment be affected by such modification.
(E) The director shall approve a modification where no protest to the granting of such application is received within the specified protest period and the applicant has met the burden of proof set forth in subsection 3.f.i. The director shall deny an application in all cases where the information received from the applicant or the forester and fire warden fails to substantiate the burden of proof set forth in this section to the satisfaction of the director.
(F) In all cases where a written protest has been received, a public hearing shall be scheduled relative to the application before the hearing officer. All procedures required for a conditional use permit application relative to notification, public hearing, and appeal shall be utilized. Following a public hearing, the hearing officer shall approve or deny the proposed modification based on the findings required by subsection 3.f.i for approval by the director.
(G) Where a requested modification is approved, such conditions may be imposed as are deemed necessary to ensure that the modification will be in accord with the findings required for approval.
(H) Any person dissatisfied with the action of the director may file an appeal of such action with the commission. Upon receiving a notice of appeal, the commission shall take one of the following actions:
(1) Affirm the action of the director;
(2) Refer the matter back to the director for further review with or without instructions; or
(3) Set the matter for public hearing before itself. In such case, the commission's decisions may cover all phases of the matter, including the addition or deletion of any condition. In rendering its decision, the commission shall not hear or consider any argument or evidence of any kind other than the record of the matter received from the director unless it is itself conducting a public hearing on the matter.
(I) The decision of:
(1) The director shall become final and effective 15 days after receipt of notice of action by the applicant, provided no appeal of the action taken has been filed with the commission within such 15 days following notification; or
(2) The commission shall become final and effective 15 days after receipt of notice of action by the applicant, provided no appeal of the action taken has been filed with the executive officer-clerk of the board of supervisors pursuant to Part 5 of Chapter 22.60.
(J) A yard modification which is not used within the time specified in such yard modification, or, if no time is specified, within one year after the granting of the yard modification, becomes null and void and of no effect except that the director may extend such time for a period of not to exceed one year, provided an application requesting such extension is filed prior to such expiration date.
g. Accessory Uses. The following new accessory uses are prohibited, notwithstanding the general authority of Section 22.20.080:
i. Detached living quarters on the same lot or parcel of land as the primary residence, for the use of guests and servants;
ii. Attached living quarters for the use of servants;
iii. Rooms for rent in residences.
G. Applicability.
1. The provisions of subsections D.4.b, D.4.c, D.4.d, and D.5 shall not apply to a new development project where, as of the effective date of the ordinance adding those subsections, any of the following has occurred related to such project:
a. A complete application has been submitted for any subdivision, permit, variance or site plan review;
b. At least one public hearing session has been conducted on any application described in subsection a, above; or
c. A final approval has previously been granted for any application described in subsection a, above, provided that the building location and anticipated grading for the project are clearly depicted on the approved project plans and the project is developed in accordance with those plans.
For purposes of this subsection G.1, a complete application shall be defined as an application that the director finds to contain all of the required documents and information so as to allow the matter to be scheduled for any applicable public hearing or decision.
2. Notwithstanding the provisions of subsection D.5, a person shall have the right to repair or replace a damaged or destroyed residence or accessory structure(s) which, as of the effective date of the ordinance adding that subsection, was legally established, provided such repaired or replaced residence or accessory structure(s) is built in substantially the same location as the one that was damaged or destroyed. Proof that the residence or accessory structure(s) was legally established shall be demonstrated to the director prior to the commencement of any construction activity. The repaired or replaced residence or accessory structure(s) may be enlarged cumulatively up to 25 percent or 1,200 square feet, whichever is less, based on the gross floor area existing immediately before such residence or accessory structure(s) was damaged or destroyed. A different location for the residence or accessory structure(s) may be approved by the director if the applicant shows that the new location will avoid known hazards on the project site, such as geotechnical, fire, and/or hydrologic hazards, and also shows that such other location will not result in damage to significant biological resources.
3. A legally established residence or accessory structure(s) existing as of the effective date of the ordinance adding subsection D.5 that is located on a significant ridgeline, or within the ridgeline protection area of 50 vertical and 50 horizontal feet from the significant ridgeline, may be cumulatively enlarged up to 25 percent or 1,200 square feet of gross floor area, whichever is less. Proof that the residence or accessory structure(s) was legally established shall be demonstrated to the director prior to the commencement of any construction activity.
4. Any amount of legal grading that has occurred on a lot or parcel of land, or in connection with a project, prior to the effective date of the ordinance adding subsections D.4.b and D.4.c, shall not be counted toward the grading thresholds set forth in those subsections. Proof that such grading was legal shall be demonstrated to the director prior to the commencement of any construction activity. Any grading on a lot or parcel of land, or in connection with a project or any subsequent project, which is undertaken at any time after the effective date of the ordinance adding subsections D.4.b and D.4.c, other than grading completed for a project described in subsection G.1, above, shall be counted cumulatively toward the grading thresholds set forth in those subsections. (Ord. 2010-0022 § 2, 2010; Ord. 2007-0091 § 1, 2007; Ord. 2004-0072 § 1, 2004: Ord. 2002-0063 § 4, 2002)

APPENDIX FOR SECTION 22.44.133
SANTA MONICA MOUNTAINS NORTH AREA COMMUNITY STANDARDS DISTRICT CRITERIA FOR SIGNIFICANT RIDGELINES

The designation of the significant ridgelines within the Santa Monica Mountains North Area Community Standards District is based on the following criteria:
* Topographic complexity: Ridges that have a significant difference in elevation from the valley or canyon floor. Generally, these ridges are observable from any location on the valley floor, from a community, or from a public road. Geologic conditions in the Santa Monica Mountains North Area make this a common condition.
* Near/far contrast: Ridges that are a part of a scene that includes a prominent landform in the foreground and a major backdrop ridge with an unbroken skyline. This includes a view into a valley from a public road or viewpoint located at a higher altitude, such as along the valley rim or a pass. Often, layers of ridges are visible into the distance, such as when looking west from Topanga Canyon Boulevard over Henry Ridge to Saddle Peak, and from Mulholland Highway looking east toward Cornell and Malibu Lake. This contrast can be experienced viewing an entire panorama or a portion of a panorama from an elevated point.
* Cultural landmarks: Ridges that frame views of well-known locations, structures, or other places, which are considered points of interest in the Santa Monica Mountains North Area. These landmarks include Paramount Ranch, Peter Strauss Ranch, and Malibu Lake.
* Uniqueness and character of a specific location: Peaks and their buttressing ridges. This is represented by ridges that frame rocky outcroppings, other unique geological features, and areas of extraordinary natural beauty, such as Ladyface Mountain and Saddle Rock. Ridges that frame Malibu Canyon-Las Virgenes Road--a state-designated county scenic highway--Mulholland Highway, Kanan Road, Topanga Canyon Boulevard, and other scenic routes are also included.
* Existing community boundaries and gateways: Ridges and surrounding terrain that provide the first view of predominantly natural, undeveloped land as a traveler emerges from the urban landscape. These lands introduce visitors to the visual experiences they will encounter in the Santa Monica Mountains North Area. Community boundaries and gateways include the surrounding ridges that provide a skyline and boundary to the rural communities found in the North Area. Examples include the ridges viewed from the Ventura Freeway traveling west from Calabasas, and the ridges along Triunfo and Lobo Canyons.

A. Purpose. The East Pasadena-San Gabriel Community Standards District is established to protect the light, air, and privacy of existing residences, enhance aesthetics and community character, and ensure that new and expanded development is compatible with the unique identity of each neighborhood throughout the district.
B. District Boundary. The boundaries of the district are shown on the map following this section.
C. Community-wide Development Standards.
1. The provision in Section 22.48.050 allowing the substitution of a uniform distance of 10 feet from all lot lines for front, side and rear yards on flag lots shall not be applicable.
2. Signs. Prohibited signs are as follows:
a. Outdoor advertising signs;
b. Freestanding signs that exceed 30 feet in height, or are located within 100 feet of a residential use or zone, or extend into the public right-of-way;
c. Roof signs;
d. Flashing, animated, audible, rotating and/or moving signs;
e. Business signs that project or extend more than 18 inches from the building face.
3. Repair of Nonconforming Structures. Any structure nonconforming due to standards which is damaged or partially destroyed may be restored to the condition of the structure as it existed immediately prior to the occurrence of such damage or destruction, provided that the cost of reconstruction does not exceed 100 percent of the total market value of the structure as determined by the methods set forth in subsections G.1.a and G.1.b of Section 22.56.1510 and provided the reconstruction complies with the provisions of subsection G.2 of Section 22.56.1510.
4. Modifications. The director, hearing officer or commission, where applicable, in acting upon any application for a modification from the development standards of this section, shall consider, in addition to the principles and standards in Section 22.56.1090, the unique characteristics of the neighborhood in which the site is located. Approval or denial of a modification shall not establish precedent for approval or denial of other modifications within the East Pasadena-San Gabriel Community Standards District. Except for parking and sign regulations, the development standards in this section may only be modified by director’s review and approval pursuant to Part 12 of Chapter 22.56 and in accordance with the following:
a. When an application for a tentative map for a subdivision, including a minor land division, is filed concurrently with an application to modify development standards, the provisions of Section 22.56.1700 shall apply to such applications;
b. In cases where Section 22.56.1700 does not apply, the director’s review and approval shall be subject to the following additional provisions:
i. The director shall cause a copy of a notice describing the application and the location of the property which is the subject of the application to be forwarded by first-class mail, postage prepaid, to all persons whose names and addresses appear on the latest available assessment roll of the county of Los Angeles as owning property within 200 feet of the exterior boundaries of the property, and to the homeowners association whose boundary includes the property which is the subject of the application, and such notice shall indicate that a public hearing may be requested by any individual by written request delivered to the director within 15 days after receipt of such notice;
ii. The director may approve an application for a director’s review if not more than two requests for a public hearing are received within the period specified in subsection C.4.b.i of this section, provided that the principles and standards of Section 22.56.1690 are established. The director shall deny an application for a director’s review if at least three requests for a public hearing are received within the period specified in subsection C.4.b.i of this section, or where the principles and standards of Section 22.56.1690 are not established. Requests received from both the owner and the occupant of the same property shall be considered to be one request for the purposes of this section;
iii. The director shall notify the applicant and all persons specified in subsection C.4.b.i of this section in writing of the action taken on the application. The notification shall indicate that an appeal may be filed with the commission within 10 days after receipt of such notice. Notwithstanding the provisions of Section 22.60.210, the decision of the commission shall be final. In cases where the director denies an application because at least three written requests for a public hearing were received, the director shall also inform the applicant that a request to schedule a public hearing before the hearing officer may be submitted within 30 days after receipt of such notice and payment of the additional fee for site plan review, director’s review for modification of development standards in community standards district, as specified in Section 22.60.100. All procedures relative to public hearing and appeal shall be the same as for a conditional use permit. The hearing officer shall approve or deny the proposed modification based on the principles and standards of Section 22.56.1690.
D. Zone-Specific Development Standards.
1. Zones R-1, R-2, R-A, A-1 (Single-Family Residential).

2. Zone R-3.

3. Zones C-1, C-2, C-3, C-H, M-1, M-1½.
a. Maximum Height. The maximum height of all structures, except chimneys and rooftop antennas, shall be 35 feet.
b. Maximum Floor Area. The maximum floor area shall be 100 percent of the net lot area. Floor area shall include all enclosed buildings.
c. Maximum Lot Coverage. The maximum lot coverage shall be 75 percent of the net lot area. Lot coverage shall include all enclosed buildings.
d. Setback. For structures that exceed 17 feet in height and are located on a lot or parcel of land adjacent to a residential zone, the maximum height of the structure at five feet from the property line adjacent to the residential zone shall be 10 feet and any portion of the structure that exceeds 10 feet in height shall be set back an additional foot for every additional foot in height.
e. Lighting. Exterior lighting shall be of top-shielded or hooded design intended to direct light away from adjacent parcels and prevent off-site illumination. Street lighting shall be consistent with the neighborhood pattern except where the department of public works determines that a different street lighting configuration is required for the protection of public health and safety. (Ord. 2002-0056 § 5, 2002.)

A. Purpose. The Avocado Heights Community Standards District (“CSD”) is established to preserve the open character of the Avocado Heights community and to improve its appearance with property maintenance standards. The CSD also establishes standards to improve the compatibility between residential uses and neighboring industrial and assembly uses.
B. District Boundary. The boundaries of the district are shown on the map following this section.
C. Community-wide Development Standards.
1. Graffiti. All structures, walls, and fences that are publicly visible shall remain free of graffiti. Any property owner, lessee, or other person responsible for the maintenance of a property shall remove graffiti within 72 hours of receiving written notice from a zoning enforcement officer that graffiti exists on the property. Paint used to cover graffiti shall match, as near as possible, the color of the surrounding surfaces.
2. Maintenance. Any areas of property that are publicly visible, including front yards, front sidewalks, and rear alleys, shall remain free of trash and other debris. Storage of household appliances, such as refrigerators, stoves, freezers, and similar products, is prohibited in all yard areas.
D. Zone-specific Development Standards.
1. Zones R-1, R-A, and A-1.
a. Front Yard Landscaping. For lots less than 40 feet in width, front yards shall have a minimum of 25 percent landscaping. For all other lots, front yards shall have a minimum of 50 percent landscaping.
b. Front Yard Fences. Notwithstanding subsection A of Section 22.48.160, a front yard fence may exceed 3.5 feet in height provided:
i. The portions of the fence above 3.5 feet are built so as not to completely obstruct the public’s view; and
ii. If the fence is chain link or wrought-iron, the fence may not exceed 6 feet in height.
c. Lot Coverage. The maximum lot coverage for structures of any type, including structures for housing animals, shall be (.25 x net lot area) + 1,000 square feet.
d. Yard Depth.
i. For developed street blocks, the minimum front yard depth shall be equal to the average depth of all front yards on the same block and same side of the street. A vacant lot or parcel of land shall not be included in this calculation. For undeveloped street blocks, the minimum front yard depth shall be 20 feet; and
ii. The minimum rear yard depth shall be as depicted on the table below:

e. Assembly Buildings.
i. Definition. For purposes of this CSD, an assembly building shall be a non-residential building used for public assembly that accommodates an occupant load of 50 or more persons.
ii. Requirements. All new assembly buildings shall be subject to the following:
(A) The lot on which the assembly building is located shall be a minimum of 1 acre in size and shall have frontage on at least 2 intersecting public streets;
(B) The assembly building shall be located at least 50 feet from the property line of any residential property;
(C) Parking for an assembly building shall consist of 1 parking space for each 3 occupants, based on the occupant load for the assembly building. All parking spaces shall be provided within 500 feet of the assembly building;
(D) The common property line between an assembly building and an adjoining residential use shall have a 6-foot high concrete block wall unless the wall height standards in Section 22.48.160 of this code otherwise provide; and
(E) In addition to the events listed in Section 22.56.1835 of this code, all festivals not included therein, and all fundraising events at an assembly building shall require a temporary use permit, unless the event is otherwise allowed in the zone without a permit, or allowed under another approval.
2. Zones C-H and C-1.
a. Parking Lot Landscaping. Except for rooftop or interior parking, parking lots with 20 or more parking spaces shall have a minimum of 5 percent landscaping. The landscaping shall be maintained and irrigated by a permanent watering system and shall include one 15-gallon tree for every 100 square feet of landscaped area. The landscaping shall provide separation between the parking lot and adjoining uses to the maximum extent possible.
b. Business Signs. Except as herein modified, all business signs shall conform to Part 10 of Chapter 22.52.
i. Roof business signs shall be prohibited.
ii. Damaged business signs shall be repaired or removed within 30 days of receipt of written notice from a zoning enforcement officer.
iii. Wall Business Signs. All businesses shall be permitted 1 wall business sign, unless the business has more than 40 feet of building frontage or multiple street frontages. For businesses with more than 40 feet of building frontage, the business shall be permitted 1 additional business sign for each additional 30 feet or increment thereof of street frontage; for businesses with multiple street frontages, the business shall be permitted 1 business sign for each street frontage. Wall business signs shall have the following maximum attributes:
(A) A face area of 2 square feet for every linear foot of the applicable building frontage;
(B) Letter sizes of 24 inches in height; and
(C) A vertical dimension of 36 inches for the frame box.
iv. Freestanding Business Signs. Freestanding business signs shall be allowed only if the business is located on a lot with a minimum of 100 feet of street frontage and shall not be located on, or extend above, any public right-of-way or public sidewalk. Freestanding business signs shall have the following attributes:
(A) A solid base resting directly on the ground;
(B) A maximum face area of 60 square feet; and
(C) A maximum height of 15 feet measured vertically from the ground level at the base of the sign.
v. Nonconforming Business Signs. All existing lawful nonconforming business signs shall be brought into compliance with this subsection D.2.b, or be removed from the site, within the period set forth in the table below:

c. Awnings.
i. Awning signs shall have the same face area restriction as that for wall business signs in subsection D.2.b.iii.(A).
ii. Every awning for the same business shall be the same color and style; and
iii. Every awning in a building with multiple storefronts shall be complimentary in color and style.
3. Zone C-2. The standards prescribed for Zones C-H and C-1 shall apply to Zone C-2. In addition, all new buildings in Zone C-2 shall have a minimum setback of 20 feet from the front property line. This setback shall be completely landscaped, except where there is required parking and driveways. The landscaping shall be maintained with regular pruning, weeding, fertilizing, litter removal, and replacement of plants when necessary.
4. Zone C-3. The standards prescribed for Zones C-H, C-1, and C-2 shall apply to Zone C-3. In addition, a building or structure in Zone C-3 shall not exceed a height of 45 feet above grade, excluding chimneys and rooftop antennas.
5. Zones M-1 and M-1½.
a. Buffers. Properties that adjoin a residential zone, school, or park shall have a minimum 10-foot landscaped buffer along the common property line. One 15-gallon tree for every 100 square feet of landscaped area shall be planted equally spaced in the buffer strip. The landscaping shall be irrigated by a permanent watering system and shall be maintained in the manner provided in subsection D.3.
b. Minimum Lot Size. Except for lots legally created prior to the effective date of this CSD, the minimum lot size shall be 20,000 square feet.
c. Setbacks. All new buildings that adjoin or face a residential zone, school, or park shall have a minimum setback of 20 feet from the front or side property line. The front setback shall be completely landscaped, except where there is required parking and driveways. The landscaping shall be maintained in the manner provided in subsection D.3.
d. Fences or Walls. Properties that adjoin a residential zone, school, or park shall have a minimum 8-foot high solid wall or solid fence along the common property line in compliance with Section 22.52.610 of this code.
e. Lot Coverage. All new structures shall have a maximum 70 percent lot coverage. At least 10 percent of the net lot area shall be landscaped with lawns, shrubbery, flowers, or trees. The landscaping shall be maintained in the manner provided in subsection D.3.
f. Height. Excluding chimneys and rooftop antennas, all new structures shall have a maximum height of 45 feet above grade if located within 250 feet of a residential zone, and 90 feet above grade otherwise.
g. Loading Docks. No loading dock shall be permitted along a property line that adjoins a residential zone.
h. Outside Storage. Notwithstanding Part 7 of Chapter 22.52 of this code, outside storage shall not be publicly visible to anyone in an adjoining residential zone.
i. Outdoor Businesses. All principal business uses conducted outside an enclosed structure within 500 feet of a residential zone, school, or park shall require a conditional use permit.
6. Minor Variations.
a. The director may permit minor variations from the zone-specific development standards specified in subsections D.1.b, D.1.c, D.1.d, D.2.b.iii, D.2.b.iv, D.3 (regarding setbacks), D.5.a, D.5.b, D.5.c, D.5.e, D.5.f, and D.5.i where an applicant’s request for a minor variation demonstrates to the satisfaction of the director all of the following:
i. The application of these standards would result in practical difficulties or unnecessary hardships inconsistent with the goals of the CSD;
ii. There are exceptional circumstances or conditions applicable to the subject property or to the intended development of the property that do not apply to other properties within the Avocado Heights area;
iii. That granting the requested minor variation will not be materially detrimental to properties or improvements in the area or contrary to the goals of the CSD; and
iv. That no more than two unrelated property owners have expressed opposition to the minor variation pursuant to subsection D.6.c below. Protests received from both the owner and occupant of the same property shall be considered one protest for the purposes of this subsection.
b. The procedure for filing a request for a minor variation shall be the same as that for director’s review except that the applicant shall also submit:
i. A list, certified by affidavit or statement under penalty of perjury, of the names and addresses of all persons who are shown on the latest available assessment roll of the county of Los Angeles as owners of the subject property and as owning property within a distance of 250 feet from the exterior boundaries of the subject property;
ii. Two sets of mailing labels for the above-stated owners;
iii. A map drawn to a scale specified by the director indicating where all such ownerships are located; and
iv. A filing fee, as set forth in Section 22.60.100 of this code, equal to that required for a site plan review for commercial and industrial projects over 20,000 square feet in size.
c. Not less than 20 days prior to the date an action is taken, the director shall send notice to the above-stated owners, using the mailing labels supplied by the applicant, indicating that any individual opposed to the granting of such minor variation may express such opposition by written protest to the director within 15 days after receipt of such notice.
E. Area-specific Development Standards.
1. Area 1--Equestrian Area.
a. Purpose. This area is established to preserve equestrian uses in the urban areas of the Avocado Heights community while alleviating certain environmental impacts associated with keeping horses and livestock. The development standards herein are intended to supplement the requirements of Part 3 of Chapter 22.44 of this code and are adopted pursuant to Section 22.44.180 of that Part.
b. Area Description. This area is coextensive with the Avocado Heights Equestrian District established pursuant to Part 3 of Chapter 22.44 of this code. The boundaries of the area are shown on the map following this section.
c. Development Standards.
i. Distances. Structures such as stables, barns, sheds, pens, and corrals, and any areas of property where horses or livestock are pastured, shall be located a minimum of 35 feet from any residence, and 10 feet from any street or highway.
ii. Setbacks. Structures used to temporarily keep horses or livestock shall be located a minimum of 5 feet from any rear or side property line, unless the property owner obtains the notarized written consent from the current adjacent property owners from the respective side and near property lines allowing a lesser setback.
iii. Dust Control. Measures to limit dust, such as installing a sprinkler system or regular ground watering, shall be implemented.
iv. Manure Disposal and Storage. Unless manure is used for spreading, manure shall be disposed of weekly. Until its disposal, manure shall be stored a minimum of 50 feet from any water source or natural drainage channel. Manure storage areas shall be covered.
2. Area 2--Valley Boulevard Area.
a. Purpose. This area is established to improve the compatibility between residential and industrial uses in the Valley Boulevard area.
b. Area Description. The boundaries of the area are shown on the map following this section.
c. Area-wide Conditional Uses. Commercial and industrial uses otherwise permitted shall require a conditional use permit for properties without street frontage on, or direct vehicular driveway access to, Valley Boulevard.
d. Zone-specific Use Standards.
i. Zone M-1. In addition to the uses specified in Section 22.32.070 of this code, the following uses shall also require a conditional use permit in Zone M-1:
-- Acetylene; the storage of oxygen and acetylene in tanks if oxygen is stored in a room separate from acetylene, and such rooms are separated by a not less than a one-hour fire-resistant wall.
-- Animal experimentation research institute.
-- Automobile body and fender repair shops.
-- Automobile painting and upholstering.
-- Batteries; the manufacture and rebuilding of batteries.
-- Breweries.
-- Cannery, except meat or fish.
-- Casein; the manufacture of casein products, except glue.
-- Cellophane; the manufacture of cellophane products.
-- Cesspool pumping, cleaning and draining.
-- Cold storage plants.
-- Concrete batching, provided that the mixer is limited to one cubic yard.
-- Dextrine, manufacture of.
-- Distributing plants.
-- Electrical transformer substations.
-- Fabricating, other than snap riveting or any process used in bending or shaping which produces any annoying or disagreeable noise.
-- Fox farms.
-- Fuel yards.
-- Generators; the manufacture of electrical generators.
-- Incinerators, the manufacture of.
-- Ink, the manufacture of.
-- Lubricating oil; the canning and packaging of lubricating oil if not more than 100 barrels are stored above ground at any one time.
-- Paint mixing, except the mixing of lacquers and synthetic enamels.
-- Poultry and rabbits; the wholesale and retail sale of poultry and rabbits, including slaughtering and dressing within a building.
-- Sand; the washing of sand to be used in sandblasting.
-- Sodium glutamate, the manufacture of.
-- Stove polish, the manufacture of.
-- Tire retreading.
ii. Zone M-1½.
(1) All uses requiring a conditional use permit pursuant to subsection E.2.d.i above in Zone M-1 shall require a conditional use permit in Zone M-1½.
(2) Any use otherwise permitted in Zone M-1½ but not Zone M-1 of this code shall require a conditional use permit in Zone M-1½.
(3) Materials Recovery Facilities. A “materials recovery facility” shall require a conditional use permit in Zone M-1½. For purposes of this subsection, a materials recovery facility is a solid waste facility, permitted by the California Integrated Waste Management Board, where solid waste, as defined in California Public Resources Code section 40191, or recyclable materials, are sorted or separated for the purpose of recycling or creating compost.
F. List of Surrounding Owners. In addition to any other information required by this Title 22, an application for a permit, variance, or nonconforming use for which a hearing is required and which is subject to the provisions of subsection B of Section 22.60.174 of this code shall contain the same list as that required for a minor variation application pursuant to subsection D.6.b.i above, except that the distance requirement shall be 1,000 feet instead of 250 feet. (2003-0074 § 2, 2003.)

A. Purpose. The Castaic Area Community Standards District (“CSD”) is established to protect the rural character, unique appearance, and natural resources of the Castaic Area communities. The CSD also ensures that new development will be compatible with the Castaic area’s existing rural neighborhoods and with the goals of the Santa Clarita Valley Area Plan. Finally, the CSD promotes the establishment of trucking-related businesses in locations where trucking activities presently occur, while ensuring that trucking businesses do not interfere with the community’s residential character, circulation, and traffic patterns.
B. Description of the CSD Boundary. The CSD generally includes the existing communities of Castaic, Castaic Junction, Val Verde, Hasley Canyon, Hillcrest, and Paradise Ranch; the canyons of Charlie, Tapia, Romero, Sloan, and Violin; the Valencia Commerce Center; the Peter Pitchess Detention Center; and the Northlake development and part of the Newhall Ranch development, both of which are governed by specific plans. The actual boundaries of the CSD are shown on the official Castaic Area CSD map on file in the offices of the county department of regional planning, and on the map following this Section.
C. Exemptions. This CSD shall not apply to:
1. Areas within the CSD governed by a specific plan or development agreement that was approved prior to the effective date of this CSD, as long as such specific plan or development agreement is legally valid and has not terminated;
2. Development proposals which are the subject of applications for the following types of permits or approvals that were submitted and deemed complete prior to the effective date of this CSD:
a. Building permits;
b. Tentative tracts and parcel maps;
c. General plan and/or area plan amendments; and
d. Zoning permits, zone changes, conditional use permits, variances, site plan reviews, or any other zoning permits.
3. Existing buildings or structures, or any additions thereto, provided that:
a. Any change to such building or structure after the effective date of this CSD does not result in an increase in the occupancy load or parking requirement for the existing use; and/or
b. Any addition to such building or structure after the effective date of this CSD shall not cumulatively increase its existing floor area by more than 25 percent.
D. Community-wide Development Standards.
1. Signs. In addition to the signs prohibited by Section 22.52.990, the following signs shall be prohibited:
a. Projecting business signs; and
b. Roof signs.
2. Street improvements. In residential land divisions where at least 75 percent of the lots exceed a net area of 15,000 square feet, local streets shall comply with the following standards, as approved by the county department of public works and the county fire department:
a. Local streets shall have a maximum paved width area of 28 feet, excluding any inverted shoulder or concrete flow line;
b. Curbs, gutters, and sidewalks are prohibited unless otherwise deemed necessary for public safety purposes;
c. Inverted shoulder cross-sections shall be required unless an alternate design is deemed necessary for public safety; and
d. Regardless of lot size, street lights shall:
i. Have a mission bell shape or similar design consistent with the character of the community and shall be compatible in style and material with the poles on which they are mounted. Proposals from the Castaic Area Town Council will be considered for determining the appropriate style of street lights, provided these proposals are approved by the county department of public works and the local electric utility serving the area under consideration; and
ii. Be placed the maximum distance apart with the minimum lumens allowable by the county department of public works.
3. Trails.
a. In general. Except as provided in subsection 3.d below, all new land divisions, including minor land divisions, shall contain trails in accordance with the Master Plan of Trails (“Master Trail Plan”) maintained by the county department of parks and recreation (“parks department”) and consistent with the Santa Clarita Valley Area Plan. Input by the Santa Clarita Valley Trails Advisory Committee regarding trail development shall be considered by the hearing officer and/or commission in reviewing land divisions. Trail construction shall be completed and approved by the parks department prior to the recordation of the final map for the land division.
b. Trail standards. Trails built pursuant to this subsection D.3 shall satisfy the following minimum standards:
i. Access routes. To the greatest extent possible, and without requiring off-site land acquisitions by the subdivider, access routes shall be provided from every new land division to a main trails network shown on the Master Trail Plan;
ii. Multipurpose use. The trails shall accommodate both pedestrian and equestrian uses; and
iii. Equestrian trails. In addition to the trails otherwise required by this subsection D.3, new land divisions with at least 75 percent of the residential lots equal or greater to 20,000 square feet in net area shall reserve an equestrian trail, approved by the parks department, that is eight feet in width and adjacent to a public right-of-way. The equestrian trail shall connect to a network of equestrian trails.
c. Trail maintenance. All trails and access routes that are not required to be maintained by the parks department shall be maintained, subject to approval by the parks department, by a homeowner’s association, to which the trail or access route has been irrevocably deeded, or by a special district. If a special district is used, such district shall be an entity established as an assessment district pursuant to the Landscaping and Lighting Act of 1972, sections 22500, et seq., of the California Streets and Highways Code (“Landscaping and Lighting Act District”), or it shall be some other entity capable of assessing and collecting trail maintenance fees from the owners of the lots in the new land division. For purposes of this subsection D.3.c, the trails and access routes that must be constructed so as to be suitable for acceptance and maintenance by the parks department are those trails and access routes identified in the Master Trail Plan and the Santa Clarita Valley Area Plan, and those trails and access routes located on private property for which a trail easement has been dedicated to the County;
d. Alternative trail proposal. If it is infeasible for a subdivider to provide trails in accordance with the Master Plan or Santa Clarita Valley Area Plan, alternative trail proposals may be developed subject to the minor variation provisions in subsection H, below. The alternative trail proposal shall, to the greatest extent possible, and without requiring off-site land acquisitions by the subdivider, be connected to a network of trails shown on the Master Plan and be approved by the parks department.
4. Neighborhood Parks.
a. Subject to Sections 21.24.340, 21.24.350, 21.28.120, 21.28.130, and 21.28.140, the hearing officer and/or commission shall, to the greatest extent possible, require the subdivider of a residential land division to provide sufficient park space such that 90 percent of all residential lots within the land division are within one-half mile of a neighborhood park that has a minimum size of two acres.
b. In complying with subsection 21.24.350.B for land divisions that contain more than 50 lots, the hearing officer and/or commission shall, to the greatest extent possible, require the subdivider to provide park space rather than in-lieu park fees.
c. Neighborhood park space provided pursuant to this subdivision D.4, shall be maintained either by the parks department, or by a Landscaping and Lighting Act District, as determined by the parks department.
5. Hillsides. In addition to the applicable requirements of Section 22.56.215, the following standards shall apply to development within a “hillside management area,” as defined in Section 22.08.080:
a. Contour grading shall be used to present a rounded appearance that blends with the natural terrain;
b. Curvilinear street design and other improvements shall be used to minimize grading alterations and emulate the natural contours of the hillsides;
c. Terraced drains required in cut-and-fill slopes shall be paved with colored concrete to blend with the natural soil or shall be concealed with berms;
d. Terraced slopes resulting from grading shall be landscaped with locally indigenous vegetation, as described in subsection D.8, below;
e. In addition to the requirements of subsection D.6, residential projects located at or near the crest of a ridgeline and on or near a hillside with a down slope greater than 15 percent and facing a public right-of-way, shall provide 15 gallon non-invasive trees within 10 feet of the top of the slope, spaced a maximum of 15 feet apart; and
f. Grading and brushing on slopes with a 50 percent or greater steepness shall be prohibited, except for:
i. Clearance brushing for fire safety or for controlling soil erosion or flood hazards;
ii. Grading or brushing for vegetation clearance by a public utility from its right-of-way;
iii. Grading or brushing to remove invasive or noxious weeds that pose health and safety hazard to humans or animals; or
iv. Grading or brushing approved under a hillside management conditional use permit pursuant to Section 22.56.215.
6. Significant Ridgeline Protection.
a. Significant ridgelines categories. For purposes of this CSD, significant ridgelines shall consist of primary and secondary ridgelines. The location of these primary and secondary ridgelines, and the standards for their designation, are shown on the official Significant Ridgeline Map prepared and maintained in the offices of the county department of regional planning and on the map, not drawn to scale, following this Section.
b. Development restrictions on significant ridgelines. Except as provided in subsection D.6.c, below, no development, grading, construction, or improvements shall be allowed on:
i. A significant ridgeline;
ii. Within a 50-foot radius from every point on the crest of a primary ridgeline; or
iii. Within a 25-foot radius from every point on the crest of a secondary ridgeline.
c. Significant ridgeline exemptions. Provided an approval is obtained pursuant to subsection D.6.d, below, the following structures or uses may be permitted on significant ridgelines, or within the respective 50-foot and 25-foot restricted areas surrounding such significant ridgelines:
i. Accessory buildings or structures;
ii. Additions and/or modifications to an existing single-family residence;
iii. New single-family residences where not more than one such residence is proposed to be built by the same person on contiguous parcels of land;
iv. Open spaces, conservation areas, parks, recreation areas, and/or trails;
v. Water tanks or transmission facilities;
vi. Architecturally superior structures, other than new single-family residences, which maximize the aesthetic appeal of the hillsides and significant ridgelines, and minimize the disturbance of the natural setting; and
vii. Roads providing access to any of the structures or uses described in subsections D.6.c.iv, D.6.c.v., or D.6.c.vi.
d. Significant ridgeline exemption approval.
i. No exemption under subsection D.6.c shall be allowed unless the applicant obtains:
(A). A director’s review and approval pursuant to subsection G, below, for structures or uses described in subsection D.6.c.i, D.6.c.ii, and D.6.c.iii; or
(B). A conditional use permit, as provided in Part 1, Chapter 22.56, for structures or uses described in subsections D.6.c.iv, D.6.c.v, or D.6.c.vi. The application for the conditional use permit must contain the information either required by or described in Sections 22.56.030, 22.56.040 and, where applicable, subsections D and E of Section 22.56.215.
ii. In addition to any information required by subsection D.6.d.i, an application for a significant ridgeline exemption approval shall also demonstrate that the proposed use:
(A). Is compatible with adjacent uses, the character of the neighboring community, and the goals and policies of the general plan;
(B). Will leave the crest of the significant ridgeline in its natural state;
(C). Is designed to minimize the amount of grading necessary and will use landscaping to minimize the visual impact of the project;
(D). Will not be materially detrimental to the visual character of the neighborhood or the Castaic communities;
(E). Will not impede the normal and orderly development of surrounding properties and will not promote encroachments on significant ridgelines; and
(F). Will not degrade the visual integrity of the significant ridgeline, as verified through submission of a precise illustration and depiction.
7. Clustering.
a. Except in the Hasley Canyon Area and Violin Canyon Area, as described in Sections F.2 and F.3, respectively, clustering may be allowed in this CSD under the conditions described in subsection D.7.b below, provided the applicant obtains a conditional use permit as set forth in Part 1, Chapter 22.56, and in accordance with Section 22.56.205.
b. Clustering is allowed within this CSD only if findings are made that clustering can:
i. Reduce grading alterations;
ii. Preserve native vegetation;
iii. Preserve unique land features;
iv. Preserve open space;
v. Enhance recreational areas; and/or
vi. Protect view corridors and view sheds.
c. If clustering is permitted pursuant to this subsection D.7, the provisions of subsection E.1.a, below, shall not apply.
8. Locally indigenous vegetation. The removal or destruction of locally indigenous vegetation is prohibited on a parcel of land one acre or greater in size, where the area of removal or destruction is greater than ten percent of the parcel. For purposes of this subsection, locally indigenous vegetation is defined as the vegetation listed on the Castaic Area List of Indigenous Plants, prepared and maintained by regional planning. This subsection shall not apply to the removal or destruction of locally indigenous vegetation:
a. That is necessary to comply with county regulations relating to brush clearance for fire safety or is otherwise required by the county fire department;
b. On a publicly owned right-of-way;
c. By a public utility on its own property or right-of-way or on land providing access to such property or right-of-way;
d. For work performed under a permit issued to control erosion or flood hazards; or
e. That poses a hazard to persons or property, as determined by the county fire department.
9. Fences. Fences along any public or private road shall comply with the applicable provisions of Section 22.48.160 and shall be made of split rail, open wood, rock, block, or iron. Chain link may be substituted for these materials but must be landscaped along the entire length of the fence to a height determined appropriate by the director. Such landscaping shall be maintained in the manner described in subsection G.1.c.iv, below.
10. Lighting. Exterior lighting shall be designed to prevent off-site illumination and glare upon adjacent parcels, public areas, environmentally sensitive areas, and the night sky.
11. Water tanks. Water tanks shall be screened from public view by fast-growing, drought tolerant native tree species or by an earth berm landscaped with locally indigenous vegetation as described in subsection D.8, above. The selection of appropriate native vegetation and fast growing tree species shall be subject to the director’s approval. Water tanks shall also be painted to match, as near as possible, the color of the surrounding landscaping or trees used to screen them.
12. Wireless telecommunication facilities shall be subject to the following standards:
a. Ground-mounted facilities shall be required to co-locate and shall be designed to resemble trees; and
b. Building-mounted facilities shall be required to co-locate and match, as near as possible, the color of the building and its architecture.
13. Trucking. Uses which principally serve or sell supplies to or for tractor-trucks or their drivers shall be prohibited, except within the Trucking District described in subsection F.1, below, and subject to the standards contained therein.
14. Creek Preservation and Maintenance. Channelization of the Castaic, Hasley Canyon, Violin Canyon, Tapia Canyon, Charlie Canyon, San Martinez Grande Canyon, and San Martinez/Chiquito Canyon creeks shall be permitted provided:
a. Appropriate mitigation measures are implemented, as approved by the county departments of regional planning and public works, to preserve the indigenous habitats of the creeks and to protect the aesthetics of the creek settings. In formulating such mitigation measures, input from the Castaic Area Town Council and state and federal agencies with expertise in this field shall be considered;
b. The channels are maintained with soft bottoms;
c. The channel sides slope downward such that, at each cross-section along the length of the channel, the channel has a trapezoidal configuration;
d. Channel bank materials are matched with local soils and stone for color and texture compatibility;
e. Adequate setbacks are incorporated to allow for the preservation or replanting of locally indigenous vegetation, as defined in subsection D.8, above; and
f. To the greatest extent possible, watercourses shall flow naturally within the full width of the improved natural flood plain.
15. Oak Tree Protection. Notwithstanding the exemptions from publishing and hearing contained in subsection C of Section 22.56.2130 and Section 22.56.2160, respectively, an oak tree permit for the removal or relocation of one oak tree in conjunction with a single-family residence use, which use is permitted in the applicable zone, shall require publishing and hearing as otherwise required in Part 16 of Chapter 22.56.
16. Town Council Notification. The county department of regional planning shall provide notice by first-class mail twice a month to the secretary of the Castaic Area Town Council identifying all applications filed during the previous 15 day period for projects within the CSD that involve consideration of a:
a. Zone change;
b. Land division;
c. Conditional use permit;
d. General plan amendment;
e. Variance; or
f. A freeway-oriented sign exceeding 25 feet in height.
E. Zone-specific Development Standards.
1. Residential and Agricultural Zones.
a. Lot Size. Except in the Hasley Canyon Area and Violin Canyon Area, as described, respectively, in subsections F.2 and F.3, below, single-family residential lots created by a new land division shall:
i. Contain a minimum area of 7,000 square feet;
ii. Have an average lot size of at least 10,000 square feet for the subdivision, except as provided in subsection iv, below. In calculating the average lot size, an open space lot, which for the purposes of this subsection includes dedicated open and park space, shall be counted in inverse proportion to its slope, according to the following formula and using the values provided in Table A below.

AL = (RA + (OA x OSC)) / L

Where,

AL = average single-family residential lot size (acreage);

L = Number of single-family residential and open space lots in the subdivision;

RA = total number of single-family residential acres in the project;

OSC = the percentage amount of open space acreage in the project to be counted; and

OA = the total amount of open space acreage.

