City of Inglewood, CA "R-M" RESIDENTIAL AND MEDICAL ZONE

The following Medical Enterprise Overlay Zone provisions are applicable only to R-M (Residential and Medical) and C-2 (General Commercial) zoned properties located in the following Planning Areas:

Planning Area One. Properties that are zoned R-M and located to the north of Manchester Boulevard and those C-2 zoned properties adjacent to the west side of Prairie Avenue that are located between Florence Avenue to the north and Manchester Terrace to the south.

Planning Area Two. Properties that are zoned R-M and located to the south of Manchester Boulevard and those C-2 zoned properties adjacent to the west side of Prairie Avenue that are located between Manchester Boulevard to the north and Hardy Street to the south except Transportation Corridor Overlay Zone Permitted Uses under Section 12-38.104 are exempt from all provisions of the Medical Enterprise Overlay Zone.

(A)

Special Use Permit. A Special Use Permit shall be required prior to the issuance of a building permit for a nonresidential use whenever the following is applicable:

(1)

The value of any proposed new nonresidential structure, or complex of nonresidential structures, in a Medical Enterprise Overlay Zone exceeds $20,000 or twenty-five thousand square feet; or

(2)

The value of any proposed additions, enlargement, remodel or alteration of any existing nonresidential structure or complex of nonresidential structures, in a Medical Enterprise Zone exceeds $20,000 or twenty-five thousand square feet.

Exceptions. The repair or replacement with the same or comparable type of structural element or material to any portion of an existing nonresidential building, or the installation of interior partitions within an existing nonresidential building, are exempt from the provisions of this Section provided that there is no concurrent exterior alteration, building enlargement or change in use that requires an additional parking demand; or

(3)

The use is specifically identified as requiring a Special Use Permit, regardless of the size or the cost of a proposed new, enlarged, remodeled or altered nonresidential structure or complex of nonresidential structures.

(B)

Permitted Uses. The following uses shall be permitted in the Medical Enterprise Overlay Zone, unless otherwise provided in this Chapter:

In the R-M zone, any use that is listed as a permitted use in the R-M Zone with the exception of the below prohibited uses.

In the C-2 Zone, any use that listed as a permitted use in the C-2 or R-M except no new residential uses shall be developed in any C-2 zoned portion of the Medical Enterprise Overlay Zone, with the exception of the below prohibited uses.

(C)

Prohibited Uses. The following uses are prohibited in the Medical Enterprise Overlay Zone and no applications shall be accepted or permits issued to otherwise allow such uses:

Tanning salons, arcades, tattoo parlors, automobile sales or repair, swap meets, liquor stores, pawn shops, rent-to-own uses, automotive parts, paint sales, check cashing services, bail bonds services, adult theaters, adult clubs or other adult businesses and any other uses that the City of Inglewood Planning and Building Department deem to be inconsistent with the intent of the Medical Enterprise Overlay Zone.

(D)

Building Design and Orientation. Any proposed new, enlarged, remodeled or altered nonresidential structure shall be developed with a ground floor pedestrian design that encourages pedestrian uses between nonresidential medical and commercial uses located in the Medical Enterprise Overlay Zone area.

(1)

Transparent Window Glass.

(a)

The use of transparent window glass on building façades, development of courtyards, paseos, walkways, and similar pedestrian oriented design features shall be provided for a proposed enlargement, remodeling or alteration that exceeds $20,000 or twenty-five thousand square feet in new or added floor area and shall be accompanied by an architectural building design plan, a detailed landscape/irrigation design plan and a joint use/shared parking facilities design plan.

(b)

The ground floor of buildings that face a public street must have transparent windows and/or doors, covering at least fifty percent of the ground floor building façade between four to eight feet above the sidewalk. Corner properties must have transparent windows and/or doors, covering at least sixty percent of the ground floor building façade between four and eight feet above the sidewalk.

(2)

Vertical Articulation. To moderate the vertical scale of multiple-story structures, the design of nonresidential buildings shall include the following techniques that achieve vertical articulation:

(a)

Top Floor. The top floor should contain strong eave lines, cornice treatments, horizontal trellises or sunshades, etc.

(b)

Middle Floors. The middle or interior floors should contain material changes, railings, and similar treatments that unify the building design.

(c)

Ground Floor. The ground floor should contain a pedestrian-oriented design, pedestrian scaled windows, lighting details, awnings and architectural treatment. Display windows, recessed entries, decorative building-mounted light fixtures, awnings, decorative doors, landscaped trellises or other decorative elements should be installed.

(E)

Building Height. The maximum height for buildings in the Medical Enterprise Overlay zone shall be six stories or seventy-five feet in height, provided that any existing structure in the R-M Zone that contains only residential units and is expanded or altered shall conform to the height regulations of the R-3 (Multiple-family Residential) Zone.

