The O-P (Office Professional) Zone provides for the development of professional offices and incidental commercial and light manufacturing uses that maintain the goals of the employment/technology land use designation of the General Plan. This zone promotes the revitalization of O-P zoned areas into business/technology centers. Development within this zone is focused on the implementation of the following regulations and policies:
(A) 
To allow for commercial, light manufacturing, research and development, and professional office uses in business park settings.
(B) 
Educational facilities considered appropriate include technical schools and similar facilities supporting businesses within the district.
(C) 
Warehousing, freight terminals, and heavy manufacturing are expressly prohibited, and wholesaling activities are permitted only on a limited, restricted basis.
(D) 
Minimize heavy truck traffic and excessive noise in this district.
(Ord. 2097 § 3, 2013)
(A) 
Permitted Uses. The land uses listed in Table 21.12(A) are permitted in the O-P zone as indicated in the column adjacent to each use. Where indicated with a "P" the use is permitted. Where indicated with an "X" the use is expressly prohibited. The letter "A" indicates the use is permitted only as an accessory use. The letter "C" indicates the use is conditionally permitted subject to the approval of a conditional use permit. The letter "L" indicates the use is permitted subject to limitations described in Section 21.12.030.
(B) 
Every use permitted in the O-P Zone must comply with the following:
(1) 
All uses must be conducted totally within a completely enclosed building.
(2) 
Outdoor storage is prohibited.
(3) 
Loading is prohibited in any required front, side or rear yard setback area.
(4) 
Loading is prohibited in any required side or rear yard.
(5) 
Overnight parking of vehicles, except those used in conjunction with a permitted use, is prohibited.
(6) 
Driveways cannot exceed 30 feet in width or 60% of the lot frontage.
(7) 
Where an O-P zoned lot is adjacent to an R zoned lot, no openings in any building on the O-P zoned lot shall be permitted within 100 feet of the R zoned lot.
(8) 
No use is permitted which produces or causes or emits any dust, gas, smoke, glare, heat, noise, fumes, odors, electromagnetic emanations or vibrations which are or may be detrimental to the safety, welfare, health and peace of the city and its residents.
Table 21.12(A) Permitted Uses in Office Professional (O-P) Zone
Legend:
A
As an accessory use only
C
Permitted subject to approval of a conditional use permit
L
Permitted subject to limitations or special standards
P
Permitted
X
Expressly prohibited
Use
 
Provisions
Eating & Drinking Establishment
Alcohol sales (off-sale or on-sale liquor)
L
Subject to standards set forth in § 21.12.030(A)
Café
P
 
Restaurant
P
 
Restaurant, fast food
P
 
Retail eating establishment
P
 
Outdoor dining
A
Subject to standards set forth in § 21.12.030(G)
Educational Facilities
School, vocational or trade school
C
 
Entertainment/Cultural (Other)
Adult oriented business
C
Subject to regulations set forth in this title
Amusement or game arcade
C
 
Auditorium
C
 
Commercial recreation – Indoor
C
 
Commercial recreation – Outdoor
C
 
Drive-in or open-air theater
C
 
Internet arcade
C
Subject to standards set forth in § 21.10.240
Karaoke
C
Permitted only as an accessory use to a restaurant
Race track and rodeo
C
 
Stadium
C
 
Manufacturing
Assembly/light manufacturing
P
No raw materials. Assembly of prefabricated items only.
Computer assembly
P
 
Draying, freighting or trucking terminal
X
 
Foodstuffs—Processing, packaging and distribution
P
Except meat and fish products, sauerkraut, vinegar, yeast or the rendering or refining of fats and oils.
Garment manufacturing
P
 
Heavy manufacturing
X
As defined in § 21.04.549
Manufacturing units shared by more than one independently owned business enterprise
X
 
Printing, publishing, bookbinding
P
 
Processing, packaging and distribution
P
 
Sign manufacture, painting, fabrication, maintenance shop
P
Assembly of materials only.
Welding
X
 
Wholesale bakery
P
 
Wood products manufacturing
X
 
Upholstering of furniture
P
Within a completely enclosed building; cannot involve furniture building.
Office
Administrative office
P
 