Table A

iii. Have no more than 43 percent of the lots with the minimum size of 7,000 square feet.
iv. Subsection 2.a.ii, above, shall not apply to new land divisions that are in an urban land use plan classification and adjacent to the I-5 transportation corridor, as shown in the Santa Clarita Valley Area Plan.
b. Buffer areas.
i. Buffer areas shall exist between:
(A). Single-family residential uses and multi-family residential uses;
(B). Single-family residential uses and condominium uses; and
(C). Single-family residential uses where the lot size is less than 10,000 square feet, and single-family residential uses where the lot size is greater than or equal to 15,000 square feet.
ii. For purposes of this subsection, buffer areas can consist of natural features, such as hills, creeks, or rivers, or they can consist of berms, parks, green belts, or trees.
2. Commercial and Industrial Zones.
a. Business Signs. Except as herein modified, all business signs shall conform to Part 10 of Chapter 22.52.
i. Applicability. The sign regulations herein shall apply to new signs only and shall not apply to existing signs that were legally established prior to the effective date of this CSD.
ii. Pole signs shall be prohibited.
iii. Wall business signs. All businesses shall be permitted one wall business sign for each street, highway, or parkway on which the business fronts. One additional wall business sign shall be allowed for each secondary public entrance. Wall business signs shall have the following attributes:
(A). A wall sign area no larger than one and one-half square foot for every linear foot of the building frontage for that business. For secondary public entrance signs, the wall sign area shall not exceed half of the area of the smallest primary wall business sign; and
(B). A height that does not extend above the highest point of the business’ roof or parapet for the portion of the building in which the business is located.
iv. Freestanding business signs. All businesses shall be allowed one freestanding business sign if it is located on a lot that has at least 100 feet of cumulative street frontage. If the business has at least 500 feet of cumulative street frontage, it shall be allowed one additional freestanding business sign. The sign shall be located in a manner that does not impede traffic or line of sight visibility. Freestanding business signs shall have the following additional attributes:
(A). A maximum sign area of 40 square feet per freestanding business sign. Notwithstanding the foregoing, the director may approve a maximum sign area of 96 square feet per freestanding business sign for commercial developments with at least five acres in size or provided the director makes a finding that visibility of the freestanding business sign is restricted due to location;
(B). A maximum height of six feet measured vertically from the ground level at the base of the sign. Notwithstanding the foregoing, the director may approve a maximum of eight feet measured in the manner just described for commercial developments at least five acres in size or provided the director makes a finding that the visibility of the freestanding business sign to potential patrons is restricted due to location; and
(C). A minimum setback of three feet from any street or public right-of-way.
v. Incidental business signs. Incidental business signs as described in Section 22.52.910 shall be allowed but shall be subject to the following limitations:
(A). Every business shall be allowed only one incidental business sign;
(B). Incidental business sign shall be wall-mounted below the roofline; and
(C). Incidental business signs shall have a maximum face area of two square feet.
vi. Freeway-oriented signs. Freeway-oriented signs shall be allowed only on parcels of land along Interstate 5 Freeway, west of Castaic Road and east of Old Road. In addition, a business shall be allowed only one freeway-oriented sign for every parcel of land. Freeway-oriented signs shall have:
(A) A maximum of two sides;
(B). A maximum face area of 200 square feet per side; and
(C). A maximum height of 15 feet measured vertically from the ground level at the base of the sign. Notwithstanding the foregoing, the director may approve a maximum height of 35 feet measured in the manner just described, provided that the director makes the finding described in subsection H.4.a.i of Section 22.52.890.
vii. Shopping center signs.
(A). New shopping centers with at least five tenants shall prepare a master sign plan for the purpose of establishing a common design theme for the shopping center before any business sign is erected in such shopping center. The master sign plan shall allow only one monument sign, as described in subsection E.2.a.vii.(B), below. All signs depicted in and established pursuant to the master sign plan shall comply with sign requirements of this CSD. Upon approval of the master sign plan by the director, all signs in the shopping center shall conform to the master sign plan.
(B). For purposes of this subsection E.2.a.vii, a monument sign shall be defined as a two-sided freestanding sign where the base of the sign structure is on the ground or a maximum of 12 inches above the adjacent grade. No part of the sign face or sign structure can be more than 12 feet in height measured vertically from the ground level at the base of the sign. The width of the sign shall not exceed four feet, and the top of the sign structure can be no more than 120 percent of the width of the base.
b. Architectural standards.
i. All commercial buildings, except those in an industrial park, shall have Spanish, Southwestern, or Mediterranean architecture, with a tile roof.
ii. Mirrored glass shall be prohibited on outside building surfaces.
c. Circulation areas.
i. Paving. Pedestrian circulation areas and driveway entrances on private property shall be paved with brick or paver tiles;
ii. Pedestrian amenities. For commercial and mixed-use developments, at least two pedestrian amenities shall be provided. Examples of these pedestrian amenities include, but are not limited to:
-- Benches;
-- Bicycle racks;
-- Outdoor lights;
-- Drinking fountains;
-- Landscaped buffers;
-- Newsstands;
-- Planter boxes;
-- Trash receptacles; and/or
-- Landscaped trellises or breezeways between businesses.
d. Setbacks. Except as provided in subsection F.4.c.ii for the Val Verde Area, the following setback standards shall apply in commercial and industrial zones:
i. All buildings, structures, and circulation areas, including parking lot aisles, shall have a minimum setback from the front property line of 10 feet in industrial zones and 20 feet in commercial zones. The setback shall be landscaped and shall include a minimum of one 15-gallon tree for every 150 square feet of setback landscaped area;
ii. In commercial zones, vehicle driveways, pedestrian pathways, and outdoor dining and street furniture, such as chairs, tables, benches, and bicycle racks, shall be permitted in setback areas, provided that a minimum of ten percent of the entire site’s net area is landscaped; and
iii. Structures that adjoin or face any non-industrially or non-commercially zoned parcel, or adjoin or face a parcel containing a non-industrial or non-commercial use, shall:
(A). Have a minimum setback of 25 feet from any property line(s) adjoining or facing such parcel. The setback shall be landscaped and shall include a minimum of one 15-gallon tree for every 15 feet along the property line that is adjacent to or closest to the non-industrially or non-commercially zoned or used parcel. If a 25-foot setback is infeasible due to the size of the parcel, as determined by the director, a solid masonry wall shall be built half-way between the building and the property line. The wall shall be a minimum of six feet in height in commercial zones and eight feet in height in industrial zones and shall be landscaped with drought-resistant vines along the entire length of the wall to a height determined appropriate by the director. Such landscaping shall be maintained in the manner described in subsection G.1.c.iv, below.
(B). Locate vehicle access, circulation, parking, and loading areas as far as possible from adjoining residential uses.
e. Lot Coverage. Except in Zones CPD and MPD, all new structures shall have a maximum lot coverage of 70 percent of the lot’s gross area.
f. Height. Excluding chimneys and rooftop antennas, all new structures shall have a maximum height of 35 feet above grade if located within 500 feet of a residentially or agriculturally zoned property.
g. Outdoor Activities and Storage. All principal uses within 500 feet of a residentially or agriculturally zoned property that are conducted outside an enclosed structure or involve outdoor storage shall require a conditional use permit.
F. Area-specific Development Standards.
1. Area 1--Trucking District.
a. Purpose. This area is established to encourage and protect truck-related activities and services, while at the same time insuring that such activities and services do not interfere with the circulation and traffic patterns in the Castaic area communities.
b. Area Description. The boundaries of this area are shown on the official Castaic Area CSD Map maintained at regional planning under the heading “Trucking District.” A small depiction of this area is also shown on the map following this Section.
c. Prohibited Uses. Residential uses shall be prohibited in the Trucking District.
d. Parking. In addition to the applicable requirements of Part 11 of Section 22.52, any business that principally serves or sells supplies for tractor-trucks or their drivers shall provide at least two off-street tractor-truck parking spaces. The tractor-truck parking spaces shall comply with the following standards:
i. Location. Tractor-truck parking shall be located either on the same lot as the principal business or on an adjacent, separate lot. If the parking is provided on a separate lot, a covenant shall be recorded, restricting the applicable portion of the property’s use to parking for the benefit of the principal business. The separate lot shall be within 1,000 feet from the principal business, measured from the business to the main entrance on the separate lot for the parking. Wherever practical and subject to the requirements of this section, businesses shall share a common area to meet their off-street tractor-truck parking requirements;
ii. Size. Each tractor-truck parking space shall have a minimum size of 10 feet by 75 feet;
iii. Paving. All tractor-truck parking areas shall be paved with a hard, durable surface material, as required by subparagraph A of Section 22.52.1060;
iv. Access. Off-street tractor-truck parking spaces shall be accessible to and offer ingress and egress from Castaic Road, Parker Road, Ridge Route Road, and/or Lake Hughes Road. Parking entrances for tractor-truck parking shall be located at least 500 feet away from any school, church, park, or recreation or residential area. Maneuvering and turn-around areas shall be provided on the lot where the parking space is located, and signs shall be posted requiring tractor-trucks to enter and exit the lot front-forward without backing or maneuvering on the public right-of-way;
v. Barriers along Castaic Road. Where tractor-truck parking or loading areas are on lots adjoining Castaic Road, a barrier shall be built along the entire adjoining property line of that lot. The barrier shall not block any driveway, walkway, or other necessary opening, and shall consist of a minimum 30-inch high masonry or concrete block wall or a minimum four-foot landscaped buffer area measured from the property line. Where the barrier adjoins a driveway, a 10-inch in diameter, 30-inch high, concrete-filled steel pipe or equivalent protective device(s) shall be installed vertically at each point that the barrier meets the driveway;
vi. Buffers. Any lot that is used partially or entirely for tractor-truck parking that does not adjoin Castaic Road but adjoins a lot that is used for some other purpose shall have a buffer along the entire length of that adjoining property line. The buffer shall consist of a minimum 10-foot high solid masonry wall set back 10 feet from the adjoining property line. The setback area shall be landscaped with locally indigenous vegetation as defined in subsection D.8, and the wall shall be landscaped with drought-resistant vines along the entire length of the wall to a height determined appropriate by the director. Such landscaping shall be maintained in the manner described in subsection G.1.c.iv, below; and
vii. Nonconforming uses. All legally existing nonconforming parking spaces shall be brought into compliance with this subsection F.1.d upon a change in ownership or control of the principal business using such parking spaces, or within three years from the effective date of this CSD, whichever occurs first.
2. Area 2--Hasley Canyon Area.
a. Purpose. This area is established to protect and preserve the serene, rural environment of Hasley Canyon. Hasley Canyon is characterized by large lots, equestrian trails, rolling hills, and a number of significant ridgelines. The area also contains the Hasley Canyon Creek.
b. Area Description. The boundaries of this area are shown on the official Castaic Area CSD Map maintained at regional planning under the heading Hasley Canyon. A small depiction of this area is also shown on the map following this Section.
c. Clustering. Density transfer or clustering shall be prohibited in this area.
d. Lot Size. Single-family residential lots created by a land division shall contain a minimum gross area of two acres and a minimum net area of 40,000 square feet.
e. Setbacks. New residential lots and existing legal lots as of the effective date of this CSD that have a minimum gross area of two acres where no residence has yet been built, shall have a minimum front and rear yard setback of 25 feet, and a minimum side yard setback of 10 feet.
3. Area 3--Violin Canyon Area.
a. Purpose. This area is established to protect one of the least developed and most rugged parts of the Castaic area. It contains the Palomas Canyon and Violin Canyon creeks and serves as a unique habitat for many species of fauna and flora.
b. Area Description. The boundaries of this area are shown on the official Castaic Area CSD Map maintained at regional planning under the heading Violin Canyon. A small depiction of this area is also shown on the map following this Section.
c. Development Standards. The standards prescribed for the Hasley Canyon Area in subsection F.2, above, shall also apply to the Violin Canyon Area.
4. Area 4--Val Verde Area.
a. Purpose. This area is established to ensure that new development is consistent with Val Verde’s existing unique character. The area’s unique features include small rural lots, rolling hills covered by chaparral vegetation and scattered canyon oaks, and relative isolation.
b. Area Description. The boundaries of this area are shown on the official Castaic Area CSD Map maintained at regional planning under the heading Val Verde. A small depiction of this area is also shown on the map following this Section.
c. Zone-specific Development Standards.
i. Residential and Agricultural Zones. New residential land divisions shall comply with the following standards:
(A). Street improvements. Regardless of lot size, local streets shall be allowed to use inverted shoulders with concrete flow line design where possible; and
(B). Street lights. In addition to the requirements in subsection D.2.d, above, street lights in this area shall conform, to the greatest extent possible, to the rural character of the Val Verde community. Proposals from the Castaic Area Town Council and the Val Verde Civic Association will be considered by the director in determining the appropriate style of street lights, provided these proposals are approved by the county department of public works and the local electric utility serving the area under consideration.
ii. Commercial and Industrial Zones. For lot sizes less than 5,000 square feet, where such size prevents a commercial structure from satisfying one or more of the standards set forth in subsection E.1.d of this Section, the following standards shall be substituted for the standards described therein:
(A). The structure shall have a minimum front setback of 5 feet from the property line. The setback shall be landscaped and shall include a minimum of one 15-gallon tree for every 150 square feet of landscaped area, or one 15-gallon tree every 15 feet, whichever results in more trees; and
(B). Structures on lots that adjoin or face a non-industrially or non-commercially zoned property or use shall have:
(1). A minimum setback of five feet from each property line that adjoins or faces the non-industrially or non-commercially zoned property or use. The setback shall be landscaped in the same manner as provided in subsection F.4.c.ii.(A) of this Section; and
(2). If the landscaped setback described in subsection F.4.c.ii.B.(1), above, is not feasible along the front property line, a minimum six-foot high solid masonry wall shall be placed in the landscaped setback, parallel to and at half the distance between the front property line and the building. This wall shall be landscaped with drought-resistant vines along the entire length of the wall to a height determined appropriate by the director. Such landscaping shall be maintained in the manner described in subsection G.1.c.iv, below.
5. Area 5--Castaic Creek Area.
a. Purpose. This area is established to protect one of the few examples of a braided channel creek system, which was once a fairly common feature of the Southern California landscape.
b. Area Description. The boundaries of this area are shown on the official Castaic Area CSD Map maintained at regional planning under the heading Castaic Creek. A small depiction of this area is also shown on the map following this Section.
c. Creek Protection. In addition to complying with subsection D.14, above, all development in this area shall require a conditional use permit in the same manner, and under the same terms and conditions, as development in a significant ecological area would require under Section 22.56.215. of this Code.
6. Area 6 and Area 7-- Newhall Ranch and Northlake Areas.
a. Area Description. The boundaries of these areas are shown on the official Castaic Area CSD Map maintained at regional planning under the headings Newhall Ranch and Northlake, respectively. A small depiction of these areas is also shown on the map following this Section.
b. Exemption. Development in these areas shall be governed by the Newhall Ranch Specific Plan and the Northlake Specific Plan, respectively, including any amendments thereto. Parcels in these areas shall be exempt from the provisions of this CSD as long as the respective specific plan or any of its amendments are in effect as to those parcels.
G. Director’s Review.
1. Except as provided in subsection 2 below, applications for development within this CSD shall require a director’s review and approval pursuant to Part 12 of Chapter 22.56 in order to determine if the proposed development complies with the provisions of this CSD. In addition to the requirements of Section 22.56.1680, the application must contain the following information:
a. A description of the property, with a map showing the topography of the land and the location of any drainage courses;
b. The location and extent of the proposed development, and plans for the methods or devices intended to be used to prevent any erosion or flood hazard, including any necessary drainage plans, prepared by a civil engineer, showing an estimate of the quantity and frequency of runoff, runoff routing, and the character of soils, channel sections, and gradients; and
c. Where landscaping is required by this CSD or by any other provision of this Code, a landscaping plan that is approved by regional planning. The landscaping plan shall include:
i. A layout and list of existing plants, including their current condition, and any plants intended to be removed or added;
ii. A description of the property’s existing soil types so that the feasibility of re-vegetation can be assessed;
iii. A re-vegetation plan, which primarily shall require use of locally indigenous vegetation, as defined in subsection D.8;
iv. A covenant to be recorded against the property that all landscaping shall be irrigated by a permanent watering system and shall be maintained with regular pruning, weeding, fertilizing, litter removal, and replacement of plants when necessary; and
v. A description of a long-term maintenance program for all landscaping in the plan, with an emphasis on re-vegetated areas.
2. Exceptions. An application for director’s review pursuant to subsection 1 above shall not be required if:
a. A different approval would be required by another provision of this CSD or the Code, provided the application in such other process contains sufficient information to determine compliance with this CSD;
b. The project is a single-family residence, provided the creek preservation and maintenance provisions in subsection D.14, above, are inapplicable; or
c. The review would otherwise be necessary only to determine compliance with the exterior lighting standard described in subsection D.10, above.
H. Minor Variations.
1. The director may permit minor variations from the community-wide development standards specified in subsections D.3.d, D.5 through D.13 and the zone-specific development standards specified in subsections E.1.b and E.1.c, where an applicant’s request for a minor variation demonstrates to the satisfaction of the director all of the following:
a. The application of these standards would result in practical difficulties or unnecessary hardships;
b. There are exceptional circumstances or conditions applicable to the subject property or to the intended development of the property that do not apply to other properties within the Castaic Area;
c. That granting the requested minor variation will not be materially detrimental to properties or improvements in the area or contrary to the goals and policies of the Santa Clarita Valley Area Plan or this CSD; and
d. That no more than two unrelated property owners have expressed opposition to the minor variation pursuant to subsection H.3, below. Protests received from both the owner and occupant of the same property shall be considered one protest for purposes of this subsection.
2. Application. The procedure for filing a request for a minor variation shall be the same as that for director’s review except that the applicant shall also submit:
a. A list, certified by affidavit or statement under penalty of perjury, of the names and addresses of all persons who are shown on the latest available assessment roll of the county of Los Angeles as owners of the subject property, and as owning property within a distance of 1,000 feet from the exterior boundaries of the subject property. If, in using this 1,000-foot radius, the list does not include at least four property owners, excluding the applicant, the radius shall be expanded so that the list includes at least four names, excluding the applicant;
b. Two sets of mailing labels for the above-stated owners;
c. A map drawn to a scale specified by the director indicating where all such ownerships are located; and
d. A filing fee, as set forth in Section 22.60.100, equal to that required for a Site Plan Review for Director’s Review for Modification of Development Standards in Community Standards District.
3. Notice. Not less than 20 days prior to the date an action is taken, the director shall send notice by first-class mail of the pending application to the following individuals or groups indicating that any individual opposed to the granting of such minor variation may express such opposition by written protest to the director within 15 days after receipt of such notice:
a. The neighboring property owners on the list provided by the applicant pursuant to subsection H.2.a, above;
b. All “occupant(s)” of the neighboring properties where the mailing address of a property owner on the above list is different from the address of the neighboring property;
c. All community organizations that request notification of pending applications including, but not limited to, the Castaic Area Town Council and the homeowners associations within the boundaries of the CSD; and
d. Such other persons as the director deems appropriate whose property could be affected by the minor variation.
4. Decision.
a. The director shall approve an application for minor variation where no more than two letters of opposition are received pursuant to subsection H.3, above, where the application complies with the provisions of Section 22.56.1690, and where the director determines that the application has satisfactorily demonstrated the matters required by subsection H.1, above. If the director approves the application, the director shall notify the applicant and all persons identified in subsections H.3.a through H.3.d of the decision in writing, which notice shall also indicate that any such person may file an appeal with a request for a public hearing before the commission within ten calendar days of receipt of such notice.
b. If the director denies the application for any reason, the director shall notify the same persons as identified in subsection H.4.a., above, of the decision in writing, which notice shall also indicate that the applicant may file an appeal and a request for a public hearing before the commission within 30 calendar days after the applicant receives such notice. If the applicant files an appeal, the applicant shall pay the additional fee for a public hearing as set forth in Section 22.60.100 under Site Plan Review for Director’s Review for Modification of Development Standards in Community Standards Districts.
I. Other Variations. If a proposed project is located in a Residential Planned Development or a Specific Plan zone and can be found consistent with the goals of this CSD, the development standards herein may be modified, if the applicant obtains a conditional use permit, by meeting the burden of proof provided in Part 1, Chapter 22.56, and further demonstrates that the project satisfies the following:
1. Compatibility. The project must be compatible with existing adjoining land uses;
2. Significant public benefit. The project must provide significant public benefit beyond that already required by some other provision of this Code. Examples of projects that comply with this requirement include, but are not limited to, projects that offer additional open space, natural habitat areas, recreation facilities, trails, and/or cultural or educational facilities;
3. Substantial community support. The project must have substantial community support. For purposes of this requirement, substantial community support requires at least two-thirds of all written comment letters received from residents, property owners, and businesses within 1,000 feet from the project boundary to support the project. In reaching this threshold, every person signing a written comment letter shall be counted separately, provided that such signature has been verified. The position of elected community organizations such as the Castaic Area Town Council will be considered and counted as one comment letter in determining substantial community support, provided it is the formal position of the governing board of such organization; and
4. Significant ridgeline. The project must not disturb any significant ridgeline, as described in subsection D.6, above. (Ord. 2004-0069 § 2, 2004)

A. Purpose. The Florence-Firestone Community Standards District (“CSD”) is established to improve the appearance of the community and to promote the maintenance of structures and surrounding properties. The CSD also establishes standards to improve the compatibility between residential uses and neighboring industrial uses.
B. Description Boundary. The boundaries of the district are shown on the map following this section.
C. Community-wide Development Standards.
1. Graffiti. All structures, walls, and fences that are publicly visible shall remain free of graffiti. Any property owner, lessee, or other person responsible for the maintenance of a property shall remove graffiti within 72 hours of receiving written notice from a zoning enforcement officer that graffiti exists on the property. Paint used to cover graffiti shall match, as near as possible, the color of the surrounding surfaces.
2. Maintenance. Any areas of property that are publicly visible, including front yards, front sidewalks, and rear alleys, shall remain free of trash and other debris. Storage of household appliances, such as refrigerators, stoves, freezers, and similar products, is prohibited in all yard areas.
3. Material Colors. Black or other similar dark color shall not be used as the primary or base color for any wall or structure.
D. Zone-specific Development/Use Standards.
1. Zone R-2.
a. Front Yard Landscaping. For lots less than 40 feet in width, front yards shall have a minimum of 25 percent landscaping. For all other lots, front yards shall have a minimum of 50 percent landscaping.
b. Front and corner side yard fences. Notwithstanding subsections A and B of Section 22.48.160, a front or corner side yard fence may exceed 3.5 feet in height provided:
i. The portions of the fence above 3.5 feet are built so as not to completely obstruct the public’s view through that portion of the fence;
ii. If the fence is chain link or wrought-iron, the fence may not exceed 4 feet in height unless a site plan is submitted and approved. In that instance, the director may approve up to an additional 2 feet in height pursuant to a site plan review under Section 22.56.1690. In a site plan review for a corner side yard fence, conditions may be imposed on the fence design to assure adequate site distance for pedestrians and traffic at the respective intersection; and
iii. A corner side yard fence that is 5 feet or more from a public street shall not exceed 6 feet in height.
2. Zone R-3. The standards prescribed for Zone R-2 shall apply to Zone R-3.
3. Zone R-4. The standards prescribed for Zone R-2 shall apply to Zone R-4. In addition, a building or structure in Zone R-4 shall not exceed a height of 35 feet above grade, excluding chimneys and rooftop antennas.
4. Zone C-2.
a. Façades. For building façades with street frontage, at least 30 percent of the façade above the first story shall consist of materials or designs different from the rest of the façade. Examples of such materials or designs include recessed windows, balconies, offset planes, or similar architectural accents. Long unbroken façades are prohibited.
b. Loading/Unloading Docks. Loading and unloading docks shall be located as far away as practicable, in the reasonable judgment of the director, from abutting residentially-zoned parcels.
c. Business Signs. Except as herein modified, all business signs shall conform to Part 10 of Chapter 22.52.
i. Applicability. The sign regulations herein shall apply to new signs only and shall not apply to existing signs that were legally established prior to the effective date of this CSD.
ii. Prohibited signs. Roof business signs and signs painted directly on buildings shall be prohibited.
iii. Damaged signs. Damaged business signs shall be repaired or removed within 30 days of receipt of written notice from a zoning enforcement officer.
iv. Wall, Projecting and Awning Business Signs. All businesses shall be permitted 1 wall, projecting or awning business sign, unless the business has more than 40 feet of building frontage or multiple street frontages. For businesses with more than 40 feet of building frontage, the business shall be permitted 1 additional such sign for each additional 30 feet or increment thereof of street frontage; for businesses with multiple street frontages, the business shall be permitted 1 such sign for each street frontage. These signs shall be subject to the standards below, as applicable:
(1) Wall business signs. Wall business signs shall be mounted flush and affixed securely to a building wall and shall extend from the wall a maximum of 12 inches. In addition, wall business signs shall have the following maximum attributes:
(a) A face area of 2 square feet for every linear foot of the applicable building frontage;
(b) Letter sizes of 24 inches in height; and
(c) A vertical dimension of 36 inches for the frame box.
(2) Awning business signs:
(a) Awning signs shall have a face area of 2 square feet for every linear foot of the applicable building frontage;
(b) Every awning for the same business shall be the same color and style; and
(c) Every awning in a building with multiple storefronts shall be complimentary in color and style.
v. Freestanding Business Signs. Freestanding business signs shall be allowed only if the business is located on a lot with a minimum of 100 feet of street frontage and shall not be located on, or extend above, any public right-of-way or public sidewalk. Freestanding business signs shall have the following attributes:
(1) A solid base resting directly on the ground;
(2) A maximum face area of 60 square feet; and
(3) A maximum height of 15 feet measured vertically from the ground level at the base of the sign.
d. Residential and Mixed Residential/Commercial Uses. Residential and mixed residential/commercial uses in Zone C-2 shall require a director’s review pursuant to Part 12 of Chapter 22.56 and shall be subject to the following development standards:
i. Dwelling Unit Density. The density for residential uses shall not exceed 30 dwelling units per net acre;
ii. Yard Requirements. Residential uses shall comply with the yard requirements in Section 22.20.320;
iii. Parking. The parking requirements in Part 11 of Chapter 22.52 shall apply to residential uses in Zone C-2 except that any such requirement specifying the number of parking spaces may be reduced by 25 percent for new construction or a change in use, subject to approval by the director. Residential parking shall be distinguished from commercial parking in a mixed residential/commercial use by a posting, pavement marking or physical separation between the spaces;
iv. Height. All residential structures shall have a maximum height of 45 feet above grade, excluding chimneys and rooftop antennas;
v. Entrances. Residential and commercial uses that are located on the same floor shall not have a common entrance hallway or common balcony, except that common entrance hallways shall be allowed in a single-story structure;
vi. Common Walls. Any common wall between a residential and commercial use shall be constructed in accordance with building code requirements to minimize noise and vibration between the uses; and
vii. The hours of operation for commercial uses in a mixed residential/commercial use shall be no earlier than 7:00 a.m. and no later than 10:00 p.m. daily.
5. Zone C-3. The standards prescribed for Zone C-2 shall apply to Zone C-3 except as follows:
a. Height. Residential and mixed residential/commercial structures shall have a maximum height of 50 feet above grade. All other structures shall have a maximum height of 45 feet above grade. These height limits do not include chimneys and rooftop antennas; and
b. Dwelling Unit Density. The density for residential uses shall not exceed 50 dwelling units per net acre.
6. Zone C-M.
a. Buffers. Properties that adjoin a residential zone, or a school, park, playground, child care center, senior citizen center, church, or temple shall have a minimum 5-foot landscaped buffer along the common property line. One 15-gallon tree for every 100 square feet of landscaped area shall be planted equally spaced in the buffer strip. The landscaping shall be irrigated by a permanent watering system and shall be maintained with regular pruning, weeding, fertilizing, litter removal, and replacement of plants when necessary.
b. Setbacks. All new buildings that face a residential zone or sensitive use as described in subsection D.6.a. of this section shall have a minimum setback of 10 feet from the front property line. The setback shall be completely landscaped, except where there is required parking and driveways. The landscaping shall be maintained in the manner provided in subsection D.6.a. of this section.
c. Façades. For properties that adjoin or face a residential zone or sensitive use as described in subsection D.6.a. of this section, the façade requirements prescribed for Zone C-2 in subsection D.4.a. of this section shall apply, except that the percentage requirement shall be 25 rather than 30.
d. Lot Coverage. All new structures shall have a maximum 70 percent lot coverage. At least 10 percent of the net lot area shall be landscaped with lawns, shrubbery, flowers, or trees. The landscaping shall be maintained in the manner provided in subsection D.6.a. of this section. Incidental walkways, if any, shall not be counted toward the 10 percent landscaping requirement.
e. Height. All new structures shall have a maximum height of 45 feet above grade if located within 250 feet of a residential zone, excluding chimneys and rooftop antennas.
f. Loading Docks. No loading dock shall be permitted along a property line that adjoins a residential zone.
g. Truck Access. Other than during the hours from 8:00 a.m. to 5:00 p.m., Monday through Friday, industrial properties with multiple street frontages shall permit truck access only from the street that is furthest from any adjacent or nearby residential zone.
h. Outside Storage. In addition to the requirements of subsection D of Section 22.28.270, outside storage shall be kept so as not to be publicly visible to anyone in an adjoining residential zone.
i. Business Signs. The standards prescribed for Zone C-2 as set forth in subsection D.4.c. of this section shall apply to Zone C-M.
j. Uses Subject to Permits. In addition to the uses specified in Section 22.28.260, and notwithstanding any contrary provision in Sections 22.28.230, 22.28.240, or 22.28.250, the following uses shall require a conditional use permit in Zone C-M:
i. Services.
-- Boat Rentals.
-- Electric distribution substations, including microwave facilities, subject to the standards described for this use in Section 22.28.230.
-- Laboratories, research and testing.
-- Laundry plants, wholesale.
-- Medical laboratories.
-- Tool rentals, including rototillers, power mowers, sanders, and saws, cement mixers and other equipment, but excluding heavy machinery or trucks exceeding two tons’ capacity.
ii. Recreation and Amusement.
-- Amusement rides and devices, including merry-go-rounds, ferris wheels, swings, toboggans, slides, rebound-tumbling and similar equipment operated at one particular location not longer than seven days in any six-month period.
-- Carnivals, commercial, including pony rides, operated at one particular location not longer than seven days in any six-month period.
iii. Industrial Uses. The industrial uses in this subsection are allowed with a conditional use permit only if all activities associated with the use are conducted within an enclosed building.
-- Assembly and manufacture from previously prepared materials, and excluding the use of drop hammers, automatic screw machines, punch presses exceeding five tons’ capacity and motors exceeding one horse power capacity that are used to operate lathes, drill presses, grinders or metal cutters:
-- Aluminum products.
-- Metal plating.
-- Plastic products.
-- Shell products.
-- Stone products.
iv. Prohibited Uses. The following uses shall be prohibited in the C-M Zone:
-- Sewage treatment plants.
-- Explosive storage.
7. Zone M-1. The standards prescribed for Zone C-M in subsections D.6.a. through D.6.h. of this section shall apply to Zone M-1. In addition, the following standards shall apply:
a. Fences or Walls. Properties that adjoin a residential zone or sensitive use as described in subsection D.6.a. of this section shall have a minimum 8-foot high solid wall or solid fence along the common property line in compliance with Section 22.52.610.
b. Outdoor Businesses. All principal business uses, except parking, conducted outside an enclosed structure within 250 feet of a residential zone or sensitive use as described in subsection D.6.a. of this section shall require a conditional use permit.
c. Minimum Lot Size. Except for lots legally created prior to the effective date of this CSD, the minimum lot size shall be 8,000 square feet.
d. Uses Subject to Permits. In addition to the uses specified in Section 22.32.070, and notwithstanding any contrary provision in Sections 22.32.040, 22.32.050, or 22.32.060, the following uses shall require a conditional use permit in Zone M-1:
-- Acetylene; the storage of oxygen and acetylene in tanks if oxygen is stored in a room separate from actelyene, and such rooms are separated by a not less than one-hour fire-resistant wall.
-- Agricultural contractor equipment, sale or rental or both.
-- Animal experimentation research institute.
-- Automobile body and fender repair shops, if all operations are conducted inside of a building.
-- Automobile painting and upholstery.
-- Batteries, the manufacture and rebuilding of batteries.
-- Bottling plant.
-- Building materials, storage of.
-- Carnivals, commercial or otherwise.
-- Cellophane; the manufacture of cellophane products.
-- Circuses and wild animal exhibitions, including the temporary keeping or maintenance of wild animals in conjunction therewith for a period not to exceed 14 days, provided said animals are kept or maintained pursuant to and in compliance with all regulations of the Los Angeles County department of animal care and control.
-- Cold-storage plants.
-- Concrete batching, providing that the mixer is limited to one cubic yard capacity.
-- Contractor’s equipment yards, including farm equipment and all equipment used in building trades.
-- Dairy products depots and manufacture of dairy products.
-- Distributing plants.
-- Electrical transformer substations.
-- Engraving; machine metal engraving.
-- Fabricating, other than snap riveting or any process used in bending or shaping which produces any annoying or disagreeable noise.
-- Ferris wheels.
-- Fruit packing plants.
-- Fumigating contractors.
-- Granite, the grinding, cutting, and dressing of granite.
-- Heating equipment, the manufacture of.
-- Horn products, the manufacture of.
-- Ice, the manufacture, distribution, and storage of.
-- Ink, the manufacture of.
-- Iron, ornamental iron works, but not including a foundry.
-- Laboratories for testing experimental motion picture film.
-- Lumberyards, except the storage of boxes or crates.
-- Machine shops.
-- Machinery storage yards.
-- Marble, the grinding, cutting, and dressing of.
-- Metals:
1. Manufacturing of products of precious metals;
2. Manufacturing of metal, steel and brass stamps, including hand and machine engraving;
3. Metal fabricating;
4. Metal spinning;
5. Metal storage;
6. Metal working shops; and
7. Plating and finishing of metals, provided no perchloric acid is used.
-- Nightclubs.
-- Oil wells and appurtenances, to the same extent and under all of the same conditions as permitted in Zone A-2.
-- Outdoor skating rings and outdoor dance pavilions.
-- Outside storage.
-- Paint mixing, except the mixing of lacquers and synthetic enamels.
-- Plaster, the storage of.
-- Rubber; the processing of raw rubber if the rubber is not melted and, where a banbury mixer is used, the dust resulting therefrom is washed.
-- Rug cleaning plant.
-- Sheet metal shops.
-- Shell products, the manufacture of.
-- Shooting gallery.
-- Starch; the mixing and bottling of starch.
-- Stone, marble and granite, and grinding, dressing and cutting of.
-- Storage and rental of plows, tractors, buses, contractor’s equipment and cement mixers, not within a building.
-- Stove polish, the manufacture of.
-- Tire yards and retreading facilities.
-- Trucks; the parking, storage, rental, and repair of.
-- Ventilating ducts, the manufacture of.
-- Welding.
e. Prohibited Uses. In addition to the uses specified in subsection A of Section 22.32.040, the following uses shall be prohibited in Zone M-1:
-- Boat building.
-- Breweries.
-- Bus storage.
-- Cannery, except meat or fish.
-- Car barns for buses and streetcars.
-- Casein; the manufacture of casein products, except glue.
-- Cesspool pumping, cleaning and draining.
-- Dextrine, manufacture of.
-- Draying yards or terminals.
-- Engines; the manufacture of internal combustion or steam engines.
-- Explosives storage.
-- Fox farms.
-- Fuel yard.
-- Incinerators, the manufacture of.
-- Lubricating oil; the canning and packaging of lubricating oil if not more than 100 barrels are stored aboveground at any one time.
-- Machinery; the repair of farm machinery.
-- Marine oil service stations.
-- Moving van storage or operating yards.
-- Poultry and rabbits; the wholesale and retail sale of poultry and rabbits, including slaughtering and dressing within a building.
-- Presses; hydraulic presses for the molding of plastics.
-- Produce yards or terminals.
-- Refrigeration plants.
-- Sand; the washing of sand to be used in sandblasting.
-- Slaughterhouses with wholesale or retail sale of meat or meat products.
-- Sodium glutamate, the manufacture of.
-- Valves; the storage and repair of oil well valves.
-- Wood yards.
-- Yarn; the dying of yarn and manufacture of yarn products.
8. Zone M-1½. The standards prescribed for Zone C-M in subsections D.6.a. through D.6.h. of this section, and the standards prescribed for Zone M-1 in subsections D.7.b. through D.7.e. of this section, shall apply to Zone M-1½.
9. Zone M-2. The standards prescribed for Zone C-M in subsections D.6.a., D.6.f., and D.6.g. of this section, and the standards prescribed for Zone M-1 in subsection D.7.b. of this section, shall apply to Zone M-2. In addition, the following standards shall apply in Zone M-2:
a. Minimum Lot Size. Except for lots legally created prior to the effective date of this CSD, the minimum lot size shall be 15,000 square feet.
b. Prohibited Uses. Waste disposal facilities and yards for automobile dismantling, junk and salvage, and scrap metal processing shall not be permitted on properties that adjoin a residential zone or sensitive use as described in subsection D.6.a. of this section. Properties that are separated by public roads or public rights-of-way shall not be considered adjoining for purposes of this subsection.
E. Area-specific Development Standards.
1. Area 1--Florence Avenue.
a. Purpose. This area is established to facilitate the development of Florence Avenue as a pedestrian corridor, to improve the appearance of existing and proposed structures and signs, and to encourage new business growth.
b. Area Description. In general, this area extends from Central Avenue to Compton Avenue and from Wilmington Avenue to Alameda Street. The specific boundaries of the area are shown on the map following this section.
c. Development Standards.
i. Signs. Outdoor advertising signs are prohibited.
ii. Fences and Security Shutters.
(1) Chain link, barbed and concertina wire fences are prohibited.
(2) Outdoor roll-up security shutters shall be concealed to the greatest extent possible and shall not completely obstruct the public’s view of the building. Solid security shutters are prohibited.
iii. Air-Conditioning Units. Air-conditioning units on a building shall be located in a manner that avoids obstructing the architectural design of the building. These units shall also be screened or enclosed with landscaping or an awning.
iv. Pedestrian Character.
(1) All structures must have at least one entrance on Florence Avenue.
(2) At least 50 percent of a building’s ground floor façade fronting Florence Avenue shall consist of entrances or shop windows.
(3) To the extent the building’s façade facing the street at the ground level consists of windows or doors with glass, the glass shall be clear or lightly tinted. Not more than 20 percent of the building façade shall consist of mirrored or densely tinted glass.
v. Parking. Except as herein modified, parking in this area shall comply with all applicable provisions of Part 11, Chapter 22.52.
(1) The required parking for new and existing retail, office, or restaurant uses with less than 1,000 square feet of gross floor area shall be one space for every 400 square feet of gross floor area; and
(2) Except for fully subterranean parking structures, parking shall be at the rear of commercial structures and not be visible from Florence Avenue.
d. Zone-specific Use Standards.
i. Zone C-2. In addition to the uses specified in Section 22.28.160, and notwithstanding any contrary provision in Sections 22.28.130, 22.28.140, or 22.28.150, the following uses shall require a conditional use permit in Zone C-2 in the Florence Avenue area:
-- Air-pollution sampling stations.
-- Automobile service stations, including incidental repair, washing, and rental of utility trailers, subject to the applicable provisions of subsection B of Section 22.28.090.
-- Churches, temples or other places used exclusively for religious worship, including customary incidental educational and social activities in conjunction therewith.
ii. Zone C-3. In addition to the uses specified in Section 22.28.210, and notwithstanding any contrary provision in Sections 22.28.180, 22.28.190, or 22.28.200, the following uses shall require a conditional use permit in Zone C-3 in the Florence Avenue area:
(1) Sales.
-- Automobile sales, sale of new and used motor vehicles, and including incidental repair and washing, subject to the applicable provisions of subsection B of Section 22.28.090.
-- Motorcycle, motorscooter, and trail bike sales.
-- Pawnshops.
-- Trailer sales, box and utility.
(2) Services.
-- Air-pollution sampling stations.
-- Automobile battery service, provided all repair activities are conducted within an enclosed building only.
-- Automobile brake repair shops, provided all repair activities are conducted within an enclosed building only.
-- Automobile muffler shops, provided all repair activities are conducted within an enclosed building only.
-- Automobile radiator shops, provided all repair activities are conducted within an enclosed building only.
-- Automobile repair garages, provided all repair activities are conducted within an enclosed building only.
-- Automobile service stations, including incidental repair, washing, and rental of utility trailers, subject to the applicable provisions of subsection B of Section 22.28.090.
-- Car washes, automatic, coin-operated and hand wash.
-- Churches, temples or other places used exclusively for religious worship, including customary incidental educational and social activities in conjunction therewith.
-- Drive-through facilities.
-- Furniture and household transfer and storage.
-- Truck rentals.
2. Area 2--Roseberry Park.
a. Purpose. This area is established to improve the compatibility between industrial and commercial uses in this unique community and to improve its appearance with specific development standards.
b. Area Description. In general, the boundaries of this area are Florence Avenue to the north, Santa Fe Avenue to the east, Nadeau Street to the south and Alameda Street to the west. The specific boundaries of the area are shown on the map following this section.
c. Zone-specific Development Standards.
i. Zone C-3. No structure in Zone C-3 shall exceed a height of 35 feet above grade, excluding chimneys and rooftop antennas.
ii. Zone M-1.
(1) Main Entrance. Any property that has frontage on both Roseberry Avenue and Alameda Street shall have its main entrance on Alameda Street.
(2) Lot Coverage. All new structures shall have a maximum 60 percent lot coverage. At least 10 percent of the net lot area shall be landscaped with lawns, shrubbery, flowers, or trees. The landscaping shall be maintained in the manner provided in subsection D.6.a. of this section. Incidental walkways, if any, shall not be counted toward the 10 percent landscaping requirement.
(3) Height. No structure in Zone M-1 shall exceed a height of 50 feet above grade, excluding chimneys and rooftop antennas.
(4) Lights. Parking lot lights, if any, shall be installed to minimize glare and illumination on neighboring residences.
(5) Sound equipment. Sound amplification equipment shall be prohibited outside an enclosed structure.
F. Minor Variations.
1. The director may permit minor variations from the zone-specific development standards specified in subsections D.4.a., D.4.c.iv., D.4.c.v., D.6.a. through D.6.f., D.7.a., D.7.c., D.9.a., E.2.c.ii.(1), and E.2.c.ii.(2) of this section where an applicant’s request for a minor variation demonstrates to the satisfaction of the director all of the following:
a. The application of these standards would result in practical difficulties or unnecessary hardships inconsistent with the goals of this CSD;
b. There are exceptional circumstances or conditions applicable to the subject property or to the intended development of the property that do not apply to other properties within the Florence-Firestone area;
c. That granting the requested minor variation will not be materially detrimental to properties or improvements in the area or contrary to the goals of this CSD; and
d. That no more than two unrelated property owners have expressed opposition to the minor variation pursuant to subsection F.3. of this section. Protests received from both the owner and occupant of the same property shall be considered one protest for the purposes of this subsection.
2. The procedure for filing a request for a minor variation shall be the same as that for director’s review except that the applicant shall also submit:
a. A list, certified by affidavit or statement under penalty of perjury, of the names and addresses of all persons who are shown on the latest available assessment roll of the county of Los Angeles as owners of the subject property and as owning property within a distance of 250 feet from the exterior boundaries of the subject property;
b. Two sets of mailing labels for the above-stated owners;
c. A map drawn to a scale specified by the director indicating where all such ownerships are located; and
d. A filing fee, as set forth in Section 22.60.100, equal to that required for a site plan review for commercial and industrial projects over 20,000 square feet in size.
3. Not less than 20 days prior to the date an action is taken, the director shall send notice to the above-stated owners, using the mailing labels supplied by the applicant, indicating that any individual opposed to the granting of such minor variation may express such opposition by written protest to the director within 15 days after receipt of such notice.
G. Nonconforming Residential Uses. Nonconforming residential uses in Zones C-M and M-1 shall be exempt from the following:
1. The termination periods set forth in Section 22.56.1540 as long as the residential use continues; and
2. The provisions in subsections G.1. and G.2. of Section 22.56.1510.
H. Transit Oriented Districts. Any development standard in this CSD contrary to a development standard regulating the same matter in Part 8 of Chapter 22.44 governing transit oriented districts shall be superseded by the standard in the transit oriented district.

(Ord. 2004-0032 § 3, 2004.)

A. Purpose. The La Crescenta-Montrose Community Standards District ("CSD") is established to ensure that new multi-family buildings are designed to be compatible with the character of existing residential neighborhoods and to improve the appearance of the Foothill Boulevard commercial corridor through the thoughtful design of pedestrian-friendly structures integrated with extensive landscaping.
B. District Boundary. The boundaries of this CSD are shown on the map following this section.
C. Exemptions. This CSD shall not apply to development proposals which are the subject of applications for the following types of permits or approvals:
1. Buildings or building additions for which a valid building permit was issued prior to March 7, 2006, provided that such building permit has not expired prior to the effective date of the ordinance creating this CSD;
2. Buildings or building additions located on a primary or secondary highway and for which a complete application for a director’s review was submitted prior to March 7, 2006, provided that such director’s review has not expired prior to the effective date of the ordinance creating this CSD;
3. General plan amendments and area plan amendments for which a complete application was submitted to the director prior to March 7, 2006;
4. Tentative tract maps and parcel maps for which completed applications were submitted to the director prior to March 7, 2006, provided that such tentative maps have not expired;
5. Tentative tract maps and parcel maps concerning buildings or building additions on a primary or secondary highway for which a complete application for a director’s review was submitted prior to March 7, 2006, provided that such director’s review has not expired prior to the effective date of the ordinance creating this CSD;
6. Zone changes for which a complete application was submitted to the director prior to March 7, 2006;
7. Zoning conformance reviews for which a complete application was submitted to the director prior to March 7, 2006; and
8. Buildings or building additions for which a conditional use permit was approved pursuant to Interim Urgency Ordinance No. 2006-0015U, as said ordinance was extended.
D. Community-wide Development Standards. (Reserved)
E. Zone-specific Development Standards.
1. Zone R-3.
a. Front Yards.
i. At least 50 percent of the required front yard shall be landscaped and such landscaping shall include at least one minimum 15-gallon tree.
ii. Where a lot or parcel of land is not more than 100 feet in average width, only one driveway shall be permitted in the required front yard and such driveway shall not exceed 26 feet in width.
iii. Where a lot or parcel of land is greater than 100 feet in average width, only one driveway shall be permitted within the required front yard for every 100 feet or portion thereof of lot width and each driveway shall not exceed 26 feet in width.
iv. Front yards that are adjoining a single-family or two-family residentially-zoned property in any jurisdiction shall include a landscaped area with a minimum lateral dimension of five feet as measured from the side property line adjoining said residentially-zoned property. Driveways, walkways, patio slabs, and other areas constructed of concrete, asphalt, or similar materials shall not be permitted in said landscaped area.
b. Interior Side Yards.
i. Where a lot or parcel of land is 50 feet or less in average width, such lot or parcel of land shall have interior side yards each of not less than five feet.
ii. Where a lot or parcel of land is more than 50 feet in average width but not more than 100 feet in average width, such lot or parcel of land shall have interior side yards each equal to 10 percent of the average width of such lot or parcel of land.
iii. Where a lot or parcel of land is greater than 100 feet in average width, such lot or parcel of land shall have interior side yards each of not less than 10 feet.
iv. Interior side yards that are adjoining a single-family or two-family residentially-zoned property in any jurisdiction shall be landscaped and such landscaping shall include shrubbery and/or trees to provide shielding from that adjacent property.
v. Driveways, walkways, patio slabs, and other areas constructed of concrete, asphalt, or similar materials shall not be permitted in interior side yards that are adjoining a single-family or two-family residentially-zoned property in any jurisdiction.
vi. Uncovered porches, platforms, landings, and decks may not project into interior side yards that are adjoining a single-family or two-family residentially-zoned property in any jurisdiction.
c. Rear Yards.
i. Accessory buildings shall not be permitted in rear yards that are adjoining a single-family or two-family residentially-zoned property in any jurisdiction.
ii. Rear yards that are adjoining a single-family or two-family residentially-zoned property in any jurisdiction shall include a landscaped area with a minimum depth of 10 feet as measured from the rear property line. Such landscaped area shall include shrubbery and/or trees to provide shielding from the adjacent zone. At least one minimum 15-gallon tree shall be provided for every 250 square feet of landscaped area.
d. Structure Height and Setback. For structures that exceed 25 feet in height and are located on a lot or parcel of land adjoining a single-family or two-family residentially-zoned property in any jurisdiction:
i. At the inside boundary of an interior side yard adjoining a single-family or two-family residentially-zoned property in any jurisdiction, the maximum height of the structure shall be 25 feet and any portion of the structure that exceeds 25 feet in height shall be set back an additional foot for every two feet in height; and
ii. At the inside boundary of a rear yard adjoining a single-family or two-family residentially-zoned property in any jurisdiction, the maximum height of the structure shall be 25 feet and any portion of the structure that exceeds 25 feet in height shall be set back an additional foot for every two feet in height.
e. Open Space.
i. Where a lot or parcel of land is developed with four or more dwelling units, open space shall be provided at a ratio of not less than 150 square feet per dwelling unit.
ii. Open space may be provided in common areas, including required yards or any portion thereof, provided that those common areas are landscaped or include recreational amenities. Open space may also be provided in private areas such as patios and balconies.
iii. At least 50 percent of the required open space shall be clustered in one common area with minimum dimensions of not less than 15 feet by 25 feet. Such common area shall include recreational amenities accessible to and useable by all building occupants and may include a required yard or any portion thereof, provided that such yard or portion thereof is landscaped.
f. Building Design.
i. Where a lot or parcel of land is not more than 100 feet in average width, not more than one garage entrance may be placed on the front of a building, and such garage entrance shall not exceed 26 feet in width.
ii. Where a lot or parcel of land is greater than 100 feet in average width, one garage entrance may be placed on the front of a building for every 100 feet in lot width or portion thereof, and each such garage entrance shall not exceed 26 feet in width.
iii. For each building that fronts a public street, at least one window shall be placed on the building’s wall which faces that street.
iv. For each building that fronts a public street, at least one entrance shall be placed on the building’s wall which faces that street, except for corner lots for which only one front entrance to the building is required. Such entrance shall be framed in a decorative portico.
v. Building walls exceeding 30 feet in length shall be articulated by use of patios, balconies, and/or bay windows extending not less than three feet from the building wall. Alternative building projections and recessions may also be used to articulate building walls subject to the approval of the director.
vi. A pitched roofline shall be required along all sides of any building, with a slope of not less than 1:3.
vii. Rooflines shall be broken into smaller sections by use of decorative elements such as dormers, gables, eyebrows, or by other means deemed appropriate by the director. Such decorative elements may have a slope of less than 1:3.
viii. Roof mounted equipment shall be screened from view from any adjacent residential property and adjoining public street, if feasible, except that solar panels that are designed as part of a roofline and blend with the overall roof appearance need not be screened.
g. Landscaping. Where landscaping is required by this CSD, it shall be irrigated by a permanent watering system and shall be maintained with regular pruning, weeding, fertilizing, litter removal, and replacement of plants as necessary.
2. Other Zones. (Reserved)
F. Area-specific Development Standards.
1. Definitions. The following definitions shall apply in Area 1 (Foothill Boulevard West Town Area), Area 2 (Foothill Boulevard Mid-Town Area), and Area 3 (Foothill Boulevard East Town Area) as described hereafter:
a. Earth tone colors. Earth tone colors are defined as colors that draw from a palette of browns, tans, grays, greens, and reds, and are muted and flat in emulation of the natural colors found in dirt, rocks, and vegetation.
b. (Reserved).
2. Applicability, Review, and Certification. The following standards of applicability, review, and certification shall apply in Area 1 (Foothill Boulevard West Town Area), Area 2 (Foothill Boulevard Mid-Town Area), and Area 3 (Foothill Boulevard East Town Area) as described hereafter:
a. Applicability. These area-specific standards shall apply to development proposals that involve one or more of the activities listed in the chart below, except for development proposals for which building permit applications were submitted to, and deemed complete by, the Department or the Department of Public Works prior to the effective date of these area-specific development standards:

b. Review.
i. Development proposals subject to these area-specific standards shall require a site plan review, unless a different approval is required by this Title 22.
ii. Applications for approval shall include all information necessary to evaluate compliance with these area-specific standards, as determined by the Director, including but not limited to site plans, floor plans, elevation plans, and landscaping plans, in addition to all other information required by this Title 22.
iii. Site plans, floor plans, and elevation plans shall be prepared by an architect licensed by the State of California. On each plan, the architect shall affix his or her name, license number, signature, and a statement made under penalty of perjury pursuant to section 2015.5 of the Code of Civil Procedure that such plan complies in his or her professional opinion with the requirements of these area-specific standards and all other applicable provisions of this Title 22.
iv. Landscaping plans shall be prepared by a landscape architect licensed by the State of California. On each plan, the landscape architect shall affix his or her name, license number, signature, and a statement made under penalty of perjury pursuant to section 2015.5 of the Code of Civil Procedure that such plan complies in his or her professional opinion with the requirements of these area-specific standards and all other applicable provisions of this Title 22.
v. If an application includes landscaping plans, the application shall also include a covenant and agreement, to be recorded in the office of the County Recorder following site plan review approval, that all landscaping will be installed and maintained in compliance with the approved landscaping plans, these area-specific standards, and all other applicable provisions of this Title 22.
c. Certification. Prior to each inspection required by
Sections 108.4.2, 108.4.3, 108.4.4, and 108.4.6 of Title 26, an architect, general contractor, or applicable contractor licensed by the State of California shall submit a statement to the Department made under penalty of perjury pursuant to section 2015.5 of the Code of Civil Procedure that all construction to be inspected complies in his or her professional opinion with all approved plans, these area-specific standards, and all other applicable provisions of this Title 22.
3. Area 1 -- Foothill Boulevard West Town Area.
a. Purpose. The Foothill Boulevard West Town Area is established to improve the appearance of the western Foothill Boulevard commercial corridor through the thoughtful design of pedestrian-friendly structures integrated with extensive landscaping and to provide buffering from adjacent residential uses.
b. Description of Area. The boundaries of this area are shown on the map following this section.
c. Apartment Houses. In approving a conditional use permit for an apartment house, the Commission or Hearing Officer shall make the following findings in addition to those required by Section 22.56.090:
i. That the inclusion of commercial uses into the proposed project, including but not limited to joint live and work units, is unfeasible due to access constraints, lot size or dimensions, or economic constraints substantiated by a market analysis; and
ii. That the proposed project substantially complies with these area-specific standards and that approval of such project will not be materially detrimental to properties or improvements in the area or contrary to the intent and purpose of this CSD, as provided in subsection A of this section.
d. Zone-specific Use Standards.
i. Zone C-1. In addition to the uses listed in
Section 22.28.110, the following uses shall require a conditional use permit pursuant to Part 1 of Chapter 22.56:
(1) Drive-through facilities, either attached to the principal structure or detached in a separate structure.
(2) Sales.
-- Automobile sales, sale of new motor vehicles, and including incidental repair and washing, subject to provisions of subsection B of Section 22.28.090.
(3) Services.
-- Automobile repair and parts installation incidental to automobile supply stores.
-- Automobile service stations, including incidental repair, washing, and rental of utility trailers, subject to the provisions of subsection B of Section 22.28.090.
-- Churches, temples, or other places used exclusively for religious worship, including customary incidental educational and social activities in conjunction therewith.
-- Communications equipment buildings.
-- Parking lots and parking buildings, except where accessory to a structure on the same lot or parcel of land.
-- Schools through grade twelve (12), accredited, including appurtenant facilities, which offers instruction required to be taught in the public schools by the State of California in which no pupil is physically restrained.
-- Schools, business and professional, including art, barber, beauty, dance, drama, and music, including trade schools specializing in manual training, shop work, or in the repair and maintenance of machinery or mechanical equipment.
(4) Recreation and Amusement.
-- Athletic fields, excluding stadiums.
-- Golf courses, including the customary clubhouse and appurtenant facilities.
-- Swimming pools, as a primary use.
ii. Zone C-3. In addition to the uses in Section 22.28.210, the following uses shall require a conditional use permit pursuant to Part 1 of Chapter 22.56:
(1) Drive-through facilities, either attached to the principal structure or detached in a separate structure.
(2) Sales.
-- Automobile sales, sale of new and used motor vehicles.
-- Boat and other marine sales.
-- Pet stores.
(3) Services.
-- Automobile battery service.
-- Automobile brake repair shops.
-- Automobile muffler shops.
-- Automobile radiator shops.
-- Automobile rental and leasing agencies.
-- Automobile repair and parts installation, incidental to automobile supply stores.
-- Automobile repair garages.
-- Automobile service stations.
-- Boat rentals.
-- Car washes, automatic, coin-operated, and hand wash.
-- Churches, temples, or other places used exclusively for religious worship, including customary incidental educational and social activities in conjunction therewith.
-- Colleges and universities, including appurtenant facilities, giving advanced academic instruction approved by the State Board of Education or other recognized accrediting agency.
-- Communication equipment buildings.
-- Community centers.
-- Electrical distribution substations including microwave facilities.
-- Gas metering and control stations, public utility.
-- Libraries.
-- Microwave stations.
-- Parking lots and parking buildings, except where accessory to a structure on the same lot or parcel of land.
-- Post offices.
-- Recreational vehicle rentals.
-- Schools through grade twelve (12), accredited, including appurtenant facilities which offer instruction required to be taught in the public schools by the State of California in which no pupil is physically restrained.
-- Schools, business and professional, including art, barber, beauty, dance, drama, and music, including trade schools specializing in manual training, shop work, or in the repair and maintenance of machinery or mechanical equipment.
-- Tool rentals, box and utility only.
-- Trailer rentals, box and utility only.
-- Truck rentals.
-- Veterinary clinics, small animals.
(4) Recreation and Amusement.
-- Athletic fields, including stadiums.
-- Golf courses, including the customary clubhouse and appurtenant facilities.
-- Recreation clubs, commercial, including tennis, polo, swimming, and similar outdoor recreational activities together with appurtenant clubhouse.
-- Swimming pools.
-- Tennis, volleyball, badminton, croquet,
lawn bowling, and similar courts.
e. Lot Coverage. Structures shall not cumulatively occupy more than eighty-five (85) percent of the net area of a lot or parcel of land.
f. Required Yards.
i. Front and Corner Side Yards.
(1) Each lot or parcel of land shall have a front yard of at least twenty (20) feet in depth and a corner side yard of at least ten (10) feet in depth.
(2) At least twenty-five (25) percent of the area of each required front or corner side yard shall be landscaped and such landscaping shall comply with subsection F.3.j.
(3) The following uses are permitted in required front and corner side yards:
(a) Driveways, subject to the limitations of subsection F.3.i.i.;
(b) Outdoor dining;
(c) Street furniture; and
(d) Pedestrian circulation areas, subject to the limitations of subsection F.3.h.viii.
(4) Each required front or corner side yard shall be landscaped in areas where none of the uses in the immediately preceding subsection F.3.f.i.(3) are maintained and such landscaping shall comply with subsection F.3.j.
ii. Rear Yards.
(1) If a lot or parcel of land adjoins a residential zone at its rear lot line, such lot or parcel of land shall have a rear yard of at least five (5) feet in depth and such rear yard shall be landscaped to provide shielding for the adjoining residential zone with landscaping that complies with subsection F.3.j and the following requirements:
(a) If a lot or parcel of land is sixty (60) feet or less in width at its rear lot line, at least two (2) twenty-four (24)-inch box trees shall be planted and such trees shall be planted twenty-seven (27) feet apart; and
(b) If a lot or parcel of land is more than sixty (60) feet in width at its rear lot line, a twenty-four (24)-inch box tree shall be planted in both directions at intervals of twenty-seven (27) feet, as measured from the midpoint of the width of such lot at its rear lot line.
g. Structure Height.
i. If a lot or parcel of land does not adjoin a residential zone at its rear lot line, the maximum structure height shall be thirty-five (35) feet as measured from grade before any fill is placed on any portion of the lot or parcel upon which the structure is to be located.
ii. If a lot or parcel of land adjoins a residential zone at its rear lot line, the maximum structure height shall vary across the depth of the lot from front to back with the maximum height allowed at the front of the lot, and shall be established as follows.
(1) If the adjoining lot or parcel of land in a residential zone has a lower elevation, the maximum structure height shall be established as a forty-five (45)-degree projection measured from six (6) feet above the grade of the rear lot line before any fill is placed on any portion of the lot or parcel upon which the structure is to be located.
(2) If the adjoining lot or parcel of land in a residential zone has a higher elevation, the maximum structure height shall be established as a forty-five (45)-degree projection measured from the grade of the rear lot line before any fill is placed on any portion of the lot or parcel upon which the structure is to be located.
h. Structure Design.
i. Design Features. New primary structures shall include at least five (5) of the following design features, and all such features shall be consistent with the chosen architectural style, as defined in subsection F.3.h.iii.:
(1) Arcading;
(2) Arches;
(3) Awnings;
(4) Balconies;
(5) Bay windows;
(6) Colonnades;
(7) Courtyards;
(8) Decorative exterior stairs;
(9) Decorative grilles;
(10) Decorative iron fences;
(11) Masonry benches;
(12) Outdoor dining;
(13) Pergolas and trellises;
(14) Plazas;
(15) Recessed upper floor loggias or pergolas;
(16) Tile masonry fountains; and
(17) Tiled bulkheads.
ii. Structure Frontage.
(1) If a new primary structure adjoins either a public street or a yard on that lot required by subsection F.3.f that adjoins a public street, at least fifty (50) percent of the ground-floor structure frontage adjoining such street or yard shall be dedicated to commercial uses.
(2) If a new primary structure adjoins either multiple public streets or multiple yards required by subsection F.3.f that adjoin public streets:
(a) At least fifty (50) percent of the longest ground-floor structure frontage adjoining a street or yard shall be dedicated to commercial uses; and
(b) At least thirty-three (33) percent of the other ground-floor structure frontages adjoining a street or yard shall be dedicated to commercial uses.
(3) At least sixty (60) percent of all ground-floor structure frontages that adjoin either a public street or a yard required by subsection F.3.f. that adjoins a public street shall be articulated through the use of recessed windows and entries, display windows, contrasting wall treatments, offset surfaces, differentiated piers and columns, awnings, landscaping, or outdoor seating.
(4) At least fifty (50) percent of all structure frontages above the ground floor that adjoin either a public street or a yard required by subsection F.3.f. that adjoins a public street shall be articulated through the use of recessed windows, balconies, contrasting wall treatments, offset surfaces, differentiated piers and columns, or awnings.
iii. Architectural Style. New primary structures shall be designed in compliance with one of the following architectural styles, defined herein and further explained in the Foothill Boulevard Design Guidelines, a separate document maintained by the Department:
(1) Victorian. For the purposes of this subsection, Victorian architectural style is defined as: employing prototypes from Medieval architecture using a multi-textured or multi-colored walls; strongly asymmetrical facades; steeply pitched or mansard roofs with towers and turrets; extravagant use of complex shapes and elaborate detailing adapted from medieval, classical, or native precedents; and clapboard or shingle with stucco wall covering.
(2) Arts and Crafts. For the purposes of this subsection, Arts and Crafts architectural style is defined as: employing low-pitched gable roofs with wide unenclosed eave overhangs; roof rafters that are usually exposed and often extend past roofing; decorative beams or bracing that are commonly added under gables; porches of either full or partial width with a roof supported by tapered square columns or groups of beam columns; pedestals generally massive in proportion that often extend to ground level and are natural stone, brick, or stucco; and brick, stucco, clapboard, or shingle with stone wainscoting wall covering.
(3) Mission. For the purposes of this subsection, Mission architectural style is defined as: employing a mission-shaped dormer or roof parapet on a main roof or porch roof; wide overhanging eaves that are typically open; porch roofs supported by large square piers typically arched above them; and smooth or heavily-roughed wall stucco wall covering. Mission architectural style may include mission-like bell towers, quatrefoil windows, and limited decorative detailing, such as patterned tiles or carved stonework.
(4) Prairie. For the purposes of this subsection, Prairie architectural style is defined as: employing a low-pitched roof that is primarily hipped and has widely overhanging eaves; single-story wings or porches; eaves, cornices, and façade detailing that emphasize the horizontal line, often with massive square porch supports; trim emphasizing the upper part of the upper story; and wall covering consisting of contrasting materials such as brick or stucco, or by the use of board and batten.
(5) Spanish. For the purposes of this subsection, Spanish architectural style is defined as: employing prototypes from Spanish architecture in Europe and the Americas and/or prototypes from California missions and rancho architecture; a low-pitched roof with little or no eave overhang, unless it employs wide, encircling verandas; one or more arches placed above door or principal window or beneath roof porch; an asymmetrical façade; rich details drawing from Moorish, Byzantine, Gothic, or Renaissance inspiration, such as large, exposed timber accents, mission-tile roof covering, decorative columns, pilasters, stonework, patterned tiles, wrought-iron grilles, balconies, courtyards, fountains, arcaded walkways, and round or square towers; and smooth stucco covering.
(6) Foothill Eclectic. For the purposes of this subsection, Foothill Eclectic architectural style is defined as: employing prototypes from indigenous architecture in the foothill escarpment of the San Gabriel Mountains, bounded by the communities of Sunland and Tujunga on the west, and the communities of Claremont and Upland to the east, such as Bolton Hall and McGroarty Art Center in Tujunga and St. Luke's of the Mountains Church in La Crescenta; and local materials, with a predominant use of the naturally occurring eroded granite stones of the alluvial fans that these communities sit upon commonly known as river rock.
iv. Roof Design. Roofs shall be consistent with the chosen architectural style, as defined in subsection F.3.h.iii., and shall also comply with the following standards:
(1) Roofs and roof forms shall be employed on at least three (3) of the four (4) sides of a structure; and
(2) Roof materials shall consist of real or faux clay tile, real or faux slate, faux wood shake, dimensional asphalt shingle, or standing seam metal where metal roofs are otherwise authorized.
v. Roof Projections.
(1) Roof projections, including but not limited to towers and parapets, shall be consistent with the chosen architectural style, as defined in subsection F.3.h.iii.
(2) Roof projections, including but not limited to towers and parapets, shall not occupy more than fifteen (15) percent of the total roof area and shall not be designed to be habitable.
(3) Roof projections, including but not limited to towers and parapets, shall not extend more than ten (10) feet above the maximum structure height established by subsection F.3.g.
vi. Mechanical Equipment.
(1) Roof-mounted Equipment.
(a) Roof-mounted equipment shall be screened from view on all four (4) of its sides by roof forms, roof projections, or architectural screening that is consistent with the chosen architectural style, as defined in subsection F.3.h.iii.
(b) Roof-mounted equipment shall not occupy more than fifteen (15) percent of the total area.
(c) Roof-mounted equipment shall not exceed eight (8) feet in height, as measured from the roof.
(d) Roof-mounted equipment shall be set back from the nearest roof edge by at least one (1) foot for each foot in height measured from the roof.
(2) Mechanical equipment attached to a structure at the ground floor level, including but not limited to individual air conditioning units, shall be screened or enclosed through use of landscaping compliant with subsection F.3.j or use of walls or fences compliant with subsection F.3.k.
vii. Exterior Lighting.
(1) Each exterior lighting fixture shall be consistent with the chosen architectural style, as defined in subsection F.3.h.iii.
(2) Each exterior lighting fixture shall not blink, flash, or exceed two hundred-fifty (250) watts and shall be directed away from adjacent public right-of-ways and residential zones.
viii. Pedestrian Circulation Areas. Pedestrian circulation areas appurtenant to structures shall be consistent with the chosen architectural style, as defined in subsection F.3.h.iii, and pavement in such areas shall employ the following materials: brick, interlocking paving stones, or paver tiles.
ix. Pedestrian Entrances and Walk-Up Facilities.
(1) If a structure adjoins a public street, pedestrian entrances shall be set back at least three (3) feet from the edge of the right-of-way closest to the structure.
(2) If a structure adjoins a public street, walk-up facilities lacking pedestrian entrances shall be set back at least six (6) feet from the edge of the right-of-way closest to the structure.
x. Windows.
(1) All ground-floor structure frontages adjoining either a public street or a yard on that lot required by subsection F.3.f. that adjoins a public street shall include windows.
(2) Windows shall be designed so that storage areas, other than product displays, within a structure are not visible and shall be consistent with the chosen architectural style, as defined in subsection F.3.h.iii.
(3) Tinted glass may be employed in a window on the ground floor of a structure, provided that it is used as an architectural accent and does not exceed thirty (30) percent of the surface area of a window.
(4) Tinted glass may be employed in a window above the ground floor of a structure.
(5) At least fifty (50) percent of the surface area of a window shall be broken into panes, each of which shall not exceed six (6) square feet in surface area, unless non-mullioned structural glass is employed.
(6) Railings and grilles of a decorative nature may be installed on the exterior or interior of a window on the ground floor of a structure, provided that such railing and grilles do not exceed six (6) feet in height and that at least seventy-five (75) percent of the exterior surface area of each window containing such railing or grille is not view obscured.
(7) Roll-up security gates and grilles shall not be installed on the exterior of any window.
xi. Awnings.
(1) Awnings on new structures shall be designed to coordinate with the elements of ground level floor structure articulation required by subsection F.3.h.ii., such as individual windows and bays, and any awnings shall be consistent with the chosen architectural style, as defined in subsection F.3.h.iii.
(2) An open framework may be permitted beneath awnings.
(3) Multiple awnings belonging to a single commercial business shall be the same color and style.
(4) Awnings shall not employ glossy material or be internally lit.
(5) If the Director determines that any awning on a lot or parcel of land is not maintained in good repair, the owner of such lot or parcel of land shall remove, repair, or replace such awning within thirty (30) days of receipt of notification from the Director or his designee. For the purposes of this subsection, good repair shall be defined as not torn, ripped, or faded to a different color.
xii. Wall Finishes.
(1) Exterior wall finishes shall be applied uniformly on all sides of a structure and shall be consistent with the chosen architectural style, as defined in subsection F.3.h.iii.
(2) Exterior wall finishes shall employ the following materials: bricks, shingles, lap siding, stucco, naturally occurring river rock, and stone veneers.
(3) Split face concrete may be employed as a wainscoting or accent element in exterior wall finishes, provided that such concrete does not exceed twenty-five (25) percent of the surface area of exterior wall finishes on the ground floor of a structure and is painted in earth tone colors, as defined in subsection F.1.a.
(4) Exterior wall finishes may employ the following design elements: rough textured wood beams, headers, trim, siding, pre-cast headers, lentils, casements, cornices, and trim.
xiii. Color. Earth tone colors, as defined in subsection F.1.a., shall be used as base colors on structures, with bright non-pastel colors generally providing accent.
i. Parking Lot Design. The requirements of Section 22.52.1060 shall apply except where modified herein:
i. Driveways.
(1) Driveways between a public street and a parking lot and/or parking structure shall not exceed twenty (20) feet in width.
(2) Only one (1) driveway shall be provided to each public street adjoining a lot or parcel of land.
(3) The Director may modify the requirements of this subsection, in consultation with the Fire Department and the Department of Public Works, if he finds that such modifications are necessary for public health and safety by providing necessary Fire Department access or resolving potential traffic circulation problems on public streets. Such modifications are exempt from subsection G.
ii. Setbacks.
(1) If a parking lot or parking structure adjoins a public street, such parking lot or parking structure shall be set back at least seven (7) feet from the edge of the right-of-way closest to the structure unless a greater distance is required by subsection F.3.f.
(2) The area between a parking lot or parking structure and the edge of the right-of-way closest to the structure which may include a pedestrian walk way, shall be landscaped and such landscaping shall comply with subsection F.3.j.
iii. Fences and Walls.
(1) Where a fence or wall is required by this subsection or by Section 22.52.1060, such fence or wall shall comply with the requirements of subsection F.3.k.
(2) If a parking lot adjoins a public street, a solid fence or wall between thirty (30) and forty-two (42) inches in height, set back at least seven (7) feet from the edge of the right-of-way closest to the structure shall be required. The Director may allow substitution of a landscaped berm in place of a solid fence or wall if he finds that such substitution results in a superior project design.
iv. Landscaping. Parking lot landscaping shall comply with subsection F.3.j. and the following requirements:
(1) One (1) twenty-four (24)-inch box tree shall be required for each four (4) parking spaces and such trees shall be distributed throughout the parking lot. To the maximum extent feasible, each required tree shall be located so as to provide shading for four (4) parking spaces upon maturity.
(2) A landscaped area with a lateral dimension of at least three (3) feet shall be provided where the end of a row of parking spaces adjoins an internal driveway and one (1) twenty-four (24)-inch box tree shall be planted within such area. Said tree may be included as one of the trees required by the immediately preceding subsection F.3.i.iv.(1).
(3) All portions of a parking lot not used for vehicle parking or maneuvering, or for the movement of pedestrians to and from vehicles, shall be landscaped.
(4) The Director may modify the requirements of this subsection when twenty (20) or fewer parking spaces are provided on a lot or parcel of land if he finds that these requirements are infeasible due to the lot size or dimensions, and that the modified requirements provide sufficient landscaping. Such modifications are exempt from subsection G.
v. Pedestrian Circulation Areas.
(1) Pedestrian circulation areas within parking lots shall be consistent with the chosen architectural style, as defined in subsection F.3.h.iii., of the nearest structure on the same lot or parcel of land.
(2) Pedestrian circulation areas within stand-alone parking lots shall utilize one of the architectural styles defined in subsection F.3.h.iii.
(3) Pedestrian circulation areas within parking lots shall employ the following materials for the pavement in such areas: brick, interlocking paving stones, or paver tiles.
vi. Lighting.
(1) Each parking lot lighting fixture shall be consistent with the chosen architectural style, as defined in subsection F.3.h.iii., of the nearest structure on the same lot or parcel of land.
(2) Each parking lot lighting fixture in a stand-alone parking lot shall be consistent with one of the architectural styles defined in subsection F.3.h.iii.
(3) Each parking lot lighting fixture shall not exceed two hundred fifty (250) watts and the light shall be directed away from adjacent public right-of-ways and residential zones.
j. Landscaping. These landscaping provisions shall apply to installation or replacement of landscaping in connection with a project as defined in Section 22.52.2210.
i. General Requirements.
(1) At least fifteen (15) percent of the net area of a lot or parcel of land shall contain landscaping planted in the ground.
(2) Landscaped areas, except incidental areas adjacent to fences, walls, and side and rear lot lines, shall have a minimum lateral dimension of three (3) feet.
(3) Landscaping shall be used to screen site utilities, including but not limited to trash dumpsters, electrical vaults, and mechanical equipment.
(4) Landscaping shall be used to provide shade for pedestrian-oriented areas, including but not limited to outdoor dining, walkways, and plazas.
(5) Water features, including but not limited to fountains, shall use re-circulating water systems.
ii. Plant Materials.
(1) Plants shall be grouped in hydrozones, as required by Section 22.52.2230.
(2) Drought-tolerant plants shall be provided in accordance with Section 22.52.2230.
(3) Trees shall be at least twenty-four (24)-inch box size and shall be supported with appropriate staking and guy wires.
(4) Shrubs shall be at least five (5)-gallon size.
(5) Groundcover.
(a) Groundcover plants shall be planted between six (6) and eight (8) inches apart.
(b) Shrubs of one (1) gallon or smaller in size may be used as groundcover, provided that they are planted between eighteen (18) and twenty-four (24) inches apart.
(6) Turf grass shall be prohibited on any portion of a lot or parcel of land with a slope of fifteen (15) percent or greater.
iii. Existing Mature Trees. The following provisions shall not apply to oak trees, which are subject to the requirements of Part 16 of Chapter 22.56.
(1) For the purposes of this subsection, existing mature trees are defined as those trees that are at least eight (8) inches in diameter as measured four-and-a-half (4 1/2) feet above mean grade.
(2) Existing mature trees shall be preserved and integrated into required landscaping, either in their current location or another location on the same lot or parcel of land, provided that such trees are moved in accordance with State of California Arboricultural practices.
iv. Maintenance.
(1) Landscaped areas shall be maintained with regular pruning, weeding, fertilizing, litter removal, and replacement of plants as necessary.
(2) Landscaped areas shall be maintained with a permanent automatic irrigation system that meets the following requirements:
(a) The system shall consist of low volume sprinkler heads, drip emitters, and bubbler heads and shall include automatic controllers that are set to waver between 7:00 p.m. and 7:00 a.m.
(b) The system shall be designed in coordination with the hydrozones established in subsection F.3.j.ii(1).
(c) The system shall be designed to avoid runoff onto non-irrigated areas and to avoid the watering of structures, pedestrian areas, and public right-of-ways.
k. Walls and Fences.
i. Retaining Walls.
(1) Retaining walls shall be constructed of masonry split-face block, stone, stucco, or brick, and shall be painted with earth tone colors, as defined in subsection F.1.a.
(2) Retaining walls that adjoin or are adjacent to the front lot line shall comply with the following standards:
(a) Retaining walls shall be limited to four (4) feet in height as measured from finished grade from the bottom of the retaining wall. If four (4) feet is insufficient, additional retaining walls may be constructed in increments of four (4) or fewer feet in height, similarly measured, unless the Department of Public Works determines such a terraced construction is unsafe. In such case, a retaining wall greater than four (4) feet may be allowed.
(b) Each vertical increment of terraced retaining walls shall be set back from adjoining increments by at least two (2) feet and the area between each increment shall be landscaped in compliance with the requirements of subsection F.3.j.
(3) Retaining walls that adjoin or are adjacent to the rear lot line shall comply with the following standards:
(a) Retaining walls shall be limited to eight (8) feet in height as measured from finished grade from the bottom of the retaining wall. If eight (8) feet is insufficient, additional retaining walls may be constructed in increments of four (4) or fewer feet in height, similarly measured, unless the Department of Public Works determines such a terraced construction is unsafe. In such case, a retaining wall greater than eight (8) feet may be allowed.
(b) Each vertical increment of terraced retaining walls shall be set back from adjoining increments by at least two (2) feet, and the area between each increment shall be landscaped in compliance with the requirements of subsection F.3.j.
(4) Retaining walls that employ crib wall construction are not required to meet the requirements of this subsection, provided that such retaining walls are landscaped in compliance with the requirements of subsection F.3.j.
ii. Other Walls and Fences.
(1) General Requirements.
(a) Walls and fences shall not exceed a height of six (6) feet as measured from finished grade.
(b) Walls and fences shall be consistent with the chosen architectural style, as defined in subsection F.3.h.iii. of the nearest structure on the same lot or parcel of land.
(c) Signs, barbed wire, or razor wire shall not be affixed to walls or fences.
(2) Walls.
(a) Walls shall be constructed of masonry and faced with the following materials: brick, stucco, split-faced concrete block with a masonry cap, manufactured veneer stones, or naturally occurring river rock.
(b) Walls shall be painted with earth tone colors as defined in subsection F.1.a.
(3) Fences.
(a) Fences shall be constructed of the following materials: wood with a wood cap or decorative wrought iron, provided that the top of such wrought iron fence does not curve outward, away from the subject property.
(b) Chain link fences are permitted only when used for construction sites or for special events authorized by a temporary use permit pursuant to Part 14 of Chapter 22.56.
l. Signs. The requirements of Part 10 of Chapter 22.52 shall apply except where modified herein:
i. Non-Conforming Signs. An existing sign that was legally established and does not conform to the provisions of these area-specific standards shall not be enlarged or altered unless such enlargement or alteration is in compliance with this subsection F.3.l.
ii. General Requirements.
(1) A sign shall be consistent with the chosen architectural style, as defined in subsection F.3.h.iii. of the structure onto which it is affixed.
(2) A sign shall employ earth tone colors as defined in subsection F.1.a.
(3) Letters on a sign shall not exceed eighteen (18) inches in height.
(4) A sign shall have margins of at least fifteen (15) percent of the length of the copy on such sign.
(5) If a sign has two (2) or more rows of copy, each row shall be separated by at least three-quarters (3/4) of an inch.
(6) A sign that is internally illuminated or employs exposed neon shall be placed at least seven (7) feet above finished grade.
(7) The use of exposed neon shall be limited to script, pictorial graphics, and animation, provided that such animation is limited to intervals of five (5) or more seconds.
iii. Wall Business Signs.
(1) Area Permitted.
(a) Each ground floor business establishment adjoining or oriented to one public street or highway shall be permitted a maximum of one (1) square foot of wall business sign area for each one (1) linear foot of building frontage, not to exceed forty (40) square feet of wall business sign area, provided that:
(i) Each wall business sign does not exceed twenty-five (25) square feet in area; and
(ii) All wall business signs placed twelve (12) or more feet above finished grade do not cumulatively contain more than thirty five (35) percent of permitted wall business sign area.
(b) If a ground floor business establishment adjoins or is oriented to two (2) public streets or highways, an additional wall business sign not to exceed fifteen (15) square feet in area shall be permitted on the side of such business establishment with the least building frontage.
(c) If a ground floor business establishment adjoins or is oriented to an alley or parking lot at its side or rear, an additional wall business sign not to exceed ten (10) square feet in area shall be permitted on the side of such business establishment that adjoins or is oriented to such alley or parking lot.
(2) Height Permitted. A wall business sign shall not extend above a parapet wall or more than two (2) feet above an eave.
iv. Awning Business Signs.
(1) Area Permitted.
(a) A ground-floor business establishment shall be permitted a maximum of one (1) awning business sign.
(b) A ground-floor business establishment may substitute awning business sign area for wall business sign area on the basis of one-half (1/2) square foot of permitted awning business sign area for each one (1) square foot of permitted wall business sign area, provided that there is a corresponding reduction in permitted wall business sign area.
(2) Other Requirements.
(a) An awning business sign shall be located on an awning valance, provided that such valance is at least seven (7) feet above finished grade and does not project more than four (4) feet from a structure wall.
(b) Letters on an awning business sign shall not exceed eight (8) inches in height.
(c) An awning business sign shall not be internally lit.
v. Projecting Business Signs.
(1) Area Permitted.
(a) A ground-floor business establishment shall be permitted a maximum of one projecting business sign.
(b) A ground-floor business establishment may substitute projecting business sign area for wall business sign area on the basis of one-half (1/2) square foot of permitted projecting business sign area for each one (1) square foot of permitted wall business sign area, provided that there is a corresponding reduction in permitted wall business sign area.
(c) A projecting business sign that does not exceed two (2) feet in height and width and is placed ten (10) or fewer feet above finished grade shall be permitted without substitution of wall business sign area.
(2) Height Permitted.
(a) A projecting business sign shall be placed at least seven (7) feet above finished grade and at least eight (8) feet above a public right-of-way.
(b) A projecting business sign shall not extend above a parapet wall or more than two (2) feet above an eave.
vi. Roof Business Signs. Roof business signs, including signs painted on the surface of roofs, shall be prohibited.
vii. Freestanding Business Signs.
(1) Frontage.
(a) One (1) freestanding business sign shall be permitted on a lot or parcel of land with a street or highway frontage having a continuous distance of between one hundred (100) and one hundred ninety-nine (199) feet.
(b) Two (2) freestanding business signs shall be permitted on a lot or parcel of land with a street or highway frontage having a continuous distance of two hundred (200) or more feet, provided that the two (2) freestanding signs are separated by at least fifty (50) feet.
(2) Type Permitted. A freestanding business sign shall be a monument sign. For the purposes of this subsection, a monument sign is defined as a sign placed on a solid base that extends at least seventy-five (75) percent of the length and width of such sign.
(3) Size Permitted.
(a) A freestanding business sign shall not exceed six (6) feet in height, eight (8) feet in length, or one (1) foot in width.
(b) Each sign face of a freestanding business sign shall be limited to thirty (30) square feet in area.
(4) Landscaping. A freestanding business sign shall be surrounded by a landscaped area that is at least twice as large as the area of one of its sign faces and such landscaping shall comply with the requirements of subsection F.3.j.
(5) Other Requirements.
(a) A freestanding business sign shall not rotate, move, or simulate motion in any way.
(b) A freestanding business sign shall not identify more than eight (8) business establishments.
(c) A freestanding business sign shall not be internally illuminated or employ exposed neon.
viii. Incidental Business Signs. An incidental business sign shall not be attached to a freestanding sign and shall not be internally illuminated.
ix. Building Identification Signs. A building identification sign shall not exceed four (4) square feet in area, shall not be placed more than four (4) feet above finished grade, and shall not be internally illuminated.
x. Temporary Real Estate Signs. A temporary real estate sign shall not exceed twenty-four (24) square feet in area and shall not be internally illuminated.
xi. Temporary Construction Signs. A temporary construction sign shall not exceed eighty (80) square feet in area and shall not exceed six (6) feet in height if free-standing. The top of such sign shall not be placed more than six (6) feet above finished grade if wall-mounted, shall not be internally illuminated, and shall be removed from the premises within five (5) days after completion of the construction.
xii. Directional or Informational Signs. A directional or informational sign shall not exceed four (4) square feet in area, shall not exceed three (3) feet in height if free-standing, and the top of the sign shall not be placed more than three (3) feet above finished grade if wall-mounted.
xiii. Special-Purpose Signs.
(1) A bulletin or special-event sign shall not exceed twelve (12) square feet in area.
(2) Fuel pricing signs shall comply with the requirements of subsections F.3.l.vii.(2) through F.3.l.vii.(5).
(3) A public transportation sign shall not include advertising.
xiv. Prohibited Signs. The following signs shall be prohibited in addition to those listed in Section 22.52.990:
(1) Signs employing any continuous or sequential flashing operation, including electronic reader boards and LED signage that employs crawling displays or flashing illuminations;
(2) Signs employing video components; and
(3) Signs emitting odors.
4. Area 2 -- Foothill Boulevard Mid-Town Area.
a. Purpose. The Foothill Boulevard Mid-Town Area is established to improve the appearance of the middle Foothill Boulevard commercial corridor through the thoughtful design of pedestrian-friendly structures integrated with extensive landscaping and to provide buffering from adjacent residential uses. These standards acknowledge the constraints presented by small lot sizes.
b. Description of Area. The boundaries of this area are shown on the map following this section.
c. Apartment Houses. The requirements of subsection F.3.c shall apply.
d. Zone-specific Use Standards.
i. Zone C-1.
(1) The requirements of subsection F.3.d.i. shall apply.
(2) Dining rooms, cafes, cafeterias, coffee shops, restaurants, and other similar uses shall provide at least one (1) parking space for each six (6) persons based on the occupant load, as determined by the Department of Public Works.
ii. Zone C-2.
(1) In addition to the uses listed in Section 22.28.160, the following uses shall require a conditional use permit pursuant to Part 1 of Chapter 22.56:
(a) Drive-through facilities, either attached to the principal structure or detached in a separate structure.
(b) Sales.
-- Automobile sales, sale of new motor vehicles, and including incidental repair and washing, subject to the provisions of subsection B of subsection 22.28.090.
-- Boat and other marine sales.
(c) Services.
-- Automobile rental and leasing agencies,
-- Automobile repair and parts installation incidental to automobile supply stores.
-- Churches, temples, and other places used exclusively for religious worship, including customary incidental educational and social activities in conjunction therewith.
-- Colleges and universities, including appurtenant facilities, giving advanced academic instruction approved by the State Board of Education or other recognized accrediting agency.
-- Communications equipment buildings.
-- Electrical distribution substations, including microwave facilities.
-- Gas metering and control stations, public utility.
-- Libraries.
-- Microwave stations.
-- Parking lots and parking buildings, except where accessory to a structure on the same lot or parcel of land.
-- Post offices.
-- Schools through grade twelve (12), accredited, including appurtenant facilities which offer instruction required to be taught in the public schools by the State of California, in which no pupil is physically restrained.
-- Schools, business and professional, including art, beauty, dance, drama, and music, including trade schools specializing in manual training, shop work, or in the repair or maintenance of machinery or mechanical equipment.
-- Tool rentals.
(d) Recreation and Amusement.
-- Athletic fields, excluding stadiums.
-- Golf courses, including the customary clubhouse and appurtenant facilities.
-- Swimming pools.
(2) Dining rooms, cafes, cafeterias, coffee shops, restaurants, and other similar uses shall provide at least one (1) parking space for each six (6) persons based on the occupant load, as determined by the Department of Public Works.
iii. Zone C-3.
(1) The requirements of subsection F.3.d.ii shall apply.
(2) Dining rooms, cafes, cafeterias, coffee shops, restaurants, and other similar uses shall provide at least one (1) parking space for each six (6) persons based on the occupant load, as determined by the Department of Public Works.
e. Lot Coverage. The requirements of subsection F.3.e shall apply.
f. Required Yards. Rear yards shall be provided according to the requirements of subsection F.3.f.ii.
g. Structure Height. The maximum structure height shall be thirty-five (35) feet, as measured from grade before any fill is placed on any portion of the lot or parcel upon which the structure is to be located.
h. Structure Design.
i. The requirements of subsections F.3.h.i and F.3.h.ii shall apply to new structures, except that reference to any yard required by subsection F.3.f shall instead be made to any yard required by subsection F.4.f.
ii. The requirements of subsections F.3.h.iii through F.3.h.xiii shall apply to new structures, new additions to existing structures, and alterations to the exterior of existing structures that require a permit from the Department of Public Works, except that:
(1) Reference to any yard required by subsection F.3.f shall instead be made to any yard required by subsection F.4.f; and
(2) Reference to the required structure height established by subsection F.3.g shall instead be made to the required structure height established by subsection F.4.g.
i. Parking Lot Design. The requirements of subsection F.3.i shall apply, except that reference to any yard required by subsection F.3.f shall instead be made to any yard required by subsection F.4.f.
j. Landscaping. The requirements of subsection F.3.j shall apply, except that at least ten (10) percent of the net area of a lot or parcel of land shall contain landscaping planted in the ground.
k. Walls and Fences. The requirements of subsection F.3.k shall apply.
l. Signs. The requirements of subsection F.3.l shall apply.
5. Area 3 -- Foothill Boulevard East Town Area.
a. Purpose. The Foothill Boulevard East Town Area is established to improve the appearance of the eastern Foothill Boulevard commercial corridor through the thoughtful design of pedestrian-friendly structures integrated with extensive landscaping and to provide buffering from adjacent residential uses.
b. Description of Area. The boundaries of this area are shown on the map following this section.
c. Apartment Houses. The requirements of subsection F.3.c shall apply.
d. Zone-specific Use Standards.
i. Zone C-2. The requirements of subsection F.4.d.ii.(1) shall apply.
ii. (Reserved).
e. Lot Coverage. The requirements of subsection F.3.e. shall apply.
f. Required Yards.
i. Front and Corner Side Yards.
(1) Each lot or parcel of land shall have a front yard of at least ten (10) feet in average depth, provided that no portion of the front yard is less than five (5) feet in depth, and shall have a corner side yard of at least ten (10) feet in average depth, provided that no portion of the corner side yard is less then five (5) feet in depth.
(2) At least twenty-five (25) percent of the area of each required front or corner side yard shall be landscaped and such landscaping shall comply with subsection F.3.j.
(3) The following uses are permitted in required front and corner side yards:
(a) Driveways, subject to the limitations of subsection F.3.i.i;
(b) Outdoor dining;
(c) Street furniture; and
(d) Pedestrian circulation areas, subject to the limitations of subsection F.3.h.viii.
(4) Each required front or corner side yard shall be landscaped in areas where none of the uses in subsection F.5.f.i.(3) are maintained and such landscaping shall comply with the requirements of subsection F.3.j.
ii. Rear Yards. The requirements of subsection F.3.f.ii shall apply.
g. Structure Height.
i. If a lot or parcel of land does not adjoin a residential zone at its rear lot line, the maximum structure height shall be forty-two (42) feet as measured from grade before any fill is placed on any portion of the lot or parcel upon which the structure is to be located.
ii. If a lot or parcel of land adjoins a residential zone at its rear lot line, the maximum structure height shall be established by the requirements of subsections F.3.g.ii.
h. Structure Design.
i. The requirements of subsections F.3.h.i and F.3.h.ii shall apply to new structures, except that reference to any yard required by subsection F.3.f shall instead be made to any yard required by subsection F.5.f.
ii. The requirements of subsections F.3.h.iii through F.3.h.xiii shall apply to new structures, new additions to existing structures, and alterations to the exterior of existing structures that require a permit from the Department of Public Works, except that:
(1) Reference to any yard required by subsection F.3.f shall instead be made to any yard required by subsection F.5.f; and
(2) Reference to the required structure height established by subsection F.3.g shall instead be made to the required structure height established by subsection F.5.g.
i. Parking Lot Design. The requirements of subsection F.3.i shall apply, except that reference to any yard required by subsection F.3.f shall instead be made to any yard required by subsection F.5.f.
j. Landscaping. The requirements of subsection F.3.j shall apply.
k. Walls and Fences. The requirements of subsection F.3.k shall apply.
l. Signs. The requirements of subsection F.3.l shall apply.
G. Modification of Development Standards.
1. The director may permit modifications from the development standards specified herein (subsections E.1.a through E.1.f) where an applicant's request demonstrates to the satisfaction of the director all of the following:
a. The application of the standards from which modification is sought would result in practical difficulties or unnecessary hardships;
b. There are exceptional circumstances or conditions applicable to the subject property or to the intended development of the property that do not apply to other properties within the CSD area; and
c. That granting the requested modification will not be materially detrimental to properties or improvements in the area or contrary to the purpose of this CSD.
2. Application. The procedure for filing a request for modification shall be the same as that for a director' s review as set forth in Part 12 of Chapter 22.56 except that the applicant shall also submit:
a. A list, certified by affidavit or statement under penalty of perjury, of the names and addresses of all persons who are shown on the latest available assessment roll of the county of Los Angeles as owners of the subject property, and as owning property within 200 feet from the exterior boundaries of the subject property;
b. Two sets of mailing labels for the property owners referenced above;
c. A map drawn to a scale specified by the director indicating where all such ownerships are located; and
d. A filing fee, as set forth in Section 22.60.100, under Site Plan Review for Director' s Review for Modification of Development Standards in a Community Standards District.
3. Notice. Not less than 30 calendar days prior to the date an action is taken, the director shall send notice by first-class mail of the pending application to the property owners on the list provided by the applicant pursuant to subsection G.2.a indicating that any property owner opposed to the granting of such modification may express such opposition by written protest to the director within 15 calendar days after receipt of such notice. A copy of the notice shall also be sent to the Crescenta Valley Town Council.
4. Decision.
a. The director shall approve an application for modification where no more than two letters of opposition are received pursuant to subsection G.3, where the application complies with the provisions of Section 22.56.1690, and where the director determines that the application has satisfactorily demonstrated the matters required by subsection G.1. If the director approves the application, the director shall notify the applicant and all property owners identified in subsection G.2.a of the decision in writing and such notification shall indicate that any such person may file an appeal within 15 calendar days of receipt of such notice with a request for a public hearing before the commission.
b. If the director denies the application for any reason, the director shall notify the same persons as identified in subsection G.2.a of the decision in writing and such notification shall indicate that the applicant may file an appeal within 15 calendar days of receipt of such notice with a request for a public hearing before the commission.
c. No appeal fee shall be required except for an appeal filed by the applicant, who shall pay the additional fee for a public hearing as set forth in Section 22.60.100 under Site Plan Review for Director' s Review for Modification of Development Standards in a Community Standards District.
1. Modification Authorized. Except as set forth in subsections F.3.i.i.(3) and F.3.i.iv.(4), modification of the development standards specified in subsections E.1 (Zone R-3), F.3.f (Required Yards), F.3.h (Structure Design), F.3.i (Parking Lot Design), F.3.j (Landscaping), F.3.k (Walls and Fences), F.3.l (Signs), F.4.f (Required Yards), F.4.h (Structure Design), F.4.i (Parking Lot Design), F.4.j (Landscaping), F.4.k (Walls and Fences), F.4.l (Signs), F.5.f (Required Yards), F.5.h (Structure Design), F.5.i (Parking Lot Design), F.5.j (Landscaping), F.5.k (Walls and Fences), and F.5.l (Signs) shall be subject to the procedures specified in this subsection G. Modification of the other development standards in this CSD shall be subject to a variance, as provided in Part 2 or Chapter 22.56.
2. Application. The procedure for filing a request for modification shall be the same as that for Director's review, as set forth in Part 12 of Chapter 22.56, except that the applicant shall also submit:
a. A list, certified by affidavit or statement under penalty of perjury of the names and addresses of all persons who are shown on the latest available assessment role of the County of Los Angeles as owners of the subject property, and as owning property within one thousand (1,000) feet from the exterior boundaries of the subject property;
b. Two sets of gummed mailing labels with the property owners' names and addresses and one (1) photocopy of the labels;
c. A one thousand (1,000)-foot ownership map drawn to a scale of one (1) inch to one hundred (100) feet indicating the location of all such properties and the owners of such properties; and
d. A filing fee as set forth in Section 22.60.100 under Site Plan Review, Director's Review for Modification of Development Standards in a Community Standard District.
3. Notice.
a. At least thirty (30) days prior to the date a decision is made, the Director shall send notice of the pending application by first-class mail to the property owners on the list provided by the applicant and to the Crescenta Valley Town Council.
b. The notice shall describe the development proposal and the request for modification. The notice shall also indicate that recipients of the notice or a representative of the Crescenta Valley Town Council may submit a written protest to the Director within fourteen (14) calendar days following the date on the notice and that such written protest shall provide evidence that the request for modification does not meet one or more of the findings identified in subsection G.4.a.
4. Findings.
a. The Director shall approve or deny the application pursuant to the principles and standards of Section 22.56.1690 and the following findings:
i. There are exceptional circumstances or conditions applicable to the subject property or to the intended development of the property that do not apply to other properties within the CSD area; and
ii. That granting the request for modification will not be materially detrimental to properties or improvements in the area or contrary to the intent and purpose of this CSD, as provided in subsection A.
b. The Director shall consider each written protest when making a decision on the application. If he determines that the request for modification does not meet one or more of the above principles, standards, or findings, he may request alterations to the development proposal or impose conditions of approval before making a decision on the application.
c. The Director may refer an application to the Commission for consideration at a public hearing. All procedures relative to the public hearing set forth in Part 4 of Chapter 22.60 shall be followed except that no fee shall be required. The Commission shall approve, conditionally approve, or deny the application pursuant to the principles, standards, and findings identified in subsection G.4.a. The decision of the Commission shall become final and effective on the date of the decision and shall not be subject to further administrative appeal.
5. Decision.
a. Notice.
i. If the Director approves, conditionally approves, or denies the application, he shall send notice of the decision by certified mail to the applicant, anyone who submitted a written protest, and the Crescenta Valley Town Council.
ii. The notice shall indicate that an appeal may be filed by a recipient of the notice or a representative of the Crescenta Valley Town Council with the Commission within fourteen (14) calendar days following the date on the notice.
b. Appeal.
i. An appeal shall be accompanied by an additional fee for a public hearing as set forth in Section 22.60.100 under Site Plan Review, Director's Review for Modification of Development Standards in a Community Standards District. All procedures relative to a public hearing set forth in Part 4 of Chapter 22.60 shall be followed.
ii. The Commission shall approve, conditionally approve, or deny the appeal pursuant to the findings identified in subsection G.4.a. The decision of the Regional Planning Commission shall become final and effective on the date of the decision and shall not be subject to further administrative appeal.
G. Modification of Development Standards.
1. Modification Authorized. Except as set forth in subsections F.3.i.i.(3) and F.3.i.iv.(4), modification of the development standards specified in subsections E.1 (Zone R-3), F.3.f (Required Yards), F.3.h (Structure Design), F.3.i (Parking Lot Design), F.3.j (Landscaping), F.3.k (Walls and Fences), F.3.l (Signs), F.4.f (Required Yards), F.4.h (Structure Design), F.4.i (Parking Lot Design), F.4.j (Landscaping), F.4.k (Walls and Fences), F.4.l (Signs), F.5.f (Required Yards), F.5.h (Structure Design), F.5.i (Parking Lot Design), F.5.j (Landscaping), F.5.k (Walls and Fences), and F.5.l (Signs) shall be subject to the procedures specified in this subsection G. Modification of the other development standards in this CSD shall be subject to a variance, as provided in Part 2 or Chapter 22.56.
2. Application. The procedure for filing a request for modification shall be the same as that for Director's review, as set forth in Part 12 of Chapter 22.56, except that the applicant shall also submit:
a. A list, certified by affidavit or statement under penalty of perjury of the names and addresses of all persons who are shown on the latest available assessment role of the County of Los Angeles as owners of the subject property, and as owning property within one thousand (1,000) feet from the exterior boundaries of the subject property;
b. Two sets of gummed mailing labels with the property owners' names and addresses and one (1) photocopy of the labels;
c. A one thousand (1,000)-foot ownership map drawn to a scale of one (1) inch to one hundred (100) feet indicating the location of all such properties and the owners of such properties; and
d. A filing fee as set forth in Section 22.60.100 under Site Plan Review, Director's Review for Modification of Development Standards in a Community Standard District.
3. Notice.
a. At least thirty (30) days prior to the date a decision is made, the Director shall send notice of the pending application by first-class mail to the property owners on the list provided by the applicant and to the Crescenta Valley Town Council.
b. The notice shall describe the development proposal and the request for modification. The notice shall also indicate that recipients of the notice or a representative of the Crescenta Valley Town Council may submit a written protest to the Director within fourteen (14) calendar days following the date on the notice and that such written protest shall provide evidence that the request for modification does not meet one or more of the findings identified in subsection G.4.a.
4. Findings.
a. The Director shall approve or deny the application pursuant to the principles and standards of Section 22.56.1690 and the following findings:
i. There are exceptional circumstances or conditions applicable to the subject property or to the intended development of the property that do not apply to other properties within the CSD area; and
ii. That granting the request for modification will not be materially detrimental to properties or improvements in the area or contrary to the intent and purpose of this CSD, as provided in subsection A.
b. The Director shall consider each written protest when making a decision on the application. If he determines that the request for modification does not meet one or more of the above principles, standards, or findings, he may request alterations to the development proposal or impose conditions of approval before making a decision on the application.
c. The Director may refer an application to the Commission for consideration at a public hearing. All procedures relative to the public hearing set forth in Part 4 of Chapter 22.60 shall be followed except that no fee shall be required. The Commission shall approve, conditionally approve, or deny the application pursuant to the principles, standards, and findings identified in subsection G.4.a. The decision of the Commission shall become final and effective on the date of the decision and shall not be subject to further administrative appeal.
5. Decision.
a. Notice.
i. If the Director approves, conditionally approves, or denies the application, he shall send notice of the decision by certified mail to the applicant, anyone who submitted a written protest, and the Crescenta Valley Town Council.
ii. The notice shall indicate that an appeal may be filed by a recipient of the notice or a representative of the Crescenta Valley Town Council with the Commission within fourteen (14) calendar days following the date on the notice.
b. Appeal.
i. An appeal shall be accompanied by an additional fee for a public hearing as set forth in Section 22.60.100 under Site Plan Review, Director's Review for Modification of Development Standards in a Community Standards District. All procedures relative to a public hearing set forth in Part 4 of Chapter 22.60 shall be followed.
ii. The Commission shall approve, conditionally approve, or deny the appeal pursuant to the findings identified in subsection G.4.a. The decision of the Regional Planning Commission shall become final and effective on the date of the decision and shall not be subject to further administrative appeal.