Exception. Hospital structures may exceed six stories in height subject to Special Use Permit approval.

(F)

Building Setbacks. Any proposed new, enlarged, remodeled or altered nonresidential structure shall provide a minimum three-foot front yard setback adjacent to parking facilities, increased to eight feet adjacent to a building, ten feet adjacent to a side yard and twenty feet adjacent to a rear yard. Low level landscaping elements needed to cover foundations must be installed in the front yard setback. Tall privacy fences or hedges that comply with the height limit established in Article 24 should be used in rear yard or side yard areas that adjoin, abut or are adjacent to residential uses.

(G)

Lot Coverage. Any proposed addition, enlargement, remodeling or alteration of a nonresidential building shall be limited to a maximum seventy percent lot coverage. No portion of an enlarged, remodeled or altered building's outermost footprint may extend beyond the maximum seventy percent lot coverage.

(H)

Prohibited Building Materials. Vinyl, plywood, highly tinted or mirrored glass as ground floor use, corrugated fiberglass, crushed colored rock/crushed tumble glass, non-corrugated and highly reflective sheet metal, chain link fencing (except for temporary use) shall not be used in the Medical Enterprise Overlay Zone.

(I)

Parking. The number, location and use of required parking spaces shall comply with Section 12-42(H), Article 19 regulations, except as provided in this Section. Parking shall not be located between a public street and any building unless the design of a building, walkways, entrances and other site elements warrant, creation of parking in the front of a building. Except for permitted garage entrances, structured parking on the ground floor may not occupy the primary street frontage of a building.

(1)

Design elements should be incorporated to screen parking and to maintain visual continuity along the frontage of a site. The Planning Commission may approve parking between a public street and a building if it finds that:

(a)

The applicant can successfully demonstrate that an increased number of street front parking spaces allows for a more desirable development.

(b)

Adequate pedestrian access and amenities are provided in other areas.

(2)

Joint or Shared Parking. Where parking facilities for two or more nonresidential properties adjoin, abut or are located adjacent to other nonresidential parking facilities, the parking facilities shall be developed and designed to allow the continuation of joint or shared parking facilities. This requirement shall apply to any proposed nonresidential addition, enlargement, remodeling or alteration.

(a)

The development and use of joint or shared parking facilities shall be assured by recordation of a legal document submitted by two or more property owners that demonstrates mutual agreement concerning joint or shared parking facilities.

(b)

The mutual agreement between adjoining, abutting or adjacent property owners shall be reviewed and approved by the Inglewood City Attorney's Office following Special Use Permit approval.

(3)

Tandem Parking. A maximum of fifteen percent of parking spaces may be tandem spaces when they are reserved for employee use only may be provided in an at-grade or subterranean parking garage when a site includes one or more medical uses. Tandem parking spaces shall be clearly marked on the pavement or ground surface and also shall be designated by a one-foot by one-foot sign located at the forward end of the row of tandem spaces at a level that is easily observable to motorists. Tandem parking spaces shall be prohibited in an unenclosed parking facility.

(4)

Parking Reduction. A parking reduction of one to ten percent for a site that includes one or more medical uses may be considered when the Planning Commission is required to review an application that exceeds twenty-five thousand square feet or the construction cost has a value of more than $20,000. The one to ten percent parking reduction may be allowed commensurate with acceptable parking management methodology once an application filed. However, any new tenant or property use whose parking demand exceeds the parking required for the previous tenant or property use shall be required to provide additional parking. Additional parking spaces shall be provided for the tenant or property use based upon the floor area of an enlargement or change in use, in conformance with all applicable requirements of this Chapter.

(5)

Transportation Demand Management Programs. Any proposed new, enlarged, remodeled or altered nonresidential structure shall be developed to include alternative transportation demand management (TDM) programs that may include, but are not limited to private vanpool operation, transit/van-pool fare subsidy, imposition of a charge for employee parking, provision of subscription bus services, flexible work hour schedules, preferential parking for carpools/vanpools, participation in a county-wide ride-share program, subsidization of carpools and vanpools, establishment of a transportation coordinator to implement carpool, vanpool and transit programs, bicycle parking facilities including associated shower and changing facilities, compressed work week, and telecommuting.

(J)

Signs. The installation or replacement of informational signs in the Medical Enterprise Overlay Zone shall comply with Section 12-77.3. The R-M or C-2 Zone designation for an individual property shall determine the height, size and location of signage except, outdoor signs located adjacent to walkways, pedestrian paths, near bus/vanpool pick up locations and in other areas that are accessed by pedestrians, shall be located at a level that is visible to children and wheelchair bound persons. Directional signage shall be used to guide visitors to specific uses, instead of to individual buildings. Freestanding monument signs shall be located off of walkway edges and outside of pedestrian plazas.