Data processing facility
P
 
Medical office/clinic
X
 
Professional offices
P
 
Research and development
P
 
Retail
Major development
C
Subject to provisions set forth in §§ 21.10.220 and 21.32.010
Bakery
P
 
Bakery wholesale
P
 
Wholesale
L
Subject to provisions set forth in § 21.12.030(J).
Service
Alcoholism hospital
C
 
Animal hospital
P
In a completely enclosed soundproof building
Animal shelter
C
 
Appliance repair
P
 
Automobile repair
P
Conducted entirely within an enclosed building
Automobile upholstery
P
Conducted entirely within an enclosed building
Automobile parts & accessories reconditioning, repair
P
Conducted entirely within an enclosed building
Carpet cleaning
P
 
Cemetery
X
 
Day care center
C
 
Dry cleaning or laundry facility
P
 
Dry cleaning or laundry plant
P
 
Fitness center (5,000 sq. ft. or less)
L
Subject to the standards set forth in § 21.12.030(C)
Fitness center (greater than 5,000 sq. ft.)
C
 
Freight terminal
X
 
Government or public facility
C
Except those owned or operated by the City
Hospital, including psychiatric
C
Not including medical marijuana dispensaries
Hotel
L
Subject to provisions set forth in § 21.12.030(D)
Kennel/animal boarding
L
Subject to provisions set forth in § 21.12.030(E)
Massage establishment
L
Subject to provisions set forth in § 21.12.030(F)
Newspaper distributor
C
 
Parking lot/structure
L
Subject to provisions set forth in § 21.12.030(H)
Public storage (mini-storage)
C
 
Public utility facility
C
Utilities operated by mutual companies or agencies and cable television except as follows:
(A) Any public utility facility for which a building permit is not required pursuant to the City's building regulations; and
(B) Any public utility facility which is designated as a permitted use in a specific zone
Service station
C
Subject to provisions of § 21.10.250
Tattoo parlors and body piercing shops
L
Subject to provisions set forth in § 21.12.030(I)
Towing
C
Subject to provisions of Ch. 21.32
Vehicle storage
C
Subject to provisions of Ch. 21.32
Warehousing and storage
X
 
Wireless communication facility
L
Subject to the provisions set forth in Ch. 21.34
Additional Uses
Barbed wire (includes cyclone fencing and the like)
X
Attached to a wall or fence.
Buildings exceeding height limit
C
 
Commercial units shared by more than one independently owned business upon a finding of compatibility of uses.
C
Sexually oriented businesses shall be deemed as incompatible with other uses, and therefore prohibited as a shared use.
Dump, inert solid fill
X
 
