HomeMy Public PortalAbout22-2207 - Approving the District at South Bay Specific Plan Amendment (SPA No. 27-2021), to Modify Permitted USes, Development Standards, Design Features, and Opertional CharacteristicsORDINANCE NO. 22-2207
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CARSON, CALIFORNIA, APPROVING
THE DISTRICT AT SOUTH BAY SPECIFIC PLAN AMENDMENT (SPA NO. 27-2021), TO MODIFY
PERMITTED USES, DEVELOPMENT STANDARDS, DESIGN FEATURES, AND OPERATIONAL
CHARACTERISTICS.
WHEREAS, there is a 157-acre site generally located southwest of the Interstate 405 (1-405) Freeway
(the San Diego Freeway) and north of the Avalon Boulevard interchange at 20400 Main Street in the City of
Carson ("Project Site"), which includes the former Cal-Compact Landfill also referred to herein as the “157
Acre Site” and / or the "Project Site") that operated as a Class II landfill from 1959 until 1965; and
WHEREAS, the “Project” constitutes a modification to the permitted land uses and development
standards for Planning Area 3 of the 157 Acre Site that is currently subject to The District at South Bay
Specific Plan (the “2018 Specific Plan”; such specific plan as amended concurrent with this Resolution, the
“Specific Plan” or “Specific Plan Amendment”); and
WHEREAS, the Project requires a General Plan Amendment to change the existing General Plan land
use designation of a 73.53-acre portion of the 157 Acre Site (referred to as “Planning Area 3(a)” and/or “
(PA3(a) ” under the Specific Plan) from Commercial Marketplace (CM) to Light Industrial (LI) and to remove
the requirement that Lenardo Drive be designed as a Major Highway under the existing General Plan; and
WHEREAS, Planning Area 3(a) of the Specific Plan will include a maximum of 1,567,090 square feet of
light industrial development including 75,000 of supportive office uses under a Light Industrial (LI) General
Plan designation within PA3(a), and will also include approximately 0.62-acre parkway space that will include
shade trees and native planting, a meandering walking path, and a sidewalk along the south side of Lenardo
Drive along PA3(a); and
WHEREAS, the proposed amendment to the General Plan is considered a “project” as defined by the
California Environmental Quality Act, Public Resources Code §21000 et seq. (“CEQA”); and
WHEREAS, the City, as the Lead Agency, has analyzed the Specific Plan Amendment and has prepared
a supplemental environmental impact report (“2022 SEIR”) to the 2018 FEIR (as defined below) to evaluate
the changes proposed by the Project in comparison to the development proposed by the 2018 Specific Plan
(which was previously evaluated under that certain Final Supplemental EIR (State Clearinghouse Number )
(the “2018 FEIR”) and in order to evaluate and provide a comparison of the impacts of the proposed
modified Project as compared with the approved development allowed under the Project 2018 Specific Plan
evaluated in the 2018 FEIR; and
WHEREAS, The District at South Bay Specific Plan regulated the process of amendment of the Specific
Plan of said Specific Plan by processing said amendment “in accordance with the applicable provisions of
state law provided in California Government Code sections 65450, et seq.
The procedure in Section 9172.11 of the CMC shall be followed for hearing, notice and decision of a Specific
Plan Amendment by the Planning Commission and City Council.”; and
WHEREAS, on April 18, 2022, the Planning Commission, after giving notice pursuant to Government
Code Sections 65090, 65091, 65092 and 65094, (i) held a special public hearing for Development Agreement
ORDINANCE NO. 22-2207
Page 1 of 7
No. DA 29-2021, Specific Plan Amendment No. SPA 27-2021, General Plan Amendment No. GPA 118-2021,
Site Plan and Design Review No. DOR 1877-2022, Vesting Tentative Tract Map No. VTTM 83481, and
Supplemental Environmental Impact Report for The District at South Bay Specific Plan, State Clearinghouse
No. 2005051059 (the "SEIR"); and (ii) adopted Resolution No. 22-2830 Approving Site Plan and Design Review
No. DOR 1877-2022, Vesting Tentative Tract Map No. VITM 83481, certifying Supplemental Environmental
Impact Report, adopting CEQA Findings of Fact and a Statement of Overriding Considerations for The District
at South Bay Specific Plan, State Clearinghouse No. 2005051059, and (iii) Adopted Resolution 22-2831
Recommending City Council Approval for Development Agreement No. DA 29-2021, Specific Plan
Amendment No. SPA 27-2021, General Plan Amendment No. GPA 118- 2021. The Planning Commission's
decision was appealed; and
WHEREAS, on April 21, 2022, an application for an Appeal was filed to appeal the Planning
Commission’s decision to approve Resolution 22-2830 (1) adopting the Findings required by CEQA Guidelines;
(2) certifying the 2022 to the Final EIR (SCH No. 20050551059) for the District at South Bay Specific Plan; (3)
adopting a Mitigation Monitoring and Reporting Program, (4) adopting a Statement of Overriding
Considerations; and (5) approving Site Plan and Design Review No. DOR 1877-2021 and Vesting Tentative
Tract Map No. VTTM 83481; and
WHEREAS, pursuant to California Government Code Sections 65867 and 65090, the City of Carson on
April 22, 2022, published a legal notice of the public hearing regarding Specific Plan Amendment No. 27-2021,
General Plan Amendment No. GPA 112-2021 and Development Agreement No. DA 29-2021, to be held by the
City Council on May 3, 2022. In addition, on April 21, 2022, a public hearing notice was mailed to each
property owner within an expanded radius of 2,000 feet of the Project site, indicating the date and time of
the public hearing in accordance with state law; and
WHEREAS, the City Council consideration of the provisions of Specific Plan Amendment No. 27-2021,
General Plan Amendment No. GPA 112-2021 and Development Agreement No. DA 29-2021 at the public
hearing on May 3, 2022, was continued to May 23, 2022, and the meeting adjourned to a following regular
City Council meeting on May 23, 2022; and
WHEREAS, the City Council considered and (1) approved Ordinance No. 22-2207 adopting Specific
Plan Amendment No. 27-2021; at a duly noticed public hearing on May 23, 2022, and all interested parties
were given an opportunity to be heard, and thereafter introduced this Ordinance; and
THE CITY COUNCIL OF THE CITY OF CARSON, CALIFORNIA, ORDAINS AS FOLLOWS:
ORDINANCE NO. 22-2207
Page 2 of 7
Section 1. RECITALS. The above recitals are true and correct and incorporated fully herein.
Section 2. CEQA FINDINGS. The 157 Acre Site was previously analyzed for
development pursuant to: (1) a Final Environmental Impact Report for the Carson Marketplace Specific Plan
(SCH No. 2005051059), which was certified by the City of Carson on February 8, 2006 (2006 FEIR); (2)
Addendum 1 to the 2006 FEIR, which was approved in March 2009; and (3) a Supplemental Environmental
Impact Report, which was certified by the City on April 3, 2018 (2018 SEIR). A Supplemental Environmental
Impact Report, was certified by the Planning Commission on April 18, 2022 (2022 SEIR). The Planning
Commission certification of the 2022 SEIR was appealed on April 21, 2022. The 2022 SEIR was considered by
the City Council on May 23, 2022 and the City Council approved Resolution No. 22-085 (1) adopting the
Findings required by CEQA Guidelines;
(2) certifying the 2022 to the Final EIR (SCH No. 20050551059) for the District at South Bay Specific Plan; (3)
adopting a Mitigation Monitoring and Reporting Program, (4) adopting a Statement of Overriding
Considerations; and (5) approving Site Plan and Design Review No. DOR 1877-2021 and Vesting Tentative
Tract Map No. VITM 83481. The Project and the 2022 SEIR are consistent with the analysis under the 2006
FEIR and 2018 SEIR, but the physical changes being described in the 2022 SEIR apply only to the 84 acres
south of Lenardo Drive. The Specific Plan Amendment was expressly included within the scope of the project,
and was environmentally assessed in the SEIR.
Section 3. FINDINGS. Pursuant to Government Code Sections 65864 through 65869.5
and in light of the record before it including the staff report (and all attachments), and all evidence and
testimony heard at the public hearing for this item, and in light of all evidence and testimony provided in
connection with the SEIR and the Entitlements, and consistent with the findings and recommendations of the
Planning Commission as set forth in Resolution No. 22-2831, the City Council makes the following findings
pertaining to Specific Plan Amendment No. SPA 27- 2021:
a) The Specific Plan Amendment is consistent with and furthers a number of goals and objectives
identified in the City's General Plan. The Project proposed by the Specific Plan Amendment
represents a productive reuse of a brownfield site that is compatible with surrounding uses, and
offers Carson residents new opportunities for residential, retail, light industrial, open space and
amenity uses and employment. The cumulative, 168-acre project features up to 1,550 residential
units, with 1,250 permitted in Planning Area 1 south of Del Amo, bringing needed housing to the
City and generating a unique mixed- use environment that can serve as a signature project for
Carson. The City's General Plan also envisions an expanded commercial base, including
encouraging specialty retail development. Further detailed findings of consistency between the
Project and the General Plan are an appendix to the SEIR, which findings and supporting
evidence has been previously certified by the Planning Commission.
1. The Project is consistent with General Plan Goal LU-1, Productive reuse of “brownfield” site.
The Project would put to productive reuse a contaminated, former landfill/brownfield site
through site remediation consistent with the approved
ORDINANCE NO. 22-2207
Page 3 of 7
Remedial Action Plan (RAP) and under the oversight of the DTSC. The 2021 Project would
enable the full remediation of the Project Site and would contain a mix of uses that would be
sufficient to fund ongoing and future operation and maintenance (O&M) costs, which has
long been the goal of the City and the CRA (the owner of the Project Site).
The Project is consistent with General Plan Goal LU-5.2 Implement and expand strategies to
market, attract, and/or retain retail commercial areas and encourage businesses to
participate. The Project would establish the Project Site as a signature development along the
| 405 Freeway, with nearby access to both the | 405 Freeway and the Harbor Freeway (I 110
Freeway). The Project would offer high visibility in a new, planned development. It would
include commercial uses within PA2 adjacent to the | 405 Freeway that would attract visitors
and meet the needs of local population. In addition, the Project would include the Carson
Country Mart, an approximately 11.12- acre publicly accessible area in PA3(b) that would
include community commercial uses and other recreational amenities.
The Project is consistent with General Plan Goal LU-5.3 to identify unique economic
Opportunities, such as niche markets, that will allow the City to capitalize on its location, its
cultural diversity, and the tourism industry in the region. The Project would provide a mix of
uses in a prime location visibly noticeable along the | 405 Freeway corridor. The 2021 Project
would include residential, commercial, and light industrial uses. In addition, the 2021 Project
would provide approximately 11.12 acres of passive and active spaces with local serving
commercial uses in the Carson Country Mart. The 711,500 sf of commercial uses within PA2
and the 33,800 sf of commercial uses within PA3(b) would provide a mix of visitor and local
serving uses that would create an opportunity to support a large range of uses and would
provide a regional destination.
The Project is consistent with General Plan Goal LU 6.2 Achieve a sustainable land use
balance through provision of incentives for desired uses; coordination of land use and
circulation patterns; and promotion of a variety of housing types and affordability. The
Project would provide a mix of residential, commercial, and light industrial uses with an
integrated design and a circulation system that coordinates the land uses and access.
The Project is consistent with General Plan Goal LU-7.3 to promote the use of buffers
between more intensive industrial uses and residential uses. The Project would include light
industrial uses within PA3(a), which is located across Lenardo Drive from the residential uses
proposed within PA1 and across the Torrance Lateral from the existing off-site residential
uses to the west and south of the Project Site. Lenardo Drive would be approximately 80 feet
in width, and the light industrial buildings within PA3(a) would maintain a variety of setbacks
from the property line along the Torrance Lateral. The setbacks would be 55.5 feet at
Building F; 70 feet at Building D (with the implementation of Mitigation Measure B-1); and
113 feet at Building A. In addition,
ORDINANCE NO. 22-2207
Page 4 of 7
the Torrance Lateral would provide an additional buffer of 75 feet from the property line to
the nearest off-site residential uses. The loading areas would be screened by the orientation
of the building and/or the installation of sound walls, as well as landscaping. Therefore,
buffers between the light industrial uses and adjacent residential uses (both on and off site)
would be provided. Additionally, the conditions of approval impose nighttime operational
restrictions in the buffer areas located nearest to residential sensitive receptors.
b) The District at South Bay Project will further the public health, safety and welfare through the
remediation and development of a former landfill site.
c) The Specific Plan Amendment No. SPA 27-2021 complies with Government Code Section 65451
d) The approval of the Amended Specific Plan for the District at South Bay Project, which will allow
for the orderly development of the largest vacant parcel within the City of Carson, are in
conformity with public convenience and good land use practices, will not adversely affect the
orderly development of property and will not adversely affect property values.
Section 4. SEVERABILITY. If any section, subsection, sentence, clause, phrase, or portion
of this ordinance is, for any reason, held to be invalid or unconstitutional by the decision of any court of
competent jurisdiction, such decision shall not affect the validity of the remaining portions of this ordinance.
The City Council hereby declares that it would have adopted this ordinance and each section, subsection,
sentence, clause, phrase, or portion thereof, irrespective of the fact that any one or more sections,
subsections, sentences, clauses, phrases, or portions thereof may be declared invalid or unconstitutional.
Section 5. EFFECTIVE DATE. This ordinance shall be in full force and effect thirty (30)
days after its passage.
Section 6. CERTIFICATION. The City Clerk shall certify to the adoption of this ordinance,
and shall cause the same to be posted and codified in the manner required by law.
ORDINANCE NO. 22-2207
Page 5 of 7
PASSED, APPROVED and ADOPTED at a regular meeting of the City Council on this 8th day of June 2022.
APPROVED AS TO FORM: CITY OF CARSON:
bs Cons Al
Sunny K. Soltani, City Attorney but a Davis-Holmes, Mayor
Dr. Khaleah K. Bradshaw, City Clerk
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss.
CITY OF CARSON )
|, Dr. Knaleah K. Bradshaw, City Clerk of the City of Carson, California, hereby attest to and certify that the
foregoing ordinance, being Ordinance No. 22-2207 passed first reading on the 23" day of May, 2022, adopted
by the Carson City Council at its meeting held on the 8" day of June, 2022, by the following roll call vote:
AYES: COUNCIL MEMBERS: Davis-Holmes, Hilton, Dear, Hicks, Rojas
NOES: COUNCIL MEMBERS: None
ABSTAIN: COUNCIL MEMBERS: None
ABSENT: COUNCIL MEMBERS: None
RECUSED: COUNCIL MEMBERS: None
i. Roda”
Dr. Khaleah K. Bradshaw, City Clerk
ORDINANCE NO. 22-2207
Page 6 of 7
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss.
CITY OF CARSON )
|, Dr. Khaleah K. Bradshaw, City Clerk of the City of Carson, California, do hereby certify that Ordinance
No. 22-2207 has been duly and regularly published according to law and the order of the City Council of said
City and that same was so published in Our Weekly, newspaper of general circulation on the following date:
a 5 ." > ry Cy
Adopted Ordinance: As “2 S J LO = 2
yl In witness whereof, | have hereunto subscribed my name this L6 day of \) U \ , 2022.
Dr. Khaleah K. Bradshaw, City Clerk
ORDINANCE NO. 22-2207
Page 7 of 7
THE DISTRICT AT
SOUTH BAY SPECIFIC
PLAN (SP-10)
retail entertainment restaurant residential light industrial
ADOPTED FEBRUARY 8, 2006
AMENDMENT No. 1: APRIL 5, 2011
AMENDMENT No. 2: APRIL 3, 2018
AMENDMENT No. 3: MAY 23, 2022
CITY OF CARSON
FINAL
MAY, 2022
The District at
South Bay Specific Plan
FORMERLY KNOWN AS THE CARSON M ARKETPLACE S PECIFIC PLAN
(ADOPTED IN 2006), RENAMED AS
THE BOULEVARDS AT SOUTH BAY SPECIFIC PLAN
(PER A 2011 AMENDMENT ), AND LATER RENAMED AS
THE DISTRICT AT SOUTH BAY SPECIFIC P LAN
(PER AN AMENDMENT ADOPTED IN 2018)
May 23, 2022
Adopted by the Carson City Council Ordinance No. 22-2207
Prepared for:
City of Carson
2011 Amendment Prepared by:
The Planning Center
2018 Amendment Prepared by:
RE | Solutions, LLC
This 2021 Amendment was Prepared by:
ESA | Environmental Science Associates
626 Wilshire Boulevard, Suite 1100
Los Angeles, CA 90017
The District at South Bay Specific Plan
May 2022 Draft iii
CONTENTS
The District at South Bay Specific Plan (SP -10)
Page
Chapter 1 Introduction.................................................................................................................. 1-1
1.1 Purpose and Background ..................................................................................... 1-1
1.2 Specific Plan Amendment Overview ..................................................................... 1-3
1.2.1 2021 Specific Plan Amendment Land Use Changes .............................. 1-3
1.3 Authority to Prepare Specific Plan ........................................................................ 1-5
1.4 Environmental Clearance ..................................................................................... 1-6
Chapter 2 Context and Conditions............................................................................................... 2-1
2.1 Specific Plan Area Location and Surrounding Uses.............................................. 2-1
2.2 Existing Specific Plan Area Conditions ................................................................. 2-1
2.3 Existing Land Use Designations ........................................................................... 2-3
2.3.1 General Plan .......................................................................................... 2-3
2.3.2 Zoning ................................................................................................... 2-4
2.4 Consistency with the General Plan ....................................................................... 2-4
Chapter 3 Conceptual Land Use Plan .......................................................................................... 3-1
3.1 Introduction .......................................................................................................... 3-1
3.2 Specific Plan Amendment Objectives ................................................................... 3-3
3.3 Planning Areas and Development District 3.......................................................... 3-3
3.3.1 Planning Area 1 ..................................................................................... 3-4
3.3.2 Planning Area 2 ..................................................................................... 3-4
3.3.3 Planning Area 3 ..................................................................................... 3-5
3.3.4 Development District 3 ........................................................................... 3-7
3.4 Specific Plan Land Use Categories ...................................................................... 3-7
3.4.1 Commercial Marketplace (CM)............................................................... 3-7
3.4.2 Mixed-Use Marketplace (MU-M)............................................................. 3-9
3.4.3 Light Industrial (LI) ................................................................................. 3-9
3.5 Transfers of Residential Units .............................................................................. 3-9
Chapter 4 Land Use Illustrative .................................................................................................... 4-1
Chapter 5 Plan Elements .............................................................................................................. 5-1
5.1 Circulation Concept .............................................................................................. 5-1
5.1.1 Regional Access .................................................................................... 5-1
5.1.2 Internal Circulation ................................................................................. 5-2
5.1.3 Parking ................................................................................................ 5-12
5.1.4 Pedestrian and Bicycle Circulation ....................................................... 5-12
5.1.5 Public Transportation ........................................................................... 5-13
5.2 Open Space/Recreation ..................................................................................... 5-15
5.3 Public Services and Infrastru cture ...................................................................... 5-15
5.3.1 Police and Fire ..................................................................................... 5-15
5.3.2 Drainage .............................................................................................. 5-16
5.3.3 Water and Sewer Systems ................................................................... 5-18
5.3.4 Electricity and Solid Waste ................................................................... 5-21
The District at South Bay Specific Plan
May 2022 Draft iv
CONTENTS
5.3.5 Grading, Subsurface Remediation, and Cap ........................................ 5-21
Chapter 6 Development Standards .............................................................................................. 6-1
6.1 Permitted Uses .................................................................................................... 6-1
6.2 General Developme nt Standards ......................................................................... 6-7
6.3 Common Spaces and Pedestrian Circulation ..................................................... 6-13
6.3.1 General Requirements for Common Spaces and Pedestrian
Circulation............................................................................................ 6-13
6.3.2 Specific Requirements for Commercial Common Space and
Pedestrian Circulation .......................................................................... 6-13
6.4 Landscaping....................................................................................................... 6-14
6.4.1 General Provisions............................................................................... 6-14
6.4.2 Specific Landscape Requirements and Standards ............................... 6-15
6.4.3 Parking Lots......................................................................................... 6-22
6.4.4 Channel-Adjacent Slope ...................................................................... 6-23
6.5 Walls, Fences, and Barriers ............................................................................... 6-23
6.5.1 General Provisions............................................................................... 6-24
6.6 Signage.............................................................................................................. 6-26
6.7 Lighting .............................................................................................................. 6-35
6.7.1 Light Level Requirements .................................................................... 6-36
6.7.2 Light Control Methods .......................................................................... 6-39
6.7.3 Site Lighting Exhibits............................................................................ 6-40
6.8 Drive-through, Service, Trash, and Utility Areas ................................................. 6-45
6.9 Access and Deliveries ........................................................................................ 6-46
6.10 Artistic Features ................................................................................................. 6-46
6.10.1 Artistic Feature Requirements .............................................................. 6-47
6.10.2 General Provisions............................................................................... 6-47
6.11 Noise ............................................................................................................ 6-48
6.11.1 General Provisions............................................................................... 6-48
6.12 Energy Conservation .......................................................................................... 6-49
6.13 Residential Unit Requirements ........................................................................... 6-51
6.13.1 Private Storage Space ......................................................................... 6-51
Chapter 7 Implementation ............................................................................................................ 7-1
7.1 Review and Approval Process .............................................................................. 7-1
7.1.1 Subdivisions .......................................................................................... 7-1
7.1.2 Residential Condominiums .................................................................... 7-1
7.1.3 Review Authority .................................................................................... 7-2
7.1.4 Specific Plan Amendments .................................................................... 7-2
7.1.5 Administrative Permits ........................................................................... 7-3
7.1.6 Site Plan and Design Review ................................................................. 7-4
7.1.7 Conditional Use Permits ......................................................................... 7-5
7.1.8 Uses Permitted with Spe cific Conditions ................................................ 7-6
7.1.9 Other Considerations ............................................................................. 7-8
7.1.10 Concurrent Entitlement Consideration with Specific Plan
Amendment ........................................................................................... 7-9
7.2 Infrastructure and Remediation Financing ............................................................ 7-9
7.3 Phasing ................................................................................................................ 7-9
The District at South Bay Specific Plan
May 2022 Draft v
CONTENTS
Appendices
Appendix A The District at South Bay Plant Palette
Appendix B The District at South Bay Lighting Palette
Appendix C Carson Municipal Code Section 9173.4
Appendix D District at South Bay Planning Area 3 Parking Demand Study
Figures