(Ord. 2009-0032 § 1, 2009; Ord. 2007-0008 § 2, 2007.)

A. Intent and Purpose. The Juniper Hills Community Standards District (“CSD”) is established to ensure that future public and private improvements are consistent with the community’s existing development pattern and the goals, objectives, and policies of the Antelope Valley Areawide Plan. Juniper Hills is a rural community in which dispersal of land uses is preferred over concentrated density. Juniper Hills is not an appropriate location for urban infrastructure such as expensive public sewage and water systems. The standards contained in this CSD are intended to maintain the low densities, secluded rural character, unique desert foothill appearance, and significant natural resources of the community.
B. District Boundary. The boundaries of this CSD are shown on the map following this section.
C. Exemptions. This CSD shall not apply to:
1. Development proposals which are the subject of applications for the following types of permits or approvals that were submitted and deemed complete filings prior to the effective date of this CSD:
a. Building permits;
b. Director’s reviews;
c. General plan amendments and area plan amendments;
d. Tentative tract maps and parcel maps;
e. Zone changes;
f. Zoning conformance reviews; and
g. Zoning permits listed in Chapter 22.56.
2. Additions to existing structures, provided that such additions do not cumulatively increase the existing floor area of any structure by more than 25 percent.
D. Notice and Application Requirements for Proposed Projects or Permits. Applications for conditional use permits, general plan and area plan amendments, tentative tract maps and parcel maps, variances, zone changes, and other zoning permits shall contain the following information in addition to that required by the other applicable provisions of Title 21 and Title 22:
1. Maps in the number prescribed, and drawn to a scale specified by the director, showing the location of all property included in the request, the location of all highways and streets and the location and dimensions of all parcels of land within a distance of 1,000 feet from the exterior boundaries of the subject parcel(s) of land. One copy of said map shall indicate the uses established on every parcel of land shown within said 1,000 foot radius.
2. A list, certified by affidavit or statement under penalty of perjury pursuant to section 2015.5 of the Code of Civil Procedure, of the names and addresses of all persons who are shown on the latest available assessment roll of the county of Los Angeles as owners of the subject parcel of land and as owning parcels of land within a distance of 1,000 feet from the exterior boundaries of the subject parcel(s) of land. If, in using this 1,000 foot radius, the list does not include at least 25 property owners, excluding the applicant, the radius shall be expanded equally in all directions until the list includes at least 25 property owners, excluding the applicant. Three sets of mailing labels for these property owners shall also be included.
E. Community-wide Development Standards.
1. Public Street Improvements.
a. Public streets shall be limited to a paved width of 28 feet, excluding any inverted shoulder, concrete flow line, or slope easement.
b. Where shoulders are deemed necessary for the safety of pedestrian and vehicular traffic by the department of public works, inverted shoulder cross-sections shall be utilized.
c. Curbs, gutters, and sidewalks are prohibited on new streets constructed in conjunction with a land division unless deemed necessary for the safety of pedestrians and vehicular traffic by the department of public works after consultation with adjacent property owners.
d. The addition of curbs, gutters, and sidewalks are prohibited on existing streets unless deemed necessary for the safety of pedestrian and vehicular traffic by the department of public works after consultation with adjacent property owners.
2. Private Street and Right-of-Way Improvements. The following standards shall apply to private streets and right-of-ways that provide access to one or more lots or parcels of land:
a. Paving shall only be required if necessary to comply with fire department regulations and the requirements of the Fire Code; and
b. Width shall be limited to 28 feet unless a greater width is necessary to comply with fire department regulations and the requirements of the Fire Code.
3. Street Lighting.
a. Street lights are prohibited on new streets constructed in conjunction with a land division.
b. The addition of street lights is prohibited on existing streets unless deemed necessary for the safety of pedestrian and vehicular traffic by the department of public works after consultation with adjacent property owners.. Where installed:
i. Street lights shall be compatible in style and material with the poles on which they are mounted;
ii. Street lights shall be placed the maximum distance apart with the minimum lumens allowable by the department of public works; and
iii. Street lights shall be designed to prevent off-street illumination and glare. Hooding and shields shall be used to deflect light away from adjacent parcels.
4. Drainage. Drainage structures shall utilize natural materials and colors and shall not alter natural drainage courses to the maximum extent feasible.
5. Trails. In reviewing and establishing design conditions for any land division, the commission or the hearing officer shall determine that the land division promotes the community trails objectives stated in the Trails Plan of the Antelope Valley Areawide General Plan.
6. Lot Design.
a. Each new lot or parcel of land created by a land division shall contain a gross area of not less than five acres.
b. Each new lot or parcel of land created by a land division shall have a required width of not less than 330 feet and a required depth of not less than 330 feet.
7. Hillside Development. Density-controlled development shall be prohibited in this CSD.
8. Grading. A conditional use permit as provided in Part 1 of Chapter 22.56 shall be required for any grading on a lot or parcel of land, or in connection with any project, that exceeds 5,000 cubic yards of total cut plus total fill material within any 24 month period. For purposes of computing the 5,000 cubic yard threshold amount, grading necessary to establish a turnaround required by the fire department shall be excluded, but not grading for any private street, right-of-way, or driveway leading to such turnaround.
9. Vegetation Conservation.
a. The removal or destruction of vegetation of any kind on a lot or parcel of land two-and-one-half acres or greater in size shall require a conditional use permit pursuant to Part 1 of Chapter 22.56 where the area of removal or destruction is greater than 30 percent of the gross area of the lot or parcel.
b. This subsection shall not apply to the removal or destruction of vegetation:
i. On a publicly owned right-of-way;
ii. That is necessary to allow for the construction of additions to single-family residences permitted by this Title 22;
iii. That is necessary to allow for the construction of accessory structures or additions to accessory structures permitted by this Title 22;
iv. That is necessary to implement the State of California’s vegetation management program, is necessary to implement fire hazard reduction projects approved by the local and State Fire Safe Counsel, is necessary to comply with county regulations relating to brush clearance or fire safety, or that is otherwise required by the fire department;
v. For work performed under a permit issued to control erosion or flood hazards; or
vi. For accessory agricultural uses permitted by this Title 22.
c. Where any land division is proposed:
i. Plans depicting existing vegetation shall be submitted with the application;
ii. When the land division proposes new development, a fuel modification plan(s) shall also be submitted with the application that demonstrates that the proposed removal or destruction of vegetation shall not occur on more than 30 percent of the gross area of each lot to be created unless such removal or destruction meets the exclusions contained in subsection E.9.b, above, absent issuance of a conditional use permit under subsection E.9.a, above. Such land division shall be conditioned upon the recording of a vegetation conservation covenant with the county recorder to ensure the permanent maintenance of the vegetation on each lot as depicted in the approved fuel modification plan, barring a fire or other natural disaster, subject to the exclusions contained in subsection E.9.b, above, and subject to the right to obtain a conditional use permit under subsection E.9.a, above.
iii. When the land division does not propose new development, it shall be conditioned upon recording of a covenant with the county recorder to ensure permanent maintenance of existing vegetation on lots or parcels of land created by the land division until such time that development is proposed, barring a fire or other natural disaster and subject to the exclusions listed in subsection E.9.b, above, and further subject to the right to obtain a conditional use permit under subsection E.9.a, above.
d. Where a new single-family residence is proposed on an existing unimproved lot or parcel of land two-and-one-half acres or greater in size:
i. Site plans shall be submitted to the director pursuant to Part 12 of Chapter 22.56 that depict existing vegetation;
ii. A fuel modification plan shall also be submitted to the director that demonstrates that the proposed removal or destruction of vegetation shall not occur on more than 30 percent of the gross area of the lot or parcel unless such removal or destruction meets the exclusions contained in subsection E.9.b, above, absent issuance of a conditional use permit under subsection E.9.a, above. A vegetation conservation covenant shall be recorded with the county recorder for each such parcel or lot to ensure the permanent maintenance of the vegetation on each lot as depicted in the approved fuel modification plan, barring a fire or other natural disaster, subject to the exclusions contained in subsection E.9.b, above, and subject to the right to obtain a conditional use permit under subsection E.9.a, above.
e. Transplantation of vegetation is encouraged as an alternative to removal.
10. Vegetation Conservation Buffer. Notwithstanding the provisions of Subsection E.9, above:
a. A vegetation conservation buffer with a depth of not less than 30 feet shall be established and maintained along the boundary of a lot or parcel of land bordering upon a public street or a private street or right-of-way. If more than one boundary of a lot or parcel of land borders upon a public street or private street or right-of-way, the vegetation conservation buffer shall be established and maintained along the boundary of the lot or parcel of land bordering upon the widest public street or private street or right-of-way;
b. In cases where a vegetation conservation buffer is established pursuant to subsection E.10.a, above, the 30-foot depth shall be measured from the property boundary unless such boundary is located within a public street or private street or right-of-way, in which case, it shall be measured from the edge of the street or right-of-way closest to the interior of the lot or parcel;
c. No vegetation of any kind within the vegetation conservation buffer shall be removed or destroyed, with the following exceptions:
i. Vegetation may be removed for the purpose of establishing wells, well pump houses, pumps, tanks, and other well-related fixtures;
ii. Vegetation may be removed for one driveway path for each 165 feet of lot width, provided that such driveway path is limited to a width of 28 feet; and
iii. Vegetation may be removed for compliance with county regulations relating to brush clearance safety, fuel modification, or other fire department requirements.
11. Required Yards.
a. Required front, side, and rear yards shall have a minimum depth of not less than 30 feet.
b. Required front, side, and rear yards shall be measured from the property boundary unless such boundary is located within a public street or a private street or right-of-way providing access to one or more lots or parcels of land, in which case required yard areas shall be measured from the edge of the street or right-of-way closest to the interior of the lot or parcel.
c. Wells, well pump houses, pumps, tanks, and other well-related fixtures shall be permitted within required front, side, and rear yards.
d. Accessory structures shall be prohibited within required rear yards.
e. Fences. For purposes of this subsection, perimeter fences are defined as those fences or walls that mark the boundaries of a lot or parcel of land and agricultural fences are defined as those fences or walls used to contain livestock or other animals. Fences and walls within required yard areas shall comply with Section 22.48.160 as well as the following provisions/restrictions:
i. Perimeter fences within any required yard area shall not exceed a height of six feet;
ii. At least 90 percent of the top three feet of the vertical surface of all perimeter fences shall be open and non-view obscuring;
iii. Agricultural fences are prohibited within any required yard area; and
iv. Barbed or concertina wire shall not be used in any fence within any required yard area.
f. Modifications to the above yard and fence requirements may be granted by the director for the reasons set forth in Section 22.48.180, provided that:
i. An application is filed for the director’s review and approval in accordance with Part 12 of Chapter 22.56; and
ii. Such application includes the information specified in Subsection D, above:
12. Lighting. Exterior lighting to be installed in new development shall be designed to prevent off-site illumination and glare. Hooding and shields shall be used to deflect light away from adjacent parcels and public areas.
F. Zone-specific Development Standards. (Reserved)
G. Area-specific Development Standards. (Reserved)

(Ord. 2007-0076 § 2, 2007.)

A. Intent and Purpose. The Southeast Antelope Valley Community Standards District (“CSD”) is established to protect and enhance the community’s rural, equestrian, and agricultural character as well as its natural features, including significant ecological areas, flood plains, and desert terrain. The standards contained in this CSD are also intended to ensure reasonable access to public riding and hiking trails, and to minimize the impacts of urbanization.
B. District Boundary. The boundaries of this CSD are shown on the map following this section.
C. Exemptions. This CSD shall not apply to:
1. Development proposals which are the subject of applications for the following types of permits or approvals that were deemed complete prior to the effective date of this CSD:
a. Director’s reviews;
b. Tentative tract maps and parcel maps;
c. General plan amendments and area plan amendments; and
d. Zone changes, conditional use permits, variances, site plan reviews, zoning conformance reviews, or any other zoning permits.
2. Existing buildings or structures, or any additions thereto, provided that:
a. Any change to such building or structure after the effective date of this CSD does not result in an increase in the occupancy load or parking requirement for the building or structure; and
b. Any addition to such building or structure after the effective date of this CSD does not cumulatively increase its existing floor area by more than 25 percent.
D. Community-wide Development Standards.
1. Design. To the extent possible, development shall preserve existing natural contours, native vegetation, and natural rock outcropping features.
2. Property Maintenance. All portions of any lot or parcel of land that are visible from a public or private street shall be kept free of debris, trash, lumber, overgrown or dead vegetation, broken or discarded furniture, and household equipment including but not limited to refrigerators, stoves, and freezers.
3. Exterior Lighting. New exterior lighting shall be designed to minimize off-site illumination and glare by deflecting light away from adjacent parcels, public areas, and the night sky, using shields and hoods such that the lighting source is not visible outside the site.
4. Street Improvements. In new residential land divisions, local streets shall comply with the following standards in addition to the applicable provisions of Part 3 of Chapter 21.24:
a. The maximum paved width of local streets shall not exceed 28 feet with unpaved shoulders, excluding any inverted shoulders, or concrete flow lines;
b. Curbs, gutters, and sidewalks shall be required only where necessary for the safety of pedestrian and vehicular traffic, as determined by the department of public works; and
c. Inverted shoulder cross-sections shall be required unless an alternate design is deemed necessary for the safety of pedestrian and vehicular traffic, as determined by the department of public works.
5. Street Lights. To preserve the community character, the following shall apply:
a. Street lights shall be required only where necessary for the safety of pedestrian and vehicular traffic, as determined by the department of public works; and
b. Street lights shall be placed the maximum distance apart with the minimum lumens allowable by the department of public works.
6. Alcoholic Beverage Sales. No business newly engaged in the sale of alcoholic beverages for either on-site consumption or off-site consumption shall be located within 1,000 feet of any public or private school or legally established place of worship.
7. Fences. No garage doors of any kind, regardless of color or uniformity of design, shall be used for fencing. Fences within a required yard adjoining any public or private road shall comply with the applicable provisions of Section 22.48.160 and shall be made of chain link, split rail, open wood, rock, block, split-façed or whole brick, wooden pickets, iron, any combination of the above, or other materials approved by the director.
8. Trails. Except as provided in subsection c, below, all new land divisions shall contain trails in accordance with the Trails Plan of the Antelope Valley Areawide General Plan (“Trails Plan”). Conditions of approval for new land divisions shall require that trail construction be completed by the subdivider and approved by the department of parks and recreation prior to the recordation of the final map for the land division.
a. Trail standards. Trails built pursuant to this subsection shall satisfy the following minimum standards:
i. Feeder routes. To the greatest extent possible, and without requiring off-site land acquisitions by the subdivider, feeder routes shall be provided from every new land division to a main trails network shown on the Trails Plan; and
ii. Multi-purpose use. The trails shall be designed to accommodate both pedestrian and equestrian uses.
b. Trail maintenance. When trails and feeder routes are not required to be maintained by the department of parks and recreation, the conditions of approval for new land divisions shall require that said trails be maintained, subject to approval by the department of parks and recreation, by a homeowner’s association to which the trail or feeder route has been irrevocably deeded, or by a special district. If a special district is used, such district shall be an entity established as an assessment district pursuant to the Landscaping and Lighting Act of 1972, sections 22500, et seq., of the California Streets and Highways Code (“Landscaping and Lighting Act District”), or it shall be some other entity capable of assessing and collecting trail maintenance fees from the owners of the lots in the new land division. For purposes of this subsection, the trails and feeder routes that must be constructed so as to be suitable for acceptance and maintenance by the department of parks and recreation are those trails and feeder routes identified in the Trails Plan, and those trails and feeder routes located on private property for which a trail easement has been dedicated to the county.
c. Alternative trail proposal. If it is infeasible for a subdivider to provide trails in accordance with the Trails Plan, alternative trail proposals may be substituted. The alternative trail proposal shall be approved by the department of parks and recreation, not require off-site land acquisitions by the subdivider, and be connected, to the greatest extent possible, to a network of trails shown on the Trails Plan.
E. Zone-Specific Development Standards.
1. Residential and Agricultural Zones. Each new lot or parcel of land created by a land division shall contain a gross area of not less than one acre.
2. Commercial and Industrial Zones.
a. Amenities. For commercial developments and mixed-use developments that include commercial uses, at least two of the following pedestrian amenities shall be provided within the subject property:
i. Benches;
ii. Bicycle racks;
iii. Decorative lights;
iv. Drinking fountains;
v. Landscaped buffers;
vi. Newsstands;
vii. Planter boxes;
viii. Special paving materials, such as treated brick, for pedestrian circulation areas;
ix. Trash receptacles;
x. Landscaped trellises or breezeways between buildings; or
xi. Other amenities approved by the director.
b. Yards. All buildings, walls, vehicle parking, access, and circulation areas adjoining or adjacent to a residentially- or agriculturally-zoned lot or parcel of land shall:
i. Have a landscaped area with a width of not less than 25 feet along the property line(s) adjoining or adjacent to the residentially- or agriculturally-zoned lot or parcel of land. Landscaping within this area shall consist of plants from the Southeast Antelope Valley Native Plant List on file with the department of regional planning, and shall include, but not be limited to, a minimum of one 15-gallon tree, planted and maintained within each 15-foot portion of lot width or depth adjoining or adjacent to the residentially- or agriculturally-zoned lot or parcel of land. Along the property line(s) not adjoining a public or private street, a solid masonry wall at the property line with a five-foot yard may be substituted for the landscaped area with a width of not less than 25 feet.
(A) In commercial zones, such solid masonry wall shall be at least six feet in height and shall not be more than 12 feet in height.
(B) In industrial zones, such solid masonry wall shall be at least eight feet in height and shall not be more than 15 feet in height.
ii. Have side yards for reversed corner lots as required in the adjoining residentially- or agriculturally-zoned lot or parcel of land.
c. Vehicle access, circulation, parking, and loading areas shall be located as far as possible from adjoining or adjacent residentially- or agriculturally-zoned lots or parcels of land.
d. Truck Access. Other than during the hours of 8:00 a.m. to 5:00 p.m., Monday through Friday, and health, environmental, and safety considerations permitting, lots or parcels of land with multiple street frontages shall permit access to trucks only from the street that is farthest from adjoining or adjacent residentially- or agriculturally-zoned lots or parcels of land.
e. Outside Storage. Outside storage shall be maintained in accordance with the standards and requirements of Part 7 of Chapter 22.52 and so that the items in storage are not visible from adjoining or adjacent public or private streets and adjoining or adjacent residentially- or agriculturally-zoned lots or parcels of land at ground level.
f. Business Signs. Except as modified herein, all business signs shall conform to Part 10 of Chapter 22.52.
i. Applicability. The sign regulations herein shall apply to new signs only, and shall not apply to existing signs which were legally established prior to the effective date of this CSD.
ii. Wall business signs. Wall business signs shall be mounted flush and affixed securely to a building wall, and may extend from the wall a maximum of 12 inches.
iii. Prohibited Signs.
(A) Roof business signs.
(B) Signs painted directly on buildings.
3. All other zones (Reserved).
F. Area-Specific Development Standards. The CSD contains two distinct commercial areas:
1. Area 1 - Palmdale Boulevard Commercial Area.
a. Intent and Purpose. This area is established to implement development standards for enhanced future commercial growth along Palmdale Boulevard and 90th Street East.
b. Applicability. The standards contained in this subsection shall apply to commercial developments and mixed-use developments that include commercial uses within the bounaries of the area shown on the map following this section.
c. Architectural Standards. All buildings, building additions, and building renovations shall incorporate:
i. Southwestern, Spanish Mission, or Mediterranean architecture, with ceramic tile roof and shall be painted with earth tones or shades of taupe, beige, olive, burgundy, or other neutral colors approved by the director;
ii. At least two of the following architectural elements:
(A) Arcades;
(B) Arches;
(C) Awnings;
(D) Courtyards;
(E) Colonnades; or
(F) Plazas; and
iii. Variation in roofline and façade detailing such as recessed windows, balconies, offset planes, or similar architectural accents approved by the director. Long, unbroken building facades shall be prohibited.
d. Yards.
i. Each lot or parcel of land adjoining Palmdale Boulevard or 90th Street East shall have a front yard of not less than 10 feet.
ii. Parking lots are prohibited in the required front yard area.
iii. The required front yard area shall be landscaped using plants from the Southeast Antelope Valley Native Plant List on file with the department of regional planning, and shall include no less than one 15-gallon tree for every 150 square feet of yard area.
iv. Vehicle and pedestrian access, outdoor dining, and street furniture such as benches, chairs, or similar items approved by the director are permitted within the required front yard area.
2. Area 2 - Pearblossom Highway Commercial Area.
a. Intent and Purpose. This area is established to preserve and enhance the small-town, rural frontier style of commercial development existing along Pearblossom Highway, and to promote future development that is consistent with the existing community character.
b. Applicability. The standards contained in this subsection shall apply to commercial developments and mixed-use developments that include commercial uses within the bounaries of the area shown on the map following this section.
c. Building Height. All buildings shall be limited to a maximum height of 35 feet above grade, excluding chimneys and rooftop antennas.
d. Architectural Standards. All buildings, building additions, and building renovations shall incorporate:
i. Western or Southwestern architecture constructed of stucco, wood, adobe, or other materials approved by the director and shall be painted with earth tones or shades of taupe, beige, olive, burgundy, or other neutral colors approved by the director; and
ii. Western or Southwestern style exterior lighting and business signage approved by the director.
e. Yards.
i. Each lot or parcel of land adjoining Pearblossom Highway or 82nd Street East shall have a front yard of not less than 10 feet.
ii. Parking lots are prohibited in the required front yard area.
iii. The required front yard area shall be landscaped using plants from the Southeast Antelope Valley Native Plant List on file with the department of regional planning, and shall include no less than one 15-gallon tree, for every 150 square feet of yard area.
iv. Vehicle and pedestrian access, outdoor dining, and street furniture such as benches, chairs, or similar items approved by the director are permitted within the required front yard area.
G. Modification of Development Standards.
1. Findings. The director may permit modifications from the development standards specified in subsection F, above, where an applicant’s request demonstrates to the satisfaction of the director all of the following:
a. The application of the standards for which modification is sought would result in practical difficulties or unnecessary hardships;
b. There are exceptional circumstances or conditions applicable to the subject property or to the intended development of the property that do not apply to other properties within the applicable commercial area; and
c. That granting the requested modification will not be materially detrimental to properties or improvements in the area or contrary to the purpose of this CSD.
2. Application. The procedure for filing a request for modification shall be the same as that for a director’s review except that the applicant shall also submit:
a. A list, certified by affidavit or statement under penalty of perjury, of the names and addresses of all persons who are shown on the latest available assessment roll of the county of Los Angeles as owners of the subject property, and as owning property within 1,000 feet from the exterior boundaries of the subject property;
b. Two sets of mailing labels for the property owners referenced above;
c. A map drawn to a scale specified by the director indicating where all such ownerships are located; and
d. A filing fee, as set forth in Section 22.60.100, equal to that required for a Site Plan Review for Director’s Review for Modification of Development Standards in a Community Standards District.
3. Notice. Not less than 30 calendar days prior to the date an action is taken, the director shall send notice by first-class mail of the pending application to the property owners on the list provided by the applicant pursuant to subsection G.2.a, above, indicating that any property owner opposed to the granting of such modification may express such opposition by written protest to the director within 15 calendar days after receipt of such notice. Copies of the notice shall also be sent to the Sun Village and Littlerock Town Councils.
4. Decision.
a. The director shall approve an application for modification where no more than two letters of opposition are received pursuant to subsection G.3, above, where the application complies with the provisions of Section 22.56.1690, and where the director determines that the application has satisfactorily demonstrated the matters required by subsection G.1, above. If the director approves the application, the director shall notify the applicant and all property owners identified in subsection G.2.a, above, of the decision in writing and such notification shall indicate that any such person may file an appeal within 1Cc5 calendar days of receipt of such notice with a request for a public hearing before the commission.
b. If the director denies the application for any reason, the director shall notify the same persons as identified in subsection G.2.a, above, of the decision in writing and such notification shall indicate that the applicant may file an appeal within 15 calendar days of receipt of such notice with a request for a public hearing before the commission. If the applicant files an appeal, the applicant shall pay the additional fee for a public hearing as set forth in Section 22.60.100 under Site Plan Review for Director’s Review for Modification of Development Standards in a Community Standards District.

(Ord. 2007-0077 § 2, 2007.)