Dump, rubbish and refuse
X
 
Quarry
X
 
Radio or television broadcast studio
C
 
Radio or television tower and transmitter
C
 
Recycling centers
C
 
Refuse collection service yard
C
 
(Ord. 2097 § 3, 2013; Ord. 2135 § 7, 2016; Ord. 2203 § 2, 2021; Ord. 2247, 9/4/2024)
The land uses listed in Table 21.12(A) and designated with the letter "L" or "A" are subject to the standards set below.
(A) 
Alcohol sales (on-site and off-site liquor) are permitted as an accessory use to a restaurant and subject to the approval of a conditional use permit and standards set forth in Section 21.10.230.
(B) 
Fitness Center (Greater than 5,000 Square Feet). Permitted upon compliance with the following standards:
(1) 
A business description must be submitted to and approved by the City Planner or designee. The business description must include, without limitation, the following:
(a) 
Business Summary. Indicate the nature of the business and if lessons, classes or any similar activities are to take place in conjunction with the exercise facility.
(b) 
Number of Employees and Clients. Indicate the number of employees and their positions as well as the projected number of clients expected at the peak of operation.
(c) 
Hours of Operation. Indicate all hours that the exercise facility be open for business. When applicable, a detailed schedule of classes/lessons to be offered at the facility must be submitted to the City Planner or designee.
(2) 
Modifications to an approved business description are subject to review and approval by the City Planner.
(C) 
Hotel, Motel and Extended Lodging Facilities. Permitted subject to the following standards:
(1) 
All hotels, motels, and extended lodging facilities are not single room occupancy or boarding houses.
(2) 
All hotels, motels, and extended lodging facilities are subject to a conditional use permit approved by the Planning Commission and must comply with the following standards in addition to any conditions imposed by the Planning Commission.
(a) 
The minimum lot size for a hotel or extended lodging facility is one acre, with a minimum of 100 rooms. The minimum room size for a hotel and extended lodging facility is 300 square feet. There must be a minimum of 25 square feet per guest room or meeting space for a full service hotel.
(b) 
Extended lodging facilities must provide a 24 hour per day on-site supervisor, as designated by the owner/operator.
(c) 
Hotels and extended lodging facilities must provide interior access to rooms. Motels can have access from walkways or the parking lot.
(3) 
Adequate parking must be provided on site as required by this title, Off-Street Parking Regulations.
(4) 
An application for a conditional use permit for a hotel, motel, or extended lodging facility must be accompanied by a report with the following information.
(a) 
Number of hotel, motel, and extended lodging facility rooms available in the City and within three miles of the proposed site.
(b) 
Current rates structure of existing facilities in the City and within three miles of the proposed site.
(c) 
Proposed rate structure, including term (daily, weekly, etc.).
(5) 
Kitchens, kitchenettes and other cooking facilities are not permitted with hotel or motel units except the manager's unit.
(6) 
Leases and rental agreements of any duration are prohibited.
(7) 
Hotels, motels, and extended lodging facilities cannot be used for a mailing address, voter registration, school registration, or listed for a personal phone number.
(8) 
No existing hotels or motels can be converted to an extended lodging facility.
(9) 
Hotels, motels, and extended lodging facilities cannot be used for long-term occupancy for uses and facilities such as apartments, community care facilities, congregate care facilities, boarding houses, and other similar uses and facilities.
(10) 
Hotels and motels may have a maximum length of stay of 14 days with a five-day interruption required before commencement of each such subsequent stay, and a maximum length of stay in any room of 30 days in any 90 day period.
(11) 
Extended lodging facilities may have a maximum continuous length of stay as defined in Section 21.04.382 of this code.
(12) 
No hotel, motel, or extended lodging facility can solicit or accept advance payment for more than seven days lodging.
(13) 