Figure 2.1 Specific Plan Area Vicinity ........................................................................................... 2-2
Figure 2.2 Specific Plan Area Aerial ............................................................................................. 2-3
Figure 3.1 Planning Areas and DD3 ............................................................................................. 3-2
Figure 3.2 Planning Areas 3(a) and 3(b)....................................................................................... 3-6
Figure 3.3 Specific Plan Land Use Categories.............................................................................. 3-8
Figure 4.1 Conceptual Site Plan Illustrative .................................................................................. 4-3
Figure 4.2 Carson Country Mart Conceptual Illustrative Plan ........................................................ 4-4
Figure 4.3 Enhanced Parkway ..................................................................................................... 4-5
Figure 5.1 Vehicular Circulation Concept ..................................................................................... 5-4
Figure 5.2 Concept Circulation Sections....................................................................................... 5-5
Figure 5.3 Section A – Del Amo Entrance .................................................................................... 5-6
Figure 5.4 Section B – Del Amo Boulevard................................................................................... 5-6
Figure 5.5 Section C1 – Lenardo Drive without Multipurpose Trail................................................ 5-7
Figure 5.6 Section C2 – Lenardo Drive with Multipurpose Trail ..................................................... 5-7
Figure 5.7 Section D1 – Private Drive without Parking .................................................................. 5-8
Figure 5.8 Section D2 – Private Drive with Parking....................................................................... 5-8
Figure 5.9 Section E1 – Lenardo Drive Entrance .......................................................................... 5-9
Figure 5.10 Section E2 – Avalon Boulevard Entrance .................................................................... 5-9
Figure 5.11 Section F – Freeway Edge (I-405 Freeway/Specific Plan Area Interface) .................. 5-10
Figure 5.12 Section G1 – Channel-Adjacent Slope (Adjacent Residential/Specific Plan Area
Interface – Condition 1) ............................................................................................. 5-10
Figure 5.13 Section G2 – Channel-Adjacent Slope (Adjacent Residential/Specific Plan Area
Interface – Condition 2) ............................................................................................. 5-11
Figure 5.14 Section H – Main Street Entrance .............................................................................. 5-11
Figure 5.15 Multi-Modal Circulation Concept ................................................................................ 5-14
Figure 5.16 Storm Drainage Concept ........................................................................................... 5-17
Figure 5.17 Domestic and Reclaimed Water Concept .................................................................. 5-19
Figure 5.18 Sanitary Sewer Concept ............................................................................................ 5-20
Figure 6.1 Permitted Residential Areas ........................................................................................ 6-2
Figure 6.2 Concept Lan dscape Themes ..................................................................................... 6-16
Figure 6.3 Conceptual Landscape for Carson Count ry Mart ....................................................... 6-17
Figure 6.4 Vehicular Entries Landscape Concept Theme: Main Street at Lenardo Drive
(Enhanced Parkway) ................................................................................................. 6-18
Figure 6.5 Vehicular Entries Landscape Concept Theme: Lenardo Drive at Avalon
Boulevard .................................................................................................................. 6-19
Figure 6.6 Conceptual Landscape for Freeway Edge ................................................................. 6-20
Figure 6.7 Internal Streetscape Landscape Theme Concept: Lenardo Drive South of PA1
and PA2 .................................................................................................................... 6-21
Figure 6.8 Internal Streetscape Landscape Theme Concept: Lenardo Drive along PA3(b) ......... 6-22
Figure 6.9 Conceptual Landscape for Channel -Adjacent Slope .................................................. 6-23
Figure 6.10 Conceptual Wall Locations ........................................................................................ 6-25
Figure 6.11 Conceptual Sign Locations: Option A ........................................................................ 6-32
Figure 6.12 Conceptual Sign Locations: Option B ........................................................................ 6-33
Figure 6.13 Conceptual Sign Locations: Option C ........................................................................ 6-34
Figure 6.14 Conceptual Site Lighting Exhibit Key Map ................................................................. 6-41
The District at South Bay Specific Plan
May 2022 Draft vi
CONTENTS
Figure 6.15 Section A – Del Amo Entrance along Stamps Drive Lighting...................................... 6-42
Figure 6.16 Section B – Del Amo Boulevard Lighting ................................................................... 6-42
Figure 6.17 Section C – Typical Lenardo Drive Lighting ............................................................... 6-43
Figure 6.18 Section D – Private Drive Lighting ............................................................................. 6-43
Figure 6.19 Section E – Freeway Edge (I-405/Specific Plan Area Interface) Lighting ................... 6-44
Figure 6.20 Section F – Light Industrial Buildings A and F Loading Dock Lighting ........................ 6-44
Figure 6.21 Section G – Carson Country Mart Lighting................................................................. 6-45
Figure B.1 Lighting Section Key.................................................................................................... B-2
Tables
Table 1.1 Land Use Comparison ................................................................................................. 1-5
Table 4.1 Land Use Summary: Planning Areas 1, 2, 3(a), and 3(b), and Development
District 3 ...................................................................................................................... 4-2
Table 6.1 Permitted Uses............................................................................................................ 6-3
Table 6.2 General Development Standards................................................................................. 6-7
Table 6.3 Building Height Development Standards .................................................................... 6-12
Table 6.4 Sign Standards .......................................................................................................... 6-28
Table 6.5 Light Intensity Standards ........................................................................................... 6-37
Table 7.1 Decision and Appeal Authority of Each Review Authority............................................. 7-2
Table A.1 Plant Palette ................................................................................................................ A-1
The District at South Bay Specific Plan
May 2022 Draft 1-1
CHAPTER 1
Introduction
1.1 Purpose and
Background
In 2006, the City of Carson (City) adopted the Carson
Marketplace Specific Plan (by Ordinance No. 06-1341 )
to govern the development of a 168-acre property in the
City of Carson (the Specific Plan Area); the City
amended it in 2011 and 2018 . The 2011 Specific Plan
amendment (by Ordinance No. 11-1469) renamed it as
the “Boulevards at South Bay Specific Plan ”1 (the 2011
Specific Plan Amendment); the 2018 amendment (by
Resolution No. 18-2621) renamed it as “The District at
South Bay” (the 2018 Specific Plan Amendment). The
purpose of the 2018 Specific Plan Amendment was to
update the development standards and gu idelines and to
establish new regulations for the future development of
the 157-acre portion of the Specific Plan Area located
south of Del Amo Boulevard, which was formerly
operated as a landfill and currently lies vacant (such area
is sometimes referred to herein as the 157-Acre Site).2
This Amendment No. 3 to the Specific Plan (the 2021
Amendment) is primarily intended to address Planning
Area (PA3), which constitutes an approximate 96-acre
portion of the Specific Plan Area, since it allows for a
different set of land uses than previously proposed under
the 2018 Specific Plan Amendment and establishes new
development standards and regulations for such area, but
generally does not change any of the land uses and
1 Although the Specific Plan applies to the entire 168 acres of the Specific Plan Area, the 11-acre area located north of Del Amo
Boulevard, formerly known as DD3, has been developed with a 300-unit apartment complex known as Evolve South Bay.
Nothing in this 2021 Specific Plan Amendment restricts the previously approved entitlements for development of the 300 units of
multifamily housing on the 11-acre site.
2 The 2022 Supplemental Environmental Impact Report (2022 SEIR) was adopted in connection with this 2021 Amendment, which
provides an environmental analysis of the new proposed development project on PA3, a 96-acre portion of the 157-Acre Site (the
2021 Project,) as set forth herein, in connection with as well as the development previously allowed under 2018 Specific Plan
Amendment for PA1 and PA2.
Project Background: A Brief History of Carson
Although the City of Carson has a long and colorful history
that dates back to the founding of California, it is a very
young community in terms of its age as an independent
city. Carson was incorporated as a city in 1968, as
compared to Carson’s neighbor to the east, Long Beach,
which incorporated almost a century earlier in 1888, or to its
neighbor to the west, Torrance, which became a city in
1921. In those intervening years, the area that is now
Carson remained an unincorporated portion of Los Angeles
County, and as a result, the young City of Carson is still
struggling to overcome the challenges that came with the
delay to its incorporation.
The acronym “NIMBY” means “not in my back yard.” While a
society needs facilities such as garbage dumps, automotive
dismantling centers, and waste treatment plants, when it
comes time to build them, no one wants them located near
where they live. So , when such certain undesired but
essential facilities were needed in the South Bay of Los
Angeles, incorporated cities of Los Angeles County such as
Torrance and Redondo Beach had the ability to resist (and
effectively prohibit, through their political representatives)
the locations of such unwanted uses and projects within
their city borders. Since Carson was an unincorporated
area for so long, with little political representation, it ended
up as the dumping ground (both literally and figuratively) for
neighboring jurisdictions between 1959 and 1965. By the
time Carson was finally incorporated as a city in 1968, its
landscape was pockmarked with dozens of refuse dumps,
landfills, and automotive dismantling plants that none of its
neighbor cities would have in their own cities
Sprawl has forced cities to look long and hard at reclaiming
the underutilized urban landscape. Everyone from the
United States Environmental Protection Agency to the
California Center for Land Recycling now understands that
our society, to become more sustainable, needs to facilitate
and support urban infill types of development where
existing infrastr ucture, a strong employment base, and
community support services are already in place. The
District at South Bay Specific Plan represents an important
opportunity to reclaim a former 157-acre landfill and replace
it with a new, vibrant development that will provide for
residential, commercial, recreational, retail, and jobs-
producing uses.
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CHAPTER 1. INTRODUCTION
development standards set forth in the 2018 Specific Plan Amendment applicable to PA1 or PA2 (as defined
below). This 2021 Amendment replaces the general commercial and hotel uses (that were previously approved
for PA 3 under the 2018 Specific Plan Amendment) with light industrial uses (including ancillary office uses and
an “Enhanced Parkway” (as further defined and described below)) and with a privately maintained, publicly
accessible open space and community commercial use and amenity area referred to herein as the “Carson Country
Mart” (described in detail below).
All references in this document to “The District at South Bay Specific Plan,” “the Specific Plan ,” “this Specific
Plan Amendment,” or “the 2021 Amendment” shall be deemed to refer to the Specific Plan as amended and
restated by this 2021 Amendment.
The purpose of this 2021 Amendment is to implement the City’s vision to repurpose a large site that has remained
vacant and undeveloped for over 50 years (a majority of which consists of a former landfill) for new urban infill
development through the establishment of land uses, design criteria, development regulations, infr astructure
plans, and implementation procedures that will guide development in an orderly fashion, consistent with City
policies and procedures. The purpose of this 2021 Amendment is also to implement and provide consistency
with the goals, objectives, and policies of the City of Carson’s General Plan (the General Plan ).3 Th us, this 2021
Amendment establishes the development standards, allowed land uses, character, location, and implementation
strategy for the development of the 157-Acre Site. This Specific Plan Amendment is forward thinking in that
it allows some degree of flexibility in its implementation to accommodate the inevitable changes in economic
conditions, market dynamics , and technological advances that occur over time.
The 2011 Specific Plan Amendment divided the Specific Plan Area into three distinct Development Districts:
(DD) DD1, DD2, and DD3 . DD1 and DD2 are located on the 157-Acre Site (which consists of the former Cal
Compact Landfill), which is located south of Del Amo Boulevard. DD1 and DD2 were further divided into
three separate Planning Areas (PAs) under the 2018 Specific Plan Amendment, each referred to as a Planning
Area (also as PA1, PA2, and PA 3 ), as depicted in Figure 3.1, Planning Areas and DD3, of this 2021
Amendment.4 The land uses and development standards allowed for PA1 and PA2 under the 2018 Specific
Plan Amendment have not been modified under this 2021 Amendment. DD3 comprise s approximately
11 acre s of land north of Del Amo Boulevard , which is not within the boundaries of the former Cal Compact
landfill site. In July 2017, a 300 -unit residential development was approved for DD3 and, thereafter, was
developed by a separate owner as an apartment complex known as Evol ve South Bay. This 2021 Amendment
will continue to apply to DD3 , but all entitlements previously issued for such project are not modified by this
2021 Amendment.
Th is 2021 Amendment does not change the residential and regional commercial uses located with in PA1 and
PA2 that were pre viously approved under the 2018 Specific Plan Amendment. Instead, it replaces the uses
previously allowed within PA3 (which, pursuant to the 2018 Specific Plan Amendment, provided for a
regional retail center, commercial recreation/entertainment , and hotel uses) with the following two separate
classes of uses: (i) light industrial uses (including ancillary office uses), which would allow for e-
commerce/fulfillment center facilities and distribution center/parcel hubs or similar light industrial uses, and
3 A General Plan Amendment is required, concurrent with the adoption of this Specific Plan Amendment, for the purpose of
amending the land uses allowed in PA3(a) to light industrial (LI) (refer to Section 2.3.1, General Plan). With approval from the
Planning Commission and City Council, this 202 1 Amendment shall be effective concurrent with the General Plan amendment.
4 Unless otherwise indicated, references to chapters, sections, tables, and figures in this 2021 Amendment are to chapters, sections,
tables, and figures contained in this 2021 Amendment.
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May 2022 Draft 1-3
CHAPTER 1. INTRODUCTION
the Enhanced Parkway, which shall consist of a n approximately 20- to 4 0-foot-wide linear park including
shade trees and native plantings, a meandering pedestrian pathway, and a sidewalk, and (ii) the Carson
Country Mart, which will consist of commercial and community amenity uses, including the following:
restaurants, food/beverage kiosks, retail, café, vehicular use/parking areas, a performan ce pavilion area, park
amenities, active and passive open spaces, and pedestrian circulation/support areas.
Thus, under this 2021 Amendment, PA3 is divided into two corresponding sub -planning areas: PA3(a) and
PA3(b ) (as depicted in Figure 3.2, Planning Areas 3(a) and 3(b), of this 2021 Amendment). PA3(a) contains
the light industrial uses (with ancillary office uses and the Enhanced Parkway, while PA3(b) contains the
Carson Country Mart. The 2021 Amendment contains a series of development standards that will regulate the
amount and types of development, the size and conceptual arrangement of buildings, on -site circulation, and
open space, as well as the general appearance of the development occurring within the 157-Acre Site.
This 2021 Amendment shall be adopted by an ordinance of the City Council and will continue to implement
the existing SP-10 zoning for the Specific Plan Area. Going beyond the guidance typically found in a zoning
ordinance, however, the Specific Plan provides project applicants/developer of any Planning Area (each, an
Applicant), City staff, the public , and decision makers with information on the Specific Plan Area
background, overall intent, design standards, and guidelines to facilitate review and implementation.
1.2 Specific Plan Amendment Overview
The District at South Bay Specific Plan represents a unique possibility to remediate a large former landfill site
th rough uses that have the economic viability to develop a project upon the former Cal Compact landfill. This
former landfill site has been a blight on the neighboring community for over 50 years, and as such, the
development allowed under this 2021 Amendment has the opportunity to become a n example of what
redevelopment and environmental technology can achieve (given the high costs and constraints of
development of a former landfill) by revitalizing the site . The mix of uses proposed within this 2021
Amendment would enable a vibrant mixed -use community comprising residential, commercial, light
industrial, community amenities, and open space uses that would allow for a new, enlivened site with live,
work, and play uses, which would also provide for new tax-generating uses to serve the City and the community
as a whole.
Th is 2021 Amendment provides development standards and guidelines that allow for a potential mix of land
uses, including a maximum of 1,550 residential units (including the 300 units constructed in DD3 in 2019);
approximately 711,500 square feet (sf) of commercial uses in PA2; approximately 1,567,090 sf of light
industrial with ancillary office uses in PA3(a); and approximately 11 acres dedicated to the Carson Country
Mart in PA3(b ).
1.2.1 2021 Specific Plan Amendment Land Use Change s
Th is 2021 Amendment replaces the previously approved general commercial uses under the 2018 Specific
Plan Amendment within PA 3 with (i) light industrial uses (with associated office space and the Enhanced
Parkway ) and (ii) the Carson Country Mart. The land uses allowed within PA3 are discussed as follows.
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May 2022 Draft 1-4
CHAPTER 1. INTRODUCTION
Light Industrial and Ancillary Office Spaces
Th is 2021 Amendment allows for light industrial development within PA3(a) of the Specific Plan Area (and
establishes development standards and guidelines for same), which was not included in the previous 2018
Specific Plan Amendment. Approximately 1,567,090 sf of light industrial and ancillary office uses are
permitted in PA3(a) and are envisioned to be contained in six main buildings (Buildings A–F) (as illustrated
in Figure 4.1, Conceptual Site Plan Illustrative , of this 2021 Amendment). Buildings A, B, C, and F are
anticipated to be used as e-commerce fulfillment centers or similar, including ancillary office space;
Buildings D and E could be used for more-traditional distribution centers and parcel hubs or similar,
including ancillary office space .5
Community Amenities/Active and Passive Open Spaces
The Carson Country Mart (located in PA3(b)) would consist of passive and active uses including a dog park,
botanic garden, children's play area, plaza areas, garden terrace, flexible event/social lawn, performance
pavilion, beer garden, water feature, sculpture garden, bioretention garden, games terrace, and pedestrian and
bicycle pathways.
Commercial uses and activities will be integrated within the Carson Country Mart in PA3(b) to draw in
patrons and visitors to activate and enliven the o verall area. Specifically, the Carson Country Mart would
include up to approximately 33,800 sf of commercial uses including retail, restaurants (with drive-through
capability), food and beverage kiosks, and a walk -up cafe adjacent to a dog park and event lawn.
The commercial/retail and restaurant uses within the Carson Country Mart may also include alcohol sales
(consistent with the requirements listed in Table 6.1, Permitted Uses, and Chapter 7 , Implementation, p. 6-3
of this 2021 Amendment). Public access to the Carson Country Mart would be provided along Lenardo Drive
and would provide connections to Main Street and Avalon Boulevard; in addition, an access road with
easements for operation and maintenance of the Torrance Lateral Flood Control Channel (Torrance Lateral)
would be provided around the southern/western boundary of the Carson Country Mart, ad jacent to the
Torrance Lateral.
Chapter 4, Land Use Illustrative , presents a conceptual illustrative land use plan (as illustrated in Figure 4.1,
Conceptual Site Plan Illustrative , of this 2021 Amendment) that demonstrates a potential project
configuration (including Table 4.1, Land Use Summary: Planning Areas 1, 2, 3(a), and 3(b), and
Development District 3 , of this 2021 Amendment, which provides a detailed land use summary). Table 1.1 ,
Land Use Comparison, compares the 2018 Specific Plan Amendment with th is 2021 Amendment.
PA3(a) would also include landscaping and an approximately 0.62 -acre area consisting of an Enhanced
Parkway. The proposed Enhanced Parkway would include an approximately 20- to 40-foot-wide linear park
including shade trees and native plantings, a meandering pedestrian pathway, and a sidewalk along Lenardo
Drive from Main Street to the western entrance to Building A in PA3(a). This Enhanced Parkway would be
expected to be utilized by the residents of PA1 and the workers/employees for the light industrial uses of
PA3(a). A transit center could potentially be provided on the Enhanced Parkway which would offer
5 The anticipated mix of fulfillment/distribution and building assignment may change, provided it is within the impact scope of the
2021 Project certified SEIR.
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CHAPTER 1. INTRODUCTION
convenient connections to employees and visitors to the Specific Plan Area (refer to Figure 5.1, Vehicular
Circulation Concept, of this 2021 Amendment).
1.3 Authority to Prepare Specific Plan
Th is Specific Plan is established through the authority granted by California Government Code Title 7,
Division 1, Chapter 3, Article 8, Sections 65450 through 65457. Both Planning Commission and City Council
hearings are required for the formal approval of this 2021 Amendment. This Specific Plan and all
amendments must be adopted by an ordinance of the Carson City Council.
TABLE 1.1
LAND USE COMPARISON
Land Use
The District at South Bay
2018 Specific Plan Amendment
The District at South Bay
2021 Specific Plan Amendment
Commerciala 1,834,833 sf 745,300 sfb
Residential 1,550 units c 1,550 units
Hotel d 350 rooms NA
Light Industrial and Ancillary Officee NA 1,567,090 sf
Community Amenities/Passive and Active Open Spacef — 6.29 acres
Enhanced Parkwayg NA 0.62 acres
Otherh NA 4.06 acres
NOTES:
a This 2021 Amendment reduces t he amount of commercial development approved under the previous 2018 Specific Plan Amendment from
1.83 million sf (including two hotels providing 350 rooms) to approximately 745,300 sf. B Includes 711,500 sf of commercial uses in PA2 and 33,800 sf of commercial uses in PA 3 (consisting of commercial/retail uses, restaurant (with drive -
through capability) uses, walk -up café, and food and beverage kios ks. U nless otherwise specified in this 2021 Amendment , square footage for building
area shall be calculated using gross building area (GBA); all square footages are approximate. C 300 units were specified for DD3 and have been developed. DD3 was developed as the Evolve South Bay project as allowed by the 2011 Carson
Marketplace Specific Plan Amendment under an administrative approval. D Hotel square footage was included in the 2018 Specific Plan Amendment commercial square footage but is not allowed under this 2021 Amendment. E This 2021 Amendment establishes development standards and guidelines for light industrial development, which was not included in the 2018 Specific
Plan Amendment . F The Carson Country Mart’s approximate 273,906 sf (6.29 acres) of total active and passive open spaces is anticipated to include an arrival plaza, food
and beverage plaza area, dog park, performance pavilion, botanic garden, children’s play area, bioretention garden, beer gard en, games terrace, event
lawn, sculpture garden, water feature and iconic element . This area also includes planted open spaces and planted buffer areas on west and south
sides of park. This area excludes vehicle use/parking areas. The program for Carson Country Mart is conceptual in nature and is subject to change. G The proposed Enhanced Parkway includes an approximately 20- to 40-foot -wide linear park including shade trees and native plantings, a meandering
pedestrian pathway , and a sidewalk along Lenardo Drive from Main Street to the west ern entrance to Building A in PA3(a). h Includes s quare footage of vehicular use/parking areas and pedestrian circ ulation and additional support areas (such as restrooms and trash/recycling
facilities). These areas were included in total 2018 square footage, but exact areas were unknown, hence “NA .”
A General Plan Amendment will be required, concurrent with the adoption of this Specific Plan Amendment,
for the purpose of amending the land uses allowed in PA3(a) and ensure consistency between the two
documents (refer to Section 2.3.1, General Plan). This 2021 Amendment (Amendment No. 3) shall be
effective upon the adoption of an Ordinance by the City Council approving this 2021 Amendment.