A. Intent and Purpose.
The Baldwin Hills Community Standards District (“CSD”) is established to provide a means of implementing regulations, safeguards, and controls for activities related to drilling for and production of oil and gas within the oil field located in the Baldwin Hills area of the county of Los Angeles. The purpose of these supplemental regulations is to ensure that oil field operations are conducted in harmony with adjacent land uses, to minimize the potential adverse impacts of such operations, to regulate such operations so they are compatible with surrounding land uses, and to enhance the appearance of the site with landscaping and other property maintenance requirements. These standards are implemented to protect the comfort, health, safety, and general welfare of people living, working, and recreating in the surrounding areas.
B. District Boundaries.
The boundaries of the District are as shown on the map at the end of this section.
C. Definitions.
For the purpose of this section, the following terms shall have the meanings set forth herein, unless the context indicates otherwise. Unless a word or phrase is specifically defined in this subsection, the definitions set forth in the Sections 22.08.010A, et seq., shall apply to this section.
— “Bioremediation Farm” shall mean the area of land within the oil field that is used for soil remediation through petroleum hydrocarbon impacted soil removal efforts.
— “Breakdown” shall mean any event that results in a violation of applicable SCAQMD rules as specified in SCAQMD Rule 430.
— “CalARP Program” shall mean the California Accidental Release Prevention Program.
— “CAP” shall mean the community advisory panel as described in subsection J.1.
— “Chief Executive Officer” shall mean the chief executive officer for the county of Los Angeles.
— “Derrick” shall mean any portable framework, tower, mast, or structure which is required or used in connection with drilling, redrilling, reworking, operating, or maintaining a well for the production of oil, gas, or other hydrocarbons from the earth.
— “Developed Area” shall mean:
a. Any lot or parcel of land containing any residential, commercial, industrial, or office structure, or used for residential, commercial, industrial, or office purposes (provided that no lot or parcel of land on the oil field shall be considered to be developed area solely because of the presence thereon of the Cone Trust House or of a structure used by any operator for administrative functions associated with the oil field); or
b. Any lot or parcel of land containing any public park, house of worship, cemetery, school, parking lot, or any recreation area which has been developed and opened for public use.
— “Director” shall mean the director of the department of regional planning of the county of Los Angeles or their designee.
— “Director of Public Health” shall mean the director of the department of public health of the county of Los Angeles or their designee.
— “Director of Public Works” shall mean the director of the department of public works of the county of Los Angeles or their designee.
— “District” shall mean this CSD, the boundaries of which are shown in the map at the end of this section.
— “DOGGR” shall mean the Division of Oil, Gas, and Geothermal Resources of the Department of Conservation of the State of California.
— “Drilling” shall mean digging or boring into the earth for the purpose of exploring for, developing, extracting, or producing oil, gas, or other hydrocarbons, or for the purpose of injecting water, steam, or any other fluid or substance into the earth, but does not include remediation efforts to clean-up or remove contamination.
— “Drilling Equipment” shall mean the derrick, together with all parts of and appurtenances to such structure and, every piece of apparatus, machinery, or equipment used or erected or maintained for use in connection with drilling or redrilling.
— “Drill Site” shall mean that portion of any land on which drilling equipment is placed, stored, or utilized during the drilling, redrilling, or reworking of a well.
— “Enhanced Oil Recovery” shall mean any production method which involves the injection of water, gas, steam, or any other substance into the earth for the purpose of extracting oil.
— “Environmental Compliance Coordinator” shall mean an independent third party approved by the director and funded by the operator with expertise in oil operations who shall monitor oil operations at the oil field to ensure compliance with all provisions of this section.
— “Emergency Response Plan” or “ERP” shall mean the emergency response plan, which is a plan to handle anticipated emergencies as required by
section 5192 of Title 8 of the California Code of Regulations and the United States Environmental Protection Agency requirements set forth at 40 Code of Federal Regulations 112, or with any emergency response regulations enacted or modified by the State of California or United States Environmental Protection Agency which are applicable to the oil field.
— “EQAP” shall mean the environmental quality assurance program as described in subsection F.1.
— “Fire Chief” shall mean the fire chief of the fire department of the county of Los Angeles or their designee.
— “Fire Department” shall mean the fire department for the county of
Los Angeles.
— “Fluids” shall mean any liquid.
— “Gas” shall mean any substance, either combustible or noncombustible, which is produced in a natural state from the earth and which maintains a gaseous or rarefied state at standard temperature and pressure conditions. It shall also mean the gaseous components or vapors occurring in, or derived from, petroleum or natural gas.
— “Gas Plant” shall mean the centralized facility that is used for the separation of gas constituents and removal of impurities. This includes facilities for the removal of hydrogen sulfide, carbon dioxide, depropanizers, debutanizers, and other types of fractionation.
— “Idle Well” shall mean any well that has not produced oil or gas or has not been used for injection for six consecutive months of continuous operation during the last five or more years. An idle well does not include an active observation well.
— “Injection Well” shall mean any well used for the purpose of injecting water, waste water, brine, hydrocarbons, steam, or any other substance as a means of enhanced oil recovery.
— “Landowner” or “Landowners” shall mean a person, trust, firm, corporation, partnership, association, or other business entity that owns a legal or equitable title in and to any of the real property located within the oil field portion of the district.
— “Lessor” means the owner of the land and mineral resources therein subject to a lease.
— “MACC” shall mean the multiple agency coordination committee described in subsection G.6.
— “Maintenance” shall mean and include the diagnosis, repair or replacement of machinery, equipment, apparatus, structures, facilities, and parts thereof, used in connection with oil operations as well as any other work necessary to reduce public health or safety hazards, other than drilling, redrilling, or reworking.
— “NFPA” shall mean the National Fire Protection Association.
— “Odor Suppressant” shall mean an organic emulsifier, or other compound, that is used to eliminate hydrocarbon odors by reducing the organic composition of hydrocarbon materials.
— “Oil” shall mean crude oil.
— “Oil Cleaning Plant” shall mean all components of a future facility to be used for the storage and separation of oil, gas, and water.
— “Oil Field” or “Oil Field Portion of the District” shall mean the entire district except for the Southern California Edison facility, the Holy Cross Cemetery, and the small non-contiguous parcel located east of La Brea Avenue, all of which excluded areas are shaded on the map at the end of this section.
— “Oil Operations” shall mean any activity undertaken in connection with the extraction, production, storage, or shipping of oil, gas, or other hydrocarbon substances including, but not limited to, drilling, redrilling, reworking, maintenance, repair, installation, construction operations, processing, enhanced oil recovery, bioremediation, well abandonment, remediation, clean-up, demolition, restoration, and revegetation. The term shall not include purely administrative operations (e.g., work carried on in the administrative office buildings).
— “Oil Field Web Site” shall mean the web site described in subsection J.2.c.
— “Operator” shall mean a person, firm, corporation, partnership, association, or other business entity that owns or holds the right to use the surface of the land to extract oil and gas. In the event there are two or more persons or entities who qualify as operators at any given time, then the term shall apply to all of them with regard to their respective operations.
— “Outer Boundary Line” shall mean the exterior limits of the oil field portion of the district.
— “Permanent Structure” shall mean any building, facility, or equipment that is intended to, or does, remain in place on the oil field for more than one year, and shall include all tanks and all components of any steam drive plant, oil cleaning plant, or water processing facility. Wells and pipelines shall not be considered permanent structures.
— “Processing” shall mean the use of operations for gauging, recycling, compressor repressuring, injection, dehydration, stimulation, separation (including, but not limited to, separation of liquids from gas), shipping and transportation, and the gathering of oil, gas, other hydrocarbon substances, water, or any combination thereof.
— “Public Health Department” shall mean the department of public health for the county of Los Angeles.
— “Pure Tones” shall mean any sound for which the one-third octave band sound-pressure level in the band with the tone exceeds the arithmetic average of the sound-pressure levels of the two contiguous one-third octave bands by five dB for center frequencies of 500 Hertz and above, or by eight dB for center frequencies between 160 and 400 Hertz, or by 15 dB for center frequencies less than or equal to 125 Hertz.
— “Redrilling” means any drilling operation conducted to recomplete an existing well in the same or different oil producing zone where the well is deeper than the initial well depth.
— “Regional Water Quality Control Board” or “RWQCB” shall mean the Los Angeles Regional Water Quality Control Board that regulates and monitors water quality within the Los Angeles Region.
— “Reworking” shall mean recompletion of an existing well and includes operations such as liner replacements, perforating, or fracing. Reworking also includes redrilling a well that is not deepened or sidetracked beyond the existing well bore.
— “SIMQAP” shall mean the safety inspection, maintenance, and quality assurance program described in subsection F.3.
— “SCAQMD” shall mean the South Coast Air Quality Management District, which is the regional body that regulates and monitors air quality within the four counties of Los Angeles, Orange, San Bernardino, and Riverside.
— “SPCC” shall mean the spill prevention, control, and countermeasure plan that meets the regulatory requirements of 40 CFR Part 112, or of any subsequently enacted or modified United States Environmental Protection Agency provisions on spill prevention, control, and countermeasure plans.
— “Steam Drive Plant” shall mean all components of a potential future centralized facility that would allow for the production of steam to be injected into portions of the oil field, including a water treatment plant, water softening facility, and all related tanks and equipment.
— “Subsidence” shall mean the settling or sinking of the ground surface.
— “SWPPP” shall mean the stormwater pollution prevention plan that meets the requirements specified by the Regional Water Quality Control Board.
— “Tank” shall mean a container, covered or uncovered, used in conjunction with the drilling or production of oil, gas, or other hydrocarbons for holding or storing fluids.
— “Uplift” shall mean the rising or rebound of the ground surface.
— “Well” shall mean any oil or gas well or any well drilled for the production of oil or gas, or any well reasonably presumed to contain oil or gas, and shall include injection wells used for the purpose of enhanced oil recovery or to dispose of fluids associated with the production of oil and gas, or an observation well.
— “Well Abandonment” shall mean the permanent plugging of a well, in accordance with state law as set forth in Division 3, Chapter 1 of the California Public Resources Code and pursuant to requirements of DOGGR, found in Title 14 of the California Code of Regulations, sections 1723-1723.9, or in accordance with subsequently enacted applicable state laws or regulations regarding well abandonment.
— “Well Servicing” shall mean any maintenance work performed within any existing well bore which does not involve drilling, redrilling, or reworking.
— “Water Processing Facility” shall mean all components of a future centralized facility that would be used to treat and store water that is used for injection.
D. Area-Specific Development Standards.
1. Operational Limits. No surface drilling or other surface oil operations shall be allowed within the portions of the district consisting of the Southern California Edison facility, the Holy Cross Cemetery, and the small non-contiguous parcel located east of La Brea Avenue. These areas are shaded on the map included at the end of this section.
E. Oil Field Development Standards.
The following provisions shall apply throughout the oil field portion of the district:
1. Fire Protection and Emergency Response. The operator shall comply with the following provisions:
a. Community Alert Notification System (“CAN”). The operator shall maintain and test on an annual basis a CAN for automatic notification of area residences and businesses in the event of an emergency arising at the oil field that could require residents or inhabitants to take shelter, evacuate, or take other protective actions.
b. Spill Containment Response Training. The operator shall conduct annual spill containment response training and shall at all times have available, on-site, sufficient and properly maintained equipment and/or facilities so that a spill of the entire contents from the largest oil tank on the oil field can be responded to and contained in a timely manner to reduce the likelihood that the spill reaches a catch basin.
c. Emergency Response Plan (“ERP”). The operator shall at all times maintain and fully implement and comply with all provisions of an emergency response plan and shall further ensure that the then current ERP satisfies all rules and regulations of the United States Environmental Protection Agency and California Code of Regulations relating to emergency action plans and spill prevention control and countermeasure plans, as well as the rules, regulations, and requirements of the California Office of Spill Prevention and Response. The ERP shall also satisfy the rules and regulations of the United States Department of Transportation relating to onshore pipeline spills.
2. Air Quality and Public Health. The operator shall at all times conduct oil operations to prevent the unauthorized release, escape, or emission of dangerous, hazardous, harmful and/or noxious gases, vapors, odors, or substances, and shall comply with the following provisions:
a. Emission Offsets. The operator shall obtain emission offsets or RECLAIM credits as defined and required by SCAQMD Regulations for all new or modified emission sources that require a new or modified SCAQMD permit.
b. New Gas Plant. No new gas plant or flare shall be installed at any steam drive plant that may be constructed on the oil field. The operator shall connect any such steam drive plant to the existing gas plant to eliminate the need for a new gas plant or flare at the steam drive plant.
c. Odor Minimization. At all times the operator shall comply with the provisions of an odor minimization plan that has been approved by the director. The odor minimization plan shall include any measures requested by the director. The plan shall provide detailed information about the facility and shall address all issues relating to odors from oil operations. Matters addressed within the plan shall include setbacks, signs with contact information, logs of odor complaints, method of controlling odors such as flaring and odor suppressants, and the protocol for handling odor complaints. The odor minimization plan shall be reviewed by the operator on an annual basis to determine if modifications to the plan are required. Any modifications to the odor minimization plan shall be submitted to the director for review and approval.
d. Air Monitoring Plan. At all times the operator shall comply with the provisions of an air monitoring plan that has been approved by the director. The air monitoring plan shall include any measure requested by the director. During drilling, redrilling, and reworking operations, the operator shall monitor for hydrogen sulfide and total hydrocarbon vapors as specified in the approved plan. Total hydrocarbon vapors shall be monitored at the gas plant as specified in the approved plan. Such monitors shall provide automatic alarms that are triggered by the detection of hydrogen sulfide or total hydrocarbon vapors. For drilling, redrilling, or reworking monitors, the alarms shall be audible and/or visible to the person operating the drilling, redrilling, or reworking equipment. For the gas plant monitors, the alarms shall be audible or visible to the gas plant operator. Actions to be taken shall be as follows when specified alarm levels are reached:
i. At a hydrogen sulfide concentration of equal to or greater than five parts per million but less than 10 parts per million, the operator shall immediately investigate the source of the hydrogen sulfide emissions and take prompt corrective action to eliminate the source. The corrective action taken shall be documented in the drilling, redrilling, or reworking log. If the concentration is not reduced to less than five parts per million within four hours of the first occurrence of such concentration, the operator shall shut down the drilling, redrilling, or reworking operations in a safe and controlled manner, until the source of the hydrogen sulfide emissions has been eliminated, unless shutdown creates a health and safety hazard.
ii. At a hydrogen sulfide concentration equal to or greater than 10 parts per million, the operator shall promptly shut down the drilling, redrilling, or reworking operations in a safe and controlled manner until the source of the hydrogen sulfide emissions has been eliminated, unless shutdown creates a health and safety hazard. The corrective action taken shall be documented in the drilling, redrilling, or reworking log. When an alarm is received, the operator shall promptly notify the county fire department—Health Hazardous Materials Division, the Culver City Fire Department, the Office of Emergency Services, and the SCAQMD.
iii. At a total hydrocarbon concentration equal to or greater than 500 parts per million but less than 1,000 parts per million, the operator shall immediately investigate the source of the hydrocarbon emissions and take prompt corrective action to eliminate the source. The corrective action taken shall be documented in the drilling log for drilling, redrilling, or reworking and in the gas plant log for the gas plant. If the concentration is not reduced to less than 500 parts per million within four hours of the first occurrence of such concentration, the operator shall shut down the drilling, redrilling, reworking, or gas plant operations in a safe and controlled manner, until the source of the hydrocarbon emissions has been eliminated, unless shutdown creates a health and safety hazard.
iv. At a total hydrocarbon concentration equal to or greater than 1,000 parts per million, the operator shall promptly shut down the drilling, redrilling, or reworking or gas plant operations in a safe and controlled manner, until the source of the hydrocarbon emissions has been eliminated, unless shutdown creates a health and safety hazard. The corrective action taken shall be documented in the drilling log for drilling, redrilling, or reworking and in the gas plant log for the gas plant. When an alarm is received, the operator shall promptly notify the county fire department—Health Hazardous Materials Division, the Culver City Fire Department, and the SCAQMD.
v. All the monitoring equipment shall keep a record of the levels of total hydrocarbons and hydrogen sulfide detected at each of the monitors, which shall be retained for at least five years. The operator shall, on a quarterly basis, provide a summary of all monitoring events where the hydrogen sulfide concentration was at five parts per million or higher and the total hydrocarbon concentration was at 500 parts per million or higher to the fire chief. At the request of the fire chief, the operator shall make available the retained records from the monitoring equipment.
e. Portable Flare for Drilling. The operator shall have a gas buster and a portable flare, approved by the SCAQMD, at the oil field and available for immediate use to remove any gas encountered during drilling operations from drilling muds prior to the muds being sent to the shaker table, and to direct such gas to the portable flare for combustion. The portable flare shall record the volume of gas that is burned in the flare. The volume of gas burned in the flare shall be documented in the drilling log. The operator shall notify the fire chief and the SCAQMD within 48 hours in the event a measurable amount of gas is burned by the flare, and shall specify the volume of gas that was burned in the flare. No drilling or redrilling shall be conducted in areas that are known to penetrate the Nodular Shale zone unless a fully operational and properly maintained gas buster and portable flare are installed on the rig. All other drilling and redrilling operations shall be conducted so that any measurable gas that is encountered can, and will, be retained in the wellbore until the gas buster and portable flare are installed on the rig, after which the gas will be run through the system. The operator shall immediately notify the fire chief and the SCAQMD in the event any gas from drilling or redrilling operations is released into the atmosphere without being directed to and burned in the flare.
f. Oil Tank Pressure Monitoring and Venting. All oil tanks that contain or could contain oil shall have a fully operational pressure monitoring system that continuously measures and digitally records the pressure in the vapor space of each tank. The detection system shall notify the operator via an alarm when the pressure in the tank gets within 10 percent of the tank relief pressure. In the event of an alarm, the operator shall immediately take corrective action to reduce the tank pressure. The corrective action shall be documented in the operator’s log. The operator shall notify the fire chief and the SCAQMD within 24 hours if the pressure in any tank covered by this subsection ever exceeds such tank’s relief pressure. Within seven calendar days after any tank vapor release, the operator shall report the incident to the SCAQMD as a breakdown event pursuant to Rule 430, and shall provide the fire chief with a written report of the event and the corrective measures undertaken and to be undertaken to avoid future oil tank vapor releases. The operator shall make any changes to such report that may be required to obtain approval from the fire chief and the SCAQMD, and shall promptly institute all corrective measures called for by the report.
g. Odor Suppressant for Bioremediation Farms. When loading material or tilling material at the bioremediation farms, the operator shall use an odor suppressant such that no odor from the bioremediation farms can be detected at the outer boundary line.
h. Odor Suppressant for Drilling and Redrilling Operations. The operator shall use an odor suppressant spray system on the mud shaker tables for all drilling and redrilling operations to ensure that no odors from said operations can be detected at the outer boundary line.
i. Closed Systems. The operator shall ensure all produced water and oil associated with production, processing, and storage, except those used for sampling only, are contained within closed systems at all times.
j. Meteorological Station. The operator shall maintain and operate a meteorological station at the oil field in good operating condition and in compliance with all applicable Environmental Protection Agency (“EPA”) and SCAQMD rules, regulations, and guidelines, and to the satisfaction of the director. The operator shall conduct an audit of the meteorological station on an annual basis and submit the results of the audit to the SCAQMD and the director. The operator shall maintain the data files for the meteorological station for a period of not less than 10 years. All such data shall be available upon request to the SCAQMD and the director.
k. Updated Health Risk Assessment. After every five years of operation of the meteorological station, the operator shall provide the previous five years of metrological data to the SCAQMD and the director. If the SCAQMD or the director determines that the previous five years of metrological data from the oil field could result in significant changes to the health risk assessment that was conducted as part of the Baldwin Hills Community Standards District Environmental Impact Report, then the county may elect to re-run the health risk assessment using the previous five years of metrological data from the metrological station.
l. Off-Road Diesel Construction Equipment Engines. All off-road diesel construction equipment shall comply with the following provisions:
i. Utilize California Air Resources Board (“CARB”) EPA Certification Tier III or better certified engines or other methods approved by the CARB as meeting or exceeding the Tier III standard or Tier II certified engines as long as no drilling or redrilling occurs during construction.
ii. Utilize a CARB Verified Level 3 diesel catalyst. The catalyst shall be capable of achieving an 85 percent reduction for diesel particulate matter. Copies of the CARB verification shall be provided to the director. Said catalysts shall be properly maintained and operational at all times when the off-road diesel construction equipment is in use.
m. Drill Rig Engines. All drilling, redrilling, and reworking rig diesel engines shall comply with the following provisions:
i. Utilize CARB/EPA Certification Tier II or better certified engines, or other methods approved by CARB as meeting or exceeding the Tier II standard.
ii. Utilize second generation heavy duty diesel catalysts capable of achieving 90 percent reductions for hydrocarbons and for particulate matter smaller than 10 microns. Said catalysts shall be properly maintained and operational at all times when the diesel engines are running.
n. Drilling and Redrilling Setbacks. The following setbacks shall apply within the oil field for drilling or redrilling:
i. At least 400 feet from developed areas.
ii. At least 20 feet from any public roadway.
o. Construction Schedule. To reduce construction air emissions, no overlap shall be permitted in major facility construction and installation activities such as the steam drive plant, the water processing facility, or the oil cleaning plant.
p. Fugitive Dust Control Plan. The operator shall comply with the provisions of a fugitive dust control plan that has been approved by the director. The plan shall be based upon the requirements of SCAQMD Rule 403 and the SCAQMD CEQA Guideline Fugitive Dust Control Measures. The fugitive dust control plan shall be reviewed by the operator every five years to determine if modifications to the plan are required. Any modifications to the fugitive dust control plan shall be submitted to the director for review and approval. The fugitive dust control plan shall include any measure requested by the director.
3. Safety and Risk of Upset. The operator shall at all times conduct oil operations in a manner that minimizes risk of accidents and the release of hazardous materials, and shall comply with the following provisions:
a. Natural Gas Liquid Blending. Natural gas liquids at the gas plant shall be blended with the oil to the maximum allowable pipeline system vapor pressure. Natural gas liquids storage shall be limited to the volume allowed in the risk management plan approved by the fire department.
b. Propane and Natural Gas Liquids Bullet Fire-Proofing. The operator shall install and maintain fire-proofing insulation on all propane and natural gas liquids bullets within the oil field. The fire-proofing insulation shall have a minimum two-hour fire rating and otherwise be acceptable to the fire chief. All propane and natural gas liquid bullets shall be equipped with an automatic deluge system.
c. Steam Drive Plant Setback. The steam drive plant, if constructed, shall be located at least 1,000 feet from a developed area and shall use urea or equivalent, low toxicity material for any nitrogen oxide emission reduction that is required by the SCAQMD.
d. Secondary Containment for Oil. The operator shall comply with the following provisions:
i. The operator shall ensure that all existing oil tank areas in the oil field, unless determined by the director to be infeasible, and all the new oil tank areas shall have secondary containment (berms and/or walls) that can contain at least 110 percent of the largest oil tank volume to reduce the likelihood of oil spills entering the retention basins. In the event the director determines that it would be infeasible to provide 110 percent containment for a particular existing oil tank, the operator shall provide such containment as the director determines is feasible.
ii. All retention basins in the oil field shall be adequately sized, and maintained to handle a 100-year storm event plus a potential spill of the volume of the largest tank that would drain into each basin.
iii. All above ground piping in the oil field that contains or could contain oil shall be protected by basins or secondary containment measures (berms and/or walls).
4. Geotechnical. The operator shall comply with the following provisions:
a. Grading. The operator shall comply with all of the following provisions:
i. All proposed grading shall be subject to prior review and approval by the director of public works.
ii. Grading involving up to 5,000 cubic yards and grading associated with the bioremediation farms may be undertaken pursuant to a county master grading plan stamped by a registered professional engineer and a California-certified engineering geologist and approved by the director of public works.
iii. No slope of cut or fill shall have a gradient steeper than two to one (2:1) unless specifically approved by a site specific geotechnical report.
iv. Cuts and fills shall be minimized to avoid erosion and visual impacts.
b. Geotechnical Investigations. The operator shall comply with the following provisions:
i. A site-specific geotechnical investigation shall be completed for grading in excess of 5,000 cubic yards, unless associated with the on-site Bioremediation Farms and approved pursuant to a master grading plan approved by the director of public works, and for any grading that supports or impacts a critical facility as determined by the director. The investigation shall be completed by a California-certified engineering geologist and submitted to the director and the director of public works for review and approval, in conjunction with an application for a revised grading permit.
ii. A site-specific geotechnical investigation shall be completed for all proposed permanent structures. The investigation shall include analysis and recommendations associated with potential seismically induced ground failure, such as differential settlement and lateral spreading. The geotechnical investigation shall be completed by a California-certified engineering geologist and submitted to the director of public works for review and approval.
c. Erosion Control. The operator shall comply with the following provisions:
i. The operator shall comply with all provisions of an erosion control plan that has been approved by the director. The erosion control plan shall be reviewed by the operator every two years to determine if modifications to the plan are required. Any modifications to the erosion control plan shall be submitted to the director for review and approval. The erosion control plan shall include any measures requested by the director.
ii. Erosion shall be controlled on all slopes and banks so that no mud or other substances are washed onto public streets or surrounding property. Such control measures may consist of planting and irrigation, dams, cribbing, riprap, sand bagging, netting, berms, or other devices.
d. Restoration of Slopes. Slopes shall be restored to their original grade once the use that required the grading of the slope has been discontinued. However, if restoration of a slope would negatively affect existing drainage patterns or slope stability, then the slope shall be restored to a grade that avoids these negative effects.
e. Ground Movement Surveys. The operator shall conduct ground movement surveys once every 12 months, or more frequently if determined necessary by the director of public works, following all provisions of a ground movement monitoring plan that is acceptable to DOGGR and the director of public works, that calls for both vertical and horizontal ground movement surveys, at specified survey locations within, and in the vicinity of, the oil field, utilizing high precision Global Positioning System technology, in combination with a network of ground stations (or any alternative technology specified in the ground movement monitoring plan approved by the director of public works), and following other survey methods outlined in the plan. The surveys shall be conducted by a California-licensed surveyor. The survey results shall be analyzed in relation to oil field activities, such as production, steam injection, and waterflooding, taking into consideration individual oil producing zones, injection schedules, rates, volume, and pressure. The analysis shall be completed in collaboration by a California-registered professional petroleum engineer, registered geotechnical engineer, and certified engineering geologist. The results of the annual monitoring survey and analysis shall be forwarded to DOGGR and the director of public works. If requested by DOGGR or the director of public works, the operator shall make modifications to the ground movement monitoring plan. In the event that survey indicates that on-going ground movement, equal to or greater than 0.6 inches at any given location, or a lesser value determined by the director of public works is occurring in an upward or downward direction in the vicinity of or in the oil field, the operator shall review and analyze all claims or complaints of subsidence damage that have been submitted to the operator or the county by the public or a public entity in the 12 months since the last ground movement survey. Based thereon, the operator shall prepare a report that assesses whether any of the alleged subsidence damage was caused by oil operations and submit said report to DOGGR and the department of public works. The department of public works shall review the report to determine if it concurs with its conclusions. If the report concludes that damage has not been caused by oil operations, and the department of public works does not concur in that conclusion, it shall forward its conclusions to DOGGR for its review and possible action. If the report concludes that damage was caused by oil operations and the department of public works concurs with any such conclusion, the department of public works shall forward the department of public works’ conclusions to DOGGR and ask DOGGR to evaluate the operator’s fluid injection and withdrawal rates to determine whether adjustments to these rates may alleviate the ground movement, and if so, where in the oil field such adjustments should be made. The operator shall implement whatever adjustments in the rates of fluid injection and/or withdrawal that DOGGR determines are necessary and appropriate to alleviate any ground movement damage. The county shall promptly notify the CAP of any such action that is taken pursuant to this subsection. Injection pressures associated with secondary recovery operations (i.e., water flooding) or disposal of produced fluids shall not exceed reservoir fracture pressures as specified in Title 14 of the California Code of Regulations, section 1724.10, and as approved by the DOGGR.
f. Construction of Permanent Structures. No permanent structures shall be constructed in an Alquist-Priolo Fault Zone without preparation of a fault study by a California-certified engineering geologist. Following the fault study, no permanent structures shall be placed within 50 feet of a known active fault. The fault investigation report shall be submitted to the director of public works for review and approval.
g. Oil Field Accelerometer. The operator shall operate and maintain an accelerometer at the oil field to determine site-specific ground accelerations as a result of any seismic event in the region (Los Angeles/Orange County and offshore waters of the Santa Monica Bay and San Pedro Channel). Readings from the accelerometer shall be recorded at the oil field and transmitted in real-time to the Caltech Seismological Laboratory. The operator shall cease operations and inspect all oil field pipelines, storage tanks, and other infrastructure following any seismic event that exceeds a ground acceleration at the oil field of 13 percent of gravity (0.13 g) and promptly notify the director. The operator shall not reinstitute operations at the oil field and associated pipelines until it can reasonably be determined that all oil field infrastructure is structurally sound.
h. Pipeline Management Plan. The operator shall maintain and implement a pipeline management plan that meets the requirements of DOGGR regulations.
i. Paleontological Monitor. The operator shall have a qualified paleontologist, approved by the director, monitor all rough grading and other significant ground disturbing activities in paleontological sensitive sediments. The sensitive sediments that have been identified within the oil field include the Lower to Middle Pleistocene San Pedro Formation and the Middle to Upper Pleistocene Lakewood Formation. A paleontologist will not be required on site if excavation is only occurring in artificial fill or Holocene alluvium.
5. Noise Attenuation. All oil operations on the oil field shall be conducted in a manner that minimizes noise and shall comply with the following provisions:
a. Noise Limits. The operator shall comply with the following provisions:
i. All oil operations on the oil field shall comply with the noise provisions of Chapter 12.08 of Title 12 of the County Code, with the exception of drilling, redrilling, and reworking, which are exempt from the provisions of said chapter.
ii. Hourly, A-weighted equivalent noise levels associated with drilling, redrilling, and reworking shall not elevate existing baseline levels by more than five dBA at any developed area. For daytime activities (7:00 a.m. to 7:00 p.m.) existing baseline noise levels shall be defined as the maximum daytime equivalent noise level (Leq) at the closest monitoring site as shown in Table 4.9.3 of the 2008 Baldwin Hills Community Standards District Environmental Impact Report. For nighttime activities (7:00 p.m. to 7:00 a.m.), existing baseline noise levels shall be defined as the minimum nighttime equivalent noise level (Leq) at the closest monitoring site as shown in Table 4.9.3 of the 2008 Baldwin Hills Community Standards District Environmental Impact Report. Updated baseline noise levels may be set and additional monitoring sites may be established, from time to time by the director. In no case shall baseline noise levels include any drilling, redrilling, or reworking operations.
iii. Noise produced by oil operations shall include no pure tones when measured at a developed area.
b. Backup Alarms. Backup alarms on all vehicles operating within the oil field shall be disabled between the hours of 8:00 p.m. and 8:00 a.m. During periods when the backup alarms are disabled, the operator shall employ alternate, low-noise methods for ensuring worker safety during vehicle backup, such as the use of spotters.
c. Quiet Mode Drilling Plan. All drilling and redrilling on the oil field between the hours of 6:00 p.m. and 8:00 a.m. shall be conducted in conformity with a quiet mode drilling plan that has been approved by the director and the director of public health. The quiet mode drilling plan shall be reviewed by the operator every year to determine if modifications to the plan are required. The operator shall make changes to the plan if requested by the director or the director of public health. Any modifications to the quiet mode drilling plan shall be submitted to the director and the director of public health for review and approval. The quiet mode drilling plan shall include any measures requested by the director or the director of public health.
d. Equipment Servicing. All noise producing oil field equipment shall be regularly serviced and repaired to minimize increases in pure tones and other noise output over time. The operator shall maintain an equipment service log for all noise-producing equipment.
e. Deliveries to the Oil Field. Deliveries to the oil field shall not be permitted after 8:00 p.m. and before 7:00 a.m. except in cases of emergency. Deliveries on Sundays or legal holidays shall not be permitted after 8:00 p.m. or before 9:00 a.m., except in cases of emergency.
f. Deliveries within the Oil Field. Deliveries to areas of the oil field located within 500 feet of any residential property shall not be permitted after 5:00 p.m. or before 7:00 a.m. except in cases of emergency. Deliveries to such areas on Sundays or legal holidays shall not be permitted after 5:00 p.m. and before
9:00 a.m., except in cases of emergency.
g. Time Limits for Construction. Construction of permanent structures shall not be permitted after 7:00 p.m. and before 7:00 a.m., or during Saturdays, Sundays, or legal holidays.
h. Construction Equipment. All construction equipment shall be selected for low-noise output. All construction equipment powered by internal combustion engines shall be properly muffled and maintained.
i. Construction Equipment Idling. Unnecessary idling of construction equipment internal combustion engines is prohibited.
j. Worker Notification. The operator shall instruct employees and subcontractors about the noise provisions of this subsection E.5 prior to commencement of each and every drilling, redrilling, reworking, and construction operation, and shall annually certify to the director that such employees and subcontractors have been properly trained to comply with such noise provisions. The operator shall prominently post quiet mode policies at every drilling and redrilling site.
6. Vibration Reduction. All oil operations on the oil field shall be conducted in a manner that minimizes vibration. Additionally, vibration levels from oil operations at the oil field shall not exceed a velocity of 0.25 mm/s over the frequency range 1 to 100 Hz at any developed area.
7. Biological Resources. All oil operations on the oil field shall be conducted in a manner that minimizes impacts to biological resources and shall comply with the following provisions:
a. Oil Spill Response. The operator shall comply with all provisions of an Emergency Response Plan (“ERP”) that has been approved by the director, to protect biological species and to revegetate any areas disturbed during an oil spill or clean-up activities. The operator shall make changes to the ERP if requested by the director. Any modifications to the ERP shall be submitted to the director for review and approval. The ERP shall include any measures to protect biological species that may be requested by the director.
b. Special Status Species and Habitat Protection. The operator shall comply with all provisions of a special status species and habitat protection plan that has been approved by the director. The operator shall make changes to the plan if requested by the director. Any modifications to the plan shall be submitted to the director for review and approval. The special status species and habitat protection plan shall include any measures requested by the director.
c. Habitat Restoration and Revegetation Plan. Prior to any disturbance of sensitive natural habitat areas, as identified in the special status species and habitat protection plan, the operator shall hire a biologist, approved by the county, to conduct a survey of the area to determine if significant impact to sensitive natural habitat, including coastal sagebrush, coyote bush scrub, riparian scrub, and oak woodland will occur. If the biologist determines that significant impact to sensitive natural habitat will occur, then the operator shall have a county-approved restoration specialist, with expertise in southern California ecosystems and revegetation techniques, prepare a habitat restoration and revegetation plan. The plan shall be submitted to the director for review and approval. The director shall make best efforts to complete the review of the plan as expeditiously as possible and shall then either approve the plan or provide the operator with a list of specific items that must be included in the plan prior to approval. No removal of sensitive natural habitat shall occur until the plan has been approved by the director. The habitat restoration and revegetation plan shall include any measures requested by the director.
d. Pre-Construction Surveys. The following surveys shall be conducted prior to any significant vegetation removal in sensitive natural habitat as identified in the special status species and habitat protection plan.
i. The operator shall hire a county-approved ecologist/botanist to conduct sensitive plant surveys.
ii. The operator shall hire a county-approved biologist to conduct sensitive wildlife surveys in habitat areas that could support sensitive wildlife species.
iii. The operator shall hire a county-approved biologist to conduct breeding and nesting bird surveys if the construction activities would occur during the breeding season (February 1 to August 31 for raptors, and March 15 to September 15 for sensitive/common birds).
iv. The operator shall hire a county-approved wetland delineator to delineate any wetlands that would be affected by construction.
e. Listed Plant or Wildlife Species. If federal- or State-listed plant or wildlife species are found, then the operator shall comply with all applicable United States Fish and Wildlife and California Department of Fish and Game rules and regulations.
f. Construction Monitoring. If the pre-construction surveys find sensitive plant, wildlife species, or nesting birds, a biological monitor hired by the operator, and approved by the County, shall be on site during construction to monitor the construction activities. The biological monitor shall be responsible for the following:
i. Establishing a 300-foot buffer around any active breeding bird nests.
ii. Assuring that vegetation removal does not harm sensitive wildlife species.
iii. Monitoring the construction area for sensitive wildlife species and relocating them to suitable habitat outside of the construction area.
iv. Ensuring that exclusionary fencing is installed around the construction area to prevent sensitive wildlife species from entering the construction area.
g. Tree and Riparian Scrub Removal. Removal of native or non-native trees and riparian scrub vegetation shall be scheduled, as possible, for removal outside the nesting season to avoid impacts to nesting birds. If avoidance of removal of trees or riparian scrub during the recommended periods is not possible, a county-approved biologist shall perform a survey to ensure that no nesting birds are present prior to removal. If for any reason a nest must be removed during the nesting season, the operator shall provide written documentation to the director demonstrating concurrence from the United States Fish and Wildlife Service and California Department of Fish and Game authorizing the nest relocation and a written report documenting the relocation efforts.
h. Habitat Restoration. Within 60 days of completion of construction activities that have significantly impacted sensitive natural habitat, the operator shall begin habitat restoration consistent with the approved native habitat restoration and revegetation plan discussed in subsection E.7.c. Restoration priority shall be given to areas of degraded habitat connecting areas of higher quality habitat and where restoration would produce larger corridors to support the migration and movement of wildlife. The operator shall replace any significant loss of sensitive natural habitat at the following ratios:
i. 1:1 for each acre of coastal sagebrush or coyote bush scrub.
ii. 2:1 for each acre of riparian scrub or oak woodland.
8. Cultural/Historic Resources. The operator shall comply with all of the following provisions:
a. Cone Trust House. Oil operations shall not result in impacts to the Cone Trust House.
b. Archeological Training. The operator shall provide archeological training for all construction personnel who will be involved with ground disturbance activities at the oil field. All such construction personnel shall be required to participate in the training and will receive training material prepared by a qualified archaeologist prior to working on ground disturbance activities.
c. Construction Treatment Plan. The operator shall comply with all provisions of a construction treatment plan, approved by the director, to ensure that any new archeological discoveries are adequately recorded, evaluated, and, if significant, mitigated. In the event that unknown archaeological artifacts are encountered during grading, clearing, grubbing, and/or other construction activities, work shall be stopped immediately in the vicinity of the find and the resource shall be evaluated by a qualified archaeologist, approved by the director. The construction treatment plan shall include any measures requested by the director.
9. Lighting. Outdoor lighting shall be restricted to only those lights which are required by code for the lighting of building exteriors, drilling, and redrilling rigs and for safety and security needs. In addition, the operator shall comply with the following provisions:
a. Screening. All new point lighting sources within the oil field shall be screened and directed to confine direct rays to the oil field and to prevent off-site spillover lighting effects to the extent feasible.
b. Lighting Plan. A detailed lighting plan shall be prepared for each new permanent structure and submitted to the director for review and approval. No work may be commenced on such permanent structure until the lighting plan therefore has been approved by the director. The lighting plan shall include any measures requested by the director.
10. Landscaping, Visual Screening, Irrigation and Maintenance. The operator shall comply with the conceptual landscaping plan for the oil field prepared by Mia Lehrer & Associates, dated October 2008, on file at the department of regional planning, which is intended to beautify and screen the oil field from adjoining residential, recreational, and institutional areas or adjacent public streets or highways. Landscaping required by this plan shall be completed in phases over a two-to five-year period as approved by the director. All landscaping on the oil field shall be routinely inspected (on at least a monthly basis) and maintained in a neat, clean, and healthful condition, including proper watering, pruning, weeding, fertilizing, and replacement of plants as needed. Litter shall also be removed on a regular basis.
11. Oil Field Waste Removal. The operator shall comply with the following provisions:
a. Waste Collection. All drilling, redrilling, and reworking waste shall be collected in portable steel bins compliant with United States Department of Transportation standards. Any drilling, redrilling, and reworking wastes that are not intended to be injected into a Class II Well, as permitted by DOGGR, shall be removed from the oil field no later than 30 days following completion of the drilling, redrilling, and reworking. This provision does not apply to active sumps and mud pits.
b. Waste Discharge. No oil field waste shall be discharged into any sewer, storm drain, irrigation systems, stream or creek, street, highway, or drainage canal. Nor shall any such wastes be discharged on the ground provided that the foregoing shall not prohibit the proper use of active drilling sumps and mud pits.
c. Recycling Plan. The operator shall comply with all provisions of a recycling plan that has been approved by the director. The recycling plan shall include any elements requested by the director.
12. Construction of Private Roads. Roads and other excavations shall be designed, constructed, and maintained to provide stability of fill, minimize disfigurement of the landscape, prevent deterioration of vegetation, maintain natural drainage, and minimize erosion. Prior to construction of any new road, the operator shall prepare and submit to the director of public works for review and approval a private road construction plan. The operator shall thereafter comply with all provisions of the approved private road construction plan. All new private access roads leading off any surfaced public street or highway shall be paved with asphalt or concrete not less than three inches thick for the first 50 feet of said access road from the public street or highway.
13. Signs. All signage shall comply with Part 10 of Chapter 22.52 of Title 22. In addition, the operator shall comply with the following provisions:
a. Perimeter Identification Signs. Identification signs, at intervals acceptable to the director, shall be posted and maintained in good condition along the outer boundary line fence and along the fences adjoining the public roads that pass through the oil field. Each sign shall prominently display current and reliable emergency contact information that will enable a person to promptly reach, at all times, a representative of the operator who will have the expertise to assess any potential problem and recommend a corrective course of action. Each sign shall also have the telephone number of the county department of regional planning zoning enforcement section and the number of SCAQMD that can be called if odors are detected.
b. Main Entrance Sign. A sign shall be posted and maintained in good condition at the main entrance of the oil field prominently displaying a telephone number by which persons may contact a representative of the operator at all times to register complaints regarding oil field operations.
c. Other Required Signs. All identification signs, warning signs, no trespassing signs, and other signs required by county, state and federal regulations shall be properly posted and maintained in all required locations and in good condition.
d. Well Identification Signs. Well identification signs including the well name and well number shall be posted and maintained in good condition at each well location.
e. No Littering Signs. “No littering” signs shall be prominently posted and maintained in good condition on all oil field entrance gates.
14. Painting. All oil operation-related structures visible from public roadways and surrounding properties within the oil field shall be painted or otherwise surfaced or textured with a color that is compatible with the surrounding areas and has been approved by the director. The painting or other surfacing of all structures covered by this subsection shall thereafter be maintained in good condition.
15. Sumps. The operator shall comply with all of the following provisions:
a. Sump Clean Out. All sumps that are used, installed, or maintained for use in connection with any well, and which have not been used for 90 days for the operation of or the drilling, redrilling, or reworking of such well or any other well in the vicinity, shall be cleaned out, and all oil, rotary mud, and rubbish removed.
b. Sump Fencing. Around each sump of any depth, there shall be erected and continuously maintained a fence that encloses the sump and complies with the requirements of Sections 11.48.010—11.48.050, Title 11 of the County Code. This provision shall not apply to sumps that are constantly and immediately attended while drilling, redrilling, and reworking operations are proceeding as specified in Section 11.48.020, Title 11 of the County Code.
16. Well Cellars. All well cellars shall be constructed in accordance with the most current American Petroleum Institute standards. In addition, the operator shall comply with the following provisions:
a. Cellar Fluids. Well cellars shall be kept free of all oil, water, or debris at all times. During drilling, redrilling, and reworking, the cellar shall be kept free of excess fluids by a pump which discharges into a waste tank, mud pit, vacuum truck, or other approved disposal system.
b. Access to Multi-Well Cellars. All multi-well cellars exceeding three feet in depth and 25 feet in length shall have two means of entrance and exit and an additional exit for every 50 feet in length thereafter. At least one means of entrance or exit for all multi-well cellars of 25 feet in length shall be a stairway constructed to California Division of Industrial Safety standards.
c. Single-Cellar Covers. All single-cellars shall be covered with open grating and have no openings larger than three inches at any point. Covers shall be capable of supporting vehicle weight or guardrails shall be erected to prevent vehicle access.
d. Cellar Ladder Openings. All openings for ladders through grating shall be designed to allow exit from underside without obstruction and shall be kept free of storage of any type. Said openings shall not be less than 24 inches on either side.
17. Stormwater and Drainage Management. The operator shall comply with the following provisions:
a. Construction Storm Water Pollution Prevention Plan (“CWPPP”). The operator shall maintain and implement all provisions of a storm water pollution prevention plan (“SWPPP”) that has been inspected by the Regional Water Quality Control Board and the county department of public works. The operator shall provide the director and the director of public works with a copy of the SWPPP, and any future modifications, revisions, or alterations thereof, or replacements therefore. The SWPPP shall be updated prior to new construction activities as required by the Regional Water Quality Control Board.
b. Spill Prevention, Control, and Countermeasure Plan (“SPCCP”). The Operator shall maintain and implement all provisions of a spill prevention, control, and countermeasure plan (“SPCCP”) which meets the requirements of the Local California Unified Program Agency and the United States Environmental Protection Agency. The operator shall provide the director and the fire chief with a copy of the SPCCP and any future modifications, revisions, or alterations thereof, or replacements therefore.
c. Hydrological Analysis. A site-specific hydrologic analysis shall be completed to evaluate anticipated changes in drainage patterns and associated increased runoff at the site for any new grading that results in the loss of vegetated, sandy, permeable ground areas, which could alter surface runoff at the site. The analysis shall be completed consistent with Standard Urban Stormwater Mitigation Plan regulations, as specified in the county department of public works Hydrology Manual as amended. The hydrological analysis shall be submitted to the director of public works for review and approval. The new grading that required the hydrologic analysis shall not occur until approval of the analysis by the director of public works.
18. Water Management Plan. The operator shall comply with all provisions of a water management plan that has been approved by the director and the director of public works. The plan shall include best management practices, water conservation measures, the use of a drip irrigation system, and shall include provisions for the use of surface water runoff in the retention basins for dust suppression and landscaping. The plan shall also address the availability of reclaimed water for use at the oil field. The water management plan shall be reviewed by the operator every three years to determine if modifications to the plan are required. The operator shall make changes to the plan if requested by the director or the director of public works. Any modifications to the water management plan shall be submitted to the director and the director of public works for review and approval. The water management plan shall include any elements requested by the director or the director of public works. In addition, the operator shall comply with the water conservation measures and reporting requirements specified in Sections 20.09.020—20.09.080, Title 20 of the County Code (Utilities).
19. Groundwater Monitoring. The operator shall develop, implement, and carry out a groundwater quality monitoring program for the oil field that is acceptable to the director and consistent with all requirements of the Regional Water Quality Control Board. Pursuant to the approved program, the operator shall install and maintain groundwater monitoring wells in the vicinity of each surface water retention basin, which is permitted by the Regional Water Quality Control Board. Such monitoring wells shall be completed to the base of the permeable, potentially water-bearing, alluvium, Lakewood Formation, and San Pedro Formation, and to the top of the underlying, non-water bearing Pico Formation, as determined by a California-certified professional geologist. The Regional Water Quality Control Board and the director shall be regularly advised of the results of such monitoring and shall be immediately advised if such monitoring indicates a potential problem.
20. Fencing. All portions of the oil field on which oil operations are conducted shall be enclosed with a fence compliant with DOGGR regulations codified at California Code of Regulations Title 14, Article 3, sections 1778 and 1779, or as may be subsequently amended by the state.
21. Oil Field Cleanup and Maintenance. The operator shall maintain the site in a clean and orderly condition and shall comply with the following provisions:
a. Equipment Removal. All facilities that have reached the end of their useful economic life shall be properly decommissioned and removed from the oil field within one year. Areas not slated for future use shall be restored and revegetated within 90 days of termination of use, unless such restoration and revegetation would interfere with fire safety or access to oil operations.
b. Equipment Maintenance. All equipment, improvements, facilities, and other personal property or fixtures located on the oil field shall be maintained in good condition to the satisfaction of the director and the director of public works.
c. Site Debris and Vegetation. The operator shall keep the property free of debris and vegetation overgrowth to the satisfaction of the director. All outside storage of parts or equipment shall comply with Part 7 of Chapter 22.52 of the County Code.
22. Security. All unmanned entrances to the oil field shall be equipped with sliding gates which shall be kept closed at all times except when authorized vehicles are entering or leaving the oil field. The operator shall have a security guard on duty 24 hours per day.
23. Vehicle Parking. Vehicular parking shall comply with Part 11 of Chapter 22.52 of County Code.
24. Sanitation. The operator shall comply with the following provisions:
a. Garbage and Refuse. The oil field shall be maintained in a clean, sanitary condition, free from accumulations of garbage, refuse, and other wastes.
b. Toilets and Wash Facilities. Sanitary toilet and washing facilities shall be installed at any site where personnel are permanently stationed. Portable facilities shall be provided wherever crews are temporarily employed. Such facilities shall be maintained in a clean and sanitary condition at all times.
25. Storage of Hazardous Materials. The operator shall comply with all provisions of a hazardous materials business plan that has been submitted to the fire chief. The operator shall deliver to the fire chief for review and approval an updated hazardous material business plan on an annual basis. This plan shall provide the location of where hazardous materials are stored at the oil field. Hazardous materials shall be stored in an organized and orderly manner and identified as may be necessary to aid in preventing accidents, and shall be reasonably protected from sources of external corrosion or damage to the satisfaction of the fire chief.
26. Drilling, Redrilling, and Reworking Operations. The operator shall comply with all of the following provisions:
a. DOGGR Regulations. All DOGGR regulations related to drilling, redrilling, and reworking operations.
b. Number of Drilling and Redrilling Rigs. No more than three drilling or redrilling rigs shall be present within the oil field at any one time.
c. Annual Drilling, Redrilling, Well Abandonment, and Well Pad Restoration Plan. Before the end of each calendar year, the operator shall develop and deliver to the director an annual drilling, redrilling, well abandonment, and well pad restoration plan, which shall describe all drilling, redrilling, well abandonment, and well pad restoration activities that may be conducted during the upcoming calendar year. Drilling and redrilling shall be scheduled to avoid over concentration of such activities in that year in any one area if located near a developed area. The operator may at any time submit to the director proposed amendments to the then current annual plan. No drilling, redrilling, or abandonment activity may be commenced unless it is described in a current annual plan (or an amendment thereto) which has been approved by the director. The annual plan (and any amendments) shall be provided to the CAP for review and comment. All comments on the annual plan from the CAP shall be submitted to the director in writing, and, if timely submitted, will be considered as part of the director’s review and approval. The director shall complete the review of the annual plan (and any amendments) within 45 days of receipt, and shall either approve the annual plan or provide the operator with a list of deficiencies. The annual plan shall comply with the provisions of this subsection, and shall include the following:
i. The maximum number of wells proposed to be drilled or redrilled;
ii. Approximate location of all wells proposed to be drilled or redrilled;
iii. Approximate location of all proposed new well pads, including their size and dimensions;
iv. Estimated target depth of all proposed wells and their estimated bottom hole locations;
v. A discussion of the steps that have been taken to maximize use of existing well pads, maximize use of redrilled wells, and maximize the consolidation of wells;
vi. Location of all proposed well abandonments, if known, in accordance with DOGGR integrity testing program of idle wells;
vii. Location of all well pads proposed to be abandoned and restored;
viii. A proposed schedule and phasing of the drilling, redrilling, well abandonment, well pad abandonment, and restoration activities;
ix. A discussion of the latest equipment and techniques that are proposed for use as part of the drilling and redrilling program to reduce environmental impacts; and
x. A topographic vertical profile showing proposed location of new wells that reflects local terrain conditions and that addresses the potential visibility of existing and proposed wells and other production facilities from residential and recreation areas.
d. Drill Rig Engines. All engines used for drilling and redrilling operations shall be operated by muffled internal-combustion engines or by electric motors.
e. Fire Safety Regulations. All drilling, redrilling, and reworking shall be in conformance with applicable fire and safety regulations.
f. New Technology. Proven reasonable and feasible technological improvements which are capable of reducing the environmental impacts of drilling and redrilling shall be considered as they become, from time to time, available.
g. Derricks and Portable Masts. All derricks and portable masts used for drilling, redrilling, and reworking shall meet the standards and specifications of the American Petroleum Institute as they presently exist or as may be amended.
h. Equipment Removal. All drilling and redrilling equipment shall be removed from the site within 90 days following the completion of drilling or redrilling activities unless the equipment is to be used at the oil field within five days for drilling or redrilling operations.
i. Drill Site Conditions. All drilling sites shall be maintained in a neat and orderly fashion.
j. Belt Guards. Belt guards shall be required over all drive belts on drilling, redrilling, and reworking equipment. Guarding shall be as required by Title 8 of the California Code of Regulations, section 6622, or as may be subsequently amended.
27. Processing Operations. The operator shall comply with the following provisions:
a. Limits on Processing Operations. Unless otherwise expressly required by DOGGR, the only processing operations permitted at the well site shall be the dehydration of oil and gas produced from the well; the storage, handling, recycling, and transportation of such materials; and those processing operations required for water injection purposes.
b. Refining. No refining shall be conducted within the oil field.
c. Well Pump Motors. All well pumping units shall be operated by electric motors.
d. Well Pumps. Downhole submersible pumps and low-profile pumping units for production wells must be used wherever feasible.
e. Removal by Pipeline Only. All oil, gas, and other hydrocarbons produced from any well in the oil field shall be shipped and transported through pipelines, except in case of an emergency or when access to a pipeline becomes unavailable. Excluded from this requirement are propane and other related natural gas liquids that are in amounts in excess of what can be blended into the pipeline. Should any pipeline through which oil or gas is currently transported become unavailable for the safe transportation of said products due to maintenance problems with the pipeline, or lack of sufficient capacity within the pipeline to handle the volume of oil and gas needing transportation, or because the owner or operator of such pipeline elects to discontinue transporting oil or gas through such pipeline, then the operator shall within 180 days of the date the existing pipeline becomes unavailable, seek to acquire a private right of way or easement, or shall file an application for a right of way, easement, encroachment permit, or franchise for the construction of a replacement pipeline and shall diligently prosecute such application until such pipeline is completed. During any emergency situation, or during such time as any existing pipeline becomes unsafe or unavailable, oil and gas may be transported by truck until the emergency situation is resolved or until a replacement pipeline shall be permitted and constructed in compliance with all applicable laws and regulations.
f. Pipelines. The operator shall comply with the following provisions:
i. New pipelines that remove oil or gas from the oil field shall be buried below the surface of the ground;
ii. All pipelines which are not enclosed within a fence shall be placed underground or covered with materials approved by the fire chief. Said covers shall be maintained in a neat, orderly, and secure manner;
iii. Any and all water or brine produced during pipeline construction shall either be injected in accordance with DOGGR requirements, or disposed of in accordance with other local, state or federal regulations;
iv. New pipeline corridors shall be consolidated with existing pipelines or electrical transmission corridors where feasible; and
v. Upon completion of pipeline construction, the site shall be restored to the approximate previous grade and condition.
g. Active Pipeline Plot Plan. The operator shall submit to the fire chief a plot plan depicting the approximate location of all active pipelines regulated by the United States Department of Transportation or California State Fire Marshall owned by the operator that are located outside the outer boundary line, including waste water, and trunk and gathering lines to transport oil or petroleum products. The plot plan shall be submitted within 30 days of the installation of any new pipelines or the relocation of an existing pipeline.
h. Machinery Enclosures. The operator shall maintain enclosures around machinery with moving parts consisting of a fence, screening, or housing. Said enclosures shall be installed in compliance with Section 11.16.020, Title 11 of the County Code.
i. Opening Protections. The operator shall cap, close, or protect the openings in all oil wells, test holes, and similar excavation in compliance with Section 11.54.010, Title 11, of the County Code.
28. Well Reworking Operations. The operator shall comply with the following provisions:
a. DOGGR Regulations. The operator shall comply with all DOGGR regulations related to well reworking operations.
b. Number of Reworking Rigs. No more than eight reworking rigs shall be present within the oil field at any one time, unless an emergency condition requires additional Reworking rigs. This does not include equipment used for well maintenance or well abandonment.
c. Hours of Operation. With exception of emergencies, well reworking operations shall not be allowed after 7:00 p.m. or before 7:00 a.m., nor on Sundays or legal holidays.
d. Specifications. Reworking rigs shall meet the standards and specifications of the American Petroleum Institute.
e. Equipment Removal. Reworking rigs shall be removed from the oil field within seven days following the completion of reworking operations unless such rig will be used on another well at the oil field within five days.
29. Tanks. The operator shall comply with the following provisions:
a. New Tank Specifications. All new tanks and appurtenances shall be designed, constructed, installed, and maintained in accordance with current County Fire Code, American Petroleum Institute, DOGGR, California Division of Industrial Safety, Environmental Protection Agency Standards, applicable provisions of Title 14 of the California Code of Regulations section 1774, and applicable CalARP Program requirements.
b. Setbacks. No new storage Tank, excluding a replacement tank, shall be constructed closer than 500 feet from any developed area, or closer than 200 feet from a public road. No building shall be constructed within 50 feet of any oil storage tank.
c. Vapor Recovery. Oil, wash, and produced water tanks shall be vapor tight and shall be equipped with a vapor recovery system.
d. Specifications for New Tank Piping, Valves, Fittings, and Connections. All new tank piping, valves, fittings, and connections including normal and emergency relief venting, shall be installed and maintained in accordance with current American Petroleum Institute standards to the satisfaction of SCAQMD and DOGGR.
e. Detection of Tank Bottom Leaks. The operator shall design, implement, and comply with a program, approved by the fire chief, for controlling and detecting tank bottom leaks on all tanks at the oil field. The operator may use a combination of methods including but not limited to diversion walls, dikes, tank foundations of concrete or gravel, and a tank bottom leak detection system in compliance with Title 14 of the California Code and Regulations section 1773, or subsequently enacted state regulations regarding tank bottom leaks.
30. Well and Production Reporting. The operator shall deliver annual production reports to the director and the fire chief. The reports shall provide the following information:
a. A copy of all DOGGR Forms 110 and 110B submitted during the previous 12 months.
b. Number and mapped location of wells drilled or redrilled, including well identification numbers.
c. Number and mapped location of water injection wells, including well identification numbers.
d. Number and mapped location of idled wells, including well identification numbers and the date each well was idled.
e. Number and mapped location of abandoned wells, including date each well was abandoned and/or re-abandoned.
f. Any additional information requested by the director or the fire chief.
31. Idle Well Testing and Maintenance. The operator shall comply with Title 14 of the California Code of Regulations section 1723.9 regarding testing and maintenance of idle wells, or subsequently enacted state regulations regarding testing and maintenance of idle wells. The operator shall carry out all additional tests, remedial operations, and mitigation measures required by DOGGR if any idle wells do not meet the test standards.
32. Abandoned Well Testing. The operator shall conduct annual hydrocarbon vapor testing of areas within the oil field that contain abandoned wells. The testing shall be done using a soil gas vapor probe, or another method approved by the director. The results of the testing shall be submitted to the director and DOGGR on an annual basis. Abandoned wells that are found to be leaking hydrocarbons that could affect health and safety shall be reported to the director and DOGGR within 24 hours of the abandoned well test. If directed by DOGGR, the operator shall re-abandon the well in accordance with DOGGR rules and regulations. If the test results for an abandoned well area are at or below the background levels for two consecutive years that area shall thereafter be tested every five years.
33. Well and Well Pad Abandonment. If DOGGR orders the operator to plug and abandon any wells on the oil field, the operator shall deliver to the fire department, on a timely basis, all notices of intent to plug and abandon a well that the operator files with DOGGR and shall commence promptly and proceed diligently with the plugging and abandonment operations in accordance with DOGGR rules and regulations and the terms of the DOGGR permit to plug and abandon the well. Well abandonment may commence once all necessary permits and approvals are obtained. If the well pad associated with the abandoned well does not contain other production, injection, or idle wells, and will not be used for future drilling, then the operator shall promptly abandon the well pad consistent with the following provisions:
a. Closure of Sumps. The operator shall clean out all sumps, cellars, and ditches, and level and fill all sumps and depressions pursuant to DOGGR requirements. If sumps are lined with concrete, bottoms and walls shall be broken up and removed. Sumps shall be closed in accordance with Regional Water Quality Control Board and California Department of Toxic Substances Control requirements.
b. Well Pad Site Cleanup. The operator shall leave the site entirely free of oil, rotary mud, oil-soaked earth, asphalt, tar, concrete, litter, debris, and other substances to the satisfaction of DOGGR and in compliance with federal requirements.
c. Contaminated Materials. All contaminated soils and materials within the well pad boundaries shall be removed and treated or disposed of in accordance with all local, county, State, and federal regulations.
d. Well Pad Revegetation. The Well pad shall be revegetated following the requirement of the native habitat restoration plan.
34. County Request for Review of Well Status. The director may periodically review the status of the operator’s wells and submit to DOGGR a list of wells the director believes should be plugged and abandoned as specified in Public Resources Code section 3206.5 or any subsequently enacted state law related to a local jurisdiction’s right to request state-agency review of idle wells.
35. Reduced Throughput Triggering Review. When oil or gas throughput is less than 630 barrels per day, the director shall conduct a public hearing to determine if shut down of the oil field or other actions are appropriate.
36. Abandonment Procedures. Within 180 days of permanent facility shut down, the operator shall submit an abandonment plan to DOGGR and submit to the director for review and approval a time line for facility removal, site assessment, and remediation as necessary. The operator shall begin abandonment of the site no later than 20 days after the director’s approval of the timeline, and shall provide to the director quarterly updates on the abandonment process until such time as the oil field is abandoned and remediated. The operator shall post a performance bond to insure compliance with all provisions of this subsection and the operators and landowners shall continue to pay property taxes at the rates assessed during oil field operation until all site restoration work has been fully completed, as determined by the director.
F. Monitoring and Compliance.
1. Environmental Quality Assurance Program (“EQAP”). The operator shall comply with all provisions of an environmental quality assurance program that has been approved by the director. The following provisions relate to the EQAP:
a. EQAP Requirements. The EQAP shall provide a detailed description of the steps the operator shall take to assure compliance with all provisions of this section, including but not limited to, all of the monitoring programs called for by this section.
b. Annual EQAP Reports. Within 60 days following the end of each calendar year, the operator shall submit to the director an annual EQAP report that reviews the operator’s compliance with the provisions of the EQAP over the previous year and addresses such other matters as may be requested by the director. The annual EQAP report shall include the following:
i. A complete list and description of any and all instances where the provisions of the EQAP, or any of the monitoring programs referred to therein or in this section, were not fully and timely complied with, and an analysis how compliance with such provisions can be improved over the coming year.
ii. Results and analyses of all data collection efforts conducted by the operator over the previous year pursuant to the provisions of this section.
c. EQAP Updates. The EQAP shall be updated as necessary and submitted to the director for approval along with the annual EQAP report. The EQAP updates shall be provided to the CAP and MACC for review and comment. Comments from the CAP and MACC, if timely received, shall be considered by the director before making a decision to approve the same. The director shall complete the review of EQAP updates as soon as practicable, and shall either approve the updated EQAP or provide the operator with a list of specific items that must be included in the EQAP prior to approval. The operator shall respond to any request for additional information within 30 days of receiving such request from the director, unless extended by the director.
2. Environmental Compliance Coordinator. The operator shall recommend and fund the environmental compliance coordinators. The number of environmental compliance coordinators shall be determined by the county and shall take into account the level of oil operations at the oil field. The environmental compliance coordinator(s) shall be approved by, and shall report to, the director. The responsibilities of the environmental compliance coordinator(s) shall be set forth in implementation guidelines that may be developed by the county for the oil field and shall generally include:
a. On-site, day-to-day monitoring of construction or drilling and redrilling activities as determined by the director.
b. Taking steps to ensure that the operator, and all employees, contractors, and other persons working in the oil field, have knowledge of, and are in compliance with all applicable provisions of this section.
c. Evaluating the adequacy of drilling, redrilling, and construction impact mitigations, and proposing improvements to the operator or contractors and the county.
d. Reporting responsibilities to the various county agencies with oversight responsibility at the oil field, as well as other agencies such as DOGGR, and SCAQMD.
3. Safety Inspection, Maintenance, and Quality Assurance Program (“SIMQAP”). The operator shall comply with all provisions of a safety inspection, maintenance, and quality assurance program that has been approved by the director and the fire chief.
a. SIMQAP Requirements. The SIMQAP shall, at a minimum provide for:
i. Inspection of construction techniques;
ii. Regular maintenance and safety inspections;
iii. Periodic safety audits;
iv. Corrosion monitoring and leak detection; and
v. Inspections of all trucks carrying hazardous and/or flammable material prior to loading.
b. SIMQAP Updates. The operator shall periodically review and revise the SIMAQP to incorporate changes in procedures, and new safety and maintenance technologies and procedures. The operator shall make such revisions at least every five years, or more frequently, if the operator determines changes are necessary or if requested by the director or the fire chief. The operator shall submit SIMQAP updates to the director and the fire chief for their review and approval. The director shall complete the review of SIMQAP updates as soon as practicable, and shall either approve the updated SIMQAP or provide the operator with a list of specific items that must be included in the SIMQAP prior to approval. The operator shall respond to any request for additional information within 30 days of receiving such request from the director, unless extended by the director.
c. Worker Notification. The operator shall ensure that all persons working on the oil field comply with all provisions of the currently approved SIMQAP.
d. Inspections. The SIMQAP shall provide for involvement of county staff or the environmental compliance coordinator in all inspections required by this section.
4. Annual Emergency Response Drills of the County and Culver City Fire Departments. The operator shall demonstrate the effectiveness of the emergency response plan by responding to one planned emergency response drill per year which shall be conducted in conjunction with the county and Culver City fire departments. Emergency response drills required by other agencies that involve the county and Culver City fire departments can be used to satisfy this provision. In addition, the operator shall demonstrate the effectiveness of the emergency response plan by responding to not more than two unannounced drills each year which may be called by the county fire department at the oil field. If critical operations are then underway at the oil field, the operator need not respond to a unannounced drill to the extent such a response would, as a result of such critical operations, create an undue risk of personal injury or property damage, but in such case the operator must promptly explain the nature of the critical operations, why response is not possible, and when the critical operations will be completed.
5. Noise Monitoring. The public health department shall retain an independent qualified acoustical engineer to monitor ambient noise levels in the areas surrounding the oil field as determined necessary by the director or the director of public health. The monitoring shall be conducted unannounced and within a time frame specified by the director or the director of public health. Should noise from the oil operations exceed the noise thresholds specified in this section, no new drilling or redrilling permits shall be issued by the county until the operator in consultation with the director and director of public health identifies the source of the noise and the operator takes the steps necessary to assure compliance with thresholds specified in this section. The results of all such monitoring shall be promptly posted on the oil field web site and provided to the CAP.
6. Vibration Monitoring. The public health department shall retain an independent qualified acoustical engineer to monitor vibration in the areas surrounding the oil field as determined necessary by the director or the director of public health. The monitoring shall be conducted unannounced and within a time frame specified by the director or the director of public health. Should vibration from the oil operations exceed the vibration thresholds specified in this section, no new drilling or redrilling permits shall be issued by the county until the operator in consultation with the director and director of public health identifies the source of the vibration and the operator takes the steps necessary to assure compliance with thresholds specified in this section. The results of all such monitoring shall be promptly posted on the oil field web site and provided to the CAP. A telephone number by which persons may contact the operator at all times to register complaints regarding oil operations shall be posted in the main entrance sign to the facility and included in the annual newsletter required by subsection J.2.b and on the oil field web site required by subsection J.2.c.
7. Complaints. All complaints related to oil operations received by the operator shall be reported on the same business day to the environmental compliance coordinator and to the director. In addition, the operator shall maintain a written log of all complaints and provide that log to the director, the MACC, and CAP on a quarterly basis. Depending upon the nature of the complaint, the operator shall report the complaint to the SCAQMD, DOGGR, and any other appropriate agencies with oversight authority regarding the complaint at issue. If the complaint is received after normal business hours, it shall be reported to the environmental compliance coordinator and the agencies at the opening of the next business day.
G. Administrative Items.
1. Costs of Implementing Monitoring and Enforcing Conditions. The operator shall be fully responsible for all reasonable costs and expenses incurred by the county or any county contractors, consultants, or employees, in implementing, monitoring, or enforcing this section, including but not limited to, costs for permitting, permit condition implementation, mitigation monitoring, reviewing and verifying information contained in reports, undertaking studies, research and inspections, administrative support, and including the fully burdened cost of time spent by county employees on such matters.
2. Draw-Down Account. The operator shall maintain a draw-down account with the department of regional planning from which actual costs will be billed and deducted for the purpose of defraying the expenses involved in the county’s review and verification of the information contained in any required reports and any other activities of the county, including but not limited to, enforcement, permitting, inspection, coordination of compliance monitoring, administrative support, technical studies, and the hiring of independent consultants. The initial amount to be deposited by the operator shall be $500,000. In the first year, if withdrawals from the account have reduced its balance to less than 50 percent of the amount of the initial deposit ($250,000), the operator shall deposit $50,000 in supplemental funds within 30 business days of notification. After the first year, if the balance in the draw-down account is reduced at any time to $50,000, the operator shall deposit $50,000 in supplemental funds on each occasion that the account is reduced to $50,000 or less within 30 business days of notification. There is no limit to the number of supplemental deposits that may be required. At the discretion of the operator, the amount of an initial or supplemental deposit may exceed the minimum amounts specified in this subsection. The director may, from time to time, increase the minimum $50,000 figure to account for inflation or the county’s experience in obtaining funds from the account.
3. Indemnification. The operator shall enter into an agreement with the county to indemnify and hold harmless the county, its elected and appointed officials, agents, officers, and employees from any claim, action, or proceeding for damages arising from its oil operations, including water, air or soil contamination, health impacts, or loss of property value during the oil operations, well abandonment, and post-abandonment activities with terms approved by, and in a form acceptable to, the CEO.
4. Insurance Requirements. Within 90 days following the effective date of the ordinance creating this section or such later time as may be approved by the director for good cause shown, and without limiting the operator’s indemnification of the county as required in the preceding subsection, the operator shall provide evidence of insurance coverage that meets county requirements as required and approved by the CEO including identifying the county and its elected and appointed officers and employees as additional insureds. Such coverage shall be maintained so long as oil operations are conducted within the district and until such time as all abandonment requirements are met and certified by the appropriate local, state, and federal agencies. Such insurance coverage shall include but is not necessarily limited to the following: general liability, auto liability, professional liability, and environmental impairment liability coverage insuring clean-up costs and endorsing for ‘Sudden and Accidental’ contamination or pollution. Such coverage shall be in an amount sufficient to meet all applicable state and federal requirements, with no special limitations. At the operator’s request and only with county approval by the CEO, the operator may self-insure all or any part of the above coverage obligations in lieu of purchasing commercial coverage. These insurance requirements shall be in addition to all other indemnification, insurance and performance security required by federal, state, and local regulations and permits.
5. Performance Security. The operator shall be subject to the following provisions:
a. Performance Bond. Prior to issuance of the first drilling or redrilling permit pursuant to this section, the operator shall provide to the department of regional planning a faithful performance bond or financial instrument in the sum to be determined by the CEO, payable to the county and executed by a corporate surety acceptable to the county and licensed to transact business as a surety in the state of California. Such bond shall be conditioned upon the faithful performance by the operator of duties related to well abandonment, site restoration, and environmental cleanup and shall be in a format and include terms approved by the CEO.
b. Change of Operator. The performance bond shall continue in force for one year following any sale, transfer, assignment, or other change of operator of the oil field, or of the current operator’s termination of activities at the oil field. The county may release said bond prior to the end of the one-year period upon satisfaction by the operator of all its obligations. Notwithstanding the foregoing, the performance bond shall not be terminated or released upon the sale, transfer, assignment, or other change of operator until the new operator has delivered a replacement bond complying with the provisions of this subsection G.
c. Funding Options. At its sole option, the county may accept certificates of deposit, cash deposits, or U.S. government securities in lieu of commercial bonds to meet the above bonding requirements on terms approved by the CEO.
6. Other Obligations. The insurance, indemnification, and performance security requirements in subsections G.3, G.4, and G.5 shall be in addition to all other indemnification, insurance, and performance security required by federal, state and local regulations, and permits.
7. Periodic Review. The county shall conduct a comprehensive review of the provisions of this section at least every five years to determine if the provisions of this section are adequately protecting the health, safety, and general welfare. Such reviews shall, among other things, consider whether additional provisions should be added, appended, or removed. One of the main goals of the periodic review shall be to evaluate if proven technological advances that would further reduce impacts of oil operations on neighboring land uses should be incorporated into the provisions of this section.
a. Review Requirements. Each review shall include a report by a hearing officer designated by the director, which shall be prepared after public notice and an opportunity for public comment. The report shall include a comprehensive analysis of the effectiveness of this section, and shall review and consider enforcement activity, operational records, and any other issues relating to oil operations. The report, at the option of the county, may include a survey of residents near the oil field regarding noise, odors, vibrations, and other issues requested by the director of public health. A draft of the report shall be provided to the CAP and the operator for review and comment. All comments on the draft report from the CAP and the operator shall be submitted to the hearing officer in writing, and will be considered, if timely received, before the report is finalized. The final report by the hearing officer shall include a recommendation as to whether the director should prepare proposed amendment to this section for submission to the board of supervisors.
b. Early Reviews. At the discretion of the director, reviews of this section may be conducted more frequently than every five years. Without limiting such discretion, the director shall consider whether an early review should be undertaken if more than three material violations occur within any 12-month period.
c. Initial Review. The initial review shall occur no sooner than three years and no later than five years after the effective date of the ordinance establishing this section unless the director determines that such initial annual review shall occur at an earlier time pursuant to subsection b, above.
8. Multiple Agency Coordination Committee (“MACC”). A MACC shall be established to coordinate activities and communications between the various agencies with regulatory authority over the oil operations within the district. While each agency will continue to make its own decisions with regard to their respective areas of authority, the MACC will allow for collection and analysis of data and for discussion of both strategic evaluations and enforcement actions taken by the various agencies at the oil field.
a. MACC Members. The director shall establish a MACC that includes representatives from the following agencies: the county department of regional planning, the county fire department, the county department of public works, and the county department of public health. The SCAQMD, the Regional Water Quality Control Board, DOGGR, and Culver City fire department shall be invited to appoint a representative from their agency as a member of the MACC.
b. MACC Chair. The director or his designee shall chair the MACC meetings and shall coordinate all MACC activities including scheduling and keeping minutes of MACC meetings.
c. MACC Meetings. The MACC shall determine its meeting schedule.
d. Documents Provided to the MACC. Copies of all monitoring and compliance reports, plans, and other documents that are requirements of this section shall be submitted to the MACC.
9. Related County Code Provisions. The county code contains a number of provisions related to oil wells and oil field operations. Where the regulations of this section differ from any other provisions in the county code, these regulations shall supersede unless the contrary provisions are mandated by state law.
H. Permitting.
1. Director’s Review Required. The operator shall apply for and receive approval of a director’s review pursuant to the provisions of Part 12 of
Chapter 22.56 prior to any new drilling and redrilling. New drilling and redrilling approved through a director’s review procedure shall be limited to no more than 53 wells per year, with the maximum number of newly drilled wells of that total, limited to 45 per year, except that during the first year following the effective date of the ordinance establishing this section, new drilling and redrilling shall be limited to no more than 24 wells. Approval through director’s review for drilling new wells shall be limited to 600 wells over 20 years, beginning on the effective date of this ordinance. Drilling and redrilling shall be planned to avoid over concentration of such activities in one area in any one year, if near developed areas. The director’s review procedures shall also apply to emergency actions determined by the director as necessary to prevent an imminent hazard, or to other immediate measures required for the purposes of protecting health and safety. No new permits for drilling or redrilling shall be approved by the director unless the subject wells have been approved as part of an annual drilling plan as described in subsection E.26.c. Approval shall not be granted until copies of all related permits have been submitted to the director; other permits include, but are not limited to, the permits required by DOGGR, the county fire department, the county department of public works, the county sanitation district, RWQCB, SCAQMD, and other pertinent agencies identified by the director.
2. Conditional Use Permit Required. Provided a conditional use permit has first been obtained as provided in Part 1 of Chapter 22.56, and while such permit is in full force and effect in conformity with the conditions of such permit, the following uses may be established:
a. Drilling or redrilling that exceeds the maximum number allowed pursuant to a director’s Review;
b. Steam drive plant; and
c. New tanks with a capacity of greater than 5,000 barrels.
3. Conditional Use Permit Requirements. For those uses requiring a conditional use permit, in addition to the requirements of Part 1 of Chapter 22.56, the applicant shall substantiate to the satisfaction of the hearing officer that:
a. The requested use is in compliance with the provisions of this section; and
b. All reasonable measures were taken to reduce and minimize potential impacts from the proposed operation.
4. Application Where Violation Exists. No application required pursuant to this section shall be accepted for processing or approved where any existing use in the district is being maintained or operated by the operator or its agents in violation of any material provision of this title.
I. Enforcement.
In addition to the provisions of Part 6 of Chapter 22.60, the operator shall be subject to the following enforcement provisions:
1. Civil Penalties and Performance Security. The operator shall be subject to a penalty for violation of any requirement of this section as determined by, and at the discretion of, the director in an amount not less than $1,000 or more than $10,000 per day per violation, but in no event, in an amount beyond that authorized by state law. For this purpose, the operator shall deposit the sum of $100,000 in an interest-bearing trust fund with the department of regional planning within 30 days following the effective date of this section, to establish a draw-down account. A written notice of violation and the associated penalty will be sent to the operator in the event of a violation. If the noted violation is not corrected to the satisfaction of the director within the time period set forth in the notice of violation, the penalty amount cited in the notice of violation will be deducted from the account. If the violation is corrected within the time period set forth in the notice of violation, but recurs any time within a six-month period, the penalty will be deducted from the account upon each recurrence and the operator will be notified of such deduction. Once the deposit has been depleted by 50 percent of the initial amount ($50,000), the operator shall deposit additional funds sufficient to bring the balance up to the amount of the initial deposit ($100,000) within 10 business days of notification. There is no limit to the number of supplemental deposits that may be required while the operator conducts oil operations within the district. If the operator is dissatisfied with the action of the director, the operator may file an appeal with the hearing officer within 15 days after the date which notice is mailed. Upon receiving a notice of appeal, the hearing officer shall take one of the following actions.
a. Affirm the action of the director;
b. Refer the matter back to the director for further review with or without instructions; or
c. Set the matter for public hearing and after hearing, affirm, modify, or reverse the action of the director.
The decision of the hearing officer shall be final.
2. Access to Records and Facilities. As to any condition which requires for its effective enforcement the inspection of records or facilities by the county or its agents, the operator shall make such records available or provide access to such facilities upon reasonable notice from the county. The county agrees to keep such information confidential where required or permitted by law and requested by the operator in writing.
3. Right of Entry. Any officer or employee of the county of Los Angeles, or his or her duly appointed representative, whose duties require the inspection of the oil field premises shall have the right and privilege at all reasonable times, to enter upon any premises upon or from which any oil operations are being conducted for which any permit is required under this section, for the purpose of making any of the inspections pursuant to this section, or in any other ordinance of the county, or for any other lawful purpose, but for safety reasons, shall be accompanied by the operator or a designee of the operator and shall wear all appropriate personal protection equipment in accordance with the operator’s established health and safety policies.
J. Public Outreach.
1. Community Advisory Panel (“CAP”). A community advisory panel shall be established by the director to foster communication about ongoing operations at the oil field and to allow the community representatives to provide input to the county and the operator.
a. CAP Members. The CAP may include representatives of the county, the city of Los Angeles, the city of Culver City, West Los Angeles College, the operator, the landowners, and each of the major neighborhoods surrounding the oil field (including Ladera Heights, Windsor Hills, Oak Park, View Park, Culver Crest, Blair Hills, and Raintree). The operator and each of the governmental entities previously referred to may each designate a representative to the CAP. Each landowner and neighborhood organization of the surrounding communities may submit a nomination to the director for appointment to the CAP. Where there is no neighborhood organization, a community resident may make a request to the director to be appointed to the CAP. School districts with schools in the vicinity of the oil field and the lessors may make a request to the director to have a representative appointed to the CAP.
b. CAP Meetings. The CAP shall determine its meeting schedule.
c. Documents Provided to the CAP. A notice of availability of all monitoring and compliance reports and results, all plans, audits and studies, and any other available documents that are required by this section shall be submitted to the CAP promptly after they are prepared or otherwise available. Copies of these reports, documents, and other items shall be provided to CAP members upon request except to the extent information therein may not be legally disclosed. Prior to each CAP meeting, the county shall provide to the CAP a list of all violations of the provisions of this section that have occurred since the last CAP meeting.
2. Community Relations.
a. Community Meetings. The operator shall hold community meetings on an annual basis to provide updates on oil operations.
b. Newsletter. The Operator shall publish an informational newsletter annually, which shall contain updated information on oil operations including drilling, redrilling, maintenance, repair, and reworking activities and all recently granted conditional use permits or applications filed for conditional use permits for the oil field. The newsletter shall be mailed by the operator to all owners of property located within 1,000 feet of the outer boundary line; all owners of property within 1,000 feet of the perimeter of the district as shown in the records of the county assessor’s office; to any person or entity who has filed a written request therefore with the director; and to neighboring cities. The operator shall also make these newsletters available on the oil field web site. The oil field web site address shall be publicized in each newsletter.
c. Oil Field Web Site. The operator shall maintain and update on a regular basis an oil field web site that shall include information on oil operations at the oil field, including drilling and production activities. All monitoring and compliance reports and results, plans, audits and studies, and any other available documents that are required by this section (except to the extent they contain information that may not legally be disclosed) shall be promptly posted on the Oil Field Web Site in pdf format.
3. Ombudsperson. The operator shall designate employees or authorized agents to serve as ombudspersons to respond to questions and concerns concerning the oil operations. Each ombudsperson shall be familiar with all the provisions of this section and all conditions of approval related to permits and approvals issued by the county or the State of California. It shall be the further responsibility of the ombudsperson to facilitate, to the extent feasible, the prompt resolution of any issues that may arise relating to the above-stated matters or the impacts of the oil operations. The name, title, email address, and telephone number of the ombudsperson shall be posted on the oil field web site, prominently displayed in the newsletter, distributed twice per year to the CAP and MACC, and provided to any other persons requesting such information. An ombudsperson shall be available at all times, and shall respond within one hour after an initial call. An ombudsperson shall also meet at reasonable times with interested parties in an attempt to resolve issues related to oil operations. An ombudsperson shall have authority to initiate a response on behalf of the operator in all foreseeable matters. The operator shall be required to maintain a written log of all calls to the ombudspersons registering complaints or concerns regarding oil operations or other matters. The log shall include the complainant’s name, date, time, phone number, nature of complaint, and the response or resolution offered. A copy of the log shall be provided to the director, the MACC, and the CAP on a quarterly basis.
K. Modification of Development Standards.
1. The director may permit modifications from the development standards specified in subsection E where the operator’s request demonstrates to the satisfaction of the director all of the following:
a. That the modification is necessary for the preservation of a substantial property right of the operator;
b. That the modification will not create an adverse safety impact in the surrounding community nor result in a significant impact on the environment;
c. That the modification will not be materially detrimental to the property or improvements in the vicinity of the premises nor contrary to the purposes of the district;
d. That the modification will not adversely affect or be in conflict with the general plan; and
e. That the modification satisfies the provisions of
Section 22.56.1690.
2. Application. The procedure for filing a request for a modification shall be the same as that for a director’s review as set forth in Part 12 of Chapter 22.56 except that the operator shall also submit:
a. A list, certified by affidavit or statement under penalty of perjury, of the names and addresses of all persons who are shown on the latest available assessment roll of the county of Los Angeles as owners of the subject property, and as owning property within a distance of 1,000 feet from the exterior boundaries of the oil field;
b. Two sets of mailing labels for the property owners stated above;
c. A map drawn to a scale specified by the director indicating where all such ownerships are located; and
d. A filing fee, as set forth in Section 22.60.100, equal to that required for a site plan review for director’s review for modification of development standards in a community standards district.
3. Notice. Not less than 30 calendar days prior to the date an action is taken, the director shall send notice by first-class mail of the pending application to the property owners on the list provided by the operator pursuant to subsection K.2.a indicating that any individual opposed to the granting of such modification may express such opposition by written protest to the director within 15 calendar days after the date on which the notice was mailed. A copy of the notice shall also be sent to the CAP.
4. Application—Approval or Denial—Conditions.
a. The director shall approve a modification where no protest to the granting of such modification is received within the specified protest period and the director finds that the operator has met the burden of proof set forth in subsection K.1.
b. The director shall deny an application in all cases where the information received from the operator fails to substantiate the burden of proof set forth in subsection K.1 to the satisfaction of the director.
c. In all cases where a timely written protest has been received, a public hearing shall be scheduled relative to such matter before the hearing officer. In such case, all procedures relative to notification, public hearing, and appeal shall be the same as for a conditional use permit, except that, if the decision of the hearing officer is appealed, the decision of the commission shall be final. Following a public hearing the hearing officer shall approve or deny the proposed modification based on the findings required by subsection K.1.
5. Notification of Decision.
a. If the director approves the application, the director shall notify the operator and all property owners identified in subsection K.2.a of the decision in writing and such notification shall indicate that any individual may file an appeal within 15 calendar days after the date such notice was mailed with a request for a public hearing before the commission.
b. If the director denies the application, the director shall notify the operator and the same persons identified in subsection K.2.a of the decision in writing and such notification shall indicate that the operator may file an appeal requesting a public hearing before the commission within 15 calendar days after the date of mailing of such notice.
6. Appeal Procedures.
a. Any person dissatisfied with the action of the director may file an appeal of such action with the commission within the time period set forth in subsection K.5.
b. The decision of the commission on appeal shall be final and effective on the date of decision and shall not be subject to further administrative appeal.
c. If the operator files an appeal, the operator shall pay the additional fee for a public hearing as set forth in Section 22.60.100 under site plan review for director’s review for modification of development standards in community standards districts. No appeal fee shall be required for other appellants.
L. lmplementation Provisions.
This subsection identifies the various implementation plans and other requirements for initial compliance with this CSD and the time frames therefor. Except as identified below, the provisions of this section shall be complied with on the effective date of the ordinance establishing this CSD. As used in this subsection, “effective date” shall mean 30 days after the board of supervisors adopts the ordinance establishing this CSD. As soon as possible after the effective date, the department of regional planning shall develop an overall implementation plan specifying the required contents or measures for each of the plans set forth below, including the inclusion of those appropriate mitigation measures indicated as necessary by the Final Environmental Impact Report for the Baldwin Hills Community Standards District to reduce environmental impacts to less than significant levels in cases where impacts can be so reduced.
1. Fire Protection and Emergency Response.
a. Fire Protection Audit. Within 120 days following the effective date, or at such later date as may be approved by the fire chief for good cause shown, the operator shall complete a third-party audit of the oil field’s fire protection capabilities to evaluate compliance with NFPA requirements, the county fire code, the county fire department regulations, California Code of Regulations, and API requirements. The third-party auditor shall be selected and funded by the operator, subject to the approval of the fire chief and the audit shall be conducted in cooperation with the county fire department. The county fire department may request that the Culver City fire department participate in the audit. Issues addressed in the audit shall include, but not be limited to, fire monitor placement, fire water capabilities, fire detection capabilities, and fire foam requirements. The audit results and any corrective action plan shall be submitted to the fire chief for approval. The corrective action plan shall identify any non-compliance item, describe the corrective action to be taken, and provide a deadline for the completion of each such corrective action, which may be extended by the director after consultation with the fire chief for good cause shown. The operator shall submit to the fire chief monthly updates on the corrective action plan until such time as all corrective actions have been completed.
b. Community Alert Notification System (“CAN”). Within 120 days following the effective date, or at such later date as may be approved by the fire chief for good cause shown, the operator shall submit to the fire chief for review and approval a design for the CAN System referred to in subsection E.1.a. The operator shall take such actions as may be necessary for the CAN system design to be approved by the fire chief. The CAN system shall be operational within one year following approval of the CAN system design by the fire chief, or at such later date as may be approved by the fire chief for good cause shown.
c. Spill Containment Response Training. The spill containment response training and equipment required by subsection E.1.b shall be in place no later than 90 days following the effective date, or at such later date as may be approved by the director in consultation with the fire chief, for good cause shown.
d. Emergency Response Plan. Within 30 days following the effective date, or at such later date as may be approved by the fire chief for good cause shown, the operator shall submit to the fire chief an emergency response plan satisfying the requirements of subsection E.1.c.
2. Air Quality and Public Health.
a. Odor Minimization Plan. Within 90 days following the effective date, or at such later date as may be approved by the director for good cause shown, the operator shall develop and deliver to the director an odor minimization plan for review and approval satisfying the requirements of subsection E.2.c. The plan shall be reviewed and approved by the director in consultation with the SCAQMD. The operator shall take such actions as may be necessary for the plan to be approved by the director.
b. Air Monitoring Plan. Within 90 days following the effective date, or at such later date as may be approved by the director for good cause shown, the operator shall develop and deliver to the director an air monitoring plan for review and approval satisfying the requirements of subsection E.2.d. The plan shall be reviewed and approved by the director in consultation with the SCAQMD. The director shall complete the review of the air monitoring plan within 45 days of receipt and shall either approve the plan or provide the operator with a list of deficiencies. The operator shall take such actions as may be necessary for the plan to be approved by the director. The plan shall also provide for the monitoring of total hydrocarbon vapors and hydrogen sulfide during drilling, redrilling and reworking operations, and total hydrocarbon vapors at the gas plant, as required by subsection E.2.d. The plan shall specify the number, type, and location of monitors that will be used, and shall provide detailed information concerning the reliability of the instrumentation, frequency of calibration, and additional information that may be requested by the director. No permits or other approvals for drilling or redrilling shall be issued by the county until the plan has been approved by the director.
c. Oil Tank Pressure Monitoring and Venting. Within 180 days following the effective date, or at such later date as may be approved by the director for good cause shown, the operator shall install and have fully operational the tank pressure monitoring system required by subsection E.2.f.
d. Meteorological Station. Within 120 days following the effective date, or at such later date as may be approved by the director for good cause shown, the operator shall submit to the SCAQMD a design for the installation of a meteorological station at the oil field that shall meet all the requirements of the United States Environmental Protection Agency (“EPA”) guidelines on meteorological data as outlined in EPA Publication “Meteorological Monitoring Guidance for Regulatory Modeling Applications” (EPA-454/R-99-005) as published in February 2000. The operator shall take such actions as may be necessary to promptly secure SCAQMD approval of such design. The meteorological station shall be installed and fully operational within 180 days of receipt of approval of the design from the SCAQMD, or at such later date as may be approved by the director for good cause shown.
e. Fugitive Dust Control Plan. Within 120 days following the effective date, or at such later date as may be approved by the director for good cause shown, the operator shall develop and deliver to the director for review and approval a fugitive dust control plan as specified in subsection E.2.p. The operator shall take such actions as may be necessary for the plan to be approved by the director.
f. Well Amortization Report. Within 120 days following the effective date, or at such later date as may be approved by the director for good cause shown, the operator shall develop and submit to the director a well amortization report that inventories the existing wells that are located within, partially, or wholly, the setback areas specified in subsection E.2.n. The report shall also include an amortization and abandonment schedule for the wells located within the setback areas, based upon useful economic life.
3. Safety and Risk of Upset.
a. Propane and Natural Gas Liquids Bullet Fireproofing. Within 90 days following the effective date, or at such later date as may be approved by the director after consultation with the fire chief for good cause shown, the operator shall install fire-proofing insulation on all propane and natural gas liquids bullets within the oil field, as required by subsection E.3.b.
b. Gas Plant Audit. Within 120 days following the effective date, or at such later date as may be approved by the director after consultation with the fire chief for good cause shown, the operator shall conduct a third-party audit of the gas plant, including the gas liquids storage and loading area, to evaluate compliance with the county fire code, API standards, the CalARP Program, and all applicable SPCC and emergency response plan requirements. The third-party auditor shall be selected and funded by the operator and approved by the fire chief. The review shall include a seismic assessment, which shall be undertaken by a seismic engineer in compliance with local emergency planning committee region 1 CalARP Program Seismic Assessments Guidance. The audit results and any corrective action plan shall be submitted to the fire chief for approval. The corrective action plan shall identify the non-compliance item(s), if any, describe the corrective action to be taken, and provide a deadline for the completion of each such corrective action. Items requiring corrective action as a result of the audit shall be categorized as follows: Category 1 - Significant potential for serious personal injury, negative environmental impact, property damage, or hazardous material release; Category 2 - Moderate potential for serious personal injury, negative environmental impact, property damage, or hazardous material release; Category 3 - Low potential for serious personal injury, negative environmental impact, property damage, or hazardous material release; and Category 4 - Housekeeping and other maintenance items. Category 1 items shall be resolved to the satisfaction of the fire chief as soon as possible. The operator shall submit to the fire chief monthly updates on the corrective action plan until such time as all corrective actions have been completed.
c. Oil Tank Secondary Containment. Within one year following the effective date, or at such later date as may be approved by the director after consultation with the fire chief for good cause shown, the operator shall demonstrate to the satisfaction of the fire chief that secondary containment satisfying the requirements of subsection E.3.d.i is in place for all existing tank areas covered by said subsection.
d. Retention Basins. Within 120 days following the effective date, or at such later date as may be approved by the director after consultation with the director of public works for good cause shown, the operator shall demonstrate to the satisfaction of the director of public works that all retention basins in the oil field satisfy the 100-year storm-event requirements of subsection E.3.d.ii.
e. Above Ground Piping Containment. Within one year following the effective date, or at such later date as may be approved by the director after consultation with the director of public works for good cause shown, the operator shall demonstrate to the satisfaction of the director of public works that secondary containment satisfying the requirements of subsection E.3.d.iii is in place.
4. Geotechnical.
a. Accelerometer. Within 180 days following the effective date, or as may be approved by the director for good cause shown, the operator, in coordination with the Caltech Seismological Laboratory, shall install at the oil field and have fully operational an accelerometer as required by subsection E.4.g.
b. Tank Seismic Assessment. Within 180 days following the effective date, or at such later date as may be approved by the director after consultation with the director of public works for good cause shown, the operator shall complete a seismic assessment of all tanks with a capacity greater than 5,000 barrels that contain or could contain oil. The seismic assessment shall be prepared by a California licensed civil and/or structural engineer approved by the director of public works, and shall comply with the county building code. The seismic assessment results and any corrective action plan shall be submitted to the director of public works for review. The corrective action plan shall indicate any necessary work requiring a building permit under the county building code, and provide a deadline for obtaining permits and completing construction of each corrective action, which deadline may be extended by the director of public works for good cause shown. The operator shall submit to the director of public works all required plans, reports, and calculations, and shall pay all necessary fees to the county and other regulatory agencies involved in the permit process. The operator shall submit to the director of public works monthly updates on the corrective action plan until such time as all corrective actions have been completed.
c. Erosion Control Plan. Within 180 days following the effective date, or at such later date as may be approved by the director after consultation with the director of public works for good cause shown, the operator shall develop and submit to the director of public works for review and approval an erosion control plan that satisfies the requirements of subsection E.4.c.i. The operator shall take such actions as may be necessary for the plan to be approved by the director.
d. Accumulated Ground Movement Study. Within 90 days following the effective date, or at such later date as may be approved by the director after consultation with the director of public works for good cause shown, the operator shall submit to DOGGR and the director of public works an implementation plan for determining the accumulated ground movement (Subsidence and/or Uplift/rebound) (since post-Baldwin Hills Reservoir failure studies) that is acceptable to DOGGR and the director of public works. The plan shall identify the survey measurement parameters, including fixed reflector locations (as appropriate), that shall be used in the survey. The plan shall include points within the vicinity of and in the oil field. Measurements shall be made using repeat pass differentially interferometric synthetic aperture radar technology. Within 90 days following acceptance of the plan, or such later date as may be approved by the director after consultation with the director of public works for good cause shown, the operator shall conduct the accumulated ground movement study. The study results shall be forwarded to DOGGR and the director of public works. The results of this study shall establish the initial baseline for future ground movement studies.
e. Ground Movement Monitoring Plan. Within 180 days following the effective date, or at such later date as may be approved by the director after consultation with the director of public works for good cause shown, the operator shall submit to DOGGR and the director of public works an acceptable annual ground movement (Subsidence and/or Uplift/rebound) monitoring plan, as called for by subsection E.4.e.
5. Noise Attenuation.
a. Drilling Quiet Mode Plan. Within 90 days following the effective date, or at such later date as may be approved by the director after consultation with the director of public health for good cause shown, the operator shall develop and submit to the director and the director of public health for review and approval a drilling quiet mode plan, as required by subsection E.5.c. The operator shall take such actions as may be necessary for the plan to be approved by the director. The drilling quiet mode plan shall identify specific steps the operator shall take to minimize evening and nighttime noise from drilling and redrilling operations. No permits or other approvals for drilling or redrilling shall be issued by the county until the plan has been approved by the director.
b. New Gas Plant Flare. Within 120 days following the effective date, or at such later date as may be approved by the director after consultation with the SCAQMD for good cause shown, the operator shall deliver to the SCAQMD an application for the installation of a new flare that will be capable of handling the full volume of gas from the gas plant without elevating vibration levels or low-frequency ambient noise levels at the outer boundary line. The operator shall thereafter take all reasonable steps necessary to have such permit issued as promptly as possible. The new flare shall be installed and operational within 180 days of receiving a permit to construct/permit to operate from the SCAQMD, or at such later date as may be approved by the director for good cause shown. Once the new flare is in operation, the existing flare at the gas plant may remain on-site as back-up equipment if SCAQMD determines that the flare may remain on-site. Until such time as the new flare is operational, the operator shall implement operating procedures that limit the amount of gas going to the existing flare so that the flare does not causes vibration or low level airborne noise at or beyond the outer boundary line.
6. Biological Resources.
a. Special Status Species and Habitat Protection Plan. Within 180 days following the effective date, or at such later date as may be approved by the director for good cause shown, the operator shall develop and submit to the director, for review and approval, a special status species and habitat protection plan prepared by a qualified biologist as required by subsection E.7.b.
b. Emergency Response Plan. Within 180 days following the effective date, or at such later date as may be approved by the director for good cause shown, the operator shall revise and submit to the director, for review and approval, an updated emergency response plan as referenced in subsection E.1.c and E.7.a to address protection of sensitive biological resources and the procedures that would be used to revegetate any areas disturbed during an oil spill or cleanup activities. The operator shall take such actions as may be necessary for the updated plan to be approved by the director.
7. Cultural/Historic Resources.
a. Worker Training. Within 120 days following the effective date, or at such later date as may be approved by the director for good cause shown, the operator shall have a qualified archaeologist prepare the training material referred to in subsection E.8.b. The training material shall include any elements requested by the director.
b. Construction Treatment Plan. Within 180 days following the effective date, or at such later date as may be approved by the director for good cause shown, the operator shall have a qualified archaeologist prepare a construction treatment plan as required by subsection E.8.c.
8. Landscaping, Visual Screening, and Irrigation. Within 180 days following the effective date, or at such later date as may be approved by the director for good cause shown, the operator shall develop and submit to the director, for review and approval, a landscaping plan consistent with the conceptual landscaping plan prepared for the oil field by Mia Lehrer & Associates, dated October 2008, on file at the department of regional planning that addresses screening, irrigation, and planting protocols for areas near the outer boundary line and along public streets that run through the oil field. Upon receipt thereof, the director shall forward a copy of the landscaping plan to the CAP, and shall thereafter consider, if timely submitted, any comments from the CAP as part of the director’s review of the plan. The operator shall take such actions as may be necessary for the plan to be approved by the director. Installation of all landscaping called for by the approved landscaping plan shall be completed in phases over a two- to five-year period after approval by the director. The director may withhold county drilling and redrilling approvals if the landscaping is not in place at the end of said period, unless the period is extended by the director for good cause shown. The landscaping plan shall be prepared and its implementation and compliance monitored by a licensed landscape architect approved by the director. Required elements of the landscaping plan shall be identified by the director.
9. Oil Field Waste Removal. Within 180 days following the effective date, or at such later date as may be approved by the director after consultation with the director of public works for good cause shown, the operator shall develop and submit to the director of public works for review and approval a recycling plan, as required by subsection E.11.c. The operator shall take such actions as may be necessary for the plan to be approved by the director.
10. Signs.
a. Perimeter Identification Signs. Within 60 days following the effective date, or at such later date as may be approved by the director for good cause shown, the operator shall post the identification signs required by subsection E.13.a.
b. Oil Field Entrance Sign. Within 30 days following the effective date, or at such later date as may be approved by the director for good cause shown, the operator shall post a sign at the main entrance of the oil field as required by subsection E.13.b.
c. Other Required Signs. Within 60 days following the effective date, or at such later date as may be approved by the director for good cause shown, the operator shall post all identification signs, warning signs, no trespassing signs, and other signs required by subsection E.13.c.
d. Well Identification Signs. Within 180 days following the effective date, or at such later date as may be approved by the director for good cause shown, the operator shall post well identification signs at each well location, as required by subsection E.13.d.
e. No Littering Signs. Within 120 days following the effective date, or at such later date as may be approved by the director for good cause shown, the operator shall post “No Littering” signs as required by subsection E.13.e.
11. Painting. Within two years following the effective date, or at such later date as may be approved by the director for good cause shown, all visible structures within the oil field shall be painted or otherwise surfaced as required by subsection E.14. The operator shall on a semi-annual basis, deliver to the director a report on the progress of the painting.
12. Water Management Plan. Within 180 days following the effective date, or at such later date as may be approved by the director after consultation with the director of public works for good cause shown, the operator shall develop and submit to the director and the director of public works for review and approval a water management plan as required by subsection E.18. The operator shall take such actions as may be necessary for the water management plan to be approved by the director and the director of public works.
13. Ground Water Monitoring. Within one year following the effective date, or at such later date as may be approved by the director for good cause shown, the operator shall design a groundwater quality monitoring program and install monitoring wells, as required by subsection E.19.
14. Oil Field Cleanup and Maintenance. Within 180 days following the effective date, or at such later date as may be approved by the director for good cause shown, the operator shall develop and submit to the director, for review and approval, an unused or abandoned equipment removal plan identifying all equipment at the oil field that is no longer in service and can be removed. This plan shall provide an inventory of all unused equipment and procedures for testing and handling the equipment pursuant to the operator’s health and safety protocol. The plan shall identify a schedule for removal of the out of service equipment. The operator shall take such actions as may be necessary for the plan to be approved by the director. The plan shall be implemented in accordance with the schedule for removal contained therein, and in all events shall be fully implemented within one year of the director’s approval, unless extended by the director for good cause shown. A compliance report shall be filed with the director semi-annually until all the unused or abandoned equipment identified in the plan has been removed.
15. Storage of Hazardous Materials. Within 30 days following the effective date, or at such later date as may be approved by the fire chief for good cause shown, the operator shall submit a copy of the operator’s most recent hazardous material business plan as required by subsection E.25.
16. Drilling, Redrilling, Well Abandonment, and Well Pad Restoration Plan. Within 60 days following the effective date, or at such later date as may be approved by the director for good cause shown, the operator shall submit to the director the first of the annual drilling, redrilling, well abandonment, and well pad restoration plans required by subsection E.26.c, and shall comply with the provisions of said subsection with respect to such plan. No permits or other approvals for drilling or redrilling shall be issued by the county until such plan has been approved by the director.
17. Processing Operations.
a. Pipelines. Within 180 days following the effective date, or at such later date as may be approved by the director for good cause shown, the operator shall comply pipeline requirements identified in subsection E.28.f.ii.
b. Active Pipeline Plot Plan. Within one year following the effective date, or at such later date as may be approved by the fire chief for good cause shown, the operator shall submit to the fire chief the plot plan required by
subsection E.27.f.
18. Tanks. Within 180 days following the effective date, or at such later date as may be approved by the fire chief for good cause shown, the operator shall develop and submit to the fire chief, for review and approval, a program for detecting and dealing with tank bottom leaks, as required by subsection E.29.e. The operator shall take such actions as may be necessary for the program to be approved by the fire chief.
19. Monitoring and Compliance.
a. Environmental Quality Assurance Program (“EQAP”). Within 90 days following the effective date, or at such later date as may be approved by the director for good cause shown, the operator shall develop and submit to the director, for review and approval, an environmental quality assurance program as required by subsection F.1. The operator shall take such actions as may be necessary for the EQAP to be approved by the director. No permits or other approvals for drilling or redrilling shall be issued by the county until the EQAP has been approved by the director.
b. Safety Inspection, Maintenance, and Quality Assurance Program (“SIMQAP”). Within 180 days following the effective date, or at such later date as may be approved by the director after consultation with the fire chief for good cause shown, the operator shall develop and submit to the director and fire chief, for review and approval, the safety inspection, maintenance, and quality assurance program (SIMQAP) referred to in subsection F.3. The operator will take such actions as may be necessary for the SIMQAP to be approved by the director and fire chief.
20. Administrative Items. The Multiple Agency Coordination Committee (“MACC”) called for by subsection G.8 shall be established within 60 days following the effective date.
21. Public Outreach.
a. Community Advisory Panel (“CAP”). The community advisory panel referred to in subsection J.1 shall be established within 60 days following the effective date.
b. Oil Field Web Site. Within 90 days following the effective date, or at such later date as may be approved by the director for good cause shown, the operator shall launch the oil field web site required by subsection J.2.c.
c. Community Meeting. The operator shall hold the first community meeting called for by subsection J.2.a within 180 days following the effective date. (Ord. 2008-0057 § 2, 2008.)