Compliance with the foregoing limitations will be determined on a year-to-year basis, based on average guest length of stay throughout each 12 month period of operation on the applicable hotel, motel, or extended lodging facility.
(14) 
Operators of hotels, motels, and extended lodging facilities must provide the City with rental receipts, and related, pertinent information, within three days after request by any City official.
(D) 
Kennel/Animal Boarding. Permitted upon compliance with the following standards:
(1) 
The kennel may provide temporary shelter for cats and dogs only. Separate areas must be designated for each species.
(2) 
Must maintain a minimum distance of 1,000 feet from any dwelling.
(E) 
Massage Establishment. Permitted in compliance with the following standards:
(1) 
All practitioners of foot or body massage must be licensed by the California Massage Therapy Council.
(2) 
All massage establishments are subject to the approval of a conditional use permit and must comply with regulations set forth in Chapter 5.28, Massage.
(F) 
Outdoor Dining. Permitted as an accessory use upon compliance with the following standards:
(1) 
Primary business must be a restaurant, café, or retail eating establishment.
(2) 
A site plan must be submitted to and approved by the City Planner.
(a) 
Dining area must be clearly indicated and separated from any parking areas. Dining area may not be located within vehicle back-up areas.
(b) 
Dining area must be provided with a rail or decorative barrier to clearly identify and separate the outdoor dining from adjacent rights-of-way. Decorative barrier shall be subject to review and approval of City Planner.
(c) 
If outdoor dining is adjacent to off-street parking, then a decorative barrier must be placed between dining and parking areas.
(3) 
An encroachment permit must be obtained from the Public Works Department if the proposed dining area is located in the public right-of-way. A minimum width of five feet must be maintained between the curb face, street tree, or any appurtenances in the right-of-way and edge of dining area.
(G) 
Parking Lot/Structure. Permitted as primary or accessory structure, upon compliance with this title, Off-Street Parking Regulations.
(H) 
Tattoo Parlors and Body Piercing Shops. Every tattoo/body piercing studio shall be subject to the following in addition to all other requirements of law:
(1) 
The exterior walls of any establishment in the O-P Zone shall be located more than 1,000 feet from the exterior walls of any other tattoo/body piercing establishment.
(2) 
The operator of the tattoo/body piercing establishment shall obtain and maintain in compliance all permits required by the County of Los Angeles, Department of Public Health.
(3) 
Tattoo/body piercing establishments shall not operate between the hours of 10:00 p.m. and 10:00 a.m.
(4) 
Live animals, except for service animals, shall not be allowed on the premises.
(5) 
Once established, tattoo/body piercing establishments shall not be permitted to expand into another tenant space or building or otherwise on the site or any contiguous site, or to establish additional locations within the City.
(I) 
Wholesale. Storage of merchandise being sold from the premises is permitted provided the wholesaler's office and/or showroom for the stored merchandise is in the same building, the storage area does not exceed 49% of the floor area of the building, and the office and/or showroom for the wholesale establishment is a separate room with direct access to the exterior of the building.
(J) 
Wireless Communication Facilities. Wireless communication facilities are subject to either a conditional use permit pursuant to Chapter 21.34, Wireless Communication Facilities.
(Ord. 2097 § 3, 2013; Ord. 2120 § 6, 2015; Ord. 2135 § 8, 2016; Ord. 2247, 9/4/2024)
The uses designated with a "C" in Table 21.12(A) are subject to the regulations and criteria for the consideration and issuance of a conditional use permit as set out in Chapter 21.32, Permit Procedures—Generally.
(Ord. 2097 § 3, 2013)
All premises in the O-P Zone must comply with Section 21.10.065, Property Maintenance.
(Ord. 2097 § 3, 2013)
All premises in the O-P Zone must comply with the following standards of development as set out in Table 21.12(B) and Section 21.12.050.
Table 21.12(B) Standards of Development
Lot Size
Minimum
Area
14,000 sq. ft.
Width
80 ft.
Depth
175 ft.
Setbacks
 