This 2021 Amendment defines the zoning, allowed uses, development standards and regulations for the Specific
Plan Area. Any development within the Specific Plan Area shall be required to comply with the requirements
and regulations under the General Plan pursuant to Carson Municipal Code (CMC) Section 9111.3, as well as
the requirements set forth in any future City ordinance related to hazardous substances once in effect and any
other hazardous substances ordinance or regulations adopted by the City . Any project d evelopment within PA1,
PA2, and PA3 will be required to comply with the requirements set forth under the approved Remedial Action
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CHAPTER 1. INTRODUCTION
Plan (RAP), dated October 1995, approved by the Department of Toxic Substances Control (DTSC) and the
other DTSC regulatory documents applicable to the 157-Acre Site (and all amendments/modifications thereto),
as a condition to any future vertical development, including, without limitation the document entitled
Management Approach to Phased Occupancy (the MAPO) (File No. 01215078.02), approved by DTSC in
April 2018 and the letter regarding phased development matters, issued by DTSC to the Authority, dated
October 17, 2017 (the Phased Development Letter), the Compliance Framework Agreement, dated as of
September 28, 2006, as amended by the First Amendment to Compliance Frame work Agreement dated as of
December 31, 2007 (as so amended, the CFA). In the event the RAP, MAPO, Phased Development Letter are
amended or modified in the future to allow for greater flexibility with respect to the phasing of construction
and/or occupancy of the 157-Acre Site, such changes shall be incorporated to the terms and conditions herein .
It is intended that local public works projects, design review plans, detailed site plans, grading permits and
building permits, or any other action requiring ministerial or discretionary approvals applicable to the 157-Acre
Site be carried out in accordance with the intent and specific development standards set forth in this 2021
Amendment and DTSC regulations/requirements.
Modifications to the conceptual development plan and proposed site plans contained herein are anticipated.
Thus, the sketches and graphic representations contained in this 2021 Amendment are for conceptual purposes
only and are to be used as general visual aids in understanding the basic intent of the guidelines/requirements
contained herein. They are not meant to depict any actual lot or building design and are, therefore, subject to
change. Minor changes, deviations, or modifications to this 2021 Amendment may be processed pursuant to
Section 7 .1.5, Administrative Permits , of this 2021 Amendment.
1.4 Environmental Clearance
The 2006 Carson Marketplace Specific Plan (and as amended in 2011) was evaluated in accordance with the
California Environmental Quality Act (CEQA).6 The 2018 Specific Plan Amendment was also evaluated in
accordance with the requirements of CEQA, pursuant to a Supplemental Environmental Impact Report
(SEIR) prepared to analyze the im pacts of the development proposed by the 2018 Specific Plan Amendment
on the 157 -Acre Site (consisting of former Cal Compact Landfill).
As a condition to the approval of this 2021 Amendment, the City Council must review and approve a new
SEIR; The District at South Bay Specific Plan Amendment Final SEIR (the 202 2 SEIR), has been prepared to
analyze the potential environmental impacts of the revised development proposal under this 2021
Amendment. The 2022 SEIR in part focuses on the environmental ana lysis on the changes in the land uses
allowed within PA3 (since the land uses/development standards allowed for DD3, PA1, and PA2 under the
2018 Specific Plan Amendment have not been modified under this 2021 Amendment), changes to the uses
within PA3 (in comparison to those previously approved under the 2018 Specific Plan Amendment (i.e., the
changes to allow for light industria l uses and the Carson Country Mart uses ).
6 In 2006, and in accordance with CEQA, the City of Carson Redevelopment Agency, as lead agency, certified a project-level FEIR for
the Carson Marketplace Project (SCH No. 2005051059) in connection with development of the Specific Plan Area. The 300 -unit
development on DD3 was analyzed for CEQA purposes under the 2006 FEIR. In 2009, an Addendum to the 2006 FEIR was
adopted. In 2011, the City, relying upon the 2006 FEIR, amended the Carson Marketplace Specific Plan and, as part of that
amendment, renamed the 2006 Specific Plan to The Boulevards at South Bay Specific Plan. In 2018, The Boulevards at South Bay
Specific Plan was amended and renamed The District at South Bay Specific Plan . The 2018 SEIR was prepared to supplement the
previously approved 2006 FEIR. In April 2018, the City approved the 2018 SEIR to implement the 2018 Specific Plan
Amendment and adopted The District at South Bay Specific Plan.
The District at South Bay Specific Plan
May 2022 Draft 1-7
CHAPTER 1. INTRODUCTIO N
The adoption of this 2021 Amendment shall be subject to City Council approval, and CEQA c learance (as set
forth in a Final SEIR approved by the Carson City Council). An y development projects on the 157-Acre Site
shall be reviewed for consistency with th is 2021 Amendment and the 202 2 SEIR. Subsequent discretionary
project approvals required by this 2021 Amendment, such as changes in the scope, scale, or intensity of
development allowed herein or in the City’s General Plan , will require appropriate environmental review
under CEQA.7
Refer to the 2022 SEIR Mitigation Monitoring and Reporting Program (MMRP) for all Mitigation Measures
(MMs) and Project Design Features (PDFs) required under the 2022 SEIR, which shall apply to all
development within PA1, PA2, and PA3.
7 The 300 residential units on DD3 that have been developed will not require further discretionary action or environmental revi ew
under CEQA unless otherwise required by law. For any subsequent discretionary approvals requiring further CEQA review, the City as lead
agency will rely on the certified 2022 SEIR together with any necessary errata, addenda or subsequent or supplemental EIR to the fullest extent
permitted by CEQA. Tiering and CEQA streamlining for subsequent approvals is encouraged as permitted by law, including but not limited to,
relying on CEQA Guideline Sections 15162, 15164, 15168(c), and 15182(c) and California Government Code Section 65457.
The District at South Bay Specific Plan
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CHAPTER 1. INTRODUCTION
INTENTIONALLY BLANK
The District at South Bay Specific Plan
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CHAPTER 2
Context and Conditions
2.1 Specific Plan Area Location and Surrounding Uses
The District at South Bay Specific Plan is proposed for a predominantly undeveloped site located at 20400 South
Main Street in the City of Carson. The Specific Plan Area is located approximately 17 miles south of downtown
Los Angeles and approximately 6.5 miles east of the Pacific Ocean. The overall Specific Plan Area, governed by
th is 2021 Amendment, is comprised of approximately 168 acres located southwest of the San Diego Freeway
(I-405 Freeway), north of the Avalon Boulevard interchange and east of Main Street. The majority of the Specific
Plan Area consists of 157 acres, which is located south of Del Amo Boulevard (i.e., Planning Areas 1, 2, and 3)
while the remaining 11 acres are located north of Del Amo Boulevard (i.e., DD3), which, subsequent to the 2018
Specific Plan Amendment, has been developed with a 300-unit apartment complex known as Evolve South Bay.
Figure 2 .1, Specific Plan Area Vicinity, depicts the Specific Plan Area in its regional and local context, while
in Figure 2.2, Specific Plan Area Aerial, an aerial photograph of the Specific Plan Area shows the
surrounding land uses and adjacent areas.
On a local scale, the Specific Plan Area is surrounded by a range of commercial and residential uses. East of the
I-405 Freeway, land uses include neighborhood and regional retail, most notably the South Bay Pavilion at
Carson. To the north and east of the Specific Plan Area are the Porsche Experience Center and the Victoria Golf
Course, respectively. Residential areas, consisting of one -story and two-story detached residences and mobile
homes, are located to the south and west of the Specific Plan Area . The residences are separated from the
Specif ic Plan Area by the Torrance Lateral, a concrete -lined drainage channel which parallels the southern and
western border of the Specific Plan Area. To the west of the Specific Plan Area, extending away from the
Specific Plan Area on Torrance and Del Amo Bou levards, are commercial and light industrial uses. Land uses
located f urther north on the west side of Main Street consist of light industrial uses, the Dignity Health Sports
Park and California State University, Dominguez Hills.
2.2 Existing Specific Plan Area Conditions
The Specific Plan Area has been essentially vacant since the closing and covering of the former Cal Compact
Landfill in 1965 with the exception of the construction of a 300-unit residential development in DD3 and the
remediation-related improvements described in Section 5.3.5, Grading, Subsurface Remediation, and Cap, of this
2021 Amendment. With respect to the 157-Acre Site, which remains undeveloped, such area is predominantly
bare soil that becomes green with nonnative grasses following winter rains and turns brown by summer. The
Specific Plan Area’s elevation is nearly at grade with Del Amo Boulevard to the north and is approximately
20 feet uphill of the I-405 Freeway, which is immediately to the east. It sits approximately 16 feet above the
top of the Torrance Lateral and the neighborhoods to the south and west, while it is approximately 8 feet
uphill from the Main Street grade elevation to the west.
The District at South Bay Specific Plan
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CHAPTER 2. CONTEXT AND CONDITIONS
SOURCE: ESA 2021
Figure 2.1 Specific Plan Area Vicinity
The District at South Bay Specific Plan
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CHAPTER 2. CONTEXT AND CONDITIONS
SOURCE: ESA 2021
Figure 2.2 Specific Plan Area Aerial
The 157-Acre Site is relatively flat with elevations varying in a somewhat random pattern between 26 and
50 feet above the invert of the Torrance Lateral. Generally, the Specific Plan Area is elevated above existing
grades at the edges (except on the north where it abuts Del Amo Boulevard) and generally slopes inward. Due
to certain grading in preparation for future development, there exists large amounts of dirt and landfill cap
materials have been stoc kpiled on site.
There is an existing street circulation pattern that was established for the former Cal Compact landfill within
the 157 -Acre Site (where the site soils underlying such streets consists of native/non -toxic/contaminated soils)
offering access points to both Del Amo Boulevard and Main Street (which will be maintained under this 2021
Amendment), via Lenardo Drive and Stamps Drive. Such streets originally functioned as a haul road system
for trash trucks traveling within the Cal Compact landfill. Access to the Evolve South Bay project (located on
DD3) is gained off of Del Amo Boulevard to the north at Stamps Drive.
2.3 Existing Land Use Designations
2.3.1 General Plan
In 2006, the Specific Plan Area was designated as Mixed Use – Residential (MU-R) in the City’s General
Plan. The MU -R land use designation allows for horizontal or vertical retail, commercial, office, and
residential mixed uses, but does not require uses to be mixed (within any given planning area ). Per the
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CHAPTER 2. CONTEXT AND CONDITIONS
General Plan, the MU -R land use designation allows for a maximum of 60 residential dwelling units per acre
(du/ac), which is consistent with this 2021 Amendment. However, an applicant may request the right to
develop residential uses in certain portions of the Specific Plan Area at densities greater than 60 du/ac,
provided that a General Plan Amendment permitting such increase in density is approved by the City. A
further explanation of this process is provided in Section 2.4 , Consistency with the General Plan, of this 2021
Amen dment.
As described previously, the purpose of this Specific Plan Amendment is to update the development standards
and guidelines and to establish new regulations for the development of PA3, which consists of a 96-acre
portion of the Specific Plan Area. Concurrent with the adoption of this 2021 Amendment, the General Plan
will be amended to change the allowed land uses for PA3(a) to light industrial (LI). The land uses proposed
by this 2021 Amendment for PA3(b) (i.e., the Carson Country Mart) are permitted by the existing MU-R
General Plan designation applicable under the General Plan for the Specific Plan Area.
With the approval of this Specific Plan Amendment and the concurrent General Plan Amendment, the
development of light industrial uses in PA3(a) would not conflict with the City’s General Plan. Although the
City is currently undergoing a General Plan update process; it is anticipated that the goals and objectives of
this 2021 Amendment will be consistent with the Carson 2040 General Plan, which is curr ently proposed to
designate the 157 -Acre Site with a “Flex District” land use designation.
The Flex District designation permits a wide range of uses including offices, research and development, light
industrial uses, hotels, local and regional retail commercial uses, commercial entertainment uses, and
gas/charging stations in mid - and high -intensity settings, capitalizing on the visibility and regional access
provided by the I-405 Freeway . Warehouse and distribution facilities including logistic s uses would be
permitted within portions of the 157-Acre Site. Residential uses would be permitted as part of a cohesive plan
that considers the long-term development potential of adjacent properties and present a strategy for transition
of industrial uses to residential uses.
2.3.2 Zoning
The area governed by th is Specific Plan has been zoned Specific Plan SP-10 since 2006 and will continue to
be zoned as such under the City of Carson Zoning Code pursuant to this 2021 Amendment.
2.4 Consistency with the General Plan
State law requires that a specific p lan be consistent with and demonstrate implementation of the General Plan.
Th is Specific Plan Amendment is consistent with and furthers a number of goals and objectives identified in the
General Plan.
Overall, th is 2021 Amendment represents a unique opportunity to productively reuse a former landfill /
brownfield site compatible with surrounding urban and residential uses. This 2021 Amendment offers Carson
residents new opportunities for recreation, employment, and commercial activities through the plan’s
proposed commercial (retail/restaurant) uses, residential development, light industrial uses, and open space
uses, including the Carson Country Mart; the intent of which is to provide a privately maintained, publicly
accessible area with commercial uses and community amenities.
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CHAPTER 2. CONTEXT AND CONDITIONS
With respect to residential uses, the 168-acre Specific Plan Area includes the allowance for up to 1,550
residential units (300 of which units have been already developed on DD3 as an apartment complex known as
Evolve South Bay), with 1,250 residential units permitted within PA1 (and potentially on PA2 ) which would
serve to bring needed housing to the City of Carson and assist the City with fulfilling its Regional Housing
Needs Assessment (RHNA) requirements.
Consistent with the City of Carson MU -R General Plan designation for the Specific Plan Area, this 2021
Amendment provides a maximum residential dwelling unit density of 60 du/ac in PA 1 and PA2 (or portions
thereof) where residential is allowed, and in DD3. Densities above 60 du/ac and up to 80 du/ac are authorized
by this 2021 Amendment only in PA 1 and only upon a General Plan Amendment. Portions of PA2 can
accommodate certain residential uses up to 60 du/ac in the northern portion of PA2 with issuance of an
administrative permit and CEQA review as applicable. Residential uses are not permitted in PA3.
The intention is for a Ministerial Process with respect to Administrative Permit Issuance; however, a Director
determination is required and if the applicable Administrative Permit requires discretionary action or further
CEQA review, such actions will take place in accordance with the process outlined in Section 7 .1.5,
Administrative Permits , of this 2021 Amendment.
The unique mix of uses proposed by th is 2021 Amendment would create a lively mixed-use setting that would
serve as a signature project for the City of Carson, and create an active live, work, and play environment.
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CHAPTER 2. CONTEXT AND CONDITIONS
INTENTIONALLY BLANK
The District at South Bay Specific Plan
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CHAPTER 3
Conceptual Land Use Plan
3.1 Introduction
This Specific Plan Amendment provides for a variety of land uses within the Specific Plan Area that will
implement the various objectives of this 2021 Amendment as described in Section 3.2, Specific Plan
Amendment Objectives . The mix of land uses allowed herein includes approximately 711,500 sf of regional
commercial and restaurant uses (within PA2); up to 1,550 residential units (300 units have already been
constructed within DD3, and up to 1,250 units are allowed within PA1 and portions of PA2), approximately
1 ,567,090 sf of light industrial uses (within PA3(a)); 0.62 acres consisting of the Enhanced Parkway (within
PA3(a)); and approximately 11 acres of privately maintained, publicly accessible open space and community
commercial uses and amenity areas known as the Carson Country Mart (within PA3(b)). The Carson Country
Mart is envisioned to include neighborhood-serving commercial/retail uses, a restaurant/café, restaurants with
drive-through capabilities,8 food and beverage kiosks, vehicular use/parking areas, park amenities/active and
passive open spaces, and pedestrian circulation/support areas. The passive and active open space uses within
the Carson Country Mart may include, but are not lim ited to, a dog park, botanic garden, children’s play area,
plaza gardens, a garden terrace, event and social lawn, a performance pavilion, a beer garden, a water feature,
a sculpture garden, a bioretention garden, a games terrace, and pedestrian and bicycl e pathways.
The Conceptual Land Use Plan contained herein (and illustrated conceptually in Figure 4.1, Conceptual Site
Plan Illustrative , of this 2021 Amendment) is designed to accommodate these uses within three Planning
Areas (PA1, PA2, and PA3) and Deve lopment District 3 (DD3) (refer to Figure 3.1, Planning Areas and
DD3). As noted previously, DD3 has been fully developed and built out with a 300-unit apartment co mplex
known as Evolve South Bay. The Planning Areas within the 157 -Acre Site remain subject to the Mixed-Use
Marketplace (MU-M) and Commercial Marketplace (CM) land use designations, but this 2021 Amendment
revise s such designations to provide for a Light Industrial (LI) land use designation for PA3(a) only (such
designations are defined in Sections 3.4 of this 2021 Amendment). The MU-M, CM, and LI land use
categories are specifically tailored herein to allow for a variety of land uses with customized development
standards.
8 The restaurant drive-through/pick-up feature would be required to cater to upscale “fast-casual”-type restaurant tenants as opposed
to conventional fast-food-type establishments as they are only permitted subject to certain Specific Conditions as outlined in
Chapter 7, Implementation.
The District at South Bay Specific Plan
May 2022 Draft 3-2
CHAPTER 3. CONCEPTUAL LAND USE PLAN
SOURCES: RGA, OJB, OU, MBI, and ESA 2021
Figure 3.1 Planning Areas and DD3
The District at South Bay Specific Plan
May 2022 Draft 3-3
CHAPTER 3. CONCEPTUAL LAND USE PLAN
3.2 Specific Plan Amendment Objectives
The following is a list of objectives that apply to the development authorized by this Specific Plan Amendment.
1. Provide a diversity of both short-term and long-term employment opportunities for local residents by
approving a development that will generate substantial construction work opportunities and long-term
light industrial and commercial jobs.
2. Improve the housing stock by approving a development that includes a substantial residential component.
3 . Provide a development that contributes to the creation of a vibrant urban core for the City of Carson and
takes advantage of the Specific Plan Area’s proximity to the San Diego Freeway (I-405 Freeway).
4. Develop the Specific Plan Area in a manner that e nhances the attractiveness of the City of Carson ’s
freeway corridor and the major arterials that adjoin the development.
5. Provide a development that includes a variety of residential, commercial, and retail uses with the potential
to generate increased sales and property tax revenue.
6. Develop the Specific Plan Area with a balanced mix of land uses that stimulate economic activity,
commerce, and new development opportunities in and around the Specific Plan Area.
7. Promote an economically viable development in the Specific Plan Area that will enable a future developer
to pay for the substantial costs associated with environmental remediation and development of a former
landfill, as well as construction and maintenance of required infrastructure improvements.
8. Provide a development that contains vibrant and attractive community amenities, passive and active
park/recreational areas, and gathering spaces that are directly accessible to residents and constitute a
regional draw for other visitors to the Specific Plan Area.
9. Provide a development that is consistent with a live, work, and play environment through uses that provide
for residential occupancy, substantial job opportunities, and attractive recreational/retail amenities.
3.3 Planning Areas and Development District 3
As shown on Figure 3.1, the Specific Plan Area is divided into three “Planning Areas,” PA1, PA2, and PA3,
and a separate Development District, DD3 (DD3 has been previously developed as the Evolve South Bay
Project). Allowed uses a nd development standards for each Planning Area and DD3 are dictated by their
assigned land use designation (as described and defined herein).
The 157-Acre Site that constitute PA1, PA2, and PA3 are undeveloped but were used as a landfill site
between 1959 and 1965 (known as the Cal Compact Landfill), prior to the incorporation of the City of
Carson, for the deposition of waste/refuse from areas throughout Los Angeles County. Therefore, the 157 -
Acre Site has been subject to certain regulatory re quirements, including, without limitation, those imposed by
DTSC, which have required the performance of remedia l activities on the site .
DD3 constitutes 11 acres located north of Del Amo Boulevard and was recently developed as a 300-unit
apartment complex project known as Evolve South Bay and will continue to be designated as DD3 in this
Specific Plan Amendment.
The District at South Bay Specific Plan
May 2022 Draft 3-4
CHAPTER 3. CONCEPTUAL LAND USE PLAN
The exact location of uses within each Planning Area will be determined during the development review
process to allow for flexibility .9 The graphics contained herein illustrating the proposed location of buildings
are for conceptual purposes only, to illustrate a likely development plan that can occur within the controls
established by the development standards contained herein . It is anticipated that each development of a
project within a Planning Area will require a specific site plan approved by the City that is consistent with the
requirements herein. The following is a brief description of the conceptual uses proposed within the three
Planning Areas and DD3.
3.3.1 Planning Area 1
PA1 comprises approximately 15 acres located north of Lenardo Drive and abuts the eastern edge of Main
Street and the southern edge of Del Amo Boulevard (Figure 3.1). PA1 is designated for Mixed -Use
Marketplace (MU-M) uses, which allows for residential uses or, with the approval of an administrative permit
and CEQA review as applicable, commercial uses. Such commercial uses may be primary, not ancillary, to
any residential uses. However, th e MU-M designation is intended to enable integration of both residential
and commercial uses (vertically and/or horizontally ). For example, commercial uses such as a gym/health
club could be located on the ground floor of PA1 with multifamily apartments o n the floors above.
Residential uses are not permitted on the ground floor of any project development within PA1 but may be
located above a non-residential use or parking garage located on the ground floor . The MU -M designation
does not, however, require a mix of uses and PA 1 could be dedicated entirely to residential or commercial
uses as allowed by the MU -M designation. Residential density is authorized up to 60 dwelling units per acre
(du/ac) by right, and up to a maximum of 80 du/ac with a General Plan Amendment, which would allow for a
maximum of 1,250 residential units in PA1.
3.3.2 Planning Area 2
PA2 is comprised of approximately 46 acres with its primary frontage running along the I -405 Freeway
(Figure 3.1). This area is adjacent to PA 1 to the northwest, the I-405 Freeway to the east, and PA3 to the
southwest. Under this 2021 Amendment, PA 2 will remain designated for Commercial Marketplace (CM) uses
and may contain any combination of commercial uses, including without limitation, regional commercial
(which may include outlets), neighborhood commercial, restaurant, and entertainment and hospitality uses. In
addition, portions of PA 2 can accommodate certain residential uses up to 60 du/ac in the northern portion of the
Planning Area with issuance of an administrative permit and CEQA review as applicable.10
To date, some of the required environmental remedial phase work has been completed for PA2 with
approximately 6 -8 months remaining to complete the required remediation activities once they re-commence.11
9 The Community Development Director is authorized by administrative permit to approve a minor change, deviation , or
modification to the 2021 Amendment to allow the following: Expansion or reduction of the net acreage covered by a given
Planning Area within the Specific Plan Area by a maximum of 10 percent (and accompanying expansion or reduction of the net
acreage covered by a given Land Use Category).