A. Intent and Purpose. The Elizabeth Lake and Lake Hughes Community Standards District (“CSD”) is established to enhance the quality of life in these communities by preserving and protecting their rural character and the beauty of their environmental setting. Elizabeth Lake and Lake Hughes are distinguished by a mix of dispersed residential, recreational, and commercial uses as well as sensitive features including hillsides, natural lakes, national forest lands, significant ecological areas, the Pacific Crest Trail, and local preserves. The standards contained in this CSD are intended to protect native vegetation, preserve night sky, minimize the placement of urban infrastructure, and maintain low residential densities in both communities.
B. District Boundary. The boundaries of the CSD are shown on the map following this section.
C. Applicability. This CSD shall apply to all development proposals except for site plan reviews and/or zoning conformance reviews for which applications were submitted and deemed complete prior to the effective date of this CSD.
D. Community-Wide Development Standards.
1. Highway and Local Street Standards.
a. Highway Standards. Routes on the highway plan shall use alternate rural highway standards, except for locations where existing infrastructure or commercial and pedestrian traffic are such that the Department of Public Works determines that curbs, gutters, and sidewalks are necessary for safety or to provide pedestrian access compliant with the Americans with Disabilities Act.
b. Local Street Standards.
i. Local streets shall use the inverted shoulder cross-section with a paved width of twenty-eight (28) feet, except for locations where additional pavement is required for geometric improvements by the Department of Public Works or where commercial, industrial, or institutional uses necessitate alternate designs, as determined by the Department of Public Works. This limit excludes the width of any inverted shoulder or concrete flow line.
ii. New curbs, gutters, and sidewalks are prohibited unless deemed necessary for the safety of pedestrian and vehicular traffic by the Department of Public Works after consultation with the Department of Regional Planning.
2. Street Lighting. The addition of street lights is prohibited unless deemed necessary by the Department of Public Works. Where installed:
a. Street lights shall be compatible in style and material with the poles on which they are mounted;
b. Street lights shall be placed the maximum distance apart with the minimum lumens allowable by the Department of Public Works; and
c. Street lights shall be designed to prevent off-street illumination and glare. Fully shielded fixtures shall be used to deflect light away from adjacent parcels.
3. Exterior Lighting. (Reserved)
4. Utilities.
a. Utility Lines. All wires and cables which provide utility services, including telephone, television, electricity less than ten (10) kilovolts, and similar services, shall be placed underground.
b. Utility Devices.
i. Solar Utility Devices.
(A) Ground mounted solar energy systems shall be placed at least five (5) feet from the nearest property line; and
(B) Ground mounted solar energy systems less than ten (10) feet in height shall be set back an additional three (3) feet from the nearest property line for every one foot less than ten (10) feet in height.

ii. Other Utility Devices. Utility devices, including air conditioning or heating units and satellite dish antennas, shall be placed at ground level. This requirement may be modified by the Director due to practical difficulties or unnecessary hardships. Such modifications shall be exempt from the procedures otherwise required by subsection G of this section.
iii. Wireless Telecommunication Facilities. Ground-mounted antennas and monopoles shall be disguised as trees.
5. Signs. No sign otherwise permitted by this Title 22 shall exceed thirty-two (32) square feet in sign area with the exception of Community Identification Signs.
6. Vegetation Conservation.
a. Native vegetation shall be defined as those plants designated for the corresponding Ecological Zone in the Los Angeles County Drought-tolerant Approved Plant List, maintained by the Department of Regional Planning.
b. All property development shall use only native vegetation in landscaped areas and to re-vegetate graded slopes, provided the available species are determined adequate to prevent erosion by the Department of Public Works. Where fuel modification is required, species from the Desirable Plan List, maintained by the
Fire Department, may be used in Fuel Modification Zones A and B.
c. To remove or destroy greater than thirty (30) percent of the native vegetation on a lot or parcel of land, the applicant shall substantiate the following:
i. That the applicant has obtained verification by an engineer, architect, biologist, or equivalent that removal or destruction is necessary because continued existence at present location(s) precludes the reasonable use of the property for a permitted use in the zone and the cost of alternative development plans would be prohibitive; or
ii. That it is required by the Fire Department; or
iii. That it is necessary for work performed under a permit issued by the Department of Public Works to control erosion or flood hazards.
7. Trails.
a. When required by the Department of Parks and Recreation, in accordance with the trails map in the Antelope Valley Area Plan, new land divisions, including minor land divisions, shall contain accessible multi-use trails for pedestrian hiking and walking, mountain bicycling, and equestrian uses. Where feasible, access to these trails must be located in the vicinity of the subject land division. These trails shall provide connections, where feasible, to significant recreational uses, including but not limited to, open space areas, parks, trail heads, bike paths, historical trails or sites, equestrian centers, equestrian staging areas, camp grounds, and conservation or nature preserve areas.
b. Trail construction shall be completed in accordance with the conditions set forth by the Department of Parks and Recreation. All information pertaining to trail requirements shall be shown on the tentative parcel or tract map and on the final parcel or tract map prior to the final map recordation.
8. Density-controlled Development. Density-controlled development shall be permitted only if each lot or parcel of land created contains a minimum net area of two and one-half (2 1/2) acres.
9. Hillside Management. In evaluating the design of a development in a hillside management area for a conditional use permit pursuant to Section 22.56.215, the Hearing Officer or Commission shall require that the proposed development minimizes impacts to existing viewsheds through all reasonable design measures.
10. Significant Ridgeline Protection.
a. Ridgelines are defined as the line formed by the meeting of the tops of sloping surfaces of land. Significant ridgelines are ridgelines which, in general, are highly visible and dominate the landscape. The locations of the significant ridgelines within this CSD are shown on the map following this section.
b. The highest point of a structure shall be located at least one hundred-fifty (150) vertical feet and one hundred-fifty (150) horizontal feet in a southerly direction from a significant ridgeline, excluding chimneys, rooftop antennas, amateur radio antennas, and wind energy conversion systems.
c. No portion of any structure shall be located less than fifty (50) horizontal feet in a northerly direction from a significant ridgeline, excluding amateur radio antennas, chimneys, rooftop antennas, and wind energy conversion systems.
d. Any modification to the requirements set forth in subsection D.10.b or D.10.c shall require a minor conditional use permit, as provided in Section 22.56.085. In approving such permit, the Hearing Officer or Commission shall make the following findings in addition to those required by Section 22.56.090:
i. Alternative sites within the project site have been considered and eliminated from consideration due to their physical infeasibility or their potential for substantial habitat damage or destruction; and
ii. The project maintains the maximum view of the applicable significant ridgeline through design features, including but not limited to one or more of the following:
(A) Minimized grading.
(B) Reduced structural height.
(C) Use of shapes, materials, and colors that blend with the surrounding environment.
(D) Use of native drought-tolerant landscaping for concealment.
11. Grading.
a. A conditional use permit, as provided in Part 1 of Chapter 22.56, shall be required for any grading on a lot or parcel of land, or in connection with any project, that exceeds five thousand (5,000) cubic yards of total cut plus total fill material within any twenty-four (24)-month period. For purposes of computing the five thousand (5,000) cubic yard threshold amount, grading required by the Fire Department to establish a turnaround or for brush clearance shall be excluded, but not grading for any private street, right-of-way, or driveway leading to such turnaround.
b. In approving such a conditional use permit, the Hearing Officer or Commission shall make the following findings in addition to those required by Section 22.56.090:
i. The grading will be performed in a manner that minimizes disturbance to the natural landscape and terrain through design features, including but not limited to, locating the building pads in the area of the project site that have the least slope or near a street traveled by the public; and
ii. The grading will be accompanied by other design features that maximize preservation of visual quality and community character, including but not limited to, reduced structural height, the use of shapes, materials, and colors that blend with the surrounding environment, and the use of native vegetation for concealment.
12. Land Divisions.
a. Gated or guarded entrances to subdivisions or any portion thereof shall be prohibited.
b. Project Design. Applications for development shall include a specific written analysis demonstrating conformance with the following objectives:
i. Preserve existing natural contours and natural rock outcropping features.
ii. Required provisions for access and public safety should be designed to minimize encroachment on existing natural contours and natural rock outcropping features by the use of techniques such as:
(A) Curvilinear street designs; and
(B) Landform grading designs that blend any manufactured slopes or required drainage benches into the natural topography, using colored concrete to blend visually with the natural soil or using berms to conceal improvements.
E. Zone-Specific Development Standards.
1. Residential and Agricultural Zones.
a. Lot Design. Each new lot or parcel of land created by a land division shall contain a minimum net area of two and one-half (2 1/2) acres.
b. Required Yards.
i. Front yards. Each lot or parcel of land shall have a front yard of at least twenty (20) feet in depth.
ii. Side yards.
(A) Each lot or parcel of land with an average width of less than fifty (50) feet shall have side yards of at least seven (7) feet each; and
(B) Each lot or parcel of land with an average width of fifty (50) feet or greater shall have side yards of at least ten (10) feet each.
iii. Rear yards. Each lot or parcel of land shall have a rear yard of at least twenty (20) feet in depth.
iv. Required front, side, and rear yards shall be measured from the property boundary, unless such boundary is located within a private street providing access to one or more lots or parcels of land, in which case required yard areas shall be measured from the edge of the street or right-of-way closest to the interior of the lot or parcel.
c. Fences.
i. Fences and walls shall not include glass or clear plastic material.
ii. At least seventy five (75) percent of the surface area of a fence or wall within required front yard areas shall be open and non-view obscuring with the open area evenly distributed horizontally along the entire length of the fence or wall. Retaining walls shall be exempt from this requirement.
iii. To allow for wildlife movement on a lot or parcel of land with a net area of one-half (1/2) acre or greater, all fences and walls within required yard areas shall comply with the following standards:
(A) No horizontal member shall be placed less than eighteen (18) inches or more than forty-two (42) inches above finished grade;
(B) For wire fences, the second highest horizontal wire shall be placed at least twelve (12) inches below the topmost wire; and
(C) Barbed wire shall not be used for the topmost or bottommost horizontal member.
d. Housing Standards. All single-family residences, including Factory Built Housing and Manufactured Housing, shall meet the following standards, in addition to those in Section 22.20.105:
i. Structures shall provide eaves not less than
twelve (12) inches in depth on all sides, as measured from the finished exterior wall surface; and
ii. Structures shall be placed on a foundation which shall be enclosed by brick, mortar, wood, or other siding material, as approved by the Director.
2. Commercial and Manufacturing Zones.
a. Structure Design. Building facades shall have not more than fifty (50) percent of their surface area covered in any one of the following materials: glass, stucco, or metal.
b. Alcoholic Beverage Sales. No business engaged in the sale of alcoholic beverages for off-site consumption, with the exception of renewals for existing permits, shall be located within one thousand (1,000) feet of any property containing an existing legally-established public or private school, family child care home, or child care center.
F. Area-Specific Standards. (Reserved)
G. Modification of Development Standards.
1. Modification Authorized. Modification of the development standards specified in subsections E.1.b (Required Yards) and E.1.c (Fences) shall be subject to the procedures specified in this section. Modification of the other development standards in this CSD, except for modifications regarding location of utility devices pursuant to subsection D.4.b.ii, shall be subject to a variance, as provided in Part 2 of Chapter 22.56.
2. Application. The procedure for filing a request for modification shall be the same as that for director's review, as set forth in Part 12 of Chapter 22.56, except that the applicant shall also submit:
a. A list, certified by affidavit or statement under penalty of perjury, of the names and addresses of all persons who are shown on the latest available assessment role of the County of Los Angeles as owners of the subject property and as owning property within one thousand (1,000) feet from the exterior boundaries of the subject property;
b. Two sets of gummed mailing labels with the property owners' names and addresses and one photocopy of the labels;
c. A one thousand (1,000)-foot ownership map drawn to a scale of one inch to one hundred (100) feet indicating the location of all such properties and the owners of such properties; and
d. A filing fee, as set forth in Section 22.60.100 under Site Plan for Director's Review for Modification of Development Standards in a Community Standards District.
3. Notice.
a. At least thirty (30) days prior to the date a decision is made, the Director shall send notice of the pending application by first-class mail to the property owners on the list provided by the applicant and to the Lakes Town Council.
b. The notice shall describe the development proposal and the request for modification. The notice shall also indicate that the recipient of the notice or a representative of the Lakes Town Council may submit a written protest to the Director within fourteen (14) calendar days following the date on the notice and that such written protest shall provide evidence as to why the request for modification does not meet one or more of the findings identified in subsection G.4.a, below.
4. Findings.
a. The Director shall approve or deny the application pursuant to the principles and standards of Section 22.56.1690 and the following findings:
i. There are exceptional circumstances or conditions applicable to the subject property or to the intended development of the property that do not apply to other properties within the CSD area; and
ii. That granting the request for modification will not be materially detrimental to properties or improvements in the area or contrary to the intent and purpose of this CSD, as provided in subsection A.
b. The Director shall consider each written protest when making a decision on the application. If he determines that the request for modification does not meet one or more of the above principles, standards, or findings, he may request alterations to the development proposal or impose conditions of approval before making a decision on the application.
c. The Director may refer an application to the Commission for consideration at a public hearing. All procedures relative to the public hearing shall be subject to Part 4 of Chapter 22.60, except that no fee shall be required. The Commission shall approve, conditionally approve, or deny the application pursuant to the principles, standards, and findings identified in subsection G.4.a. The decision of the Commission shall become final and effective on the date of the decision and shall not be subject to further administrative appeal.
5. Decision.
a. Notice.
i. If the Director approves, conditionally approves, or denies the application, he shall send notice of the decision by certified mail to the applicant, anyone who submitted a written protest, and the Lakes Town Council.
ii. The notice shall indicate that an appeal may be filed by a recipient of the notice or a representative of the Lakes Town Council with the Commission within fourteen (14) calendar days following the date on the notice.
b. Appeal.
i. An appeal shall be accompanied by an additional fee for public hearing, as set forth in Section 22.60.100 under Site Plan Review, Director's Review for Modification of Development Standards in a Community Standards District. All procedures relative to a public hearing set forth in Part 4 of Chapter 22.60 shall be followed.
ii. The Commission shall approve, conditionally approve, or deny the appeal pursuant to the principles, standards, and findings identified in subsection G.4.a. The decision of the Planning Commission shall become final and effective on the date of the decision and shall not be subject to further administrative appeal.
H. Notice and Application Requirements for Proposed Projects or Permits. Applications for conditional use permits, general plan and area plan amendments, specific plans, tentative tract maps and parcel maps, variances, zone changes, and other zoning permits shall contain the following information in addition to that otherwise required by other applicable provisions of Title 21 and Title 22:
1. Maps in the number prescribed and drawn to a scale specified by the Director, showing the location of all property included in the request, the location of all highways and streets, and the location and dimensions of all parcels of land within a distance of three thousand (3,000) feet from the exterior boundaries of the subject parcel(s) of land. One copy of said map shall indicate the uses established on every parcel of land shown within said three thousand (3,000)-foot radius.
2. A list, certified by affidavit or statement under penalty of perjury pursuant to section 2015.5 of the Code of Civil Procedure, of the names and addresses of all persons who are shown on the latest available assessment roll of the County of Los Angeles as owners of the subject parcel of land and as owning parcels of land within a distance of three thousand (3,000) feet from the exterior boundaries of the subject parcel(s) of land. Two sets of mailing labels for these property owners and one photocopy of the labels shall also be included. (Ord. 2009-0024 § 2, 2009.)