Front
15 ft. landscaped
Side/Rear
 
Adjacent to Street
15 ft.
Adjacent to any C or O-P Zone
0 ft.
Building Height
35 ft. (max)
Floor Area Ratio (FAR)
0.65 (max)
(Ord. 2097 § 3, 2013)
(A) 
When adjacent to an R zone, the yard must be at least 50 feet in depth, plus five feet in depth for each story above one story of building or each 10 foot increment above 15 feet in height of building on the O-P zoned lot. The yard may be used for parking.
(B) 
Nonconforming Lots. Where lots, at the effective date of the ordinance codified in this title, have a depth of less than 125 feet, and where adjacent to an R zone, the following must be provided:
(1) 
The minimum required yard depth must be equal to 20% of the lot depth.
(2) 
A six-foot-high masonry wall must be erected along the zone boundary line, and a row of closely spaced trees is planted adjacent to the wall subject to the approval of the City Planner.
(Ord. 2097 § 3, 2013)
When side or rear yards are adjacent to an R zoned lot, the following buffering must be provided and maintained:
(A) 
In areas where the level portions of the respective lots as indicated on the approved grading plan(s) are separated by more than 15 feet in a vertical dimension, a row of 24 inch box size trees minimum at the time of planting, including interspersed buffer shrubs, must be planted as determined by the City Planner. Landscaping of the slope, the type and location of which must be provided by the applicant and approved by the City Planner, except where the difference in elevation exceeds 50 feet, and slopes are planted and maintained in accordance with plans approved by the City Engineer;
(B) 
In areas where less than 15 feet of vertical dimension separates the two lots and the residential is the lower lot, or where the lots are level (less than five feet of vertical separation), a maximum 10 foot raised earthen berm, fully landscaped and subject to the City Planner's approval, must be located adjacent to the zone boundary or property line, to provide a minimum difference in elevation between the top of the berm and the residential lot of 10 feet (See Figure 21.12(B));
Figure 21.12(B) Earthen Berm Level or Less than Five Feet Vertical Separation
-Image-19.tif
(C) 
In areas where more than five feet but less than 15 feet of vertical dimension separates the two lots and the O-P zoned lot is the lower lot, a minimum five-foot, maximum six-foot-high decorative block wall must be located adjacent to the zone boundary or property line, and a row of trees (including interspersed buffer shrubs), as determined by the City Planner;
(D) 
All such required landscaped buffering must be provided with adequate and permanent sprinkler or irrigation systems, subject to the approval of the City Engineer;
(E) 
Exception. Where a single parcel of land is developed or a number of contiguous parcels of land are developed concurrently where more than one of the subsections (A), (B), or (C) of this section would apply to the parcel or parcels, the buffering may, upon application of the property owner, be subject to a precise plan which must be approved by the Planning Commission in the manner provided in Chapter 21.32, Permit Procedures—Generally, or where development of the parcel(s) is subject to the Subdivision Map Act regulations, the specific plan (or precise plan) may be provided as a condition of approval for either a parcel or tentative map.
(Ord. 2097 § 3, 2013; Ord. 2189 § 2, 2020)
For O-P zoned lots with side or rear yards that are adjacent to an R zoned lot, the following buffering provisions must be provided and maintained:
(A) 
Landscaping, irrigation and maintenance plans is required and the plans are subject to approval of the Planning Commission under the provisions of Chapter 21.36. The plans must incorporate, without limitation, 15 gallon minimum trees at time of planting, interspersed shrubs, ground cover, raised earthen berms and automatic sprinkler systems. The City may require the maintenance plan to include a bona fide service agreement with a City licensed landscaping service business. Maintaining an active service agreement on file with the Community Development Department is the responsibility of the owner of the subject property or by his or her authorized agent.
(B) 
All landscaped areas and easements must be maintained in good condition, weed and disease free, and in compliance with Chapter 4.30, Public Nuisances.
Notwithstanding any other provisions of this title, all O-P zoned lots that abut an R zone and do not have landscaping, irrigation and maintenance plans that have been approved by the Planning Commission pursuant to requirements of Chapter 21.36 must submit a landscaping, irrigation and maintenance plan for Planning Commission approval within six months of the effective date of the ordinance codified in this chapter.
(Ord. 2097 § 3, 2013; Ord. 2129 § 5, 2016; Ord. 2181 § 3, 2020)
All premises in the O-P Zone must comply with Section 21.10.160, Landscaping Maintenance.
(Ord. 2097 § 3, 2013)
(A) 
Each O-P zoned lot must have and maintain off-street parking and loading facilities as required by this title, Off-Street Parking Regulations.
(B) 
Loading space must be provided for each use as specified in this title, Off-Street Parking Regulations. No loading is permitted in required yard areas.
(Ord. 2097 § 3, 2013)
Except as otherwise provided in this title, the following standards apply:
(A) 
Where any part of the front yard or street side yard of a O-P zoned lot is used for parking or loading, a masonry wall compatible in color with the commercial building and/or sight-obscuring hedge a minimum of three feet in height must be erected and maintained within a landscaped area a minimum of three feet in width adjacent to the sidewalk at the front or side yard property line as required by this title.
(B) 
When any O-P zoned lot has a common side or rear lot line with any R zoned property, a six-foot solid decorative masonry or concrete block wall compatible in color with the commercial building must be constructed and maintained along all such common side or rear lot lines. Where an easement exists, abutting the common property line, the decorative wall may be constructed along the boundary of the easement on the commercial lot. A minimum three-foot wide landscaped planter with automatic irrigation system must be placed adjacent to the wall, planted with trees, shrubs, ground cover and vines. Where a parking lot on the O-P zoned lot abuts an R zoned lot, the additional parking lot landscaping requirements of this title applies.