10 Residential uses are only permitted for the northernmost portion of PA 2, as shown in Figure 6a, Permitted Residential Areas , of this
2021 Amendment.
11 Refer to The District at South Bay Specific Plan 2021 Project Draft SEIR Project Description, Section II.F, Remediation Activities,
for a description of these improvements.
The District at South Bay Specific Plan
May 2022 Draft 3-5
CHAPTER 3. CONCEPTUAL LAND USE PLAN
Within PA2 exists an “embankment lot”, which is comprised of a 5-acre strip of land, along the I-405 Freeway
between the freeway and the commercial uses on PA2 (as shown on Figure 3.1). The embankment lot provides a
location for future freeway signage which would acommodate both on -site and off-site advertising.
3.3.3 Planning Area 3
PA3 constitutes approximately 96 acres and is bounded on the west and south by the Torrance Lateral, and to
the north and east by Lenardo Drive (Figure 3.1). It comprises landfill Cells 3, 4, and 5 of the former Cal
Compact Landfill.12 Aside from the already-installed remedial improvements on Cells 3 and 5, no remediation
activities have occurred in Cells 3, 4, and 5 .
As part of this 2021 Amendment, PA3 is being further divided into PA3(a) and PA3(b) (as shown on Figure 3.2,
Planning Areas 3(a) and 3(b)). PA3(a) would include light industrial with supportive office uses and PA3(b) is
envisioned to contain the Carson Country Mart, which includes, restaurant, commercial, park/open space uses and
community amenity areas.
Planning Area 3(a)
Uses allowed within PA3(a) include approximately 1,567,090 sf of light industrial (LI) uses (along with
ancillary office uses which would comprise up to approximately 75,000 sf) and would be contained in six
buildings (Buildings A through F) distributed over approximately 74 acres. Buildings A, B, C, and F are
envisioned for e-commerce/fulfillment center facilities; the remaining buildings, Buildings D and E would be
designated for distribution center/parcel hub uses.13 An approximately 1 -acre utility lot is also included in
PA3(a) (as shown on Figure 3.2 and Figure 5.16, Storm Drainage Concept). PA3(a) is also envisioned to
include the Enhanced Parkway (described above). Figure 4.3, Proposed Enhanced Parkway, of this 2021
Amendment provides a concept illustrative of the Enhanced Parkway.
Planning Area 3(b)
PA3(b) includes the Carson Country Mart which consists of approximately 11 acres of privately maintained,
publicly accessible open space and community commercial uses and amenity areas . The program for the
Carson Country Mart has been contemplated to include up to approximately 33,800 sf of commercial uses
including retail ca tered to pets and animals, restaurants (with drive-through and/or pick -up capability) food
and beverage kiosks, and a café and is subject to change . The restaurant drive through would be required to
cater to upscale “fast-casual” type restaurant tenants as opposed to traditional fast -food type establishments.
The remaining areas of PA3(b) would be dedicated to programmed spac es, parking/vehicular use areas, open
space/park amenity spaces, and pedestrian circulation/support areas. Such p rogrammed spaces c ould include
an arrival plaza, food and beverage plaza area, dog park, performance pavilion, botanic garden, children’s
play area, bioretention garden, beer garden, games terrace, event lawn, and sculpture garden. The open space
and park amenity areas within PA3(b) could also include restrooms, walkways, planted spaces, and planted
buffers. Amplified music would be allowed within a performance pavilion and event lawn area.
Pedestrian /bicycle pathways would provide site circulation within the Carson Country Mart’s programmed
park/open space area.
12 A landfill cell is defined as a single, waste-holding unit within the larger landfill property.
13 There is flexibility with respect to building use, between fulfillment and distribution, provided a determination is made that the use
is within the scope of the approved 2022 SEIR.
The District at South Bay Specific Plan
May 2022 Draft 3-6
CHAPTER 3. CONCEPTUAL LAND USE PLAN
SOURCES: RGA, OJB, OU, MBI , and ESA 2021
Figure 3.2 Planning Areas 3(a) and 3(b)
The District at South Bay Specific Plan
May 2022 Draft 3-7
CHAPTER 3. CONCEPTUAL LAND USE PLAN
As noted previously, the exact location of uses within each Planning Area will be determined during the
development review process to allow for flexibility. The graphics showing the proposed location of buildings
contained within the 157-Acre Site (as shown on Figure 4 .1, Conceptual Site Plan Illustrative, of this 2021
Amendment) are for conceptual purposes only, in order to illustrate a likely development plan that can occur
within the controls established by the development standards contained herein.
3.3.4 Development District 3
DD3 constitutes approximately 11 acres and is designated for Mixed-Use Marketplace (MU-M) uses. DD3
was not formerly used as a landfill site and thus, is unaffected by the land use restrictions and regulations
imposed by DTSC (which apply to PA1, PA 2, and PA3 since they comprise the former Cal Compact Landfill
site ). DD3 was included as a development district (i.e., DD1, DD2, and DD3) as part of a final environmental
impact report (FEIR) that was approved in 2006. As noted above, DD3 has been developed as a 300-unit
apartment complex known as Evolve South Bay. In 2017, the Evolve South Bay project was subject to site
plan and design review and was ultimately administrative ly approved under the 2011 Specific Plan . The 300
unit Evolve South Bay project was developed in 2019.
3.4 Specific Plan Land Use Categories
The following includes a brief description of each land use category allowed under this Specific Plan
Amendment and the location of each land use by Planning Area. An illustration of the land use categories is
provided in Figure 3.3, Specific Plan Land Use Categories .
3.4.1 Commercial Marketplace (CM)
This land use category allows for a range of commercial uses intended to serve a broad population base and
offer a wide range of se rvices to both the local community and the surrounding region as a whole . Typical
uses in this land use category include regional commercial uses such as retail outlets, major department stores
and promotional retail-type stores, smaller neighborhood comme rcial uses, food and beverage uses, grocery
stores, passive and active spaces, programmed areas, open space and park/community amenity areas, and
event/performance spaces . Additional uses include commercial recreation and entertainment uses (such as
movie theaters and arcades), hotels, restaurants and highway -oriented and smaller neighborhood retail and
service uses. Residential uses with densities of up to 60 du/ac are permitted in portions of PA 2, as shown in
Figure 6.1, Permitted Residential Areas, of this 2021 Amendment, with the approval of an administrative
p ermit and CEQA review as applicable. The densities and intensities will vary within this land use
designation based on proposed uses. However, the maximum overall floor area ratio (FAR) allowed f or
commercial uses established pursuant to this land use category shall be 0.5 FAR. Except as otherwise noted ,14
the uses permitted in this land use category are allowed in PA2 and PA3(b).
The density and floor area limitations established pursuant to this Specific Plan Amendment shall be
calculated separately for each Planning Area and construction of residential units will not reduce commercial
square footage allocated to such Planning Area, and construction of commercial uses will not reduce
permitted residential unit counts.
14 Refer to Table 6.1, Permitted Uses, of this 2021 Amendment for a complete list of permitted uses in each Planning Area and DD3.
The District at South Bay Specific Plan
May 2022 Draft 3-8
CHAPTER 3. CONCEPTUAL LAND USE PLAN
SOURCES: RGA, OJB, OU, MBI , and ESA 2021
Figure 3.3 Specific Plan Land Use Categories
The District at South Bay Specific Plan
May 2022 Draft 3-9
CHAPTER 3. CONCEPTUAL LAND USE PLAN
3.4.2 Mixed -Use Marketplace (MU-M)
The Mixed-Use Marketplace (MU-M) land use category solely applies to PA1 (and DD3 which has already
been develop ed with the Evolve South Bay project), which allows for residential uses, and with an
administrative permit and applicable CEQA review, provides for the allowance of commercial development.
Commercial uses are intended to be vertically or horizontally integrated with the residential development. The
MU-M land use designation does not, however, require a mix of uses and development can consist entirely of
either residential or, with an administrative permit, commercial uses (whether the commercial use is mixed -
use or standalone). The densities and intensities will vary within this land use designation based on actual
uses proposed. Residential densities up to 60 du/ac are permitted by right, and densities up to 80 du/ac may be
constructed in PA 1 only, with the approval of a General Plan Amendment. In addition, stand-alone retail uses
of greater than 50,000 sf are permitted in the MU-M category in PA1 only, with approval of an administrative
p ermit and CEQA review as applicable.
3.4.3 Light Indus trial (LI)
The Light Industrial (LI) land use category in this Specific Plan Amendment allows for distribution
warehouses/centers, parcel hubs, fulfillment centers, logistics facilities, and e-commerce facilities within
PA3(a), as well as ancillary office uses and associated parking for employees and trucks. This Specific Plan
Amendment allows up to approximately 1,567,090 sf of LI uses within PA3(a). The maximum overall FAR
allowed for the LI uses established pursuant to this land use category shall be 0.5 FAR.
The LI land use category also includes the provision for a 0.62 -acre Enhanced Pa rkway along Lenardo Drive
that would include landscaping and a meandering walking path , west of the light industrial buildings on
PA3(a) and east of Main Street.
3.5 Transfers of Residential Units
Table 4 .1, Land Use Summary: Planning Areas 1, 2, 3(a), and 3(b), and Development District 3 , of this 2021
Amendment establishes maximum permitted residential unit counts , commercial marketplace, mixed-use
marketplace and light industrial square footage within each Planning Area and DD3. In addition, this Specific
Plan Amendment allows for transfers of the maximum allowable residential units under this 2021
Amendment between PA 1 and the portions o f PA 2 where residential uses are permitted, with the approval of
an administrative p ermit, CEQA review.
No transfers of residential units shall result in allowable residential densities exceeding 60 du/ac on PA1 or
PA2, except that, on PA1, with a General Plan Amendment, residential densities of up to 80 du/ac are
permitted within PA1 .
The District at South Bay Specific Plan
May 2022 Draft 3-10
CHAPTER 3. CONCEPTUAL LAND USE PLAN
INTENTIONALLY BLANK
The District at South Bay Specific Plan
May 2022 Draft 4-1
CHAPTER 4
Land Use Illustrative
In order to provide a conceptual representation of what could be developed under this 2021 Amendment, the
following figures present conceptual drawings of building footprints, parks and amenity areas, and locations
for each. It is important to note that the illustrative plan s as presented in the figures contained in this
document, are conceptual and the final development plan s for each Planning Area may vary provided they
comply with the regulations proposed herein, as further described in Section 1.3, Authority to Prepare
Specific Plan , of this 2021 Amendment. The development standards and guidelines allowed within the
Specific Plan Area under this 2021 Amendment (discussed in Chapter 6 , Development Standards , of this 2021
Amendment) permit a range of uses and intensities.
Table 4 .1, Land Use Summary: Planning Areas 1, 2, 3(a), and 3(b), and Development District 3 , provides a
summary of the permitted mix of land uses and establishes maximum allowed development for the Specific
Plan Area, summarized by each Planning Area and DD3. The permitted mix of uses is subject to the ability to
transfer residential units as noted in Section 3.5 , Transfers of Residential Units, of this 2021 Amendment.
Figure 4.1, Conceptual Site Plan Illustrative , presents a conceptual site plan for each Planning Area and
DD3. The intent of the illustrative site plan is to provide for a conceptual development plan that includes a
vibrant mix of residential, commercial, light industrial, and park amenities/active and passive open space uses
to further the goals and obje ctives of the City in activating the site, providing housing, employment
opportunities, and a variety of other opportunities for residents and visitors to shop, dine, and recreate within
the site.
The Carson Country Mart is intended to provide an area for residents and regional visitors to shop, dine, and
gather at the site (Figure 4.2, Carson Country Mart Conceptual Illustrative Plan). The integration of the
various attractive uses proposed by the Carson Country Mart is intended to draw in residents, patrons and
visitors into the site and to activate and enliven the overall area.
Further to this, landscaping along Lenardo Drive would be improved to include the Enhanced Parkway in
PA3(a), which would provide a convenient recreational area for the residents o f PA1 and the surrounding
community (Figure 4.3, Enhanced Parkway).
The District at South Bay Specific Plan
May 2022 Draft 4-2
CHAPTER 4. LAND USE ILLUSTRATIVE
TABLE 4.1
LAND USE SUMMARY: PLANNING AREAS 1, 2, 3(A), AND 3(B), AND DEVELOPMENT DISTRICT 3
Land Use Type by Planning Area and DD3
Specific Plan
Amendment Land
Use Category
Maximum Units,
Square Footage (sf)
Development District 3 (11 Acres)a
Residential MU-M 300 units
Planning Area 1 (15 Acres)
Residential MU-Mb 1,250 unitsc
Planning Area 2 (46 Acres)
Regional Commercial/Outlet CMd 696,500 sf
Regional Commercial/Restaurant CMd 15,000 sfe
Planning Area 3 (96 Acres)
Light Industrial (Including Ancillary Office) (PA3(a)) f
Ancillary Office LI 75,000 sf
E-Commerce/Fulfillment Center / Distribution
Center/Parcel Hub
LI 1,492,090 sf
Enhanced Parkway LI 27,000 sf
Commercial Marketplace (PA3(b))
Neighborhood-Serving
Commercial/Retail/Restaurants/F+B Kiosksg
CM 33,800 sf
Park Amenities/Active and Passive Open Spacesh CM 273,906 sf
Totals 2,312,390 sf of buildings
300,906 sf of park amenities/open space
1,550 residential units
NOTES:
Variations in square footage and types of commercial uses and location and number of residential units in each Planning Area may occur at the time of
final design, depending upon the product identified for ultimate development. Change of restaurant uses to regional commercial uses is permitted and
change of commercial square footage to restaurant square footage is also allowed, subject to the approval of an administrativ e permit, and any further
environmental review required under CEQA, as applicable.
Residential units may be transferred from PA1 to the portion of PA2 shown in Figure 6.1a, Permitted Residential Areas , of this 2021 Amendment provided
such transfer does not cause an exceedance of the allowable residential density under the General Plan or this Specific Plan, or the maximum unit count
of 1,250 units. The transfer of residential units shall not require a corresponding decrease in maximum permitted commercial square fo otage.
a DD3 has been developed as a 300-unit apartment complex known as Evolve South Bay. b PA1 is designated MU-M, which allows for residential or, with approval of an administrative permit and CEQA review as necessary , commercial uses. c Residential uses in PA1 are permitted by right up to 60 du/ac, which would allow for 900 residential units. The remaining units (up to 1,250 resi dential
units) can be constructed in PA1 with a General Plan Amendment to increase the maximum permitted dwelling unit density to 8 0 du/acre or can be
transferred to and constructed in specific areas of PA2 (which is zoned CM) with an administrative permit, with CEQA review, as applicable . d A variety of regional commercial uses is permitted in the CM land use designation, including o utlet and restaurant uses. e The15,000 sf allocated for “restaurant ” uses are intended to address full-service restaurant uses in PA2, if any. All other food service uses, including,
without limitation, VIP lounges, food halls, kiosks, and similar food or beverage serving uses, shall be included in the gross building area (GBA) square
footage for regional commercial established above for PA2. f Note that this area shall include the landfill gas collection and control system (LGCCS), groundwater extraction and treatment system (GETS), and
Landfill Operations Center (LOC ) are located on an approximately 1-acre lot (the “utility lot”) in PA3(a) (refer to Figure 3.2, Planning Areas 3(a) and
3(b), and Figure 5.16, Storm Drainage Concept ), adjacent to the Torrance Lateral. g These uses within the overall 11.12-acre Carson Country Mart area is envisioned to include commercial/retail uses as follows: single retail use,
restaurants (with drive through capability) food and beverage kiosks, and a café. All numbers are approximate. h The Carson Country Mart’s approximately 273,906 sf (6.29 acres) of total active and passive open spaces are envisioned to include: an arrival plaza,
food and beverage plaza area, dog park, performance pavilion, botanic al garden, children’s play area, bioretention garden, beer garden, games
terrace, event lawn, sculpture garden, water feature and iconic design element, and planted open spaces and buffers. In addition, this area would also
include planted open spaces and planted buffer areas on the west and south sides of the park. This program is conceptual and subject to change.
The District at South Bay Specific Plan
May 2022 Draft 4-3
CHAPTER 4. LAND USE ILLUSTRATIVE
SOURCE: RGA, OJB, OU, MBI , and ESA 2021
Figure 4.1 Conceptual Site Plan Illustrative
The District at South Bay Specific Plan
May 2022 Draft 4-4
CHAPTER 4. LAND USE ILLUSTRATIVE
SOURCE: RGA, OJB, OU, MBI , and ESA 2021
NOTE: This is a graphic representation of a planning concept and is for illustrative purposes only . All graphics in this document are conceptual and
should not be interpreted literally. Other solutions, locations and/or concepts may be proposed and reviewed during site pl an review and other
permit and mapping processes.
Figure 4.2 Carson Country Mart Conceptual Illustrative Plan
The District at South Bay Specific Plan
May 2022 Draft 4-5
CHAPTER 4. LAND USE ILLUSTRATIVE
SOURCE: RGA, OJB, OU, MBI , and ESA 2021
NOTE: A transit center could potentially be provided on the Enhanced Parkway (refer to Figure 5.1 of this 2021 Amendment ). This is a graphic
representation of a planning concept and is for illustrative purposes only. All graphics in this document are conceptual and should not
be interpreted literally. Other solutions, locations and/or concepts may be proposed and reviewed during site plan review and other
permit and mapping processes.
Figure 4.3 Enhanced Parkway
The District at South Bay Specific Plan
May 2022 Draft 4-6
CHAPTER 4. LAND USE ILLUSTRATIVE
INTENTIONALLY BLANK
The District at South Bay Specific Plan
May 2022 Draft 5-1
CHAPTER 5
Plan Elements
In addition to the land use plan previously described, this 2021 Amendment contains a number of additional
elements such as circulation, open space and recreation, infrastructure and utilities, and public services which
are critical to the success of any project development under this 2021 Amendment. These plan elements are
discussed in this Chapter 5.
5.1 Circulation Concept
The circulation concept for this 2021 Amendment is an integral part of the overall land use plan and has been
developed consistent with a number of circulation objectives of the City. Foremost among these are the following:
1. To reinforce and serve the la nd use concepts.
2. To provide adequate accessibility for internal and external trips by future residents, tenants, trucks, and
visitors.
3. To provide a sufficient amount of convenient parking for the uses allowed hereunder for PA1, PA2, and PA3.
4. To provide opportunities for a variety of transportation and mobility options.
5. To provide an aesthetically pleasing environment while achieving the above objectives.
5.1.1 Regional Access
The San Diego Freeway (I-405 Freeway), Harbor Freeway (I -110 Freeway), Artesia Freeway (SR-91 Freeway),
and Long Beach Freeway (I-710 Freeway) provide regional access to the Specific Plan Area. The I -405 Freeway
is located adjacent to the Specific Plan Area’s eastern boundary, the I -110 Freeway is located approximately
0.5 miles west of the Specific Plan Area, and the SR -91 Freeway is located approximately 2.5 miles north. The
I-710 Freeway, which is located on Carson’s eastern boundary, links Carson with the City and Port of Long
Beach, whereas the I-110 Freeway provides direct access to the City and Port of Los Angeles. Locally, access to
the Specific Plan Area is available via Main Street (a north –south thoroughfare on the western side of the
Specific Plan Area), Avalon Boulevard (an exit from the I -405 Freeway and a major north –south arterial), and
Del Amo Boulevard (an east–west arterial that bisects the northern portion of the Specific Plan Area).
The Avalon Boulevard/I-405 Freeway interchange was improved following the approval of the 2006 Car son
Marketplace Specific Plan and provides direct access to the Specific Plan Area and the areas surrounding it.
Interchange improvements included: (1) the extension of Lenardo Drive to Avalon Boulevard (with final
improvements to Lenardo Drive currently in process), (2) realignment and reconfiguration of the I-405 Freeway
southbound on- and off-ramps, (3) a new I-405 Freeway southbound on-ramp that serves as the east leg of the
new Avalon Boulevard/Lenardo Drive intersection, and (4) reconfiguration of the I-405 Freeway northbound
off -ramp to allow left turns onto southbound Avalon Boulevard (the traffic signal located at the off-ramp is in
the process of being activated).
The District at South Bay Specific Plan
May 2022 Draft 5-2
CHAPTER 5. PLAN ELEMENTS
5.1.2 Internal Circulation
Access to the Specific Plan Area and the proposed internal circulation system are shown on Figure 5.1,
Vehicular Circulation Concept. Internal circulation will be provided by two primary routes, Lenardo Drive
and Stamps Drive, which continues as “Private Drive” south of Lenardo Drive providing local access to the
light industrial uses. Lenardo Drive co nnects the Main Street entry with the Avalon Boulevard/I -405 Freeway
entry. Stamps Drive begins at Del Amo Boulevard and ends at Lenardo Drive, before entering the light
industrial uses. Lenardo Drive will be a public street and will retain a similar align ment to the original haul
road. The alignment of Stamps Drive is an adaptation of the current roadway, which was originally a haul
road for the Cal Compact Landfill. The portion of Stamps Drive north of Lenardo Drive and south of Del
Amo Boulevard (also referred to as the “Del Amo Entrance”) has been shifted west of the location shown in
the 2018 Specific Plan; the new alignment corresponds to the location of the ori ginal haul road for the Cal
Compact Landfill. This portion of Stamps Drive will be a public street, while the continuation of the roadway
south of Lenardo Drive (the Private Drive) will be privately owned and maintained.
Vehicular access to the site, internal circulation, and parking lots should consider the following:
• Short-term parking for delivery of mail and small shipments shall be provided so as not to impede overall
circulation.
• Shared access drives between adjacent parcels should be encouraged to minimize curb cuts, where feasible.
• Reciprocal access easements for vehicles, pedestrians, and shared parking facilities between adjacent uses
should be encouraged, where feasible.
• The determination of adequate stacking for project entry driveways shall account for security gates,
checkpoints, and guard shacks, if applicable.
• Conflicts between truck traffic and employee and visitor parking should be minimized by installing clear
signage at proper locations.
• Site circulation and access shall allow for and facilitate emergency access to the site and all buildings.
• To prevent speeding and vehicular conflicts with pedestrians, extended lengths of drives aisles for straight
sections of a parking lot should be avoided.
• Lots shall be accessed via public roads, private roads or access easements.