A. Intent and Purpose. The San Francisquito Canyon Community Standards District ("CSD") is established to protect and enhance the community’s secluded rural, equestrian, and agricultural character as well as its natural features, including ridgelines, significant ecological areas, and flood plains. The standards contained in this CSD are intended to ensure reasonable access to public riding and hiking trails, encourage the keeping of animals, minimize the need for urban infrastructure, and preserve the beauty of this natural gateway into the Angeles National Forest.
B. District Boundary. The boundaries of this CSD are shown on the map following this section.
C. Applicability. This CSD shall apply to all new development except for development depicted in site plan reviews and zoning conformance reviews that were submitted prior to the effective date of this ordinance.
D. Community-wide Development Standards.
1. Highway and Local Street Standards.
a. Highway Standards. Alternate rural highway standards shall be utilized for routes shown on the Highway Plan, except for locations where existing infrastructure or commercial and pedestrian traffic are such that the Department of Public Works determines that curbs, gutters, and sidewalks are necessary for safety or to provide pedestrian access compliant with the Americans with Disabilities Act.
b. Local Street Standards.
i. Local streets shall be limited to the use of the inverted shoulder cross-section with a paved width of twenty-eight (28) feet, except for locations where additional pavement is required for geometric improvements by the Department of Public Works or where commercial, industrial, or institutional uses necessitate alternate designs, as determined by the Department of Public Works. This limit excludes the width of any inverted shoulder or concrete flow line.
ii. New curbs, gutters, and sidewalks are prohibited unless deemed necessary for the safety of pedestrian and vehicular traffic by the Department of Public Works after consultation with the Department of Regional Planning.
2. Street Lighting. The addition of street lights is prohibited unless deemed necessary by the Department of Public Works. Where installed:
a. Street lights shall be compatible in style and material with the poles on which they are mounted;
b. Street lights shall be placed the maximum distance apart with the minimum lumens allowable by the Department of Public Works; and
c. Street lights shall be designed to prevent off-street illumination and glare. Fully shielded fixtures shall be used to deflect light away from adjacent parcels.
3. Exterior Lighting. (Reserved)
4. Utilities. (Reserved)
5. Signs.
a. Freestanding ranch entrance signs are permitted, provided that at least one driveway unobstructed by a sign is provided on a lot or parcel of land, as required by the Fire Department. Such signs are subject to the following standards:
i. On a lot or parcel of land, not more than one (1) sign shall be placed at each entrance;
ii. The height of each sign shall not exceed twenty (20) feet as measured from mean natural grade; and
iii. The surface area of each sign shall not exceed twenty (20) square feet.
b. Signs that do not conform to the provisions of this subsection, but were existing and legally established as of the effective date of the ordinance creating this CSD, may remain subject to the provisions of Section 22.56.1540.A.2.
6. Vegetation Conservation. (Reserved)
7. Trails.
a. When required by the Department of Parks and Recreation in accordance with the trails map in the Santa Clarita Valley Area Plan, all new land divisions, including minor land divisions, shall contain accessible multi-use trails for pedestrian hiking and walking, mountain bicycling, and equestrian uses. Where feasible, access to these trails must be in the vicinity of the subject land division. These trails shall provide connections, where feasible, to significant recreational uses, including but not limited to, open space areas, parks, trail heads, bike paths, historical trails or sites, equestrian centers, equestrian staging areas, camp grounds, and conservation or nature preserve areas.
b. Trail construction shall be completed in accordance with the conditions set forth by the Department of Parks and Recreation. All information pertaining to trail requirements shall be shown on tentative parcel or tract maps and the final parcel or tract map prior to final map recordation.
c. In reviewing land divisions, the Hearing Officer or Commission shall consider input by the Santa Clarita Valley Trails Advisory Committee, if provided, regarding trail development.
8. Density-controlled Development. Density-controlled development shall be permitted only if each lot or parcel of land contains a net area of at least two acres.
9. Hillside Management. (Reserved)
10. Significant Ridgeline Protection.
a. Ridgelines are defined as the line formed by the meeting of the tops of sloping surfaces of land. Significant ridgelines are ridgelines which, in general, are highly visible and dominate the landscape. The locations of the significant ridgelines within this CSD are shown on the map following this section and the criteria used for their designation are provided in the appendix following this section.
b. The highest point of a structure shall be located at fifty (50) vertical feet and fifty (50) horizontal feet from a significant ridgeline, excluding chimneys, rooftop antennas, amateur radio antennas, and wind energy conversion systems.
c. Any modification to subsection D.10.b. shall require a minor conditional use permit, as provided in Section 22.56.085. In approving such permit, the Director, Hearing Officer, or Commission shall make the following findings in addition to those required by Section 22.56.090:
i. Alternative sites within the project have been considered and eliminated from consideration due to their physical infeasibility or their potential for substantial habitat damage or destruction; and
ii. The project maintains the maximum view of the applicable significant ridgeline through design features, including but not limited to, one or more of the following:
(A) Minimized grading.
(B) Reduced structural height.
(C) Use of shapes, materials, and colors that blend with the surrounding environment.
(D) Use of native drought-tolerant landscaping for concealment.
d. The provisions of this subsection D.10 shall not apply to:
i. Additions to a single-family residence or accessory structure that were legally established as of the effective date of the ordinance creating this CSD, provided that such single-family residence or accessory structure does not exceed five thousand (5,000) square feet in floor area after such additions are constructed; and
ii. The repair or replacement of a damaged or destroyed single-family residence or accessory structure that was legally established as of the effective date of the ordinance creating this CSD, provided that such single-family residence or accessory structure is built in the same location as the one that was damaged or destroyed and does not exceed five thousand (5,000) square feet in floor area.
11. Grading.
a. A conditional use permit, as provided in Part 1 of Chapter 22.56, shall be required for any grading on a lot or parcel of land, or in connection with any project, that exceeds five thousand (5,000) cubic yards of total cut plus total fill material within any twenty-four (24)-month period. For purposes of computing the five thousand (5,000)-cubic-yard threshold amount, grading necessary to establish a turnaround required by the Fire Department shall be excluded, but not grading for any private street, right-of-way, or driveway leading to such turnaround.
b. In approving a conditional use permit for grading, the Hearing Officer or Commission shall make the following findings in addition to those required by Section 22.56.090:
i. The grading will be performed in a manner that minimizes disturbance to the natural landscape and terrain through design features, including but not limited to, the location of building pads in the area of the project site with the least slope and/or near a paved street traveled by the public; and
ii. The grading will be accompanied by other design features that maximize preservation of visual quality and community character, including but not limited to, reduced structural height, the use of shapes, materials, and colors that blend with the surrounding environment, and the use of native vegetation for concealment.
12. Manure Storage. Manure shall be stored at least fifty (50) feet away from any well, water source, or drainage channel, unless placed in a covered trash receptacle.
E. Zone-specific Development Standards.
1. Residential and Agricultural Zones.
a. Lot Design. Each new lot or parcel of land created by a land division shall contain a net area of at least two (2) acres.
b. Required Yards.
i. Each lot or parcel of land shall have a required front yard of at least twenty-five (25) feet in depth;
ii. Each lot or parcel of land shall have a required rear yard of at least twenty-five (25) feet in depth; and
iii. Each lot or parcel of land shall have required interior side yards of at least ten (10) feet in depth.
c. Fences. Fences or walls within required front yards may exceed three and one-half (3 1/2) feet in height, provided that:
i. Fences or walls shall not exceed six feet (6) in height; and
ii. At least seventy-five (75) percent of the fence or wall area above three and one-half (3 1/2) feet in height shall be open and non-view obscuring. Any non-view obscuring area shall be evenly distributed horizontally along the entire length of the fence or wall.
d. Structure Separation. Structures used in connection with the agricultural uses permitted by Section 22.24.120.B shall be located at least thirty-five (35) feet from any street or highway or any building used or designed for human habitation.
e. Temporary Animal Keeping. Fences for the temporary keeping of animals, including but not limited to pipe corrals, shall be exempt from the provisions of subsections E.1.b and E.1.d, above provided that:
i. Such fences are located at least five (5) feet from any lot line; and
ii. Such fences do not exceed six (6) feet in height.
2. Other Zones. (Reserved)
F. Area-specific Development Standards.
1. San Francisquito Canyon Creek Area.
a. Intent and Purpose. This area is established to protect the San Francisquito Canyon Creek.
b. Area Boundary. The boundaries of this area are shown on the map following this section.
c. Fences and Walls. Fences and walls are prohibited.
d. Outdoor Storage. Outdoor storage is prohibited.
2. (Reserved)
G. Modification of Development Standards.
1. Modification Authorized. Modification of the development standards specified in subsections E.1.b (Required Yards), E.1.c (Fences), and E.1.d (Structure Separation) shall be subject to the procedures specified in this section. Modification of the other development standards in this CSD, except for ridgeline provisions in subsection D.10 which may be modified as set forth in subsection D.10.c, shall be subject to a variance, as provided in Part 2 of Chapter 22.56.
2. Application. The information required for filing a request for modification pursuant to this subsection G shall be the same as that for Director’s review as set forth in Section 22.56.1680 except that the applicant shall also submit:
a. A list, certified by affidavit or statement under penalty of perjury, of the names and addresses of all persons who are shown on the latest available assessment roll of the County of Los Angeles as owners of the subject property, and as owning property within one thousand (1,000) feet from the exterior boundaries of the subject property;
b. Two sets of gummed mailing labels with the property owners’ names and addresses and one photocopy of the labels;
c. A one thousand (1,000)-foot ownership map drawn to a scale of one inch to one hundred (100) feet indicating the location of all such properties and the owners of such properties; and
d. A filing fee, as set forth in Section 22.60.100, equal to that required for a Site Plan Review for Director’s Review for Modification of Development Standards in a Community Standards District.
3. Notice.
a. At least thirty (30) calendar days prior to the date a decision is made, the Director shall send notice of the pending application by first-class mail to the property owners on the list provided by the applicant.
b. The notice shall describe the development proposal and the request for modification. The notice shall also indicate that individuals may submit written protest to the Director within fourteen (14) calendar days following the date on the notice and that such written protest shall be based on issues of significance directly related to the application and provide evidence that the request for modification does not meet one (1) or more of the findings identified in subsection G.4.a.
4. Findings.
a. The Director shall approve or deny the application pursuant to the principles and standards of Section 22.56.1690 and the following findings:
i. There are exceptional circumstances or conditions applicable to the subject property or to the intended development of the property that do not apply to other properties within the CSD area; and
ii. That granting the request for modification will not be materially detrimental to properties or improvements in the area or contrary to the purpose of this CSD, as provided in subsection A.
b. The Director shall consider each written protest when making a decision on the application. If he determines written protests are based on issues of significance directly related to the application and provide evidence that the request for modification does not meet one (1) or more of the findings, he may request alterations to the development proposal and/or conditions of approval before making a decision on the application.
c. The Director may refer an application to the Commission for consideration at a public hearing. The public hearing shall be subject to the provisions of Part 4 of Chapter 22.60. The Commission shall approve, conditionally approve, or deny the application pursuant to the findings identified in subsection G.4.a. The decision of the Commission shall become final and effective on the date of the decision and shall not be subject to further administrative appeal.
5. Decision.
a. Notice.
i. When the Director approves or denies the application, or refers the application to the Commission, he shall send notice of the decision by certified mail to the applicant and anyone who submitted a written protest.
ii. If the Director approves or denies the application, the notice shall indicate that an appeal may be filed with the Commission within fourteen (14) calendar days following the date on the notice.
b. Appeal.
i. An appeal shall be accompanied by an additional fee for a public hearing to the extent required by Section 22.60.100 under Site Plan Review, Director’s Review for Modification of Development Standards in a Community Standards District. The appeal shall be subject to the provisions of Part 4 of Chapter 22.60.
ii. The Commission shall approve, conditionally approve, or deny the appeal pursuant to the findings identified in subsection G.4.a. The decision of the Commission shall become final and effective on the date of the decision and shall not be subject to further administrative appeal. (Ord. 2009-0049 § 2, 2009)

APPENDIX FOR SECTION 22.44.144
SAN FRANCISQUITO CANYON COMMUNITY STANDARDS DISTRICT CRITERIA FOR SIGNIFICANT RIDGELINES

The designation of the significant ridgelines within the San Francisquito Canyon Community Standards District is based on the following criteria:

• Topographic complexity: Ridges that have a significant difference in elevation from the valley or canyon floor. Generally, these ridges can be seen from any location on the valley floor, from a community or neighborhood, or from a public road.

• Near/far contrast: Ridges that are part of a scene that includes a prominent landform in the foreground and a major backdrop ridge with an unbroken skyline. This includes a view into a valley from a public road or viewpoint located at a higher altitude, such as along the valley rim or a pass. This contrast can be experienced viewing an entire panoramic view or a portion of a panoramic view from an elevated point.

• Cultural landmarks: Ridges that frame views of well-known locations, structures, or other places which are considered points of interest within the community or region.

• Uniqueness and character of a specific location: Peaks and their buttressing ridges. This is represented by ridges that frame rocky outcroppings, other unique geological features, and areas of extraordinary natural beauty.
Existing community boundaries and gateways: Ridges and surrounding terrain that provide the first view of predominantly natural, undeveloped land as a traveler emerges in the community. These lands introduce visitors to the visual experiences they will encounter in the community and gateways include the surrounding ridges that provide a skyline and boundary to the community.

A. Purpose. The Cerritos Island Community Standards District ("CSD") is established to help mitigate impacts that are caused by, or may be caused by, cumulative residential development on existing undersized lots with limited street access. The CSD is also established to ensure that new residential structures are compatible in size and scale with the characteristics of the existing residential neighborhood and to establish a more rigorous review procedure for modification of standards.
B. District Boundary. The boundaries of this CSD are shown on the map following this Section.
C. Definitions. (Reserved)
D. Community-wide Development Standards.
1. Referral to the Fire Department. Any development requiring a building permit shall be referred to the Fire Department to ensure the proposed development complies with all fire safety regulations.
2. Fire Sprinklers.
a. An interior automatic fire-sprinkler system shall be installed in and throughout all newly constructed residences and in and throughout residences rebuilt (wholly or in part) if the portion rebuilt consists of more than two hundred (200) square feet.
b. When additions to the floor area of existing residential development exceed two hundred (200) square feet, an interior automatic fire-sprinkler system shall be installed throughout the existing residence and the addition, except for projects where the addition is to an existing residence that complies with all Fire Department requirements for access and water supply as determined by the Fire Department.
3. No Parking -- Fire Lanes. No Parking -- Fire Lane designations shall be determined by the County Fire Department during its review for building permit clearance. Any such designation shall be properly posted with Fire Department approved signage and located on approved poles to meet all applicable standards for installation. These postings shall be completed and accepted prior to issuance of a certificate of occupancy.
E. Zone-specific Development Standards for R-1 Zone.
1. Lot Area. The minimum net lot area for one (1) single-family dwelling unit shall be three thousand (3,000) square feet.
2. Height. The maximum height for any structure shall be twenty-six (26) feet above grade, except for chimneys and rooftop antennas.
3. Maximum Stories. The maximum number of stories above grade shall be two (2).
4. Yard Requirements. Except as modified herein, yard requirements for any parcel shall be as set forth in Section 22.20.120.
5. Second-Story Windows. Second-story windows shall be designed and installed to incorporate one or more of the following techniques to maximize privacy:
a. Offset or stagger windows facing a neighbor's window;
b. Use clerestory windows;
c. Use obscure glass; or
d. Use landscaping to partially or wholly obscure views into adjacent properties.
6. Balconies.
a. Second-story balconies shall not be located in or encroach into the required yard setbacks.
b. Second-story balconies shall be designed and constructed to incorporate one or more of the following techniques to maximize privacy:
i. Screen second-story balconies from neighboring property by incorporating an enclosing balcony wall;
ii. Locate second-story balconies so there are no direct sight lines from the balcony to the neighbor's main windows or patio areas;
iii. Incorporate screening devices such as trellises or awnings to increase privacy;
iv. Use landscaping to partially or wholly obscure views into adjacent properties;
v. Use solid railings to reduce privacy impacts; or
vi. Use planters along the periphery of the balcony to provide additional screening.
7. Parking.
a. Each single-family residence shall have, at a minimum, two (2) covered compact automobile parking spaces.
b. Encroachment into the front yard setback of up to six (6) feet horizontally and twelve (12) feet vertically shall be allowed for parking structures that provide parking in tandem.
8. Paved Access. All private roads or access easements leading directly to a public street shall be paved from said public street up through the last parcel abutting the private road or access easement on which any residence or building is located. The private road or access easement shall be designed and maintained to support imposed loads of fire apparatus at a minimum width of twenty (20) feet and increased to twenty-six (26) feet adjacent to fire hydrants as determined by the Fire Department. This paved access requirement shall be imposed on the construction of new residences and shall be completed prior to issuance of a certificate of occupancy. The owner of each parcel upon which such new construction occurs shall be responsible for paving the portion of the private road or access easement starting from the property line on his parcel most distant from the involved public street and ending at said involved public street. Each parcel owner shall be responsible for maintaining the road that abuts their parcel.
9. Vacant Lots. Vacant lots shall be maintained free of debris, overgrown weeds, junk, and garbage.
F. Area-specific Development Standards. (Reserved)
G. Modification of Development Standards.
1. Modification Authorized. Modification of the zone-specific development standards specified in subsection E may be granted by the Director subject to the procedures and requirements specified in this Section.
2. Application. The information required for filing a request for modification pursuant to this subsection G shall be the same as that for a Director's Review as set forth in Section 22.56.1680 except that the applicant shall also submit:
a. A list certified by affidavit or statement under penalty of perjury of the names and addresses of all persons who are shown on the latest available assessment roll of the County of Los Angeles as owners of the subject
property, and as owning property within five hundred (500) feet from the exterior boundaries of the subject property;
b. Two (2) sets of gummed mailing labels with the property owners' names and addresses and one photocopy of the labels;
c. A five-hundred (500)-foot ownership map drawn to a scale of one (1) inch to one hundred (100) feet indicating the location of all such properties and the owners of such properties; and
d. A filing fee, as set forth in Section 22.60.100, equal to that required for a Site Plan Review for Director's Review for Modification of Development Standards in a Community Standards District.
3. Notice.
a. At least thirty (30) days prior to the date a decision is made, the Director shall send a notice of the pending application by first-class mail to the property owners on the list provided by the applicant.
b. The notice shall describe the development proposal and the request for modification. The notice shall also indicate that individuals may submit written protest to the Director within fourteen (14) days following the date on the notice and that such written protest shall be based on issues of significance directly related to the application and provide evidence that the request for modification does not satisfy one (1) or more of the findings identified in subsection G.4.a.
4. Findings.
a. The Director shall approve, conditionally approve, or deny the application pursuant to the principles and standards of Section 22.56.1690 and subject to the ability to make the following findings:
i. There are exceptional circumstances or conditions applicable to the subject property or to the intended development of the property that do not apply generally to other properties within the CSD area;
ii. That granting the request will not be materially detrimental to properties or improvements in the area or contrary to the purpose of this CSD, as set forth in subsection A; and
iii. That the size and scale of the proposed development complements existing structures in the surrounding neighborhood.
b. The Director shall consider each written protest when making a decision on the application. If he determines written protests are based on issues of significance directly related to the application and provides evidence that the request for modification does not satisfy one (1) or more of the required findings, he may request alterations to the development proposal and/or conditions of approval before making a decision on the application.
c. The Director may approve, conditionally approve, or deny an application or may refer an application to the Hearing Officer for consideration at a public hearing. In conducting a public hearing, the Hearing Officer shall follow all procedures relative to public hearings, including notifications, as set forth in Part 4 of Chapter 22.60. The Hearing Officer shall approve, conditionally approve, or deny the application pursuant to the findings identified in subsection G.4.a. The decision of the Hearing Officer may be appealed to the Commission. Notwithstanding the provisions of Section 22.60.210, the decision of the Commission shall be final.
5. Decision.
a. Notice.
i. When the Director approves, conditionally approves, or denies the application, or refers the application to the Hearing Officer, he shall send notice of the decision by certified mail to the applicant and anyone who submitted a written protest.
ii. If the Director approves, conditionally approves, or denies the application, the notice shall indicate that an appeal may be filed with the Commission within fourteen (14) days following the date on the notice.
b. Appeal.
i. An appeal shall be accompanied by an additional fee for public hearing to the extent required by Section 22.60.100 under Site Plan Review, Director's Review for Modification of Development Standards in a Community Standards District. The appeal shall be subject to the provisions of Parts 4 and 5 of Chapter 22.60 except as set forth in this subsection G.5.b.
ii. The Commission shall approve, conditionally approve, or deny the appeal pursuant to the findings identified in subsection G.4.a. The decision of the Commission shall become final and effective on the date of the decision and shall not be subject to further administrative appeal.
H. Applicability. The provisions of this Section shall not apply to a new development project where, as of June 9, 2010, a complete application has been submitted for a conditional use permit, variance, or site plan review. An application shall be considered complete if within thirty (30) days of the application submittal date, the Director has not issued an incomplete letter. (Ord. No. 2010-0033 § 2, 2010.)

A. Intent and Purpose. The Stonyvale Community Standards District (CSD) is established to facilitate the construction of single-family residences, accessory structures, fences, and walls in the Stonyvale area affected by the 2009 Station Fire, without endangering the health and safety of residents. This CSD does not modify or waive any other provisions of the County Code or any local, state, and federal laws or regulations.
B. District Boundary. The boundaries of the CSD boundary are shown on the map following this Section.
C. Community-wide Development Standards.
1. Front yard. The minimum required front yard shall be three feet as measured from the nearest edge of the pavement or the nearest edge of the right-of-way of Stonyvale Road, whichever would provide the greater front yard. Sections 22.48.060, 22.48.070, and 22.48.080 are not applicable;
2. Fences and walls. The maximum height of any fence or wall, including a retaining wall, in any required yard is eight feet. (Ord. 2011-0048 § 2, 2011.)

The equestrian district is established as a supplemental district in order to recognize particular areas where the keeping or maintaining of horses and other large domestic animals for the personal use of members of the family residing on the premises has become or is intended to become an integral part of the character of the area. The application of this district permits the keeping of horses and other large domestic animals for personal use as accessory to residential use subject to standards and conditions which are intended to insure compatibility with surrounding areas and within the district itself while also taking the individual characteristics of the particular area under consideration. (Ord. 90-0102 § 5 (part), 1990; Ord. 1494 Ch. 9 Art. 2 § 902.1, 1927.)

An equestrian district may be established or expanded where the proposed district will comply with the following requirements:
A. Area. The proposed district shall contain an area of not less than five acres. The expansion of an established equestrian district may be considered on less than five acres, provided that such expansion will constitute an orderly contiguous extension of such district, complying with all other requirements for establishment of such district.
B. Buffer Area.
1. Animals regulated by the proposed district shall be separated by a buffer area from any lot or parcel of land which is used for residential purposes or located in a residential zone or Zone A-1 having the potential for residential development and not within the equestrian district. Such buffer area shall consist of:
a. A designated setback of not less than 25 feet, located contiguous to and within the boundaries of the proposed district. Such setback shall provide a permanently established buffer within which animals regulated by such district will not be kept or maintained; or
b. A physical separation in lieu of such setback located contiguous to and either outside or inside of the boundary of the proposed district, which provides an equivalent setback or satisfactorily eliminates the need for such setback, within the intent of this section. Such physical separation may consist of but is not limited to a public street, highway, riding trail or other public or private easement, or an appropriate topographical separation.
2. Where animals to be regulated within the proposed district are permitted in the same or greater numbers on property contiguous to its boundary, the commission may recommend, and the board of supervisors may waive, such setback along the common boundary in adopting the district. (Ord. 90-0102 § 5 (part), 1990; Ord. 1494 Ch. 9 Art. 2 § 902.2, 1927.)

In addition to the requirements of Section 22.44.155, no petition for the establishment, expansion or repeal of an equestrian district shall be accepted unless signed by at least 75 percent of the property owners within the area under consideration, as shown on the list of property owners required by subsection B2 of Section 22.44.050. (Ord. 90-0102 § 5 (part), 1990; Ord. 1494 Ch. 9 Art. 2 § 902.3, 1927.)

Property in the equestrian district may be used for any use permitted in the basic zone to which this district is added, subject to the same limitations and conditions as such basic zone, except that the provisions for such equestrian district shall supersede the regulations provided in Part 3 of Chapter 22.56 relative to the keeping and maintaining of horses and other equine, cattle, sheep and goats as pets or for the personal use of family residing on the premises. (Ord. 90-0102 § 5 (part), 1990; Ord. 1494 Ch. 9 Art. 2 § 902.4, 1927.)

In reviewing an application for an equestrian district, the commission shall notify and request reports from the department of health services and the department of animal control relative to the ability of the applicant(s) to maintain such animals properly as indicated in the application and site plan. (Ord. 90-0102 § 5 (part), 1990; Ord. 1494 Ch. 9 Art. § 902.5, 1927.)

A. The commission shall recommend approval of a petition requesting the establishment of an equestrian district where the information submitted by the applicant(s) and/or presented at public hearing substantiates the following findings:
1. That the requested animals at the location proposed will not jeopardize, endanger or otherwise constitute a menace to the public health, safety or general welfare; and
2. That the proposed sites are adequate in size and shape to accommodate the animals requested without material detriment to the use, enjoyment or valuation of property of other persons located in the vicinity of the equestrian district.
B. The commission shall deny the application where the information submitted by the applicant(s) and/or presented at public hearing fails to substantiate such findings to the satisfaction of the commission. (Ord. 90-0102 § 5 (part), 1990; Ord. 1494 Ch. 9 Art. 2 § 902.6, 1927.)

The commission may recommend and the board of supervisors, in establishing an equestrian district, may impose conditions it deems necessary to insure that animals permitted in said district will be kept or maintained in accord with the findings required by Section 22.44.170. Conditions imposed may involve any pertinent factors affecting the establishment, operation and maintenance of the requested district, including but not limited to:
A. The number and location of animals;
B. The type and construction of corrals, stables or other structures used for the housing of such animals;
C. Fencing requirements;
D. Required setbacks;
E. The inclusion of riding areas and/or equestrian trails within the equestrian district. (Ord. 90-0102 § 5 (part), 1990; Ord. 1494 Ch. 9 Art. 2 § 902.7, 1927.)

All animals authorized to be kept in an equestrian district shall be maintained in a safe and healthy manner and pursuant to all applicable regulations provided in any other statute or ordinance. (Ord. 90-0102 § 5 (part), 1990; Ord. 1494 Ch. 9 Art. 2 § 902.8, 1927.)

The following equestrian districts are added by reference, together with all maps and provisions pertaining thereto:

(Ord. 91-0054Z § 2, 1991; Ord. 90-0102 § 5 (part), 1990; Ord. 1494 Ch. 9 Art. 2 § 902.9, 1927.)

The flood protection district is established as a supplemental district for regulation of property within areas designated by the chief engineer of the Los Angeles County Flood Control District as subject to substantial flood hazard. Such district includes both the existing wash or channel and additional area as necessary to provide reasonable protection from overflow of floodwaters, bank erosion, and debris deposition. The regulations contained in the district are supplemental to other flood protection regulations of this Title 22. (Ord. 1494 Ch. 9 Art. 4 § 904.1, 1927).

A person shall not use, erect, construct, move onto or, notwithstanding subsections B and C of Section 22.56.1510, alter, modify, enlarge or reconstruct any building or structure within the boundaries of a flood protection district except as provided herein:
A. Accessory buildings and structures that will not substantially impede the flow of water, including sewer, gas, electrical, and water systems, approved by the county engineer pursuant to Section 308 of Ordinance 2225, the Building Code, set out at Title 26 of this code;
B. Automobile parking facilities incidental to a lawfully established use:
C. Flood-control structures approved by the chief engineer of the Los Angeles County Flood Control District. (Ord. 1494 Ch. 9 Art. 4 § 904.2, 1927.)

The following flood protection districts are added by reference, together with all maps and the provisions pertaining thereto:

(Ord. 12413 § 1, 1981; Ord. 1494 Ch. 9 Art. 4 § 904.3, 1927.)

Where a building setback is established pursuant to the special district provisions of this Title 22, or any amendment thereto, on a lot or parcel of land and it adjoins a lot or parcel of land fronting on the same highway, parkway or street that has a lesser setback or yard, the building setback on the first-mentioned lot or parcel of land shall be the average of the building setbacks or yards of the adjacent lots on either side. Otherwise, the setback shall conform to the distance established therefor under the provisions of this Title 22. (Ord. 1494 Ch. 9 Art. 3 § 903.1, 1927.)

The following front yard setback districts are incorporated by reference, together with all maps and provisions specified in each respective ordinance of adoption:

(Ord. 1494 Ch. 9 Art. 3 § 903.2, 1927).

The following rear yard setback districts are incorporated by reference, together with all maps and provisions specified in each respective ordinance of adoption:

(Ord. 1494 Ch. 9 Art. 3 § 903.3, 1927.)

The Malibu Coastal Program District is established to provide a means of assisting in the implementation of the Malibu Land Use Plan, as amended, which was originally adopted by the board of supervisors on October 7, 1986 and certified by the California Coastal Commission on December 11, 1986. The land use plan policies to protect sensitive environmental resources will be accomplished through the use of this district. (Ord. 92-0037 § 6 (part), 1992.)

The Malibu Coastal Program District is the unincorporated area bounded by the city of Los Angeles on the east, the Pacific Ocean and the city of Malibu on the south, Ventura County on the west, and the inland boundary of the coastal zone on the north. The inland boundary of the coastal zone is located five miles inland of the Pacific Ocean and is shown on the detailed maps prepared by the California Coastal Commission pursuant to Chapters 2 and 2.5 of the 1976 Coastal Act. (Ord. 92-0037 § 6 (part), 1992.)

A. Created. There is created the environmental review board.
B. Composition. The ERB shall consist of nine qualified professionals with technical expertise in resource management. The planning director shall appoint members who meet the above criteria from among the following list of professions including, but not limited to: aquatic biologist, archaeologist, architect, biogeographer, botanist, civil engineer, coastal geologist, conservation biologist, ecologist, forester, freshwater biologist, geomorphologist, horticulturist, hydrologist, landscape architect, marine biologist, marine microbiologist, planner, soils specialist, trails expert, water quality specialist and wildlife biologist. No more than three members shall be county employees.
C. Duties. The ERB shall serve as an advisory board to the regional planning commission, board of supervisors and other county of Los Angeles decision-making bodies which approve development applications in the Malibu Coastal Zone. The purpose of ERB’s evaluation of development proposals within sensitive environmental resource areas is to ensure that development in these areas is consistent with the resource protection policies of the Malibu Land Use Plan.
D. Meetings. Meeting of the ERB shall be open and public. Notice of ERB meetings shall be delivered personally or by first class mail, postage prepaid, at least 21 days prior to the meeting to any person who has filed a written request therefor with the director.
E. Rules and Procedure. The planning director shall adopt rules and procedures necessary or convenient for the conduct of the ERB’s business. (Ord. 92-0037 § 6 (part), 1992.)

A. ERB Review Required. Prior to the issuance of any building, demolition or grading permit, approval of a minor land division or subdivision, or the commencement of any development, as defined in Section 22.08.040, within a sensitive environmental resource area, the development proposal shall be reviewed by the ERB, unless exempted as specified in Section 22.44.310.
B. Application. Development proposals shall be evaluated by the ERB through either the director’s review process or concurrently with any other application required by Title 21 or Title 22. The ERB recommendation shall be included in the material made available to and considered by the decision-making body.
1. Director’s Review. The developments listed below shall be processed in accordance with the director’s review procedure:
a. Developments which have been approved by the decision-making body, but which have not been reviewed by the ERB or received all of their necessary development permits;
b. Developments subject to ministerial review including, but not limited to, permitted uses, accessory uses and structures, director’s review uses, building permits, grading permits and demolition permits;
c. Any interested person dissatisfied with the director’s decision may file an appeal of such decision with the planning commission within 15 days after the date of the decision. The planning commission’s decision shall be final;
d. The director may adopt rules and procedures necessary or convenient for the conduct of the review procedure.
2. Concurrent Filings. Development proposals initially requiring a decision by the hearing officer or planning commission by Title 21 or Title 22 including, but not limited to, conditional use permits, variances, surface mining permits, land divisions, zone changes or plan amendments, shall be processed in the normal fashion.
C. Additional Contents of Application. In addition to the material specified in Section 22.56.1680, or in Titles 21 and 22, an application shall contain such other data as may be required by the director to determine compliance with the provisions of this Part 6. Upon the submission of an application and the appropriate filing materials and fees, the director shall forward a copy of the material to the ERB for its review and recommendation.
D. ERB Recommendation. The ERB shall evaluate the development proposal and report its recommendations and any suggested mitigation measures directly to the decision-making body in writing. The ERB shall provide the decision-making body with:
1. Its recommendations on the conformance or lack of conformance of the project to the resource protection policies of the Malibu Land Use Plan;
2. Any necessary mitigation measures designed to minimize adverse impacts on environmental resources;
3. Those measures necessary to protect the integrity of identified resources and meet the burden of proof described in subsection F2 of Section 22.56.215 for development proposals which are located in both a significant ecological area and a sensitive environmental resource area. (Ord. 92-0037 § 6 (part), 1992.)

The provisions of this Part 6 requiring ERB review shall not apply to the following:
A. Those developments which are exempted by Section 22.56.2290. In addition, the planning director may also waive the ERB review requirement for development proposals included in subsections A1 and A2 of Section 22.56.2290 which fall into one of the classes set forth in Section 13250(b) or Section 13253(b) of Title 14 of the California Code of Regulations if he finds the impact of the development on coastal resources to be insignificant; however, any such waiver shall not be effective until it is reported to the regional planning commission at a regularly scheduled meeting. If the commission objects to the waiver, no development may be undertaken without review by the ERB;
B. Single-family residences located within exclusion areas depicted on maps adopted by the California Coastal Commission on January 24, 1980 which meet the criteria of Section 30610.1 of the Public Resources Code;
C. Grading or other activities listed below which are specifically exempt from the requirements of filing a grading permit pursuant to Section 7003 of Title 26 of this Code:
1. Exceptions 4, 5, 7 and 12 of Section 7003, where such uses are in conjunction with existing approved projects operating under valid governmental approvals,
2. Exception 11 of Section 7003;
D. Complete applications for development proposals which were filed for approval under the provisions of Ordinance 91-0136U, as extended by Ordinance 91-0150U, prior to the effective date of the ordinance establishing this Part 6. Such development proposals shall be processed under the provisions of the above-mentioned ordinance until November 4, 1992, except at the specific request of the applicant, in which case the provisions of this Part 6 shall apply. (Ord. 92-0037 § 6 (part), 1992.)

A. In addition to any burden of proof, findings, principles and/or standards contained in Titles 21 or 22 which are applicable to any development application, the decision-making body shall approve or approve with conditions an application where the information submitted by the applicant or presented to the decision-making body substantiates the following findings:
1. That the development is consistent with the Malibu Land Use Plan;
2. That the recommendation and any mitigation measures contained in the ERB report have been considered;
3. That there are no significant adverse impacts on the sensitive environmental resources;
4. That the burden of proof contained in subsection F2 of Section 22.56.215 has been met for developments which are located in both a significant ecological area and a sensitive environmental resource area.
B. The decision-making body shall deny any project or use which cannot substantiate the above findings to its satisfaction, or mitigate the associated significant adverse impacts on the sensitive environmental resource areas. (Ord. 92-0037 § 6 (part), 1992.)

The decision-making body may impose conditions on any development to minimize adverse impacts on the sensitive environmental resource areas and to insure compliance with the policies and standards of the Malibu Land Use Plan. If conditions which require monitoring or periodic inspection are imposed on any development, a fee to cover the cost of monitoring those conditions or performing inspections must be paid to the department of regional planning prior to any development or the issuance of any building, demolition, grading or similar permits. (Ord. 92-0037 § 6 (part), 1992.)

The noise insulation program is intended to safeguard the public health and safety by establishing minimum building requirements for residential occupancies in the vicinity of Los Angeles International Airport. These requirements are not intended to supersede any health or safety provisions required under any applicable codes or ordinances. These requirements shall apply to all construction, additions, alterations, improvements and repairs of Group R buildings, as defined by the Los Angeles County Building Code, in the 65 decibel Community Noise Equivalent Level (CNEL) and above noise zones of the Los Angeles International Airport. (Ord. 99-0061 § 1 (part), 1999.)

The location and boundaries of the 65 decibel CNEL and above noise zones are shown and delineated on the 1992 Fourth Quarter Noise Contour Map published by the Los Angeles city department of airports and on file in the county of Los Angeles department of regional planning. (Ord. 99-0061 § 1 (part), 1999.)

Proposed construction, additions, alterations, improvements and repairs requiring a building permit within the 65 decibel CNEL and above noise zones depicted on the 1992 Fourth Quarter Noise Contour Map shall comply with such building requirements as may be specified for these zones in Title 26 (Building Code) of the Los Angeles County Code. No building permit shall be issued within these zones unless the covered work is in compliance with the specified Building Code requirements to the satisfaction of the department of public works, building and safety division. Deviations from the specified building requirements are permissible only if all deviations are certified, by a person experienced in the field of acoustical engineering retained by the permit applicant, to comply with and achieve the 45 decibel standard for every habitable room constructed or modified. (Ord. 99-0061 § 1 (part), 1999.)

Transit oriented districts are established as supplemental districts in order to promote transit-oriented and pedestrian-oriented development, to increase transit use, to manage traffic congestion, and to improve air quality. To achieve these goals, the following transit oriented districts are established to create and apply unique development standards and case processing procedures to geographic areas within an approximately one-quarter to one-half mile radius around specific light rail transit stations in unincorporated areas:
* Blue Line Transit Oriented Districts
* Slauson Station Transit Oriented District
* Florence Station Transit Oriented District
* Firestone Station Transit Oriented District
* Imperial Station Transit Oriented District
* Green Line Transit Oriented Districts
* Vermont Station Transit Oriented District
* Hawthorne Station Transit Oriented District
The exact geographic boundary of each transit oriented district is depicted on its respective map at the end of this Part 8.
The transit oriented districts implement the objectives of the Transit Village Development Planning Act of 1994, Government Code section 65460, et seq. They also implement the “Land Use and Economic Development Strategies Blue Line Transit Oriented Districts Study” and the “Draft Green Line Transit-Oriented Districts Land Use, Housing and Economic Development Strategy Report” (hereinafter referenced respectively as the Blue Line Strategy Report and Green Line Strategy Report), on file with the department of regional planning. (Ord. 2005-0011 § 3 (part), 2005.)

A. Relationship to other zoning regulations.
Except as otherwise expressly provided in this Part 8, property within a transit oriented district may be used in any manner allowed in the basic zone, subject to the same standards, limitations, and conditions contained in this Title 22. Where the regulations of a transit oriented district provided in this Part 8 differ from any other provisions in this Title 22, including those of a community standards district, the transit oriented district regulations shall supersede any such differing provisions. In the event there are conflicting provisions in this Part 8 with respect to properties within a transit oriented district, the more specific provision shall apply.
B. Categories of transit oriented district regulations. Transit oriented district regulations within this Part 8 are divided into the following categories:
1. Development standards, case processing procedures, and allowable uses that apply within all transit oriented districts countywide. This category of regulations includes the following:
a. Development standards and case processing procedures that are applicable to properties within all of the transit oriented districts countywide irrespective of their specific zone classifications; and
b. Allowable uses and development standards that are applicable only within specific individual zones within all of the transit oriented districts countywide.
2. Transit line development standards, case processing procedures, and allowable uses. This category of regulations includes the following:
a. Development standards and case processing procedures that are applicable to properties within all of the transit oriented districts along a specific transit line--the Blue Line or the Green Line irrespective of their specific zone classifications;
b. Zone-specific listings of allowable uses and development standards that are applicable only to properties within specific individual zones in all transit oriented districts along a specific transit line--the Blue Line or the Green Line; and
c. Station-specific development standards that are applicable only to properties within specific individual transit oriented districts. (Ord. 2005-0011 § 3 (part), 2005.)