(C) 
Where a retaining wall protects a cut below the natural grade, and is located within three feet of a property line separating lots, such retaining wall may be topped by a fence, wall or hedge of the same height that would otherwise be permitted at the location as if no such retaining wall existed.
(D) 
The following materials are prohibited:
(1) 
The use of barbed wire (which includes cyclone fencing and the like), electrified equipment except motorized equipment specifically designed to open and close gates or chicken wire in conjunction with any fence or wall by itself.
(2) 
Chain-link fencing along the front property line of all O-P zoned lots.
(E) 
The provisions of this section do not apply to a fence or wall required by any regulation of the State or other public agency.
(Ord. 2097 § 3, 2013)
All lots must be provided with facilities for the storage and collection of trash as follows:
(A) 
Trash enclosures must be located such that, sight distances, circulation, parking space access and driveway access are not impeded. The location and size of enclosures is subject to approval by the City Planner.
(1) 
Enclosures must be located no closer than five feet from buildings and structures on site.
(2) 
Adequate vehicular access to and from such trash area must be provided to facilitate collection by the trash hauler.
(B) 
Trash enclosures must be designed to fit the standardized container as provided by the trash hauler.
(1) 
The interior dimensions of the enclosure must be a minimum of four feet in depth by seven feet in width.
(C) 
Any outdoor trash facility must have three solid walls with a solid, decorative, self-closing gate, of the same height, enclosing the fourth side to allow access. A solid cover must be provided over the enclosure comprising of a durable, decorative non-combustible material.
(1) 
The walls and gate must be a minimum of five feet in height. The total height of the enclosure, with the roof, cannot exceed nine feet.
(2) 
The walls must be constructed of non-combustible materials with either decorative concrete block or precision block stucco finished with a decorative trim cap.
(D) 
The enclosure must incorporate primary design features of the main building, including color and finish of the enclosure.
(E) 
Trash enclosures must be maintained in a closed manner at all times to prohibit visibility of trash container from public rights-of-way or adjacent property. See Figure 21.10(B).
(F) 
Notwithstanding any other provision of this title, all existing uses, buildings and structures in the O-P Zone, which do not conform with this section must provide a fully enclosed trash enclosure within 12 months of the effective date of this chapter, unless providing such trash enclosure will eliminate any existing required off-street parking spaces.
(Ord. 2097 § 3, 2013)
Each O-P zoned lot which has compressors, air-conditioning units or similar mechanical equipment, located on the roof and outside of the exterior walls of any building, must comply with the following:
(A) 
Ground-Mounted Equipment. All such mechanical equipment must be fully screened from view from the public right-of-way. Location is subject to the approval of the City Planner.
(B) 
Roof-Mounted Equipment. All such mechanical equipment must be fully screened from view from the public-right-of-way and from the view of nearby residential properties. All such equipment must be maintained in a clean and proper condition to prevent a collection of litter and filth and to avoid the emission of unnecessary noise, dust or fumes.
(Ord. 2097 § 3, 2013)
All outdoor lighting must be located and shielded so as to prevent the direct spillage of light or glare onto adjacent lots and streets.
(A) 
Areas of open parking must be illuminated to provide an average lighting level of no less than two foot-candles, and a minimum individual lighting level of no less than one foot-candle.
(B) 
All parking garage structures must be illuminated to provide an average lighting level of no less than five foot-candles, and a minimum individual lighting level of no less than two foot-candles.
(C) 
Any lighting used to illuminate off-street parking or loading facilities must be arranged to reflect the light away from abutting streets or properties. The intensity and design of lighting must be approved by the City Planner and be maintained in good working condition at all times.
(Ord. 2097 § 3, 2013)
Before the submission of plans to the building department, for a plan check or an application for a building permit for the construction of four or more places of business on one lot, or for the development of any lot or parcel more than one acre in size in the O-P Zone, the provisions of Chapter 21.36 hereof, with regard to site development plans for design review, must be complied with.
(Ord. 2097 § 3, 2013)
Where site plan review is requested before making formal submission of entitlement applications, the applicant must submit to the City Planner an application, the required number of site plan copies and a fee, in an amount which must be determined by resolution of the City Council. The applicant must prepare for review and discussion at a meeting with staff. The site plan submittal must provide the following:
(A) 
A preliminary site plan drawn at a minimum scale of one-eighth inch equals one foot showing the entire lot or lots with all existing and proposed structures, parking areas, driveways, walkways, walls, and landscaped areas, with dimensions shown for these features, lot lines, easements and setbacks;
(B) 
Preliminary building floor plans at a minimum scale of one-quarter inch equals one foot showing use of spaces and locations of entrances, windows, and special features such as courtyards;
(C) 
Preliminary building elevations at the same scale as provided for in subsection (B) of this section showing windows, awnings, signage, suggested building materials and colors, and any sections needed to explain below-ground spaces such as garages;
(D) 
All plans, elevations, and sections should identify the applicant, the preparer of the plans, scale, and date, and be drawn to fit on 18 inch by 24 inch or no greater than 24 inch by 36 inch paper;
(E) 
The intent of this review is for discussion purposes only. Therefore, drawings do not need to be prepared in finished, presentation quality form.
(Ord. 2097 § 3, 2013)