As indicated in Figure 5.2, Concept Circulation Sections, diagrammatic circulation sections are set forth in
Figures 5.3 through 5.1 4, depicting conceptual designs for Specific Plan Area entrances (see Figures 5.3,
Section A – Del Amo Entrance ; 5.9, Section E1 – Lenardo Drive Entrance; 5.10, Sectio n E2 – Avalon
Boulevard Entrance; and 5.1 4, Section H – Main Street Entrance ), Del Amo Boulevard (see Figure 5.4,
Section B – Del Amo Boulevard), certain portions of Lenardo Drive and Stamps Drive (see Figures 5.5,
Section C1 – Lenardo Drive without Multipurpose Trail, and 5.6, Section C2 – Lenardo Drive with
Multipurpose Trail), the Private Drive (Figures 5.7, Section D1 – Private Drive without Parking, and 5.8,
Section D2 – Private Drive with Parking ), the I-405 Freeway edge (see Figure 5.11, Section F – Freeway
Edge (I-405 Freeway/Specific Plan Area Interface)), the adjacent slope of the Torrance Lateral (see
Figures 5.12, Section G1 – Channel-Adjacent Slope [Adjacent Reside ntial/Specific Plan Area Interface –
Condition 1], and 5.13, Section G2 – Channel-Adjacent Slope [Adjacent Residential/Specific Plan Area
Interface – Condition 2 ]).
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May 2022 Draft 5-3
CHAPTER 5. PLAN ELEMENTS
Each entry into the Specific Plan Area must be attractively landscaped (as further addressed in Section 6.4,
Landscaping ) and , with respect to the entrances along Stamps Dr. and Lenardo Dr., signed for automobiles,
pedestrians, bicyclists, and truck access (to direct trucks to the appropriate truck routes). Tree wells may be
added in the public rights-of -way of Main Street and/or Del Amo Boulevard at the discretion of the City
Engineer and the Community Development Director.
The term, “p arkway,” as used in this 2021 Amendment, shall be defined as the distance between the front of
curb and the property line, and may include sidewalks and walkways, landscaping, or both.
Access points into the Specific Plan Area would include the Del Amo Boulevard/Stamps Drive and Main
Street/Lenardo Drive intersections, as well as the Avalon Boulevard exit from the I -405 Freeway. The
primary ingress and egress location for DD3 is provided at the Del Amo Boulevard/Stamps Drive
intersection, where the north leg of the intersectio n would provide for entry and exit.
While a conceptual circulation configuration has been provided (pursuant to Figures 5.1 and 5.2), the internal
circulation system is subject to approval by the Community Development Director and City Engineer and will
be finalized with the approval of development plans for each project within the Specific Plan Area. Subject to
CEQA review if applicable, half -street improvements to Lenardo Drive and Stamps Drive may be approved
by the City Engineer and the Community Development Director to allow for the phasing of the construction
of the streets to accommodate the phased development of projects within the Specific Plan Area. The internal
roadways, drive aisles, on-site intersection spacing, access openings, sidewalks, and p edestrian and bike paths
shall be constructed pursuant to the standards set forth under this Specific Plan and in accordance with all
City requirements (as approved by the City Engineer).
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May 2022 Draft 5-4
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SOURCE: RGA, OJB, OU, MBI, and ESA 2021
Figure 5.1 Vehicular Circulation Concept
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May 2022 Draft 5-5
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SOURCE: RGA, OJB, OU, MBI, and ESA 2021
Figure 5.2 Concept Circulation Sections
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May 2022 Draft 5-6
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SOURCE: ESA 2021
NOTES: The building setbacks of 20 to 30 feet vary according to the height of the building adjacent to the roadway. The setba ck is 20 feet for buildings up
to 28 feet in height. For buildings above 28 feet in height, a 30-foot setback is required. Building heights refer to the base building height as
defined in Table 6.2.
These street sections are a graphic representations of planning concepts. All graphics in this document are conceptual and should not be
interpreted literally. Other solutions, locations, and/or concepts may be proposed and reviewed during site plan review and o ther permit and
mapping processes.
Figure 5.3 Section A – Del Amo Entrance
SOURCE: ESA 2021
Figure 5.4 Section B – Del Amo Boulevard
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May 2022 Draft 5-7
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SOURCE: ESA 2021
NOTES: When sidewalks and/or walkways are located outside the public rights -of -way, an easement may be required to allow for public access.
These street sections are a graphic representations of planning concepts. All graphics in this document are conceptual and should not b e
interpreted literally. Other solutions, locations, and/or concepts may be proposed and reviewed during site plan review and o ther permit and
mapping processes.
Figure 5.5 Section C1 – Lenardo Drive without Multipurpose Trail
SOURCE: ESA 2021
NOTES: When sidewalks and/or walkways are located outside the public rights -of -way, an easement may be required to allow for public access.
These street sections are a graphic representations of planning concepts. All graphics in this document are conceptual and sh ould not be
interpreted literally. Other solutions, locations, and/or concepts may be proposed and reviewed during site pl an review and other permit and
mapping processes.
Figure 5.6 Section C2 – Lenardo Drive with Multipurpose Trail
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May 2022 Draft 5-8
CHAPTER 5. PLAN ELEMENTS
SOURCE: ESA 2021
NOTE: These street sections are a graphic representations of planning concepts. All graphics in this document are conceptual and should not be
interpreted literally. Other solutions, locations, and/or concepts may be proposed and reviewed during site plan review and o ther permit and
mapping processes.
Figure 5.7 Section D1 – Private Drive without Parking
SOURCE: ESA 2021
NOTE: These street sections are a graphic representations of planning concepts. All graphics in this document are conceptual and sh ould not be
interpreted literally. Other solutions, locations, and/or concepts may be proposed and reviewed during site plan rev iew and other permit and
mapping processes.
Figure 5.8 Section D2 – Private Drive with Parking
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May 2022 Draft 5-9
CHAPTER 5. PLAN ELEMENTS
SOURCE: ESA 2021
NOTES: When sidewalks and/or walkways are located outside the public rights -of -way, an easement may be required to allow for public access.
These street sections are a graphic representations of planning concepts. All graphics in this document are conceptual and sh ould not be
interpreted literally. Other solutions, locations, and/or concepts may be proposed and reviewed during site pl an review and other permit and
mapping processes.
Figure 5.9 Section E1 – Lenardo Drive Entrance
SOURCE: ESA 2021
NOTE: These street sections are a graphic representations of planning concepts. All graphics in this document are conceptual and should not be
interpreted literally. Other solutions, locations, and/or concepts may be proposed and reviewed during site plan review and o ther permit and
mapping processes.
Figure 5.10 Section E2 – Avalon Boulevard Entrance
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May 2022 Draft 5-10
CHAPTER 5. PLAN ELEMENTS
SOURCE: ESA 2021
NOTES: Park ing stall and 6-foot -high view fence or landscape screen presence vary according to location of section along freeway edge. Parking stall is
optional. Refer to Figure 6.11, Conceptual Sign Locations: Option A, for potential perimeter wall, view fence, or landscape screen location.
These street sections are a graphic representations of planning concepts. All graphics in this document are conceptual and sh ould not be
interpreted literally. Other solutions, locations, and/or concepts may be proposed and revie wed during site plan review and other permit and
mapping processes.
Figure 5.11 Section F – Freeway Edge (I-405 Freeway/Specific Plan Area Interface)
SOURCE: ESA 2021
NOTES: These street sections are a graphic representations of planning concepts. All g raphics in this document are conceptual and should not be
interpreted literally. Other solutions, locations, and/or concepts may be proposed and reviewed during site plan review and o ther permit and
mapping processes.
Figure 5.12 Section G1 – Channel-Adjacent Slope (Adjacent Residential/Specific Plan Area
Interface – Condition 1)
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May 2022 Draft 5-11
CHAPTER 5. PLAN ELEMENTS
SOURCE: ESA 2021
NOTES: These street sections are a graphic representations of planning concepts. All graphics in this document are conceptual and sh ould not be
interpreted literally. Other solutions, locations, and/or concepts may be proposed and reviewed during site plan review and other permit and
mapping processes.
Figure 5.13 Section G2 – Channel-Adjacent Slope (Adjacent Residential/Specific Plan Area
Interface – Condition 2)
SOURCE: ESA 2021
NOTES: When sidewalks and/or walkways are located outside the public rights -of -way, an easement may be required to allow for public access.
These street sections are a graphic representations of planning concepts. All graphics in this document are conceptual and should not be interpreted
literally. Other solutions, locations, and/or concepts may be proposed and reviewed during site plan review and other permit and mapping processes.
Figure 5.14 Section H – Main Street Entrance
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May 2022 Draft 5-12
CHAPTER 5. PLAN ELEMENTS
5.1.3 Parking
The various uses allowed within PA1, PA2, and PA3 will be required to meet the parking standards specified
in Chapter 6 of this 2021 Amendment. The number of parking spaces will be calculated using the parking
ratios shown in Table 6.2, General Development Standards, of this 2021 Amendment. Parking will be
provided through a combination of open surface parking and parking structures, with the structures having a
maximum height limit of 50 feet, and parking under elevated podium (which shall not be subject to the 50-
foot height limitation). A minimum width of 24 feet shall be provided for circulation aisles in all parking
areas, unless larger aisles are required by the Los Angeles County Fire Department (LACoFD). A minimum
width of 28 feet shall be p rovided for main entry aisles from the street(s) to satisfy LACoFD’s access
requirements to designated fire lanes, which shall also have a minimum width of 28 feet.
At least eight (8) percent of all at-grade commercial parking spaces shall be designated for carpool/vanpool
and/or clean air vehicles.
As described in Table 6.2, shared parking is permitted to help maximize the efficiency of parking utilization
within the site . This 2021 Amendment specifically requires that 41 parking spaces within the parking lot
adjacent to Building F in PA3(a) shall be shared with PA3(b) in order to serve parking demand from the
Carson Country Mart (PA3(b)). Additional shared parking allowances between or among any Planning Areas,
shall require a parking demand study approved by the Community Development Director, prior to issuance of
a building permit.
5.1.4 Pedestrian and Bicycle Circulation
This 2021 Amendment intends to provide connectivity between the diverse uses within the Specific Plan Area
for pedestrians and bicyclists. Ex ternal bicycle access will be primarily from unbuffered bicycle lanes along
Main Street and buffered and painted bike lanes on Del Amo Boulevard, while external pedestrian access will
come from sidewalks on those same streets. A multipurpose path, which pr ovides for concurrent, side -by -side
use by both bicyclists and pedestrians, is proposed from Avalon Boulevard into the Specific Plan Area’s
southeastern entrance along Lenardo Drive. From the Avalon Boulevard entrance to its intersection with
Stamps Drive, the multipurpose path will continue along the west side of Lenardo Drive, and pedestrian and
bicyclist pathways within the multipurpose path internal to the 157-Acre Site will be divided using pavement
striping/symbols for safety.
Internally within the 157-Acre Site, bicycle circulation is provided along Stamps Drive in the form of a
multipurpose trail between Del Amo Boulevard and Lenardo Drive. From the intersection of Lenardo
Drive/Stamps Drive to the Avalon Boulevard entrance, bike lanes are provided a s part of the multipurpose
trail described above.
Pedestrian circulation will be provided throughout the Specific Plan Area via sidewalks and pathways. In
addition, the Enhanced Parkway proposed in PA3(a), includes a n approximately 20- to 40-foot-wide parkway
space including shade trees and native plantings, a meandering pedestrian pathway, and a sidewalk. The
circulation system described herein is conceptual and, under this 2021 Amendment, flexibility is allowed to
reduce or eliminate sidewalks and to vary the width of the landscape areas along Lenardo Drive and Stamps
Drive. An at-grade pedestrian crossing shall be constructed across Lenardo Drive to facilitate pedestrian
access between PA2 and PA3. The proposed traffic signal on Lenardo Drive midway betwe en Stamps Drive
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May 2022 Draft 5-13
CHAPTER 5. PLAN ELEMENTS
and Avalon Boulevard will also provide safe pedestrian connectivity between PA2 and PA3. The routing of
pedestrian and bicycle circulation is conceptually shown on Figure 5.15 , Multi-Modal Circulation Concept.
5.1.5 Public Transportation
Los Angeles County Metropolitan Transit Authority (Metro) Bus Route 246 is located along Avalon
Boulevard, and Metro Bus Route 205 is located along Del Amo Boulevard east of Avalon Boulevard (as
shown on Figure 5.1 4). The Specific Plan Area shall be designed to allow for at least four bus stops (two in
each travel direction) to service the Specific Plan Area by Metro, as well as other transportation services
including the Carson Circuit and Long Beach Transit. Conceptual locations of bus pull -outs, including the
potential for a transit center within a portion of PA3(a), are shown on Figure 5.1.
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May 2022 Draft 5-14
CHAPTER 5. PLAN ELEMENTS
SOURCE: RGA, OJB, OU, MBI, and ESA 2021
Figure 5.15 Multi-Modal Circulation Concept
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May 2022 Draft 5-15
CHAPTER 5. PLAN ELEMENTS
5.2 Open Space/Recreation
The uses allowed under this 2021 Amendment provide for common and private open and recreation spaces
within the Specific Plan Area to serve residents within the Specific Plan Area, Carson residents, and visitors
to the site. Residents living within proposed development within PA1 should have access to the following
potential amenities: pools, clubhouses, courtyards, lawn areas, and jogging paths . The requirements for
common and private open spaces are listed in Table 6.2, General Development Standards .
Community amenity spaces are also important c omponents for the commercial uses within the Specific Plan
Area. Such amenity spaces include park areas, dog park, bioretention garden, plazas, gathering spaces,
walkways, multipurpose paths, a mong others, which will provide open spaces, and recreational o pportunities
directly adjacent to the commercial retail and dining spaces included in this Specific Plan . These spaces are an
especially important feature of the Carson Country Mart (defined as PA3(b)). Specific standards are outlined
in Table 6.2 and in Sections 5.1.4, Pedestrian and Bicycle Circulation , and 6.3, Publicly Accessible Private
Open Space, of this 2021 Amendment.
5.3 Public Services and Infrastructure
5.3.1 Police and Fire
Police services serving the Specific Plan Area shall be provided by the Los Angel es County Sheriff’s
Department. There is one existing Sheriff’s Station located at 21356 South Avalon Boulevard in Carson. This
station also provides police services for Torrance, Harbor City, and Rancho Dominguez. To ensure the safety
of residents and patrons of The District at South Bay, private security services that coordinate with the
Sheriff’s Department will be provided for each development proposed within PA2 and PA3. As described in
Chapter 7 , Implementation, a public safety plan that addresses on -site security and staffing for the on-site
security office (to be located within PA2) will be submitted for approval by the City, with consultation with
the Los Angeles County Sheriff’s Department, prior to the issuance of any building permit for vertical
construction. Private security services may be provided on a Specific Plan Area –wide basis, by Planning
Area, by each developer, or any combination thereof.
Security video cameras shall be installed throughout commercial developments within PA 2 and PA3 with a
digitally recorded feed to the on -site security office that is accessible via the internet at the Carson Sheriff’s
Station. Both a community policing plan and a private security plan shall be developed in coordination with
the Sheriff’s Department.
Fire protection services in the City of Carson are provided by Los Angeles County Fire D epartment
(LACoFD). The Specific Plan Area is located within Division I of the Central Region in the Battalion 7
service area. There are six primary fire stations that provide both fire and emergency medical service in the
City of Carson, with four of the stations located within the City of Carson ’s boundaries. The nearest response
unit to the Specific Plan Area is Fire Station No. 36, located at 127 West 223rd Street, approximately
1.5 miles south of the Specific Plan Area. Other response units in the area include Station No. 127 at 2049
East 223rd Street, Station No. 10 at 1860 East Del Amo Boulevard, and Station No. 116 at 755 Victoria
Street. Station No. 127 is located approximately 2 miles southeast of the Specific Plan Area, while the latter
two stations are located approximately 2.4 miles from the Specific Plan Area.
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May 2022 Draft 5-16
CHAPTER 5. PLAN ELEMENTS
5.3.2 Drainage
Permanent drainage systems for the 157-Acre Site will be designed to protect the landfill cap. In general,
surface drainage from rooftops, parking lots, and hardscape and landscape areas will be picked up by inlets
and conveyed to the existing Torrance Lateral owned by the Los Angeles County Flood Control District.
Storm drainpipes will be sealed to reduce the potential for leakage and to prevent the migration of landfill gas.
Surface water above the landfill cap will be conveyed to the backbone storm drain system and discharged into
the Torrance Lateral. The quality of the water discharged into the Torrance Lateral will be maintained by the
use of on -site filtering systems as designated in the Hydrology Report & Standard Urban Stormwater
Mitigation Plan (2009 SUSMP). Development projects within the 157-Acre Site will also comply with the
MS4 permit requirements through implementation of the 2009 SUSMP.
The existing storm drainage backbone infrastructure will be utilized, while some inlets, area drains systems,
and permanent water quality best management practices will be inst alled during precise grading activities.
Storm drainage systems will generally remain in their current location in utility corridors. Easements will be
granted for those portions of these utility corridors that fall outside of public rights -of-way. The 157 -Acre Site
will be designed to avoid the placement of buildings over these utility corridors, where feasible.
Collectively, the LGCCS and GETS, along with a (partially constructed) Landfill Operation Center (LOC) are
located on an approximately one -acre lot (the “utility lot”) between Buildings D and F in PA3(a) adjacent to
the Torrance Lateral. Access rights (via an easement) shall be given to the CRA in order to access the LOC.
The utility lot is currently owned by and will be retained by the CRA and operated by the CRA after approval
of the 2021 Amendment. The GETS and LGCCS, including the flare stacks associated with the LGCCS, are
fully constructed and operational. In addition, the slab for the LOC has been constructed. However, because
there are more wells and piping to install, as well as the LOC building itself, the system itself is considered
only partially constructed.15
A conceptual map of the drainage system and the utility lot is provided in Figure 5.16, Storm Drainage
Concept.
15 In this 2021 Amendment, when the GETS, LGCCS, and/or LOC are mentioned, it is assumed that not all o f the wells have been
installed nor has the LOC building itself been completely built. When fully constructed, the LOC building would provide offices,
system controls, and storage space.
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May 2022 Draft 5-17
CHAPTER 5. PLAN ELEMENTS
SOURCE: RGA, OJB, OU, MBI, and ESA 2021
Figure 5.16 Storm Drainage Concept
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May 2022 Draft 5-18
CHAPTER 5. PL AN ELEMENTS
5.3.3 Water and Sewer Systems
The local utility (Cal Water Service) will supply water to the Specific Plan Area (and currently serves Evolve
South Bay). An existing 12-inch water main located in Main Street and a 16 -inch water main located both on
Del Amo Boulevard and Lenardo Drive will supply both domestic service (with individual meters) and fire
protection to the development. Cal Water Service has indicated that no upgrades to off-site facilities are
necessary to support the development within the 157-Acre Site .
Water for irrigation and proposed water features within the [1 57-Acre Site] will come from reclaimed water,
if feasible. The balance, if any, will be drawn from the domestic water system. A fire line serving the landfill
operations center (LOC) has already been installed.
Domestic water infrastructure will be installed at the same time as street improvements are made.
Connections to buildings for potable and fire protection water will be made prior to certificate of occupancy.
Reclaimed water infrastructure will be installed with street improvements, as shown in Figur e 5.17, Domestic
and Reclaimed Water Concept, and connected to the West Basin reclaimed water line.
The sewer system servicing the Specific Plan Area is owned and maintained by the Los Angeles County
Sanitation District. For the Specific Plan Area, an on -site system will be designed to pick up sanitary flows
from points of connection at each building to the existing 42 -inch trunk sewer along Main Street. It is
anticipated that the on-site sewer will be constructed with airtight joints to prevent the migrati on of landfill
gas. Sewer infrastructure will be installed in connection with the construction of street improvements.
Connections to buildings will be made prior to certificate of occupancy. Conceptual maps of the water and
sewer systems are provided in Figure 5.17 and Figure 5.18 , Sanitary Sewer Concept.
Water and sewer systems will generally remain in their current location in utility corridors. Easements will be
granted for those portions of utility corridors that fall outside of public rights -of-way. The 157-Acre Site will
be designed to avoid the placement of buildings over utility corridors, where feasible.
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May 2022 Draft 5-19
CHAPTER 5. PLAN ELEMENTS
SOURCE: RGA, OJB, OU, MBI, and ESA 2021
Figure 5.17 Domestic and Reclaimed Water Concept
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May 2022 Draft 5-20
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SOURCE: RGA, OJB, OU, MBI, and ESA 2021
Figure 5.18 Sanitary Sewer Concept
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May 2022 Draft 5-21
CHAPTER 5. PLAN ELEMENTS
5.3.4 Electricity and Solid Waste
The developers/operators of any development project within any Planning Area will need to obtain electricity
from the local utility’s Compton Service Center, which provides electric service to the Carson area. The
Specific Plan Area may contain on-site electric distribution substations. Their precise locations will be
determined upon the submittal of future tract maps and/or future building permit applications . Refer to
Section 6.11, Energy Conservation , of this 2021 Amendment for additional guidance related to methods of
energy conservation. If feasible, new utility lines will be placed underground unless such placement conflicts
with the Remedial Action Plan (RAP) or is otherwise approved by th e Director of Public Works.
The developers/operators of each Planning Area shall coordinate with the City’s waste hauler or the
collection, disposal, and recycling of solid waste. A comprehensive recycling plan shall be included with each
development plan submittals prior to the City’s issuance of a building permit approval. The comprehensive
recycling plan shall consist of a construction debris recycling program and a general recycling program for
residential, light industrial, and commercial uses includin g the separation of organic waste. The recycling
program shall specifically require the incorporation of permanent, clearly marked, durable, source-sorted
recycling bins for all structures. The bins shall be continuously maintained to ensure proper operati on and
adequate access.
Recycling will also extend to construction activities. All construction debris may be recycled in a practical,
accessible manner, to the extent feasible, during the construction phase of any Planning Area. Compaction
facilities for non-recyclable materials shall be provided for every occupied commercial and light industrial
building greater than 20,000 sf in size to reduce both the total volume of solid waste produced and the number
of truck haul trips required for collection, to the extent feasible. Trash compaction facilities may be provided
in centralized locations for multiple commercial buildings. Alternative trash collection methods may also be
used for retail and non-retail uses if approved by the waste management provider and the Community
Development Director. The trash collection system must be approved by the Community Development
Director prior to issuance of the first building permit for a commercial or light industrial building greater than
20,000 sf in size.
5.3.5 Grading, Sub surface Remediation, and Cap
Rough -grading operations on the 157-Acre Site will be performed in conjunction with the capping of the
landfill that is part of the RAP, as modified by the 2011 Explanation of Significant Differences (ESD), and
any other requirements for same imposed by DTSC.