(K)

Paving. The use of walkway and driveway paving materials that connect properties shall be consistent throughout the Medical Enterprise Overlay Zone and enrich a medical campus style of development but be sensitive to the use of properties by medical patients and others.

(1)

Concrete or Stone Pavers. The use of concrete or stone modular pavers on walks and plazas that allow water percolation shall be provided where possible. Monochromatic colors, rectangular forms and slip-resistant surfaces that incorporate appropriate sizes and scale based on the size and type of landscaping are encouraged.

(2)

Brick Pavers. The use of brick pavers in all cases should be limited to red clay tones, with a slip-resistant surface and size to accommodate medical wheelchairs, medical beds, and other mobile medical equipment. Red brick pavers should generally be limited to use as accents in pedestrian plazas, paving fields and borders at building entrances.

(3)

Granite Pavers. Granite pavers or insets should be used in conjunction with brick payers or as decorative trim around building entrances, plaza entrances and other areas. Granite pavers are not slip-resistant and therefore should not be used in the place of concrete or stone pavers. Granite pavers should serve as decorative borders or in paving fields.

(4)

Poured-in-Place Pavements. The use of poured-in-place pavers that resemble concrete or stone payers shall incorporate monochromatic colors, rectangular forms and slip-resistant surfaces that contain proportional sizes and scale based on the type of landscaping.

(L)

Lighting. The use of lighting materials and fixtures that provide satisfactory levels of illumination in parking facilities, plazas and walkways must be sensitive to the location or their appearance in relation to nearby residential uses.

(1)

The Medical Enterprise Overlay Zone recommended standards include a COBRA style with a drop-down globe street light fixture or a tulip (acorn) shaped fixture. Lighting that conveys a warm, comfortable light and fosters a sense of neighborhood shall be installed along internal driveways, walkways, paths, in parking areas and in pedestrian plazas.

(2)

Lighting for the Medical Enterprise Overlay Zone shall meet the following foot-candle illumination level objective Provide one foot-candle in parking lots, near nighttime building entries, bus/van pick up locations, and outdoor seating areas and one-half foot-candle on walkways and pedestrian paths.

(3)

Lighting shall observe the following spacing fifty feet on center near building entrances and parking facilities, seventy feet on center along walkways and pedestrian paths and seventy to one hundred feet on center in other areas.

(4)

Accent lighting fixtures shall reflect consistency with landscaping treatment and be located at a scale that is appropriate for pedestrians.

(5)

Building architectural lighting in general should incorporate or be consistent with the Medical Enterprise Zone recommended standard(s). Variations from the Medical Enterprise Zone standard(s) shall be reviewed by the Planning Commission for structures that exceed $20,000 or twenty-five thousand square feet or by the Planning Division staff for structures that are exempt from Planning Commission review, to consider the architectural and landscape context and the availability of replacement parts and lamps.

(M)

Rooftop Equipment. All rooftop equipment must be organized. proportioned, detailed and screened with parapet walls that are colored or finished with materials that make them an integral element of a building.,

(N)

Fencing/Walls. The use of fencing shall ensure that nonresidential properties are integrated into a campus style of development yet still provide an appropriate barrier or separation from adjacent residential properties.

(1)

Solid masonry walls shall be discouraged in a front yard setback except when developed as perimeter parking lot walls per Section 12-55 of this Code or when a side property line directly abuts a property that contains exclusive residential uses.

(2)

Wrought iron, metal or other ornate open-work fencing that allows for the use of ivy, clematis and other clinging vines shall be utilized in the place of concrete walls.

(3)

Chain link and barbed wire fencing shall be prohibited.

(O)

Outdoor Furniture. The use of outdoor furniture shall ensure that appropriate location, material, color and finish for site furniture is attractive and that the furniture is functional for medical patients.

(1)

Benches. Benches shall consist of pre-cast concrete, teakwood with and without backs, and offer custom elements.

(2)

Pre-cast Concrete Bench. Benches constructed of precast concrete shall incorporate neoclassical or similar historical period elements.

(3)

Wood Bench. Benches constructed of wood shall be made of finished teak wood or unfinished teak wood with slats and mortis and tenon joinery that does not splinter or become unattached and that are bug-resistant and have a long composition life.

(4)

Waste and Recycling Containers. Waste and recycling bins shall be located inside of durable pre-cast concrete, teak wood, stone or metal ground mounted containers. Waste containers may be rectangular or circular in shape. Waste and recycling facilities shall be located in areas that do not interfere with building entrances, aesthetically complement building entrances, and that are located in areas where they ensure maximum use.