A. Development Standards.
1. Graffiti. To encourage the maintenance of exterior walls free from graffiti that would impact pedestrian views, the following shall apply to all properties within all transit oriented districts:
a. All structures, walls, and fences open to public view shall remain free of graffiti; and
b. In the event of such graffiti occurring, the property owner, tenant, or their agent shall remove or cover said graffiti within 72 hours, weather permitting. Paint utilized in covering such graffiti shall be a color that matches, as closely as possible, the color of the adjacent surfaces.
2. Signs. Notwithstanding the provisions of Part 10 of Chapter 22.52, the following standards shall apply to all signs:
a. Window signs. Window signs shall not exceed the maximum area of ten percent per glass area (total window or door glass area visible from the exterior of the building); and
b. Prohibited signs. The following signs shall be prohibited:
i. Roof signs; and
ii. Outdoor advertising signs.
3. Residential Uses.
a. Relationship of residential development to existing structures.
i. Size of residential structures. Residential buildings and structures shall be generally consistent and compatible in terms of size, scale, and proportion with adjacent buildings and structures, to the satisfaction of the director, and their height shall not exceed that provided in this Part 8, except with a variance approved pursuant to the provisions of Part 2 of Chapter 22.56.
ii. Aesthetics of residential structures. Residential buildings and structures shall be generally consistent and compatible in terms of color, architectural style, and construction materials with adjacent buildings and structures, to the satisfaction of the director.
b. Fences, walls, and landscaping.
i. Fences and walls shall:
(A) Be composed of materials and colors that are generally consistent and compatible with the buildings and structures in the development.
(B) Where part of a multiple-family development which adjoins a single-family residence:
(1) Be at least six feet in height;
(2) Be located along the common property line; and
(3) Where the properties share a side property line, extend from the rear property line to at least the minimum front yard setback.
(C). Where the properties share a rear property line, extend from side lot line to side lot line.
ii. All mechanical equipment, trash containers, and dumpsters shall be completely screened from view from adjacent streets, walkways, and residences through the use of walls and/or landscaping.
iii. For the purposes of this Part 8, mechanical equipment shall mean air conditioners, television antennae, and other accessory equipment customarily utilized in connection with residential uses.
4. Commercial and Mixed-Uses (commercial/residential).
a. Compatibility with residential parcels. Commercial or mixed-use (commercial/residential) structures on parcels adjoining residentially-zoned parcels shall be located and designed to minimize their impact on the residentially-zoned parcels with respect to light, air, noise, and privacy, to the satisfaction of the director.
b. Pedestrian character.
i. Continuity and interest for pedestrians. In order to promote continuity among the various retail and service businesses and an interesting walking experience for pedestrians, at least 50 percent of any building’s ground floor façade that is approximately parallel to and facing the street shall be composed of entrances and show windows or other displays;
ii. Use of glass. All glass utilized at and near the street level shall be either clear or lightly tinted in order to promote maximum pedestrian visibility of building interiors from the sidewalk area. Mirrored, highly reflective glass or densely tinted glass shall be prohibited, except as an architectural or decorative accent limited to 20 percent of the entire building front façade area;
iii. Walk-up facilities. Walk-up facilities shall be recessed and provide enough queuing space to ensure that pedestrians walking along the sidewalk will not be obstructed;
iv. Principal building entrance. Where feasible, the principal building entrance shall be located facing the sidewalk in front of the building;
v. Parking access. The width of the parking access from the street to a lot shall be limited to 28 feet of the commercial frontage, and no customer drive-through facilities shall be permitted;
vi. Architectural and decorative accents. At least 50 percent of the building façade above the first story shall be composed of recessed windows, balconies, offset planes, or other architectural or decorative accents;
vii. Roof Design. Proposed new buildings or additions having 100 feet or more of street frontage shall be designed to provide roofs of varying materials, textures, and motifs; and
viii. Paving Material. Pedestrian circulation areas and driveway entrances within the property boundaries shall be developed with decorative paving materials such as brick or paver tile.
c. Awnings. Awnings shall be:
i. The same color and style for each opening on a single storefront or business;
ii. Complimentary in color and style for each storefront in a building;
iii. Designed to coordinate with the architectural divisions of the building including individual windows and bays;
iv. In compliance with building code and fire department requirements; and
v. Repaired or removed within 30 days of receipt of notification that a state of disrepair exists.
d. Mechanical Equipment.
i. Individual air-conditioning units for a building or storefront shall be located as unobtrusively as feasible within the overall design of the building to the satisfaction of the director.
ii. If air-conditioning window units must be located in the storefront:
(A) The window units shall be neutral in appearance and the units shall not project outward from the façade. Their housing color shall be the same as those of the storefront; or
(B) If possible, the unit shall be completely screened with an awning or landscaping so that it will not be visible from the street.
iii. Mechanical equipment located on roofs shall be completely screened by parapet walls or other materials so that the equipment will not be visible from any point six feet above ground level within 300 feet.
iv. Notwithstanding subsection iii, above, any structures on the roof, such as air-conditioning units, antennas, and other equipment, shall be completely screened from view from any adjacent residential property.
e. Security.
i. Chain-link, barbed, and concertina wire fences are prohibited; tubular steel or wrought-iron fences are permitted;
ii. All security bars or grilles shall be installed within the interior of the building;
iii. Vertically or horizontally folding accordion grilles installed in front of a storefront are prohibited; and
iv. Building security grilles shall be side-storing, concealed interior grilles that are not visible from the exterior of the building when not in use (during business hours) or grilles which can be concealed in the architectural elements of the building.
f. Lighting. On-site exterior lighting shall:
i. Be focused on the subject property and shielded or hooded to prevent illumination of adjacent properties; and
ii. Utilize lighting fixtures that are screened or designed to compliment the use and architecture of the subject property and adjacent properties from which they are visible.
g. Buffers. Whenever a parking lot or a commercial structure is developed adjacent to a residential zone or exclusively residential use, a five-foot landscaped buffer shall be provided and a 45-degree daylight plane shall be incorporated.
h. Parking Areas. With the exception of fully subterranean structures, all parking areas shall:
i. Be located in the rear of the structure(s); and
ii. Be completely screened with walls and/or landscaping so that it is not visible from the street that provides frontage, except from the access driveway.
i. Landscape Plan. New commercial structures or additions to commercial structures exceeding 500 square feet in gross floor area shall provide a landscape/irrigation plan as part of the director’s review process. Such plan shall depict required landscaping, including one 15-gallon tree for every 50 square feet of planter area, and required irrigation infrastructure.
j. Trash Enclosure. The required trash bin shall be completely enclosed by a five- to six-foot high decorative wall with solid doors.
5. Public Space.
a. Definition of Public Space. For the purposes of this Part 8, “public space” means those areas provided for passive and active outdoor recreational use and the enjoyment of community residents, employees, and visitors.
b. Types of public space. Public spaces shall include, but not be limited to, the following as long as the uses are consistent with the design, scale, and area standards specified in subsections c and d, below:
-- Athletic fields.
-- Arboretums and horticultural gardens.
-- Courtyards.
-- Historical monuments and cultural heritage sites.
-- Outdoor public assembly.
-- Parks.
-- Playgrounds.
-- Plazas.
-- School yards.
-- Swimming pools.
-- Tennis, volleyball, badminton, croquet, lawn bowling, and courts designed for similar outdoor activities.
-- Village greens and squares.
c. Design and Location. Public spaces within transit oriented districts shall be developed at a scale to encourage pedestrianism and provide for efficient land use. Development shall be “space-making” rather than “space-occupying,” i.e., forming boundaries around the public space rather than being sited in the middle of the space.
d. Size. Public spaces shall range from one-half up to three acres in size.
6. Streets and Sidewalks.
a. Pedestrian-friendly design. In order to create safe, convenient, and comfortable pedestrian routes, new street and sidewalk construction shall:
i. Provide for sidewalks on both sides of the street;
ii. Include pedestrian amenities such as those listed in subsection d, below;
iii. Include street trees that:
(A) Line the sidewalks so as to provide a shade canopy at maturity.
(B) Are of a shade-producing variety; and
(C) Are planted within the planting strip, where a planting strip is required, at intervals not to exceed 30 feet.
b. Pedestrian Accessibility. Streets, sidewalks, and pathways shall be aligned:
i. To facilitate easy pedestrian access across streets and between buildings, to public spaces and to the transit station, to the satisfaction of the director; and
ii. To provide all new development with easy pedestrian access, to the satisfaction of the director.
c. Street, sidewalk, and planting strip dimensions.
i. Sidewalks. New sidewalk construction shall:
(A) In residential zones, be not less than six feet in width; and
(B) In all other zones, be not less than 15 feet in width.
ii. Planting strips. Required planting strips shall be at least six feet in width.
iii. Pedestrian amenities in sidewalk areas. In non-residential zones, the amenities identified in subsection d, below, may encroach upon up to 50 percent of the required sidewalk width.
d. Types of pedestrian amenities. Pedestrian amenities shall be provided within or adjacent to the required sidewalk area in front of commercial and mixed-use development, to the satisfaction of the director. Such amenities may include, but are not limited to:
-- Benches.
-- Bicycle racks.
-- Bus shelters.
-- Decorative street and sidewalk lights.
-- Drinking fountains.
-- Landscaped buffers.
-- Newsstands.
-- On-sidewalk dining.
-- Planter boxes.
-- Special paving materials, such as treated brick, for sidewalks or crosswalks.
-- Trash receptacles.
B. Case Processing Procedures.
1. Director’s review.
a. Except as otherwise provided in this Part 8, or where a minor variation is required, a director’s review, as provided in Part 12 of Chapter 22.56, shall be required to establish, operate, and maintain any use, except that a director’s review shall not be required for a change in ownership or occupancy. Director’s review shall not be required for additional construction, maintenance, or repairs conducted within any 12-month period, provided the total cost of such construction, maintenance and repairs does not exceed 25 percent of the current market value or assessed valuation of the existing building, whichever is less.
b. Applicants shall pay 25 percent of the fees specified by Section 22.60.100 for site plan reviews.
c. When considering a site plan under director’s review, the director shall apply the principles and standards required by Section 22.56.1690, consistent with the policies contained in the Blue Line Strategy Report or Green Line Strategy Report, as applicable.
2. Minor variations. Minor variations from certain specified standards may be granted, subject to the procedures set forth below, as follows:
a. Required findings by the director. Under exceptional circumstances, the director may permit minor variations from the standards specified in the requirements for fence or wall, awning, mechanical equipment, and pedestrian character of this Part 8. Such variations shall be supported by findings made by the director that:
i. The application of certain provisions of these standards would result in practical difficulties or unnecessary hardships inconsistent with the goals of the general plan and/or the Blue Line Strategy Report or Green Line Strategy Report, as applicable;
ii. There are exceptional circumstances or conditions applicable to the property or to the intended development of the property that do not apply generally to other properties in the transit oriented district;
iii. Permitting a variation will not be materially detrimental to property or improvements in the area;
iv. That no more than two property owners have expressed any opposition to the minor variation; and
v. Permitting a variation will be consistent with the goals of the Blue Line Strategy Report or Green Line Strategy Report, as applicable.
b. Application materials. The materials required for filing a minor variation will be the same as that for the director’s review, except that the applicant shall also submit:
i. A list, certified to be correct by affidavit or by a statement under penalty of perjury, of the names and addresses of all persons who are shown on the latest available assessment roll of the County of Los Angeles as owners
of the subject parcel of land and as owning property within a distance of 100 feet from the exterior boundaries of the parcel of land to be occupied by the use;
ii. Two sets of mailing labels for the above-stated owners within a distance of 100 feet of the parcel of land to be occupied by the use;
iii. A map drawn to a scale specified by the director indicating where all such ownerships are located; and
iv. A filing fee equal to that required for site plan review for commercial/industrial projects over 20,000 square feet in size as specified in Section 22.60.100.
c. Case processing procedures. The application for a minor variation from standards shall be processed by the director as follows:
i. Initial notice. Not less than 20 days prior to the date an action is taken, the director shall send notice to the owners of record specified in subsection B.2.b.i, above, using the mailing labels supplied by the applicant. The notice shall state that within ten days of its receipt, any interested person may file a written expression of opposition to the proposed minor modification of standards with the director for his consideration in making a determination on the applicant’s request.
ii. Notice after determination. The director shall send notice of the decision to the owners of record cited above, including any person who expressed opposition to the request. The notice shall state that any interested person dissatisfied with the action of the director may file an appeal from such action with the hearing officer within ten days of the receipt of the notification.
3. Conditional use permits.
a. Conditional use permits shall be required for those uses which otherwise require such permit under the provisions of this Title 22, with the additions and deletions listed in this Part 8.
b. In addition to the findings for approval of conditional use permits required by Section 22.56.090, a conditional use permit shall not be approved unless the information submitted by the applicant and/or presented at the public hearing substantiates that the proposed use is consistent with the Blue Line Strategy Report or Green Line Strategy Report, as applicable.
c. Applicants shall pay 50 percent of the fees specified by Section 22.60.100 for conditional use permits for the following uses:
-- Grocery stores.
-- Offices, businesses or professional.
-- Restaurants or other eating establishments, excluding drive-through facilities.
-- Retail stores.
4. Nonconforming uses, buildings, and structures. In addition to the findings required by Section 22.56.1550 for approval of a nonconforming use, building, or structure review in a transit oriented district, an application for a nonconforming use or structure review shall not be approved unless the information submitted by the applicant and/or presented at the public hearing substantiates that proposed use, building or structure will not be in substantial conflict with the Blue Line Strategy Report or Green Line Strategy Report, as applicable. (Ord. 2005-0011 § 3 (part), 2005.)

A. Zone R-2 (Two-Family Residence Zone). Structures and residences in zone R-2 shall be subject to the following development standards:
1. Lot coverage. The maximum lot coverage permitted in zone R-2 shall be 50 percent.
2. Yard requirements. Not more than 25 percent of the required front yard setback shall be utilized for vehicle access or storage.
B. Zone R-3 (Limited Multiple Residence Zone).
1. Uses. Additional uses subject to director’s review. In addition to the uses listed in Section 22.20.280, if site plans therefore are first submitted to and approved by the director, density bonuses may be obtained for parcels in zone R-3 subject to the following:
a. Infill development. Where development is proposed for vacant lots or on lots containing legal nonconforming uses, a density bonus of 25 percent shall be granted, subject to a director’s review, to ensure that the proposed development conforms with the character of the area.
b. Lot consolidation. Where lot consolidation is proposed, a range of density bonuses shall be granted subject to the provision of amenities, such as but not limited to, recreation facilities, laundry facilities, and extra landscaping as follows:
i. Consolidation of lots totaling 15,000 square feet or more--ten percent density bonus.
ii. Consolidation of lots totaling 25,000 square feet or more--15 percent density bonus.
2. Development standards.
a. Yard requirements. Not more than 25 percent of the required front yard shall be utilized for vehicle access and storage.
b. Lot coverage. The maximum lot coverage in zone R-3 shall be 50 percent.
C. Zone C-2 (Neighborhood Commercial Zone).
1. Uses.
a. Permitted uses. Parcels in zone C-2 may be used for any uses listed as a permitted use in Section 22.28.130, except that the following uses shall require a conditional use permit:
i. Sales.
-- Automobile sales, sale of new motor vehicles.
-- Boat and other marine sales.
-- Recreational vehicle sales.
-- Trailer sales, box and utility.
ii. Services.
-- Air pollution sampling stations.
-- Automobile rental and leasing agencies.
-- Automobile service stations.
-- Electric distribution substations, including microwave facilities.
-- Gas metering and control stations, public utility.
-- Lodge halls.
-- Rental services.
b. Additional uses subject to director’s review. In addition to the uses listed in Section 22.28.150, if site plans are first submitted to and approved by the director, parcels in zone C-2 may be used for the following:
-- Adult day care facilities.
-- Mixed commercial/residential developments.
-- Outdoor dining, subject to the conditions listed in subsection G of Section 22.28.070.
-- Rooming and boarding houses.
-- Senior citizens and disabled persons housing developments.
-- Signs, subject to the restrictions contained in subsection A.2 of Section 22.44.420.
c. Uses subject to permit. Except for the uses listed in subsection C.1.b of Section 22.44.430 as allowed subject to director’s review, provided a conditional use permit has first been obtained as specified in Part 1 of Chapter 22.56, parcels in zone C-2 may be used for any use listed as subject to permit in subsection A of Section 22.28.160, subsections C.1.a.i and C.1.a.ii of this Section 22.44.430, and temporary uses as provided in Part 14 of Chapter 22.56.
2. Development standards.
a. Floor area.
i. The total gross commercial floor area in all buildings on any one parcel of land shall not exceed two times the total net area of such parcel of land.
ii. The total gross mixed-use (commercial/residential) floor area on any one parcel of land shall not exceed three times the total net area of such parcel of land. The residential portion of a mixed-use structure shall constitute at least 33 percent of total gross floor area.
iii. One hundred percent of the ground floor space in a multi-story mixed-use (commercial/residential) building shall be devoted to commercial use.
b. Setbacks. Structures shall be constructed on a front property line, except that they may be constructed up to ten feet back from the property line if one or more of the following are located within the setback area:
-- Display windows, highly visible.
-- Landscaping.
-- Outdoor dining facilities, subject to the conditions of subsection G of Section 22.28.070.
-- Outdoor display/sales.
-- Street furniture.
D. Zone C-3 (Unlimited Commercial Zone).
1. Uses.
a. Permitted uses. Parcels in zone C-3 may be used for any use listed as a permitted use in Section 22.28.180, except that the following uses shall require a conditional use permit:
i. Sales.
-- Auction houses.
-- Automobile sales, sale of new and used motor vehicles.
-- Boat and other marine sales.
-- Ice sales.
-- Mobilehome sales.
-- Motorcycle, motor scooter, and trail bike sales.
-- Recreational vehicle sales.
-- Trailer sales, box and utility.
ii. Services.
-- Air pollution sampling stations.
-- Automobile battery service.
-- Automobile brake repair shops.
-- Automobile muffler shops.
-- Automobile radiator shops.
-- Automobile rental and leasing agencies.
-- Automobile repair garages, excluding body and fender work, painting, and upholstering.
-- Automobile service stations.
-- Bakery goods distributors.
-- Car washes, automatic, coin operated, and hand wash.
-- Dog training schools.
-- Electric distribution substations, including microwave facilities.
-- Furniture transfer and storage.
-- Gas metering and control stations, public utility.
-- Laboratories, research, and testing.
-- Lodge halls.
-- Mortuaries.
-- Motion picture studios.
-- Parcel delivery terminals.
-- Radio and television broadcasting studios.
-- Recording studios.
-- Recreational vehicle rentals.
-- Taxidermists.
-- Tool rentals, including roto-tillers, power mowers, sanders and saws, cement mixers, and other equipment.
-- Trailer rentals, box and utility.
-- Truck rentals, excluding trucks with a capacity greater than two tons.
iii. Recreation and amusement.
-- Amusement rides and devices.
-- Carnivals.
b. Additional uses subject to director’s review. In addition to the uses listed in Section 22.28.200, if site plans therefore are first submitted to and approved by the director, parcels in zone C-3 may be used for the following:
-- Adult day care facilities.
-- Health clubs or centers.
-- Hotels.
-- Mixed commercial/residential developments.
-- Outdoor dining subject to the conditions listed in subsection G of Section 22.28.070.
-- Rooming and boarding houses.
-- Senior citizens and disabled persons housing developments.
-- Signs, subject to the restrictions contained in subsection A.2 of Section 22.44.420.
c. Uses subject to Permit. Except for the uses listed in subsection D.1.b of Section 22.44.430 as allowed subject to director’s review, provided a conditional use permit has first been obtained as specified in Part 1 of Chapter 22.56, parcels in zone C-3 may be used for any use listed as subject to permit in subsection A of Section 22.28.210, subsections D.1.a.i, D.1.a.ii and D.1.a.iii of this Section 22.44.430, and temporary uses as provided in Part 14 of Chapter 22.56.
2. Development standards.
a. Floor area.
i. The total gross commercial floor area in all buildings on any one parcel of land shall not exceed two times the total net area of such parcel of land.
ii. The total gross mixed-use (commercial/residential) floor area on any one parcel of land shall not exceed three times the total net area of such parcel of land. The residential portion shall constitute at least all floor area exceeding two times the total net area of such parcel.
b. Setbacks. Structures shall be constructed on the front property line, except that they may be constructed up to ten feet back from the front property line if one or more of the following are maintained within the setback area:
-- Display windows, highly visible.
-- Landscaping.
-- Outdoor dining subject to the conditions of subsection G of Section 22.28.070.
-- Outdoor display/sales.
-- Street furniture.
E. Zone R-3-P (Limited Multiple Residence Parking Combining Zone).
1. Uses.
a. Those uses and standards applicable in zone R-3, as modified by subsection B of this Section 22.44.430, and as further modified by subsection C.2 of Section 22.44.440 for all Blue Line TOD’s, and by subsection C.2 of Section 22.44.450 for all Green Line TOD’s.
b. Those uses and standards applicable in the ( )-P (Parking) combining zone in Part 4 of Chapter 22.40, except that zone R-3, as above, shall be considered the basic zone. (Ord. 2005-0011 § 3 (part), 2005.)

A. Development standards.
1. Parking.
a. Except as otherwise provided in subsection b, below, the automobile parking requirements of Part 11 of Chapter 22.52 shall be reduced by 40 percent for new construction, additions, alterations, and changes of use. This percentage reduction shall not apply to additions and alterations, of existing single-family detached structures which shall continue to be subject to the full requirements of Part 11 of Chapter 22.52.
b. For the following uses, the automobile parking requirements of Part 11 of Chapter 22.52 shall be reduced by 60 percent:
— Banks.
— Barber shops.
— Beauty shops.
— Child care centers.

— Colleges and universities, including appurtenant facilities, giving advanced academic instruction approved by the state board of education or other recognized accrediting agency, but excluding trade schools.
— Community centers.
— Day care centers.
— Delicatessens.
— Drug stores/pharmacies.

— Dry cleaning establishments, excluding wholesale dry-cleaning plants.
— Employment agencies.
— Grocery stores.
— Ice cream shops.
— Libraries.
— Restaurants.
— Schools, business or professional, including art, barber, beauty, dance, drama, and music, but not including any school specializing in manual training, shop work, or in the repair and maintenance of machinery or mechanical equipment.
2. Signs. Notwithstanding the provisions of Part 10 of Chapter 22.52, the following standards shall apply to all signs:
a. Window signs. Window signs shall be displayed on the interior of windows or door windows only; and
b. Freestanding signs. Freestanding signs shall:
i. Be permitted only on lots with street frontage of at least 100 feet;
ii. Have a solid base that rests directly on the ground;
iii. Not exceed five feet in height measured vertically from ground level at the base of the sign;
iv. Not exceed 40 square feet in area per sign face; and
v. Not be located in nor extend above any public right-of-way or public sidewalk area.
c. Awning signs. The following standards shall apply to awning signs:
i. The allowance for wall signs shall not be applicable to or include awning signs;
ii. Awning signs shall:
(A) For the ground floor, not exceed 20 percent of the exterior surface area of each awning;
(B) For the second floor, not exceed ten percent of the exterior surface area of each awning;
(C) Not be permitted above the second floor; and
(D) Be limited to a maximum letter height of ten inches.
3. Residential uses—fences. Where fences are to be located in required front and corner side yards in residential zones, the following standards shall apply:
a. If chain link or wrought-iron style fences are utilized, such fences may be constructed up to a height of four feet;
b. With a director’s review, wrought-iron style fences of up to six feet in height shall be allowed. The director may impose such conditions on the fence design as are appropriate to assure public safety, community welfare, and compatibility with all applicable development standards for residential uses; and
c. Those portions of fences more than 42 inches high must be substantially open, except for pillars used in conjunction with wrought-iron style fences, and shall not cause a significant visual obstruction. No slats or other view-obscuring materials may be inserted into or affixed to such fences.
4. Commercial and mixed-use (commercial/residential) buildings.
a. Pedestrian character. At least 20 percent of the total building façade shall be composed of recessed windows, balconies, offset planes, or other architectural or decorative features.
b. Mixed-use (commercial/residential) development. The provisions of subsections A, B, C, and E of Section 22.40.590 (Development Standards for zone [ ]-CRS) shall apply to mixed commercial/residential developments irrespective of the specific zone classification of the particular parcel.
c. Landscape plan. Street furniture and related paving of up to 25 percent of the landscaped area, to a maximum of 250 square feet, may be substituted for required landscaped area.
5. Street, sidewalk, and planting strip standards.
a. Planting strip. All streets shall be designed so that a minimum six-foot wide, landscaped planting strip separates the sidewalk from the street.
b. Street and sidewalk dimensions. In order to insure pedestrian safety by slowing vehicular traffic and narrowing crosswalk lengths, new commercial and mixed-use developments shall include a narrowing of adjoining streets at pedestrian crossings, if acceptable to the department of public works.
B. Case processing procedures for nonconforming buildings, uses, and structures. All nonconforming buildings and structures nonconforming due to use, and buildings and structures nonconforming due to standards are subject to regulation as specified by Section 22.56.1540, except as modified herein. The effective date which commenced the running of the amortization periods contained in subsection B.1.f of Section 22.56.1540 for all Blue Line transit oriented districts, shall be August 5, 1999, the effective date of Ordinance No. 99-0057, and the listing of periods for discontinuance and removal below shall supersede those set forth in subsections B.1.f.i through iv of Section 22.56.1540 for the following building types as follows:
1. Type IV and Type V buildings used as:
a. Three-family dwellings, apartment houses, and other buildings used for residential occupancy, 35 years;
b. Stores and factories, ten years; and
c. Any other building not herein enumerated, ten years;
2. Type III buildings used as:
a. Three-family dwellings, apartment houses, offices, and hotels, 40 years;
b. Structures with stores below and residences, offices or a hotel above, 40 years;
c. Warehouses, stores, and garages, 15 years; and
d. Factories and industrial buildings, 15 years.
3. Type I and II buildings used as:
a. Three-family dwellings, apartment houses, offices, and hotels, 50 years;
b. Theaters, warehouses, stores, and garages, 20 years; and
c. Factories and industrial buildings, 15 years.
4. The termination periods enumerated in subsections B.1, B.2, and B.3 of this Section 22.44.440, above, shall not apply to apartment houses which are rendered nonconforming due to subsection c.2.a.ii of Section 22.44.440.
C. Uses and standards applicable in specific zones.
1. Zone R-2 (Two-Family Residence Zone).
a. Uses.
i. Additional uses subject to permit. In addition to the uses subject to permit listed in Section 22.20.200, provided that a conditional use permit has first been obtained as specified in Part 1 of Chapter 22.56, parcels in zone R-2 may be used for the following:
— Grocery stores.
— Offices, business or professional.

— Restaurants and other eating establishments, excluding drive-through facilities.
— Retail stores.
b. Development Standards. Notwithstanding the yard requirements in Section 22.20.220, parcels in zone R-2 shall be subject to the following:
i. Corner side and rear yards setbacks are subject to the provisions of Section 22.20.320.
ii. Front yard setbacks shall be at least ten feet in depth; and
iii. Interior side yard setbacks may be reduced from the five feet minimum to zero feet subject to the yard modification procedure and provided that a minimum distance of ten feet is maintained between the subject buildings and the buildings on the adjoining lot.
2. Zone R-3 (Limited Multiple-Residence Zone).
a. Uses.
i. Additional uses subject to director’s review. In addition the uses listed in Section 22.20.280, if site plans are first submitted to and approved by the director, parcels in zone R-3 may be used for:
(A) Restaurants and incidental service concessions offering newspapers, tobacco, notions, grocery, and similar items in apartment house developments, provided that at least 50 percent of the developed area is devoted to residential use. The floor space of any outdoor dining area shall be included in the calculation of developed area.
ii. Additional uses subject to permit. In addition to the uses subject to permit listed in Section 22.20.290, provided a conditional use permit has first been obtained as provided in Part 1 of Chapter 22.56, parcels in zone R-3 may be used for the following:

— Apartment houses containing five or more dwelling units within a single structure.
— Grocery stores.
— Offices, business or professional.

— Restaurants or other eating establishments, excluding drive-through facilities.
— Retail stores.
b. Development Standards. Notwithstanding the yard requirements in Section 22.20.320, parcels in zone R-3 shall be subject to the following:
i. Front yard setbacks shall be at least ten feet in depth; and
ii. Interior side yard setbacks may be reduced from the five feet minimum to zero feet subject to the yard modification procedure and provided that a minimum distance of ten feet is maintained between the subject buildings and the buildings on the adjoining lot.
3. Zone R-4 (Unlimited Residence Zone).
a. Uses.
i. Additional uses subject to director’s review. In addition to the uses listed in Section 22.20.360, if site plans therefore are first submitted to and approved by the director, parcels in zone R-4 may be used for the following uses:
(A) Restaurants and incidental commercial service concessions offering newspapers, tobacco, notions, grocery, and similar items in apartment house developments, provided that at least 50 percent of the developed area is devoted to residential use. The floor space of any outdoor dining area shall be included in the calculation of developed area.
(B) Restaurants and incidental commercial service concessions offering newspapers, tobacco, notions, grocery, and similar items in hotel developments having not less than 20 guest rooms.
ii. Additional uses subject to permit. In addition to the uses subject to permit listed in Section 22.20.370, provided a conditional use permit has first been obtained as provided in Part 1 of Chapter 22.56, parcels in zone R-4 may be used for the following:
— Grocery stores.
— Offices, business or professional.

— Restaurants and other eating establishment, excluding drive-through facilities.
— Retail stores.
b. Development Standards.
i. Height limits. No building or structure in zone R-4 shall exceed 40 feet in height above grade, except for chimneys and rooftop antennas.
ii. Yard requirements. Notwithstanding the yard requirements in Section 22.20.380, parcels in zone R-4 shall be subject to the following:
(A) Interior side yard setbacks may be reduced from the five feet minimum to zero feet subject to the yard modification procedure and provided that at least ten feet in distance is maintained between the subject buildings and the buildings on the adjoining lot.
(B) Not more than 25 percent of the required front yard setback shall be utilized for vehicle access or storage.
4. Zone C-2 (Neighborhood Commercial Zone).
a. Uses.
i. Additional uses subject to director’s review. In addition to the uses listed in Section 22.28.150, if site plans are first submitted to and approved by the director, parcels in zone C-2 may be used for:
— Apartment houses.
— Residences, single-family.
— Residences, two-family.
— Theaters and auditoriums.
ii. Additional uses subject to permit. Except for the uses listed in subsection C.4.a.i of this Section 22.44.440 as allowed subject to directors review, provided a conditional use permit has first been obtained as provided in Part 1 of Chapter 22.56, parcels in zone C-2 may be used for any use listed as a use subject to permit in subsections C.1.a and C.1.c of Section 22.44.430.
b. Development standards. Parcels in zone C-2 shall be subject to the following development standards:
i. Height limits. Mixed-use (commercial/residential) buildings in which residential portions constitute as least 33 percent of total gross floor area may be constructed to a maximum height of 45 feet above grade, excluding chimneys and rooftop antennas.
ii. Floor area. At least 50 percent of the floor space of a single-story mixed-use building must be devoted to commercial use.
5. Zone C-3 (Unlimited Commercial Zone).
a. Uses.
i. Additional uses subject to director’s review. In addition to the uses listed in Section 22.28.200 and subsection D.1.b of Section 22.44.430, if site plans are first submitted to and approved by the director, parcels in zone C-3 may be used for the following:
— Apartment houses.
— Residences, single-family.
— Residences, two-family.
— Theaters and other auditoriums.
ii. Additional uses subject to permit. Except for the uses listed as subject to director’s review in subsection C.5.a.i of Section 22.44.430, provided a conditional use permit has first been obtained as provided in Part 1 of Chapter 22.56, parcels in zone C-3 may be used for any use listed as subject to permit in subsections D.1.a and D.1.c of Section 22.44.430.
b. Development standards.
i. Height limits.
(A) Commercial buildings may be constructed to a maximum height of 45 feet above grade, excluding chimneys and rooftop antennas.
(B) Mixed-use (commercial/residential) buildings in which residential portions constitute at least 33 percent of all floor area may be constructed to a maximum height of 60 feet above grade, excluding chimneys and rooftop antennas.
ii. Floor area. At least 50 percent of the floor space of a single-story structure and 100 percent of the ground floor space of a multi-story structure in a mixed-use building must be devoted to commercial uses.
6. Zone C-M (Commercial Manufacturing Zone).
a. Uses.
i. Permitted uses. Parcels in zone C-M may be used for any use listed as a permitted use in Section 22.28.230, except that the following uses shall require a conditional use permit:
(A) Sales.

— Auction houses.

— Automobile sales, sale of new and used motor vehicles.

— Boat and other marine sales.

— Ice sales.

— Mobile home sales.

— Motorcycle, motor scooter, and trail bike sales.

— Recreational vehicle sales.

— Trailer sales, box and utility.
(B) Services.
— Air pollution sampling stations.
— Automobile battery service.
— Automobile brake repair shops.
— Automobile muffler shops.
— Automobile radiator shops.
— Automobile rental and leasing agencies.

— Automobile repair garages, excluding body and fender work, painting, and upholstering.
— Automobile service stations.

— Car washes, automatic, coin operated, and hand wash.

— Electric distribution substations, including microwave facilities.
— Furniture transfer and storage.

— Gas metering and control stations, public utility.
— Laboratories, research, and testing.
— Lodge halls.
— Mortuaries.
— Motion picture studios.
— Parcel delivery terminals.
— Radio and television broadcasting studios.
— Recording studios.
— Recreational vehicle rentals.
— Revival meetings, tent, temporary.
— Taxidermists.
— Tire retreading or recapping.

— Tool rentals, including roto-tillers, power mowers, sanders and saws, cement mixers, and other equipment.
— Trailer rentals.
— Truck rentals.
(C) All uses listed under subsections B and C of Section 22.28.230.
ii. Accessory uses. Parcels in zone C-M may be used for any use listed as an accessory use under subsections A and B of Section 22.28.240.
iii. Additional uses subject to director’s review. In addition to the uses listed in Section 22.28.250, if site plans are first submitted to and approved by the director, parcels in zone C-M may be used for the following:
— Adult day care facilities.
— Apartment houses.
— Health clubs or centers.
— Hotels.
— Mixed commercial/residential developments.

— Outdoor dining, subject to the conditions listed in subsection G of Section 22.28.070.
— Residences, single-family.
— Residences, two-family.
— Rooming and boarding houses.

— Senior citizen and disabled persons housing developments.

— Signs as provided in subsection A.2 of Section 22.44.420 and subsection A.2 of this Section 22.44.440.

— Theaters and other auditoriums.
iv. Uses subject to permit. Provided a conditional use permit has first been obtained as provided in Part 1 of Chapter 22.56, parcels in zone C-M may be used for the following:
(A) Any use listed as a use subject to permit in subsection A of Section 22.28.260, excluding uses subject to director’s review pursuant to subsection C.6.a.iii of this Section 22.44.440; and
(B) Any use listed as a use subject to permit in subsection C.6.a.i of this Section 22.44.440.
b. Development standards.
i. Height limits. No commercial building shall exceed 40 feet in height excluding chimneys and rooftop antennas.
ii. Floor area.
(A) Commercial floor area. The total gross commercial floor area in all the buildings on any one parcel of land shall not exceed 1.8 times the total net area of such parcel of land.
(B) Mixed-use (commercial/residential) buildings.
(1) The total gross mixed-use floor area on any one parcel of land shall not exceed 2.7 times the total net area of such parcel of land.
(2) The residential portion shall constitute at least all floor area exceeding 1.8 times the total net area of such parcel of land.
(3) At least 50 percent of the floor space of a single-story structure and 100 percent of the ground floor space of a multistory structure in a mixed-use building must be devoted to commercial or manufacturing uses.
iii. Lot coverage. The maximum lot coverage shall be 80 percent of the net area of such parcel of land.
iv. Setbacks. Structures shall be built on a front property line, except that they may be constructed up to 15 feet back from the front property line if one or more of the following are maintained within the setback area:
— Display windows.
— Landscaping.
— Outdoor dining facilities.
— Outdoor display/sales.
— Street furniture.
D. Development standards applicable in individual Blue Line Transit Oriented Districts.
1. Slauson Station Transit Oriented District.
a. Paving material. Pedestrian circulation areas and driveway entrances within the boundaries of private, commercially developed property shall be developed with textured and/or colored pavement.
2. Florence Station Transit Oriented District.
a. Colors. For commercial development, muted pastel colors are recommended as the primary or base building color. Darker, more colorful paints should be used as trim colors for cornices, graphics, and window and door frames.
b. Paving material. Pedestrian circulation areas and driveway entrances within the boundaries of private, commercially developed property shall be developed with colored and/or textured pavement.
3. Firestone Station Transit Oriented District.
a. Colors. For commercial development, muted pastel colors are recommended as the primary or base building color. Darker, more colorful paints should be used as trim colors for cornices, graphics, and window and door frames.
b. Paving material. Pedestrian circulation areas and driveway entrances within the boundaries of private commercially developed property shall be developed with colored and/or textured pavement.
c. Wall finish. In order to preserve and enhance a mixed urban use environment on Firestone Boulevard, building walls shall be constructed primarily of stucco, brick, or other materials as approved by the director.
4. Imperial Station Transit Oriented District.
a. Reserved. (Ord. 2006-0063 § 18, 2006; Ord. 2005-0011 § 3 (part), 2005.)

A. Development standards.
1. Parking.
a. Automobile parking requirements of Part 11 of Chapter 22.52 shall be reduced by 25 percent for new construction, additions, alterations, and changes of use for the following commercial uses:
— Bakeries.
— Banks/check cashing establishments.
— Barber shops.
— Beauty shops.
— Child care centers.
— Coffee houses/Juice bars.

— Colleges and universities, including appurtenant facilities, giving advanced academic instruction approved by the state board of education or other recognized accrediting agency, but excluding trade schools.
— Community centers.
— Copy/mail services, retail.
— Day care centers.
— Delicatessens.
— Donut shops.
— Drug stores and/or pharmacies.

— Dry cleaning establishments, excluding wholesale dry cleaning plants.
— Employment agencies.
— Flower shops.
— Grocery stores.
— Hardware stores.
— Ice cream shops.
— Libraries.
— Restaurants.

— Schools, business and professional, including art, barber, beauty, dance, drama, and music, but not including any school specializing in manual training, shop work, or in the repair and maintenance of machinery or mechanical equipment.
— Shoe repair/alterations.
— Stationary stores.
— Video sales and rentals.
b. Any commercial use may receive up to a five percent reduction in required parking spaces when open leisure areas with benches and other streetscape furniture appropriate for relaxing and eating are provided to the satisfaction of the director. This five percent reduction may be added to the reduction allowed in subsection A.1.a of this Section 22.44.450.
c. Parking for handicapped persons shall be calculated based on the total number of parking spaces required prior to any reduction allowed by subsections A.1.a and A.1.b of this Section 22.44.250, or based on the total number of parking spaces actually provided if greater.
2. Signs. Freestanding signs, including pole signs and A-frame sandwich signs, shall be prohibited.
3. Residential uses. With the exception of fully subterranean structures, all parking shall:
a. Where related to multiple-family structures, be located in the rear of the housing development; and
b. Be completely screened with walls and/or landscaping so that it is not visible from the street that provides frontage except from the access driveway.
4. Commercial and mixed-use (commercial/residential) buildings.
a. Mixed-uses (commercial/residential).
i. Single story mixed-use buildings are prohibited.
ii. The ground floor space in a mixed-use (commercial/residential) building shall be devoted solely to commercial uses.
iii. Retail uses shall be prohibited on all floors except the ground floor.
iv. Where office commercial and residential uses are located on the same floor, they shall not have common entrance hallways or entrance balconies.
v. Where office commercial and residential uses have a common wall, such wall shall be constructed to minimize the transmission of noise and vibration between the uses.
vi. Separate commercial and residential parking spaces must be provided and specifically designated by posting, pavement marking and/or physical separation.
b. Pedestrian character. The following standards shall apply in the interest of achieving a pedestrian character:
i. Recessed stories. Third and fourth stories of commercial and mixed-use buildings shall be recessed a successive minimum of at least ten feet on each story; and
ii. Paving material. Pedestrian circulation areas and driveway entrances within the boundaries of private property may be developed with colored stamped concrete.
iii. Types of pedestrian amenities. In addition to the amenities listed in subsection A.6.d of Section 22.44.420, pedestrian amenities may also include leisure areas, open, with benches and other street furniture appropriate for relaxation and eating.
5. Public spaces.
a. Types of public spaces. In addition to the uses listed in subsection A.5.b of Section 22.44.420, the following types of public spaces may also be provided:
— Leisure areas, open, including benches and other street furniture appropriate for relaxation and eating.
b. Amenities in public spaces. In order to create pleasing and convenient leisure areas, public space shall be furnished with amenities such as trees, landscaping, benches, trash containers, and water fountains.
B. Case processing procedures.
1. Nonconforming buildings, uses, and structures. All buildings, uses and structures that are nonconforming due to use, and buildings and structures that are nonconforming due to standards are subject to regulation as specified by Section 22.56.1540, except that where a nonconforming use is carried on in a conforming structure, a ten-year amortization period shall apply, except where the provisions of subsection C of Section 22.56.1540 apply.
2. Conditional use permits. Applicants shall pay 50 percent of the fees specified by Section 22.60.100 for conditional use permits, if required, for the following uses:
— Child care centers.
— Community centers.
— Libraries.
C. Uses and standards applicable in specific zones.
1. Zone R-2 (Two-Family Residence Zone).
a. Uses.
i. Additional uses subject to director’s review. In addition to the uses listed in Section 22.20.190, if site plans are first submitted to and approved by the director, parcels in zone R-2 may receive the following density bonuses:
(A) Infill development. Where there are vacant lots or nonconforming uses in zone R-2, infill development is encouraged. A density bonus of 25 percent shall be allowed for development on such lots, subject to a director’s review to ensure that the proposed development is compatible with the height, bulk, and colors of existing surrounding development.
(B) Lot consolidation. If amenities such as, but not limited to, recreation facilities, laundry facilities, and significant landscaping are provided to the satisfaction of the director, a lot consolidation may qualify for the following density bonuses:
(1) Consolidation of lots with a combined total of 15,000 square feet up to 24,999 square feet: ten percent density bonus.
(2) Consolidation of lots with a combined total of 25,000 square feet or more: 15 percent density bonus.
(C) Total of combined density bonus grants. In the event that a project may qualify for more than one category of density bonuses pursuant to this subsection C.1.a.i the total combined density bonus granted under these provisions shall not exceed 50 percent.
ii. Additional uses subject to permit. In addition to the uses subject to permit listed in Section 22.20.200, provided that a conditional use permit has first been obtained as provided in Part 1 of Chapter 22.56, parcels in zone R-2 may be used for the following:

— Grocery stores, limited to 5,000 square feet in gross floor area and located on corner lots, and which may be extended to an immediately adjacent lot.

— Restaurants, limited to 5,000 square feet in gross floor area and located on corner lots, and which may be extended to an immediately adjacent lot.

— Restaurants, incidental, and incidental commercial service concessions offering newspapers, tobacco, notions, grocery, and similar items in apartment house developments, provided that at least 50 percent of the developed area is devoted to residential use. The floor space of any outdoor dining area shall be included in the calculation of developed area.
iii. Prohibited uses. The following uses shall be prohibited:
— Airports.
— Cemeteries.
— Earth stations.
— Electric distribution substations.
— Explosives storage.
— Gas metering and control stations, public utility.
— Heliports.
— Helistops.
— Landing strips.
— Oil wells.
— Radio and television stations and towers.
— Sewage treatment plants.
— Surface mining operations.
— Water reservoirs.
b. Development standards.
i. Signs for commercial uses in multiple-family residential buildings. Notwithstanding the provisions of Part 10 of Chapter 22.52, signs shall be subject to the following standards:
(A) Incidental restaurants and service commercial uses. Where incidental restaurants and service commercial uses within apartment houses are authorized by this Part 8, related signs shall:
(1) Be limited to 12 inches in height and 18 inches in width; and
(2) Not be visible from any public right-of-way.
(B) Small grocery and restaurant establishments. Small grocery and restaurant establishments for corner and corner-adjoining lots authorized by this Part 8, may be allowed either one wall sign or one projecting sign subject to the following:
(1) Wall signs. Wall signs shall:
(a) Be limited to 15 square feet in size; and
(b) Contain letters of not more than 18 inches in size.
(2) Projecting signs. Projecting signs, including awning signs, shall:
(a) Be limited to seven and one-half square feet in size;
(b) Contain letters of not more than ten inches in height; and
(c) Not project beyond the face of the building in excess of 50 percent of the limitations set forth in diagram A of subsection C.1 of Section 22.52.900.
ii. Street, sidewalk and planting strip development standards. Streets shall be designed so that a minimum six-foot wide, landscaped planting strip separates the sidewalk from the street.
2. Zone R-3 (Limited Multiple-Residence Zone).
a. Uses.
i. Additional uses subject to permit. In addition to the uses subject to permit listed in Section 22.20.290, provided that a conditional use permit has first been obtained as provided in Part 1 of Chapter 22.56, parcels in zone R-3 may be used for the following:

— Grocery stores, limited to 5,000 square feet in gross floor area and located on corner lots, and which may be extended to an immediately adjacent lot.

— Restaurants, excluding drive-through facilities, limited to 5,000 square feet in gross floor area and located on corner lots, and which may be extended to an immediately adjacent lot.

— Restaurants, incidental, and incidental commercial service concessions offering newspapers, tobacco, notions, grocery, and similar items in apartment house developments, provided that at least 50 percent of the developed area is devoted to residential use. The floor space of any outdoor dining area shall be included in the calculation of developed area.
ii. Prohibited uses. The following uses shall be prohibited:
— Airports.
— Cemeteries.
— Earth stations.
— Electric distribution substations.
— Explosives storage.
— Gas metering and control stations, public utility.
— Heliports.
— Helistops.
— Landing strips.
— Oil wells.
— Radio and television stations and towers.
— Sewage treatment plants.
— Subsurface mining operations.
— Water reservoirs.
b. Development standards. The development standards set forth in subsection C.1.b of this Section 22.44.450 shall apply.
3. Zone C-2 (Neighborhood Commercial Zone).
a. Uses.
i. Additional uses subject to director’s review. In addition to the uses listed in Section 22.28.150, if site plans are first submitted to and approved by the director, parcels in zone C-2 may be used for:
— Newsstands.
ii. Additional uses subject to permit. Provided a conditional use permit has first been obtained as provided in Part 1 of Chapter 22.56, parcels in zone C-2 may be used for the following:
(A) Any use listed as a use subject to permit in subsections C.1.a and C.1.c of Section 22.44.430.
(B) The following additional uses:

— Automobile repair and installation, when incidental to the sale of new automobiles, automobile service stations, and automobile supply stores;
— Automobile supply stores.

— Automobile washing, waxing, and polishing, when incidental to the sale of new automobiles and automobile service stations.

— Trailer rentals, box and utility only, accessory to automobile service stations.
b. Development standards.
i. Setbacks. Structures shall be constructed on a front property line, except that they may be constructed up to ten feet back from the front property line if one or more of the following is located within the setback area:
(A) The amenities listed in subsection C.2.b of Section 22.44.430; and
(B) Leisure areas, open, with benches and other street furniture appropriate for relaxing and eating.
4. Zone C-3 (Unlimited Commercial Zone).
a. Additional uses subject to permit. In addition to the uses subject to permit listed in Section 22.28.210, provided a conditional use permit has first been obtained as provided in Part 1 of Chapter 22.56, parcels in zone C-3 may be used for the following:

— Automobile body and fender repair and painting and upholstery, when incidental to new automobile sales.

— Boat repair, minor repairs incidental to the sale of boats.
b. Development standards.
i. Height limits.
(A) Mixed-Use (commercial/residential) buildings in which residential portions constitute less than 33 percent of all floor area shall be restricted to a height of 35 feet above grade, excluding chimneys and roof antennas.
(B) Mixed-use (commercial/residential) buildings in which residential portions constitute at least 33 percent of all floor area may be constructed to a maximum of 45 feet in height, excluding chimneys and roof antennas.
ii. Setbacks. Structures shall be constructed on a front property line, except that they may be constructed up to ten feet back from the front property line if one or more of the following is located within the setback area:
(A) Those amenities listed in subsection D.2.b of Section 22.44.430; or
(B) Leisure areas, open, with benches and other street furniture appropriate for relaxation and eating.
D. Development standards applicable in individual Green Line Transit Oriented Districts.
1. Vermont Station Transit Oriented District.
a. Reserved.
2. Hawthorne Station Transit Oriented District.
a. Reserved. (Ord. 2006-0063 § 19, 2006; Ord. 2005-0011 § 3 (part), 2005.)