The remedial actions to be implemented at the 157-Acre Site per the approved RAP, as modified by the
approved ESD, are a combination of the following:
A. Construct a low-permeability cover system (cap) for the entire Cal Compact landfill site to contai n the
buried waste and the impacted soil on site. The cap shall be constructed after the application of pile
driving and/or deep dynamic compaction (DDC) is completed, where necessary (see description below),
to assist in settlement control and before the rough grading of the landfill site for development purposes.
A portion of the cap was installed after the approval of the Carson Marketplace Specific Plan in 2009, but
the cap was not completed in all areas of the Specific Plan Area.
B. Install a groundwater extraction and treatment system (GETS) along the down -gradient side of the landfill
site to intercept/capture groundwater contamination coming from the landfill site. The perimeter GETS is
The District at South Bay Specific Plan
May 2022 Draft 5-22
CHAPTER 5. PLAN ELEMENTS
intended to capture off-site migration of the groundwater contamination that exceeds the remediation
goals. The GETS is fully installed and has been operational on the site since 2014.
C. Install a landfill gas collection and control system (LGCCS) within the Cal Compact landfill site
boundary and beneath proposed occupied buildings within the waste zone. The landfill LGCCS will be
used to minimize potential off-site migration and remediate potential impacts to on-site indoor/outdoor air
quality in compliance with the relevant regulations. The landfill LGCCS (burner, backup carbon filters,
and flare) has been constructed, and landfill gas collection wells have been installed on a portion of the
landfill site. Additional elements of the landfill LGCCS, including additional collection wells, remain to
be installed. The LGCCS system was designed to collect landfill gas (LFG) from the waste zone and
condensate and deliver them to a Landfill Operations Center (LOC), which includes facilities for both
LFG and groundwater treatment (refer to Figure 5.1 6).
D. Implement long-term monitoring of the groundwater and landfill gases.
E. Provide for long-term maintenance of the cap.
The RAP assumed that remediation activities would be completed for the entire 157 -Acre Site at the same
time. A phased remediation and occupancy plan was app roved by DTSC16 to allow vertical construction and
occupancy on each Cell after it has been remediated, regardless of the stage of remediation on the other Cells.
Phased occupancy is contingent on a cell-specific health risk assessment that would allow occupancy of the
portions of the landfill site that have been remediated for the intended use/users .
The RAP and ESD specify the overall remediation and conceptual grading required for the 157 -Acre Site.
Actual grading plans may vary as required to be consistent with the actual site plan for each project
development in conformance with grading guidelines contained in the County of Los Angeles Building Code,
professionally accepted engineering practices, any site -specific recommendations of DTSC, and civil and geo-
technical engineers licensed or registered by the State of California.
The LGCCS, foundation layer, and associated sub-drainage systems for the landfill cap, and the landfill
membrane, all as required by the RAP and the ESD, will be installed an d covered with material stockpiled on
site, or with other suitable soil to construct the protective soil cover for the landfill cap. The grading plan for
the foundation layer and soil cover will be informed by the site plan and development grading plan. Wh en
complete, the landfill cap will be at approximately rough development grade. Once the protective soil cover
layer of the landfill cap is in place, the landfill site will be brought to design grades under a development
grading plan to be approved by the County of Los Angeles.
No residential building permits for PA1 or PA2 shall be granted until DTSC has issued its consent or non -
objection to the development of residential uses in such location based upon the RAP.
16 The development of the 157-Acre Site is subject to the terms and conditions set forth in a document entitled the Management
Approach to Phased Occupancy (File No. 01215078.02), approved by DTSC in April 2018 (the MAPO) and the phased
development letter, issued by DTSC to the Carson Reclamation Authority, dated October 17, 2017 (Phased Development Letter).
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April 2022 Draft 6-1
CHAPTER 6
Development Standards
This section contains the development standards for the Specific Plan Area. Development standards are the
regulations, requirements, and by-laws by which development must abide, and are indicated by the use of the
word “shall.” These standards are mandatory and typically concern to pics such as permitted uses, density/
intensity, building and property dimensions, and the quantity of parking and landscaping. Provisions within
these standards may also use the word “should,” in which case the standard is encouraged but not
mandatory.17
6.1 Permitted Uses
Permitted u ses, uses requiring a Conditional Use Permit or an Administrative Permit, uses Permitted under
Specific Conditions, and prohibited uses within the Specific Plan Area are provided in Table 6.1, Permitted
Uses. This matrix organizes potential uses within each Planning Area and DD3. Those uses not specifically
listed in the table are subject to review based on the consistency with the purpose and intent of the land use
categories. The following additional special provisions apply:
A. An Administrative Permit shall be required for any proposed residential use located on PA2 and for
transfers of residential units between Planning Areas where otherwise permitted by this 2021
Amendment.
B. Additionally, Site Plan and Design Review (also referred to as a Design Overlay Review [DOR]) shall be
required as set forth in Table 7.1 and Section 7 .1.6, in Chapter 7 .
Of special note is the fact that at-grade residential uses are only permitted within DD3, as PA1, PA2, and PA3
occupy the former Cal Compact landfill site. Only elevated residential uses, which separate first -floor units
from the ground level using at least one level of parking, retail uses, or other nonresidential space, are
permitted in PA1 and portions of PA2, as shown in Figure 6.1, Permitted Residential Areas. Any additional
residential uses within the 157 -Acre Site will require DTSC approval. Restrictions on ground level residential
uses are the result of DTSC regulations applicable to the Cal Compact landfill site .
17 PA2 has already been approved for development by the City (following the approval of the 2018 Supplemental Environmental
Impact Report [SEIR]), and because the developer of such property (CAM Carson LLC) has vested rights to its project proposal,
and because construction has already begun for PA2 in compliance with the 2018 SEIR, PA2’s compliance requirements for
Project Design Features and mitigation measures are limited to those Project Design Features and mitigation measures that were
specifically set forth in the 2018 SEIR, unless the project proposed by CAM Carson LLC project upon PA2 is substantially modified
or changed from that which was allowed under the Development Agreement approved by the City in 2018 for such project, in a
manner that would require compliance with the design standards set forth in this 2021 Amendment.
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May 2022 Draft 6-2
CHAPTER 6. DEVELOPMENT STANDARDS
SOURC E: RGA, OJB, OU, MBI, and ESA 2021
Figure 6.1 Permitted Residential Areas
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May 2022 Draft 6-3
CHAPTER 6. DEVELOPMENT STANDARDS
TABLE 6.1
PERMITTED USES
P = Automatically Permitted Use
A = Use Permitted with an Administrative Permit PC = Use Permitted under Specific Conditions a
C = Use Permitted on Approval of a Conditional Use Permit b
— = Not Permitted
Land Use
Designation Typical Permitted Uses
Planning Area
MU-M MU-M CM LI CM
DD3 PA1 PA2 PA3(a) PA3(b)
Retail
Food Sales and
Service and Eating
and Drinking
Establishments
Bar/night club/lounge serving beverages for
consumption on premises
C C C — —
Restaurant (without alcohol) A A P — P
Restaurant (with alcohol) A A P — PC
Beer Garden — — — — PC
Restaurant (with drive-in or drive-through) A C — — PCc
Non -restaurant retail food services (including
kiosks, food halls, refreshment stands, soda
fountain)
A A P — P
Food catering (only direct retail sales or retail
distribution)
A A P — —
Food store: supermarket, grocery, market A A — — C
Member -invited VIP lounge with alcohol
service
— — P — —
Café, retail bakery, pastry, candy, health
food, and other similar foods/drinks (not
supermarket or grocery)
A A P — P
Fast casual/quick service restaurant with
take-out food (not drive-in or drive-through)
A A P — P
Health Medical or dental or optical office or clinic,
public health center (with laboratory uses
ancillary thereto)d
A A P — —
Pharmacy A A — — —
Offic ed Business offices, including professional,
financial, insurance, real estate, newspaper
or publishing (no printing), travel/employment
agency (or similar), security service, and
similar services
A A P Pe —
Public Assembly
and Entertainment
Arcade, pool hall, night club — — C — —
Auditorium, meeting hall, event hal lf A A A — —
Community center, lodge hall, private club A A P — —
Indoor golf range A A — — —
Indoor theater (motion picture or live stage) — A P — —
Outdoor theater (live stage, not a drive-in)g C C — — P/Af
Outdoor performances, concerts, and
entertainmentg,h
— A P — P/Af
Single- or multipurpose recreation facilities
such as golf range, ice skating, and bowlingh
A A — — —
The District at South Bay Specific Plan
May 2022 Draft 6-4
CHAPTER 6. DEVELOPMENT STANDARDS
TABLE 6.1
PERMITTED USES
P = Automatically Permitted Use
A = Use Permitted with an Administrative Permit PC = Use Permitted under Specific Conditions a
C = Use Permitted on Approval of a Conditional Use Permit b
— = Not Permitted
Land Use
Designation Typical Permitted Uses
Planning Area
MU-M MU-M CM LI CM
DD3 PA1 PA2 PA3(a) PA3(b)
Public and Quasi -
Public Uses
Church, temple, or other place of religious
worshipd,i
A A A — —
Bus/shuttle station, fire/police station or
ancillary office
A A P Aj —
Post office, library, museumd A A P — —
Retail Sales and
Services
Animal/pet retail uses (no animal hospital;
kennel is allowed as an incidental use)
A A — — P
Auction hous ek — — C — —
Barber shop, beauty shop, salon, manicure A A P — —
Copying, address, graphing, mimeographing,
photostatting, instant printing, photography,
picture framing
A A P — —
Health club/gym — Ae P Ae —
High -fashion/upscale previously owned
clothing and accessories
— — P — —
Hotel — — A — —
Locksmith, watch repair, small appliance
repair, bicycle repair
A A P — —
Non -restaurant retail kiosks A A P — P
Outlet retail — — P — —
Parcel delivery service A A P — —
Single-price overstock/discount stores — — P — —
Specialized stores for apparel, household
supplies, business supplies, promotional
retail, service retail
A A P — —
Stand -alone or in-line retail stores — A P — —
Tailor, dressmaker, seamstress, shoe repair A A P — —
Upscale convenience store — A P — —
Vehicle sales (ancillary service) — C — — —
Vehicle sales (no service)l — C P — —
Studios Motion pictures/movie studios/television
studios
— C — C —
Light Industrial Uses and Utilities
Logistics Facilities Distribution/parcel hub warehouses, high-
cube warehouses, retail/e-commerce
fulfillment centers, logistics centers, and
associated ancillary auto and trailer parking
— — — P —
Manufacturing of
Products and
Materials
Manufacturing of products and materials of
non-hazardous products/materialsm
— — — C —
The District at South Bay Specific Plan
May 2022 Draft 6-5
CHAPTER 6. DEVELOPMENT STANDARDS
TABLE 6.1
PERMITTED USES
P = Automatically Permitted Use
A = Use Permitted with an Administrative Permit PC = Use Permitted under Specific Conditions a
C = Use Permitted on Approval of a Conditional Use Permit b
— = Not Permitted
Land Use
Designation Typical Permitted Uses
Planning Area
MU-M MU-M CM LI CM
DD3 PA1 PA2 PA3(a) PA3(b)
Utilities and Public
Service
Public utility or public service uses, including
but not limited to a landfill operation center
and groundwater extraction and treatment
system
— A A P A
Residential/Mixed-Use
Residential/
Mixed -Use
Adult care facility — A — — —
At-grade apartments, townhomes,
condominiums
P — — — —
Elevated apartments, townhomes,
condominiums n
P P A — —
Live-work residential A A A — —
Parking
Parkin g Parking lot, parking building/structure or
shared parking facilities associated with an
approved use
P P P P P
Parking lot or structure – primary use C C C — —
Public/Private Park, Community Amenities , and Associated Uses
Public Park Park, playground P P P — —
Open Space,
Community
Amenities and
Associated Uses
A variety of open space and community
amenity uses such as gardens, d og park,
nature park, plazas, children’s play area,
event lawn, pedestrian and bicycle
pathways, p erformance pavilion, games
terrace, and water features.
— — — P P
Passive and active open space uses and
walkways (including planted open spaces
and planted buffer areas on the western and
southern portions of the Carson Country
Mart)
— — — P P
Accessory Useso
Private
Recreational
Facilities
Swimming pool, tennis court, skating rink,
gym/fitness center (if center is ancillary to
residential uses)
P P — — —
Passenger Station Bus station, rail station, taxi stand, ride-share
pick-up /drop-off
P P P A A
Alcoholic Beverage
Sales and Service
Alcoholic beverage sales and service in
conjunction with a restaurant, kiosk, beer
garden, department store, drugstore,
supermarket
A A P — PC
Alcoholic beverage sales and service in
conjunction with take-out food, bar, indoor
theater
C C C — PC
Alcoholic beverage sales and service in
conjunction with programmed events and
outdoor festivals e,f
— — — — PC
The District at South Bay Specific Plan
May 2022 Draft 6-6
CHAPTER 6. DEVELOPMENT STANDARDS
TABLE 6.1
PERMITTED USES
P = Automatically Permitted Use
A = Use Permitted with an Administrative Permit PC = Use Permitted under Specific Conditions a
C = Use Permitted on Approval of a Conditional Use Permit b
— = Not Permitted
Land Use
Designation Typical Permitted Uses
Planning Area
MU-M MU-M CM LI CM
DD3 PA1 PA2 PA3(a) PA3(b)
Communication
and Utilities
Station s p
Transmitter, receiver, or repeater station;
control or measurement station; major
wireless telecommunication facilities
C C C C —
Minor telecommunication facilities P P P P P
Temporary Uses q
Offices Contractor office or real estate office P P P P A
Outdoor Sales Sidewalk, parking lot, and tent sales;
Christmas tree sales; pumpkin sales; food
trucks
A A A A A
Outdoor Market/
Festivals
Farmer’s market, arts festival, other festival — — P A P/Ae
Programmed
Events f
Scheduled events ancillary to retail uses A A A A P/Ae
Prohibited Uses
Adult businesses
Bail bonds
Check cashing services, payday loan services and deferred deposit
Convenience store (other than upscale convenience store in PA2)
Firework stands
Thrift store, pawn shop, salvation army type store, “army surplus” or “secondhand store” other than upscale pre -owned clothing and
accessories in PA2.
Expl osives – fireworks, dynamite, ammunition, weapons involving use or testing with explosive materials.
Storage, handling, or transport of hazardous substances or any CalARP-regulated materials . All development within the 157-Acre Site
shall adhere to all applicable City ordinances related to hazardous substances in effect at the time that building permits are issued for
such development.
NOTES:
a Specific conditions required to permit alcohol sales and drive-through uses are discussed in Chapter 7. b The restaurant drive-through/pick-up and delivery feature would cater to upscale/gourmet/“fast casual”–type restaurant tenants as opposed to traditional
fast -food-type establishments. c Where the referenced use is permitted or permitted with permit, (a) total gross leasable area within a Planning Area for any one such use shall not
exceed 5 percent and (b) uses that do not generate sales tax shall not exceed 10 percent in the aggregate of the gross leasable area within a Planning
Area. The Applicant shall provide the City with documentation to ensure these limits are adhered to prior to issuance of a business license for
automatically permitted uses or prior to the approval of an administrative permit. d Use permitted under certain conditions as an ancillary use. e At Community Development Director discretion, and after appropriate consultation with the Los Angeles County Sheriff’s Depart ment, an Administrative
Permit may be required for events that are anticipated to attract large crowds or that could have security or public health or safety considerations.
Smaller-scale events shall be allowed by right. f A calendar of programmed events shall be submitted annually for review and approval by the Community Development Director. Ad ditional events may
be added to the annual calendar and approved on an individual basis throughout the year. g Not to include stadium or arena. h See CMC 9138.22 (Church Uses within the Commercial -Regional Zone) and 9182.25 (Continuation of Churches, Temples or Other Places of Religious
Worship Located within the Commercial-Regional Zone or Mixed-Use – Carson Street Zone). i Ord. 86-763U, Section 1 (Swap Meets, Flea Markets and Minimarts); Ord. 87 -813, Section 1 (Uses Permitted in Commercial and Manufacturing Zones). j Limited to the potential transit center. k Where the referenced use is permitted, or permitted with permit, total gross leasable area within a Planning Area for such uses that do not generate
sales tax shall not exceed 20 percent in the aggregate of the gross leasable area within a Planning Area. l See CMC 9133 (Conditional Use Criteria). m Manufactured products and materials shall not include the following: hydrocyanic acid, tar, coal tar, pyroxyline plastic, gun cotton, rubber, bleaching
powder, glue, chamois, lacquer, synthetic enamel, materials with dextrin, cloth, textiles, upholstery, felt, canvas, wallboard, fiberglass, glass,
polyurethane, engines (with foundry), automobiles, trailers, boats, aircraft, heavy equipment, concrete block, brick, tile, p oisons, explosives, ammunit ion,
The District at South Bay Specific Plan
May 2022 Draft 6-7
CHAPTER 6. DEVELOPMENT STANDARDS
TABLE 6.1
PERMITTED USES
P = Automatically Permitted Use
A = Use Permitted with an Administrative Permit PC = Use Permitted under Specific Conditions a
C = Use Permitted on Approval of a Conditional Use Permit b
— = Not Permitted
Land Use
Designation Typical Permitted Uses
Planning Area
MU-M MU-M CM LI CM
DD3 PA1 PA2 PA3(a) PA3(b)
hazardous substances or materials, CalARP -regulated materials, or any other similar products/materials. Any project development will be required to
comply with the requirements set forth in any future City ordinance related to hazardous substances as set forth herein. n Residential uses in PA1 requiring a General Plan Amendment shall require a C onditional Use Permit. All other residential uses in PA1 shall be
permitted. o Accessory use: a use of the land or of a building that is: (1) clearly incidental and subordinate to the principal use of the land or building; (2) located on
the same lot with the principal use; (3) not a generator of additional auto trips, parking needs, or adverse environmental impacts; and (4) for uses other
than eating establishments, bars, and indoor theaters, occupies equal to or less than 10 percent of the area of the principal use. Where more than one
accessory use occurs on a development project site, the total aggregate of all accessory uses must be equal to or less than 1 0 percent. p Major wireless telecommunication facilities shall be permitted subject to a Conditional Use Permit and the requirements of CM C Section 9138.16
(Communications Facilities). Minor wireless telecommunication facilities, as defined in CMC Section 9138.16, are permitted by right and do not require a
Conditional Use Permit. q For temporary uses, the Community Development Director has discretion whether to require design review.
6.2 General Development Standards
The Development Standards contained herein (Tables 6.2 and 6.3) shall control the development of allowed
uses within the Specific Plan Area, including the residential, commercial, office, and light industrial uses, as
well as publicly accessible but privately maintained open space and commercial/community-use and amenity
areas. These regulations have been designed to provide for flexibility in site design while ensuring a
consistent and coordinated built environment for the Specific Plan Area.
TABLE 6.2
GENERAL DEVELOPMENT STANDARDS
Topic
Mixed-Use Marketplace
(MU-M)
Commercial
Marketplace
(CM) Light Industrial (LI)
Commercial
Marketplace (CM)
DD3a PA1 PA2 PA3(a) PA3(b)
Density/Intensity
At-grade
multifamily
60 du/ac
max.
n/a n/a n/a n/a
Elevated
multifamily
60 du/ac
max.
60 du/ac
max.b
60 du/ac max.
(with AP)
n/a n/a
Vertical mix of
uses c
Commercial not to exceed
0.5 FAR and residential not
to exceed 60 du/ac b
Commercial not
to exceed
0.5 FAR and
residential not to
exceed 60 du/ac
n/a n/a
Commercial uses
(including hotel)d
0.5 FAR max. 0.5 FAR max. n/a 0.50 FAR max.
Light Industriale n/a n/a 0.50 FAR max. n/a
Building Setbacks f
Perimeter Setbacks
Interstate 405 110 feet
min.
n/a 75 feet min. n/a n/a
The District at South Bay Specific Plan
May 2022 Draft 6-8
CHAPTER 6. DEVELOPMENT STANDARDS
TABLE 6.2
GENERAL DEVELOPMENT STANDARDS
Topic
Mixed-Use Marketplace
(MU-M)
Commercial
Marketplace
(CM) Light Industrial (LI)
Commercial
Marketplace (CM)
DD3a PA1 PA2 PA3(a) PA3(b)
Del Amo
Boulevard
10 feet 20 feet 10 feet n/a n/a
Main Street 10 feet 20 feet n/a 25 feet or 25 percent of the lot depth,
whichever is less
n/a
Northern Border
(north of DD3)
20 feet n/a n/a n/a n/a
Storm Channel n/a 70 feet min. from
property line for
commercial
buildings with
base building
height up to
52 feet;
250 feet min.
from property line
for commercial
buildings with
base building
height over
52 feet
70 feet min. from property line for
buildings along the western boundary
with base building height up to 60 feet;
55.5 feet min. from property line for
buildings along the southern boundary
with base building height up to 60 feet;
250 feet min. from property line for all
buildings with base building height
over 60 feet that are adjacent to
residential uses
70 feet min. from
property line for
commercial buildings
with base building
height up to 30 feet;
250 feet min. from
property line for
commercial buildings
with base building
height over 60 feet
that are adjacent to
residential uses
Internal Setbacks f
Building to Stamps
Drive within Del
Amo Entry Area
n/a 20 feet min.
from the back
of curb for
buildings with
base building
height up to
28 feet;
30 feet min.
from the back
of curb for
buildings with
base building
height
greater than
28 feet
20 feet min. from
the back of curb
for buildings with
base building
height up to
28 feet;
30 feet min. from
the back of curb
for buildings with
base building
height greater
than 28 feet
n/a n/a
Commercial
building to
Lenardo Drive/
Stamps Drive
other than Del
Amo Entry Area
Lenardo Drive: 10 feet min.
from the property line
Stamps Drive: 10 feet min.
from the property line, or if
private street, 10 feet min.
from the back of curb
Lenardo Drive:
10 feet min. from
the property line
n/a Lenardo Drive:
25 feet min. from
property line
Light Industrial
building to
Lenardo Drive
n/a n/a 25 feet min. from property line n/a
Residential
building to
Lenardo Drive/
Stamps Drive
other than Del
Amo Entry Area
15 feet min. from the
property line
Lenardo Drive:
15 feet min. from
the property line
n/a n/a
The District at South Bay Specific Plan
May 2022 Draft 6-9
CHAPTER 6. DEVELOPMENT STANDARDS
TABLE 6.2
GENERAL DEVELOPMENT STANDARDS
Topic
Mixed-Use Marketplace
(MU-M)
Commercial
Marketplace
(CM) Light Industrial (LI)
Commercial
Marketplace (CM)
DD3a PA1 PA2 PA3(a) PA3(b)
Commercial
building to building
(if detached)
20 feet min. from building
to building
20 feet min. from
building to
building
n/a 10 feet min. from
building to building
or per 2019
California Building
Code
Light Industrial
building to building
(if detached)
n/a n/a 20 feet min. from building to building n/a
Residential
building to
commercial
building or parking
structure
(if detached)
25 feet min. from building
to building
25 feet min. from
building to
building
n/a n/a
Encroachments g
Encroachments See Municipal Code
Section 9126.29/
Section 9136.29
See Municipal
Code
Section 9126.29/
Section 9136.29
See Municipal Code Section 9146.29 See Municipal Code
Section 9126.29/
Section 9136.29
Sidewalks/Walkways/Parkways h
Internal sidewalk
widths
4 feet min. 4 feet min. 4 feet min. 5 feet min.