(5)

Bicycle Racks. Bicycle racks shall be located in an area that minimizes visual clutter and that does not interfere with pedestrian and vehicular circulation. The recommended standard bicycle rack shall consist of a continuous ribbon-style configuration constructed of two and three-eighths inch, Schedule 40 pipe, with galvanized finish. Bicycle parking areas shall be screened with hedges or walls when visible from a front property line.

(6)

Drinking Fountains. Drinking fountains shall consist of weather-resistant custom designed elements that incorporate building or outdoor furniture designs. Drinking fountains are optional on medical and non-medical sites that contain less than one acre but must be provided on any site that contains a minimum one acre.

(7)

News Racks, Picnic Tables. Other Outdoor Furniture. The use of news racks, picnic tables and other outdoor furniture shall be designed and located in areas that do not interfere with vehicular or pedestrian traffic and that do not aesthetically conflict with a building's design nor the use of standard outdoor furniture.

(8)

Outdoor Kiosks, Vending Uses. The use of outdoor kiosks, vending machines, and similar uses may be approved as part of a Special Use Permit application. The colors, building materials and location of such uses must be consistent with the design of uses in the Medical Enterprise Overlay Zone and cannot interfere with pedestrian or vehicular circulation.

(P)

Landscaping. Automatic irrigation systems are required for any proposed addition. enlargement, remodeling or alteration in the Medical Enterprise Overlay Zone. Landscaping and other forms of screening shall be provided around outdoor utilities, loading and mechanical areas, electrical conduits and other service and utility apparatus. All California native plants are drought-tolerant and may be utilized in combination with other drought-tolerant plant materials. Except for sod or grasses, other plant materials must be drought tolerant. Landscaping materials must be drought-tolerant plant materials that are fire-resistant. Although not all-inclusive the following plants are appropriate as drought resistant and fire retardant landscape materials:

Annuals	Perennials	Groundcovers and Vines	Trees	Shrubs
Ageratum	Daylily	English ivy	Eucalyptus	Glossy Abelis
Ornamental kale	Columbine	Periwinkle	Red Gum tree	White Forsythia
Cosmos	Oriental Poppy Coreopsis	Trumpet Honeysuckle	River Red Gum	Angelica Shrub
California Poppy Statice	Beebalm	Star Jasmine	Pineapple Guava	Lily-of^-the-Nile
Dusty Miller	Sea oats	Juniper	Common Fig	Manzanita
Pansy	Black-eyed Susan	Euonymus	Foothill Ash	Black Chokeberry
Gavania	Yarrow	Wisteria	Modesto Ash	Purple Chokeberry
Verbena	Aster	Bougainvillea	Flannel bush	Coastal Sage
Snap Dragons	Shasta Daisy	Madeira Vine	Australian Willow	Red Osier
Coleus	Purple Coneflower	Trumpet Creeper	Maidenhair Tree	Dogwood
Foxglove	Lavender	Lantera	Thornless Honey	Rosemary
Zinnia	Russian Sage	Canary Bird Flower	Silk Oak	Grevillea
Salvia	Sedum	Armand Clematis	California Juniper	Common Flannel Bush
Marigold	Iris		Sierra Juniper	Texas Ranger
Four o'clock Sunflower	Periwinkle		Weeping Rocky	Flax
Alyssum	Winter Savory		Goldenrail	Myrtle
	Our Lord's Candle		Red Cedar Juniper	Dusty Miller
	Ornamental Grasses		Osage Orange	Pink Indian Hawthorn
	Pampas grass		Olive	Fuchsia
	Fountain grass		Jerusalem Thorn	Flowering Rosemary
	Red-hot-poker		Black Locust	Armand Clematis
	Reed grass		Chinese Elm
	Miscanthus		Coast Live Oak
	Liriope

(1)

Backflow preventers and other public utility boxes and fixtures shall be screened where possible or shall be located on building areas that do not affect the aesthetic appearance of a building or property.

(2)

Drip and bubbler systems are to be used adjacent to building wall, and parking structures whenever feasible. Drip and bubbler irrigation fixtures shall be located a minimum of twenty-four inches from all walls.

(3)

Spray-type sprinklers shall be located a minimum of five feet from building walls and parking structures and shall be directed away from on-coming pedestrian traffic.

(4)

Irrigation lines must be buried and fixed irrigation risers are prohibited.

(5)

A minimum of fifty percent of all trees on-site must be winter deciduous such as evergreen trees.

(6)

A minimum of fifty percent of all trees must be shade-bearing trees.

(7)

Landscaping shall be designed to encourage pedestrian and vehicular circulation between adjoining, abutting or adjacent non-residential properties.

(Ord. 08-26 12-16-08; Ord. 20-06 1-28-20; Ord. 22-09 4-19-22)