Adjacent to:
Lenardo Drive 8-foot parkway min. 8-foot parkway
min.
8-foot parkway min. 8-foot parkway min.
Del Amo Entry
Area
10-foot parkway min. 10-foot parkway
min.
n/a n/a
Stamps Drive 5 feet min. 5 feet min. n/a n/a
Multipurpose path 8 feet min . of bike path,
4 feet minimum of
pedestrian path (may be
attached)
n/a n/a 8 feet min . of bike
path, 4 feet min . of
pedestrian path
Open Spacei
Private residential
open spacej
Development 25 du/ac or
more in density:
Studios and 1BR: 60 sf
average, 50 sf min. per
unit;
2BR: 75 sf average, 65 sf
min. per unit;
3+BR: 100 sf average,
80 sf min. per unit; all with
a min. dimension of 5 feet
in any direction
Development less than
25 du/ac in density:
100 sf min. per unit, with a
min. of 5 feet in any
direction
PA1 standards
applicable to
residential
development with
approval of
Administrative
Permit
n/a n/a
The District at South Bay Specific Plan
May 2022 Draft 6-10
CHAPTER 6. DEVELOPMENT STANDARDS
TABLE 6.2
GENERAL DEVELOPMENT STANDARDS
Topic
Mixed-Use Marketplace
(MU-M)
Commercial
Marketplace
(CM) Light Industrial (LI)
Commercial
Marketplace (CM)
DD3a PA1 PA2 PA3(a) PA3(b)
Res idential
common open
spac ek
300 sf min.
per unit,
with a min.
dimension
of 15 feet
in any
direction
Studio and
1BR: 150 sf
min. per unit;
2BR: 200 sf
min. per unit;
3+BR: 250 sf
min. per unit,
all with a min.
dimension of
15 feet in any
direction
PA1 stand ards
applicable to
residential
development with
approval of
Administrative
Permit
n/a n/a
Private storage
space
Development 25 du/ac or
more in density:
100 cubic feet of private
storage space
Development less than
25 du/ac in density:
200 cubic feet of private
storage spacel
PA1 standards
applicable to
residential
development with
approval of an
administrative
permitl
Outdoor storage is permitted only in
areas within truck courts and abutting
a right-of-way area, but not in a
required parking area.
Outdo or storage areas shall be
screened from view from any adjoining
public street or walkway, and from
surrounding residential areas .m
n/am
Parking
Auto parkingn,o,p Residential:
Studio (0 BR , not more
than 450 sf): 1 space/unit;
1 BR, and 0 BR units larger
than 450 sf:
1.5 spaces/unit;
2BR or more: 2 spaces/unit
Guest Parking:
1 space/4 units
Commercial:
4 spaces/1,000 sf of gross
leasable area, except:
Theater = 1 space/4 seats
Hotel = 1 space/room
Residential:
Same as PA1
and DD3 with
approval of
Administrative
Permit;
Commercial:
4 spaces/1,000 sf
of gross leasable
area, except:
Theater =
1 space/4 seats
Hotel =
1 space/room
Light Industrial:
1 space per 1,000 sf (less than
40,000 sf)
1 space per 4,000 sf (more than
40,000 sf)
Ancillary Office:
1 space per 300 sfe
Off -Site Parking shall not be counted toward
required parking spaces
Restaurant:
4 spaces per
1,000 sf
Retail:
4 spaces per
1,000 sf
Park:
2 spaces per acre
Truck trailer
parkingp
n/a n/a Subject to Parking study to be
completed by the Applicantq
n/a
Preferential auto
and bicycle
parking
Per City Code
Section 9165.3
Per City Code
Section 9165.3
Per City Code Section 9165.3 Per City Code
Section 9165.3
The District at South Bay Specific Plan
May 2022 Draft 6-11
CHAPTER 6. DEVELOPMENT STANDARDS
TABLE 6.2
GENERAL DEVELOPMENT STANDARDS
Topic
Mixed-Use Marketplace
(MU-M)
Commercial
Marketplace
(CM) Light Industrial (LI)
Commercial
Marketplace (CM)
DD3a PA1 PA2 PA3(a) PA3(b)
NOTES:
du/ac = dwelling unit per acre; sf = square feet; BR = bedroom
a DD3 has been developed with a 300-unit apartment complex project known as Evolve South Bay .
b On PA1 only, a General Plan Amendment shall be required to increase the maximum permitted residential density to 80 du/ac.
c For developments with residential and commercial horizontal mixed use, maximum commercial FAR shall not be reduced by residential density, and
maximum residential density is not reduced by commercial FAR.
d Hotel use would only be applicable to PA2.
e For all light industrial uses in PA 3(a), a Specific Plan Amendment shall be required for a FAR below 0.25 for any PA3(a) parcel or for the entire PA
3(a) area. A Specific Plan Amendment shall be required for a FAR or above 0.50 for the entire PA 3(a) area. f The Community Development
Director is authorized to issue an Administrative Permit to approve a decrease in setback requirements not exceeding 10 percent of the setback
requirement.
g Outdoor dining, benches, outdoor displays, or any other ancillary uses as approved by the Community Development Director may encroach into the
sidewalk area a maximum of 8 feet f rom the building frontage.
h Refer to Sections 5.1.2 and 5.1.4, providing flexibility to reduce or eliminate sidewalks, walkways, and/or parkway widths, subject to Communit y
Development Director approval.
i For residential uses, at least 40 percent of comm on and private open space must be useable for recreation, which is defined as open space that serves
a specific function with an average gradient of not more than 5 percent and excludes sidewalks within the public right -of -way. Usable open space
excludes s pace located within roadway setback areas. The recreational areas shall be located within reasonable proximity of the dwellin g units. Usable
open space may include but is not limited to: balconies, terraces, roof gardens, children’s playgrounds, pools, clu bhouses, BBQ pits, fire pits, seating
areas, and landscape areas within or immediately surrounding these open space areas. Walkways and their associated landscapin g that serve no
purpose other than connecting these spaces shall not be considered usable ope n space.
j Each bedroom category must address both its minimum size and average size private open space requirements. Any unit that does not meet the
minimum requirement will not have any of its private open space counted towards the overall average. No mo re than 10 percent of 1 BR, 2BR, or 3BR
units may provide less than the minimum size requirement. If any bedroom category has a shortfall in average private open spa ce, that shortfall must
be replaced by additional usable open space above the required amou nt at a one-to-one ratio.
k Open space includes accessible walkways, landscaping areas, and non -private courtyards. Common areas such as clubhouses, pools , and spas can
satisfy up to 50 percent of the common open space requirement .
l Refer to Section 6.12 of this 2021 Amendment for additional guidance on the provision of private storage space.
m Refer to Section 6.8 of this 2021 Amendment for additional guidance on storage space.
n Shared parking will be allowed per the Community Development Director’s approval and subsequent to a parking study if deemed necessary by the
Community Development Director.
o DD3 has been developed with only residential units (no commercial); therefore, the guest parking requirement is 0.5 spaces/unit.
p The Community Development Director is authorized to issue an Administrative Permit to approve a decrease in parking requirements of not more than
10 percent, subject to approval by the Community Development Director of a parking demand study.
q Applicant is required to provide a parking study to confirm truck trailer parking is sufficient to support the proposed devel opment. Such study will be
reviewed and approved by the Community Development Director. Refer to District at South Bay Planning Area 3 Parking Demand Study, August 20,
2021.
The District at South Bay Specific Plan
May 2022 Draft 6-12
CHAPTER 6. DEVELOPMENT STANDARDS
TABLE 6.3
BUILDING HEIGHT DEVELOPMENT STANDARDS
Use Area
Base
Building With Secondary Featuresa With Major Featuresa
Max.
Height
Max.
Height
Max. Width of
Feature (% of
elevation length)
Max.
Height
Max. Width of
Feature (% of
elevation length)
Residential
Multifamilyb n/a 75 feet 75 feet n/a 75 feet n/a
Commercial
Retail n/a 30 feet 42 feet 30% 52 feet 15%
Theater n/a 60 feet 70 feet 80 feet 20%
Hotel n/a 75 feet 79 feet 85 feet 15%
Commercial – Elevated Podiumc ,d n/a 85 feet 85 feet n/a 85 feet n/a
Light Industrial
E-Commerce/Fulfillment Center >250,000 SF 55 feet 65 feet n/a 65 feet n/a
E-Commerce/Fulfillment Center <250,000 SF 50 feet 56 feet n/a 56 feet n/a
Distribution Center/Parcel Hub n/a 55 feet 65 feet n/a 65 feet n/a
Mixed-Use
Vertical Mix of Uses: Two-Story
Office/Retail over At-Grade
Commercial
10,000–
30,000 SF
35 feet 40 feet 30% 45 feet 30%
Other Vertical Mix of Usesb,c n/a 75–85 feet 75–
85 feet
n/a 75–
85 feet
n/a
Parking
Parking Structuree n/a 45 feet 50 feet n/a 55 feet n/a
Accessory Structures
Accessory Storage maximum height to be determined according to standard for principal use
NOTES:
a Major and secondary features are building elements that are added to building faces to provide architectural interest, without adding to interior floor
area. Major features are more prominent than secondary features, and are often used to focus visual attention with a vertical element that rises above
the base building. Major features may sometimes incorporate secondary features, which are physically connected to them. Where such secondary
features are an integral part of the major feature, the overall assemblage can be considered collecti vely as the major feature, with the height limitation
applying to the highest -most point of the assemblage. b The maximum height of any living space in residential structures cannot exceed 74 feet 11.9 inches, so as not to be classified as a high-rise structure
as defined by Los Angeles County Fire Department regulations. c The maximum height for Commercial – Elevated Podium in PA2 and vertically mixed-use buildings is 85 feet when located within 1,000 feet of the
Specific Plan Area’s easterly border (loosely defined as the I -405 freeway) as measured along the southern edge of Del Amo Boulevard. For buildings
along the northern edge of Del Amo Boulevard or beyond the 1,000 -foot area described above, the maximum height is 75 feet. d Commercial – Elevated Podium uses are planned for PA2. e Maximum parking structure height applies to the height of the primary structure only; elevator shafts are excluded. Maximum p arking structure height
does not apply to on-grade parking under Commercial – Elevated Podium retail.
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May 2022 Draft 6-13
CHAPTER 6. DEVELOPMENT STANDARDS
6.3 Common Spaces and Pedestrian Circulation
The design standards and guidelines for any common space including active and passive open spaces,
programmed areas, and/or pedestrian circulation and/or community -serving commercial uses are provided
below. The common spaces and pedestrian circulation system are meant to offer employees, residents and
visitors of the Specific Plan Area the opportunity for recreational amenities in proximity to the residential,
commercial, and light industrial uses with in PA1, PA2, and PA3. The exact locations and design for these
common spaces will be determined as part of site plan and design review approval process.
6.3.1 General Requirements for Common Spaces and Pedestrian
Circulation
A. Common space shall be located near building entrances and areas of high pedestrian traffic to promote
their use and highest functionality .
B. Design for common space should include landscaping with trees, shrubs, and groundcovers. If the
space(s) is/are located along permeable walkways or paths, include ample pots and planter boxes that
accommodate trees, shrubs, and groundcovers to provide adequate shade and visual interest .
C. Design for common spaces should focus on utilizing permeable hardscaping to reduce water runoff
(where appropriate), tree planting, and utilization of light-colored hardscaping to minimize absorbed heat
and the resulting urban heat island effect.
D. Pedestrian circulation shall be located primarily along internal roadways and building frontages to
provide safe pedestrian crossing and access through out the 157-Acre Site .
E. Pedestrian circulation should be enhanced with attractive and durable landscape/hardscape treatments to
provide a pedestrian-friendly environment.
F. Bike racks shall be provided at convenient locations throughout the 157-Acre Site.
6.3.2 Specific Requirements for Commercial Common Space and
Pedestrian Circulation
A. Commercial common space may consist of pedestrian-accessible spaces, including outdoor seating areas,
open space, water features, and landscape areas.
B. Commercial common space shall be provided with a minimum of 33 percent shade coverage, which can
be provided through shade trees, trellises, gazebos, awnings, or other similar improvements. A minimum
of 25 percent of the common space area shall be softscaped with trees and understory plantings , subject to
DTSC requirements .
C. In order to enhance the pedestrian environment, commercial common space areas shall contain a
minimum of three engaging public functions, such as outdoor seating, artistic features, decorative
stone/brick pavement, water features, shade tree canopy, or other similar improvements.
D. Commercial common spaces are not intended to serve as space for outdoor sidewalk sales.
E. Uses proposed in the Carson Country Mart are not required to provide common space immediately next to
their buildings and may instead coordinate commercial common space s with other uses to provide larger
publicly accessible spaces that are centrally located and serve multiple buildings. Commercial common
spaces are encouraged to be contiguous and connected via landscaped pedestrian walkways. In addition,
commercial common spaces shall be buffered from parking and drive aisle areas by bollards, planters, or
similar design elements.
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May 2022 Draft 6-14
CHAPTER 6. DEVELOPMENT STANDARDS
F. Development applications that incorporate commercial common space shall be accompanied by design
plans for the areas, specifying location and extent of landscaping, irrigation systems, structures , and
circulation (vehicular, pedestrian , and bicycle).
6.4 Landscaping
6.4.1 General Provisions
A. All areas not utilized for parking, buildings, plazas common spaces, or access/circulation should be
generously landscaped with trees, drought-tolerant shrubs, and groundcovers.
B. Plantings should be used to enhance ground level and vertical pedestrian circulation areas (i.e., areas with
stairs, escalators, and elevators) up to elevated podiums.
C. Landscape treatments (such as tree, shrub, and perennial plantings ) should be used to screen the visual
impacts of parkin g areas as well as service, trash, and utility areas .
D. Due to the subsurface constraints of the site (based on the fact that it constitutes a former landfill), large
trees shall generally not be permitted to be planted in the soil in the landfill portion of the Specific Plan
Area , unless there is certainty that the proposed tree and its location are not determined to pose a threat to
the landfill cap by DTSC.
E. For plantings installed at finish grade within the landfill portion of the Specific Pla n Area, landscaping
shall conform to the DTSC requirements with respect to irrigation and allowable plantings to protect the
landfill cap. The landscape palette shall consist primarily of trees/palms (trees shall be containerized or
planted on engineered p iles when located above the landfill cap), small to medium shrubs, graminoids
(grasses, rushes, and sedges), and other plants with fibrous and/or shallow root systems, bulbs, culms, or
rhizomes. Tree selection must consider horizontal rooting space and ava ilable rooting depth. Trees in pots
and raised planters may be used where planting at grade is not feasible. Plantings outside of the landfill
perimeter or within the original haul roads do not need to adhere to these restrictions.
F. Site grading shall co nvey excess water off site. For containerized trees below grade, a subsurface drainage
conveyance system will be necessary to convey drainage off site.
G. Any plant listed as invasive by Cal-IPC is prohibited due to their ability to escape and naturalize o ff site.
For example, pampas grass (Cortaderia sellowiana ) and Giant Reed (Arundo donax ) are prohibited.
Refer to the approved plant palette located in Appendix A.
H. The approved plant palette includes plants that are native or adapted to the local climat e, are not invasive,
and can survive with limited amounts of water in accordance with the Plant Palette provided in
Appendix A.
I. Irrigation of planting areas shall be kept to a minimum to conserve water and to avoid damaging the
landfill cap. Therefore, drip irrigation and a low -water-use native plant palette shall be used to the
maximum extent feasible.
J. Recycled water shall be used for irrigation, assuming recycled water is available.
K. Landscaping shall not obscure visual surveillance of common open space, parking areas, or building
entries.
L. Per the California Model Water Efficient Landscape Ordinance (MWELO), turf shall not be installed
unless used primarily for active or passive recreation. Additionally, turf may not be installed in areas
directly above landfill.
M. Turf may be installed in PA3 with the approval of DTSC.
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May 2022 Draft 6-15
CHAPTER 6. DEVELOPMENT STANDARDS
6.4.2 Specific Landscape Requirements and Standards
Landscaping within the Specific Plan Area shall conform to the following design standards and requirements:
A. Landscape treatments , such as tree, shrub, and perennial plantings, shall be used to enhance intersection
nodes, public rights-of-way, building fronts, pedestrian corridors, and common spaces.
B. Layered landscaping and a mix of native drought-tolerant plants and large containerized trees for shade
should be incorporated in the landscape design of at -grade commercial uses. The plant palette should
emphasize massing and form rather than individual or small groupings of shrubs and trees, and shall be
made in accordance with the Plant Palette provided in Appendix A.
• Plantings shall be irrigated with water-efficient permanent automatic irrigation systems and shall
conform with the Model Water-Efficient Landscape Ordinance (MWELO).
• Plants should be grouped according to their w ater needs and irrigated separately from other
groupings with dissimilar water needs.
C. Tree placement should provide maximum large -tree canopy for shading of parking areas, sidewalks, and
outdoor common spaces; however, care should be taken to ensure tha t trees are of a scale suitable to the
surrounding development and that potted plants are used in landfill areas to protect the landfill cap .
Th is 2021 Amendment allows for various landscape themes with unique qualities and/or goals to address the
diversity of edge conditions and planned uses. These themes are conceptual in nature and , therefore, are not
precise and will need to be clarified further during plan submittal. The following is a description of the
landscape themes for various areas within the 157-Acre Site and a brief discussion of their design intent. For
the conceptual delineation of these themed areas, see Figure 6.2 , Concept Landscape Themes . Conceptual
landscape themes for the streetscape, including entry monuments, materials, grading, and p lantings, shall be
prepared to ensure a cohesive development.
The District at South Bay Specific Plan
May 2022 Draft 6-16
CHAPTER 6. DEVELOPMENT STANDARDS
SOURCE: RGA, OJB, OU, MBI, and ESA 2021
Figure 6.2 Concept Landscape Themes
The District at South Bay Specific Plan
May 2022 Draft 6-17
CHAPTER 6. DEVELOPMENT STANDARDS
Carson Country Mart Landscape Theme
The Carson Country Mart proposed on PA3(b) shall include planted spaces and planted buffers (Figure 6.3 ,
Conceptual Landscape for Carson Country Mart). This area shall have a variety of small to large plants at
grade, in containerized in pots, raised planters, bermed planting areas, and on trellises. Containers shall
include a mixture of pots and plants of differing heights, including ornamental trees and shrubs. The
landscaping should be pedestrian-friendly, provide shade, and provide vis ual interest. A minimum of
25 percent of the passive and active open spaces and programmed areas within the Carson Country Mart must
be softscaped with trees and other understory plants.
SOURCE: OJB, OU 2021
NOTE: Illustrations are conceptual in nature. Final landscaping to be determined with the submittal of a Landscape Plan.
Figure 6.3 Conceptual Landscape for Carson Country Mart
The District at South Bay Specific Plan
May 2022 Draft 6-18
CHAPTER 6. DEVELOPMENT STANDARDS
Vehicular Entries Landscape Theme
Vehicular entries shall have landscaping that clearly distinguishes them from their surro undings. For example,
the entrance at Main Street and Lenardo Drive will feature the Enhanced Parkway as described below. To
attract attention and create a focal point, vehicle entries shall have planting beds, including ornamental trees,
that offer variety and visual interest, and complement the streetscape landscaping. In addition, landscaping at
vehicular entries shall be designed to ensure that landscaping does not obstruct vehicular lines of sight.
Figure 6.4, Vehicular Entries Landscape Concept Theme: Main Street at Lenardo Drive (Enhanced
Parkway), and Figure 6.5 , Vehicular Entries Landscape Concept Theme: Lenardo Drive at Avalon
Boulevard , illustrate conceptual designs for vehicular entry landscaping. Similar designs may be used at other
Specific Plan Area entries shown in Figure 6.2.
SOURCE: OJB 2021
NOTE: A transit center could potentially be provided on the Enhanced Parkway (refer to Figure 5.1). Illustrations are conceptual in nature. Final
landscaping to be determined with the submittal of a Landscape Plan.
Figure 6.4 Vehicular Entries Landscape Concept Theme: Main Street at Lenardo Drive
(Enhanced Parkway)
The District at South Bay Specific Plan
May 2022 Draft 6-19
CHAPTER 6. DEVELOPMENT STANDARDS
SOURCE: OJB 2021
NOTE: Illustrations are conceptual in nature. Final landscaping to be determined with the submittal of a Landscape Plan.
Figure 6.5 Vehicular Entries Landscape Concept Theme: Lenardo Drive at Avalon
Boulevard
Enhanced Parkway Landscape Theme
In addition to the open space and community amenity areas provided in PA3(b), PA3(a) would include a
0.62 -acre Enhanced Parkway located along Lenardo Drive and the Torrance Lateral, just east of Main Street,
as shown in Figure 6.4. The Enhanced Parkway would constitute an approximately 20- to 40-foot-wide linear
park and include shade trees, low -water-use native plantings, a meandering pedestrian pathway, and a
sidewalk along Lenardo Drive, from Main Street to the western entrance o f Building A in PA3(a). A transit
center could potentially be located on the Enhanced Parkway.
Del Amo Boulevard and Main Street Landscape Themes
Del Amo Boulevard and Main Street shall utilize landscaping in the parkways and medians to buffer the
proposed residential and/or commercial uses in PA1 from the street and surrounding areas. Landscaping shall
include planting of trees and drought-tolerant understory plants to provide maximum shading near roadways
and sidewalks. Streetside landscaping shall not include turf. Streetside landscaping should complement the
landscape themes of adjacent properties. A comprehensive visual branding for the area will be developed to
complement the landscape themes of adjacent properties while maintaining a unique character. Tree grates
The District at South Bay Specific Plan
May 2022 Draft 6-20
CHAPTER 6. DEVELOPMENT STANDARDS
shall be p laced within the sidewalk in the public right-of -way at the discretion of the Community
Development Director and the City Engineer.
Freeway Edge Landscape Theme
The freeway edge landscape theme consists of the top bank and slope that parallels the western edge of the
I-405 Freeway. This landscape theme also encompasses the Embankment Lot which will be retained by CRA
to provide a location for the freeway signage along the I-405 Freeway. Landscaping within the freeway edge
landscape theme shall be designed to work in conjunction with signage, building façades, and view fence
designs, and should include a wide variety of drought-tolerant understory plantings, such as grasses and trees
(Figure 6.6 , Conceptual Landscape for Freeway Edge).
Figure 6.6 Conceptual Landscape for Freeway Edge
Lenardo Drive and Stamps Drive Streetscape Landscape Theme
The internal streetscape consists of Lenardo Drive and Stamps Drive (see Figure 5.1). Although portions of
these streets are located on top of the original haul roads where planting is not restricted, portions of the
streets that are not within the original haul roads will be subject to DTSC requirements for landfill properties,
including containerized trees and non-woody root system shrubs and ground cover. These internal streets will
have landscaped medians and parkways (see Figure 6.7, Internal Streetscape Landscape Theme Concept:
Lenardo Drive South of PA1 and PA2 , and Figure 6.8, Internal Streetscape Landscape Theme Concept:
Lenardo Drive along PA3(b)). There shall be continuous shrub and ground-cover plantings in the medians
and parkways with vertical planting at an average of every 50 feet along the edges. In addition, in order to
protect view corridors and signage visibility, trees may be planted outside t he right-of -way, provided that the
number of trees is greater than or equal to the number of trees that would otherwise be required in the right -
of -way. Trees may also be clustered, so long as the number of trees planted is greater than or equal to the
number of trees that would otherwise be required, and the landscaping complements the rest of the
development. Clustered trees may be placed at entry driveways, on-site drive aisles, and pedestrian plaza
entries that face Lenardo Drive. Landscape plans for th e median and parkway on public roads must be
approved by the City Engineer.
The District at South Bay Specific Plan
May 2022 Draft 6-21
CHAPTER 6. DEVELOPMENT STANDARDS
SOURCE: OJB 2021
NOTE: Illustrations are conceptual in nature. Final landscaping to be determined with the submittal of a Landscape Plan.
Figure 6.7 Internal Streetscape Landscape Theme Concept: Lenardo Drive South of PA1
and PA2
The District at South Bay Specific Plan
May 2022 Draft 6-22
CHAPTER 6. DEVELOPMENT STANDARDS
SOURCE: OJB 2021
NOTE: Illustrations are conceptual in nature. Final landscaping to be determined with the submittal of a Landscape Plan.
Figure 6.8 Internal Streetscape Landscape Theme Concept: Lenardo Drive along PA3(b)
Private Drive Streetscape
The private streetscape along the Private Drive within PA3(a) (see Figure 5.1) is subject to the same DTSC
requirements for landfill properties for portions of the street that are not within the original haul roads.
However, p lanting is not restricted by DTSC-requirements along portions of the Private Drive that are located
on top of the original landfill haul roads (which are non-contaminated).
6.4.3 Parking Lots
The parking lots in the Specific Plan Area shall achieve a minimum of 5 percent planting coverage. These
parking lots include parking fields and parking drive aisles, all of which shall require landscaping adjacent to
parking lots. A decrease by more than 10 percent of the required landscape coverage in parking lot areas will
require approval of an Administrative Permit by the Community Development Director. The planting shall
consist of tall vertical elements such as canopy trees, large palms, and low -lyin g shrubs, groundcovers, and
grasses provided that they are approved by DTSC . The shrubs and groundcovers should not exceed 3 feet in
height at maturity to keep lines of sight clear for vehicles. Planting beds shall be provided at the ends of every
parking row, and should be provided within the interior of long parking rows. Parking lot entryways and
primary intersection nodes should be treated with special landscape elements, such as special paving, graphic
signage, specialty lighting, ornamental trees, or flowering plants to create a sense of place.
The District at South Bay Specific Plan
May 2022 Draft 6-23
CHAPTER 6. DEVELOPMENT STANDARDS
Parking Structure Edge
Parking structure facades (note this excludes Commercial – Elevated Podium, which is addressed below)
should be designed with enhanced aesthetic treatments to soften the visual appearance of the structures.
Enhanced aesthetic treatments may include but are not limited to: landscaping, signage, or special treatment
of building materials (such as the use of color or patterns) as approved by the City. If parking structures are
adjacent and visible to residences, the edge of the structure shall achieve 50 percent coverage of visible
concrete surfaces with trees, palms, and/or vines for all land uses except commercial over podium.
Parking at Grade under Podium (Commercial – Elevated Podium)
Parking on-grade located under a raised podium (i.e., Commercial – Elevated Podium uses in PA2) shall be
an open garage with up to 3 -foot-high enhanced treatment of landscaping plant material screen or other screen
material (other material up to 50% open) to prevent visible automobile light and glare from spilling onto
Lenardo Drive. Openings in the landscape plant material and screen materi al are permitted to allow
pedestrians to conveniently access the garage. Building elevations upon parking structures/areas facing
adjacent open parking lots and freeway side service drives/fire lane , may remain open without screening. A
fence may be provided at the top of the freeway embankment to screen the view of perimeter parking stalls
and to screen the view of open parking under the podium from the top of the embankment.
6.4.4 Channel-Adjacent Slope
There is, and will continue to be, a slope bank along the southern and western edges of the Specific Plan Area
immediately adjacent to the access road that serves the Torrance Lateral. Landscaping for this area shall
stabilize existing slopes with minimum maintenance and water requirements and shall soften views of the
development from the west and south of the Specific Plan Area (Figure 6.9, Conceptual Landscape for
Channel-Adjacent Slope). Landscaping for this area shall include drought-tolerant shrubs and groundcovers.
SOURCE: RGA, OJB, OU, MBI, and ESA 2021
NOTE: Illustrations are conceptual in nature. Final landscaping to be determined with the submittal of a Landscape Plan.
Figure 6.9 Conceptual Landscape for Channel-Adjacent Slope
6.5 Walls, Fences, and Barriers
An objective of this 2021 Amendment is to ensure the visual compatibility of on-site uses with the existing
surrounding residential areas. Rather than a traditional, complete separation of residential from commercial
and light industrial uses, walls and barriers will be incorporated within the Specific Plan Area as needed to
provide privacy or noise control.
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May 2022 Draft 6-24
CHAPTER 6. DEVELOPMENT STANDARDS
The 2021 Amendment includes various types of walls , fences, and barriers, each with its own purpose and
function. Wing walls and screening walls are primarily intended to screen the Specific Plan Ar ea from
surrounding developments and to prevent noise pollution that may impact surrounding residential areas. As
such, these walls should be designed to be opaque and consist of keystone, slump or split -faced block, or solid
panel at heights of 6 to 16 feet. Heights of walls or fences may be increased or decreased by a maximum of
1 foot with an Administrative Permit approved by the Community Development Director. Perimeter walls can
also be used to screen trash enclosures, utilities , and similar functional uses.
Screening walls should be used to buffer residential uses from roadways as well as commercial uses. As the name
implies, however, screening walls do not completely shield residential uses from the remainder of the Specific Plan
Area. The 2021 Amendment is intended to function as an integrated, mixed-use development, and visual
connectivity is an important component; therefore, screening walls should consist of a permeable combination of
keystone, slump or split-faced block, and architectural open-wire fence or wrought iron with landscaping to
provide a secure but attractive barrier. Screening walls may also consist entirely of landscaping. Chain-link fencing
is only permitted when required by the LA County Flood Control District. Other materials may also be used with
approval of the Community Development Director, so long as the design is consistent with the design theme and
intent outlined in this 2021 Amendment. Barbed wire fencing is prohibited.
6.5.1 General Provisions
The conceptual locations of walls and fencing, as they relate to the perimeter of the Specific Plan Area, are
shown on Figure 6.10, Conceptual Wall Locations. As described in Chapter 7 , wall and fence plans must be
submitted to and approved by the Community Development Director prior to the issuance of any building
permit. The following guidelines /requirements are established to guide the location and treatment of walls and
fences.
A. A combination of solid and transparent barriers should be used to separate the reside ntial components of
the 2021 Amendment from Del Amo Boulevard and Main Street. Fencing shall be designed with
variations using accent elements in combination with pilasters, landscaping, and setbacks to reduce the
monotony of fencing design.
B. A maximum 6 -foot-high wall or fence may be incorporated for ground -floor screening of residential
outdoor space. Other barrier alternatives such as a landscape screen may be used if noise is not a major
consideration.
C. Solid walls shall be screened with ornamental trees and plant material at a minimum of 3 feet in height in
areas visible from residential uses or common spaces and streets .
D. Drought-tolerant planting should be applied to spaces between a wall or fence and the adjacent sidewalk.
E. Any wall greater than 3 feet tall shall be screened with tall shrub planting, trees, or vines.
F. Landscape treatments shall be applied to spaces between a wall or fence and the adjacent sidewalk.
G. Commercial loading areas shall be screened and located appropriately, where it is feasible, to minimize
visual and noise impacts. Wing walls and/or other architectural features may be used for this purpose.
H. The application of materials, colors, textures, and alignment in the design of walls shall be used to relieve
visual monotony within at-grade development areas.
I. Light industrial loading areas shall be located appropriately and separated from non-compatible uses by
walls to minimize visual and noise impacts. Light industrial loading areas shall incorporate walls as
shown in Figure 6.10.
The District at South Bay Specific Plan
May 2022 Draft 6-25
CHAPTER 6. DEVELOPMENT STANDARDS
SOURCE: RGA, OJB, OU, MBI, and ESA 2021
Figure 6.10 Conceptual Wall Locations
The District at South Bay Specific Plan
May 2022 Draft 6-26
CHAPTER 6. DEVELOPMENT STANDARDS
6.6 Signage
Because of their high visibility, signs are prominent elements of the physical environment of the Specific Plan
Area. The signage program proposed by this 2021 Amendment shall welcome visitors and residents and help
users navigate the Specific Plan Area. The sign development standards set forth below are intended to
maximize the identification of the Specific Plan Area as a distinct location in a manner that enhances the
overall image of the City of Carson.
The number, size, type, and location of all signs proposed for the 157-Acre Site will be governed by a
comprehensive sign program for each proposed development within each Planning Area that will provide
internal consistency in design style and direction for placement and size of signs , as well as a Master Sign
Program for the overall 157-Acre Site (as discussed below). All such comprehensive sign programs will include
a way-finding sign program and designs for all Project Name ID signage, which shall be consistent with and/or
incorporated into a Master Sign Program adopted for the entire 157-Acre Site (as detailed below).
The comprehensive sign programs for each development within the 157-Acre Site shall also include provisions
that ensure that lighting and illuminance from their respective signs shall not significantly intrude upon or
impact adjacent residential uses. Each comprehensive sign program must be submitted and approved as part of
the initial Site Plan and Design Review approval for any proposed project within the 157-Acre Site (pursuant to
Section 7.1.6). Alternatively, if a comprehensive sign program (or components thereof) are submitted
subsequently, it shall be reviewed administratively by the Director for consistency with this Specific Plan (along
with the appropriate CEQA clearance documentation).18
The Master Sign Program shall include the design for the Freeway Pylon Signs and the Ent ry Monuments and
Entry Signage. The first project developer within the 157-Acre Site that seeks issuance of building permits for
its project shall be responsible to draft the Master Sign Program for the entire 157-Acre Site, prior to issuance of
building permits for its proposed project development from the City. If necessary, however, the Master Sign
Program may be prepared by the City with assistance from a consultant (with the reasonable costs of the
development of same charged back to the developers o f any Planning Areas to the extent applicable) .
Regardless, the final Master Sign Program shall be subject to review, comment, and approval from the City.
The Master Sign Program may be adopted in phases with the approval of the City. If the Master Sign Program is
adopted subsequent to the adoption of a comprehensive sign program for any development or Planning Area, it
shall be consistent with any previously approved comprehensive sign program for such development or Planning
Area (except as otherwise agreed to by any applicable developer and/or the City). Otherwise, any
comprehensive sign program shall be consistent with the Master Sign Program.
All project sign lighting will be limited as follows:
A. Sign Lighting luminance will not exceed 500 candelas/m2 luminance at night from 45 minutes after sunset
until 45 minutes prior to sunrise, and 10,000 candelas/m2 during daytime hours from 45 minutes after
sunrise until 45 minutes prior to sunset. Sign luminance shall transition smoothly from daytime luminance
to nighttime luminance and vice versa.
B. Sign Lighting where sign luminance has the potential to exceed 500 candelas/m2 will include an
electronic control mechanism to reduce sign luminance to 500 candelas/m 2 at any time when ambient
sunlight is less than 100 foot-candles (fc).
18 Signage proposed for the embankment lot (freeway signage) shall be subject to Planning Commission review and approval.
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May 2022 Draft 6-27
CHAPTER 6. DEVELOPMENT STANDARDS
C. Sign Lighting with external illumination will seek to incorporate design elements to limit the direct view
of the light source surface at all exterior light fixtures to ensure that the light source cannot be seen f rom
adjacent residential-zoned properties.
D. If any portion of the illuminated surface of the sign is visible from a residential use within 1,000 feet of
said sign at night, then the sign luminance shall be reduced to less than 300 cd/m2 at night.
E. If any portion of the illuminated sign surface is visible from a residential use within 1,000 feet of said
sign, sign area and/or sign luminance shall be limited so that the light trespass illuminance is less than
0.74 foot-candles at said residential property line.
F. Sign Lighting illuminance, including freeway pylon sign lighting along the I -405 freeway embankment
lot, will not exceed a maximum nighttime brightness of 500 candela s/m 2.
G. Sign Lighting glare, with respect to the California Vehicle Code, will not exceed the maximum measured
brightness of the light source within 10 degrees from the driver’s normal field of view and shall not be
more than 1,000 times the minimum measured brightness in the driver ’s field of view, except that when
the minimum measured brightness in the field of view is 10 foot -lamberts or less; the measured brightness
of the light source in foot-lambert shall not exceed 500 plus 100 times the angle, in degrees, between the
driver’s field of view and the light source.
Additional general sign standards are provided in Table 6.4, while conceptual maps of sign location options
are shown in Figure 6.11 , Conceptual Sign Locations: Option A; Figure 6.12, Conceptual Sign Locations:
Option B; and Figure 6.13, Conceptual Sign Locations: Option C, final sign designs, including designs for
any digital signage, may vary and will be provided as part of a comprehensive sign program that shall be
reviewed and approved by the Community Development Director.
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May 2022 Draft 6-28
CHAPTER 6. DEVELOPMENT STANDARDS
TABLE 6.4
SIGN STANDARDS
Sign Typea Maximum Number
Maximum Sign
Dimensions
Notes
Nighttime
Luminanceb ,i,j
Height Width Digital Static
Freeway Icon Pylon:
(Options A and B)c,d,e
Double Faced LED,
Digital Display and
Changeable Message
1 88 feet 65 feet The supporting pylon width will be 10 to 25 feet. The 20-foot-high and 60-foot-long
LED digital display board with Changeable Message Display and Color Changing
Illumination will be attached to sign panels or a sign frame that will be a maximum of
25 feet high and 62 feet wide. The top of the reader board will be located no higher
than 88 feet above measured I-405 Freeway elevation. Height is measured from the
elevation of I-405 Freeway immediately adjacent to the sign l ocation.
Off-site advertising would be permitted subject to obtaining necessary approvals.
500 cd/m2 —
Freeway Icon Pylon
(Options A and B)c,d,e
Static or Double-
Faced LED, Digital
Display and
Changeable Message
1 88 feet 48 feet The base width will be 10 feet to 25 feet. If the base is greater than 15 feet, the sign
will taper up to 15 feet at top. The sign face will be 14 feet by 48 feet LED digital or
static billboard display attached to the pylon. Height is measured from the elevation
of the I-405 Fr eeway immediately adjacent to the sign location.
Off-site advertising would be permitted subject to obtaining necessary approvals.
500 cd/m2 500 cd/m2
Option A (Additional 2 signs, for a total of 4 signs)
Freeway Icon
Pylon c,d,e
Static
2 88 feet 25 feet The base width will be 10–25 feet. If the base is greater than 15 feet, the sign will
taper up to 15 feet at top.
Up to 6 double-sided tenant signs. Tenant signs may be 6 feet by 20 feet each. PA3
Center ID may be placed on pylon.
Height is measured from the elevation of I-405 Freeway immediately adjacent to the
sign location.
— 500 cd/m2
Option B (Additional 1 sign, for a total of 3 signs)
Freeway Icon
Pylon c,d,e
Static or Double-
Faced LED, Digital
Display and
Changeable Message
Allowed
1 88 feet 48 feet The base width will be 10 feet to 25 feet. If the base is greater than 15 feet, the sign
will taper up to 15 feet at top. The sign face will be 14 feet by 48 feet LED digital or
static billboard display attached to the pylon. Height is meas ured from the elevation
of the I-405 Freeway immediately adjacent to the sign location.
500 cd/m2 500 cd/m2
Option C (Total of 4 signs)
The District at South Bay Specific Plan
May 2022 Draft 6-29
CHAPTER 6. DEVELOPMENT STANDARDS
TABLE 6.4
SIGN STANDARDS
Sign Typea Maximum Number
Maximum Sign
Dimensions
Notes
Nighttime
Luminanceb ,i,j
Height Width Digital Static
Freeway Icon
Pylon c,d,e
Double-Faced LED,
Digital Display and
Changeable Message
2 88 feet
(above
grade)
70 feet The supporting pylon width would be 10 to 25 feet. The size of the digital display
would comply with applicable State law (currently 20 feet high and 60 feet long). The
20-foot-high x 60-foot-long LED digital display board with changeable message
d isplay and color changing illumination may be surrounded by an architectural frame
no more than 10 feet to the outer dimensions of the 20-foot x 60-foot LED display
face.
Off-site advertising would be permitted subject to obtaining necessary approvals.
Sig nage would rotate messages at maximum allowed by the Outdoor Advertising
Act.
The digital display pylon structure may contain up to six double-sided tenant signs,
each 6 feet x 20 feet.
500 cd/m2 —
Freeway Icon
Pylon c,d,e
Double Faced LED,
Static, Digital Display
and Changeable
Message
2 88 feet
(above
grade)
70 feet The supporting pylon width would be 10 to 25 feet. The size of the static digital
display would comply with applicable State law (currently 20 feet high and 60 feet
long). The 20-foot-high x 60-foot-long LED static digital display board with
changeable message display and color changing illumination may be surrounded by
an architectural frame no more than 10 feet to the outer dimensions of the 20-foot x
60-foot LED display face.
Off-site advertising would be permitted subject to obtaining necessary approvals.
Signage would rotate messages at maximum allowed by the Outdoor Advertising
Act. The speed of rotation of static digital displays is slowed to comply with State law.
The static digital display pylon structure may contain up to six double-sided tenant
signs, each 6 feet x 20 feet.
— 500 cd/m2
Project Name ID 4 – PA2 15 feet 45 feet The design, size, and location of the sign shall be determined by the
Developer/Applicant(s) in the comprehensive sign program at a later date.b,k
— 500 cd/m2
Project Name ID 3 – PA1 and PA3 15 feet 45 feet The design, size, and location of the sign shall be determined by the
Developer/Applicant(s) in the comprehensive sign program at a later date.
— 500 cd/m2
Entry Monument Up to 3 permitted — 1 at
Lenardo Drive & Main St, 1
at Del Amo Blvd & Stamps
Drive, and 1 at Lenardo
Drive & Avalon Blvd
38 feet 15 feet The entry monuments are to provide identity signage for the Specific Plan as a whole
and for the developments on each Planning Area. The design, size, and location of
the signs shall be determined by the City in one or more Comprehensive Sign
Programs submitted by an Applicant at a later date.
— 500 cd/m2
North Del Amo Entry
Element
2 – DD3 8 feet 12 feet If the signage serves residential development, the sign dimensions shall be no
greater than 6 feet high by 8 feet wide. Height is measured from the finished pad.
— 500 cd/m2
The District at South Bay Specific Plan
May 2022 Draft 6-30
CHAPTER 6. DEVELOPMENT STANDARDS
TABLE 6.4
SIGN STANDARDS
Sign Typea Maximum Number
Maximum Sign
Dimensions
Notes
Nighttime
Luminanceb ,i,j
Height Width Digital Static
Parking Garage
Signage and
Commercial –
Elevated Podium Wall
Signage
Multiple – PA2 30 feet 300 feet The multiple letter and graphic signs for tenant names, and static billboard display
shall be allowed on parking garage and commercial – elevated podium wall area
facing Freeway, Lenardo Drive, and site parking fields with 60 percent maximum wall
coverage.
— 500 cd/m2
Wall-Mounted Project
ID Exteriorf,g
2 – PA2
2 – PA2
7 – PA3(a)
Multiple – PA3(b)
12 feet
8 feet
5 feet
TBD
330 feet
230 feet
8 feet
TBD
Individual illuminated sign letters located on building walls. — 500 cd/m2
Plaza Project ID
Exterior (Entry SW
and NW corners)
2 – PA2 10 feet 12 or
24 feet
Individual illuminated sign letters. 2 to 4 letters each location at grade level exterior
plaza.
— 500 cd/m2
Wall Billboard Exterior 4 – PA2 20 feet 60 feet Static billboards with external front illumination. Billboards allowed to extend above
top of building wall. Billboards allowed to convert to digital LED display board in the
future. No off-site advertising permitted.
500 cd/m2 500 cd/m2
Wall Billboard Exterior 2 – PA2 14 feet 48 feet Static billboards with external front illumination. Billboards allowed to extend above
top of building wall. No off-site advertising permitted.
— 500 cd/m2
Roof Billboard Interior 8 – PA2 10 feet 34 feet Static billboards with external front illumination. Billboards located on roof above top
of building wall. No off-site advertising permitted.
— 500 cd/m2
Wall Billboard Interior 1 – PA2 14 feet 48 feet Static billboard with external front illumination. Billboard allowed to convert to digital
LED display board in the future. No off-site advertising permitted.
500 cd/m2 500 cd/m2
Integrated Identity
Architectural Wall
Graphich
6 – PA2 (2) 27 feet
(1) 24 feet
(1) 24 feet
(1) 24 feet
(1) 24 feet
330 feet
265 feet
235 feet
220 feet
105 feet
Painted Specific Plan ID Name integrated into architectural wall vertical fin design — —
The District at South Bay Specific Plan
May 2022 Draft 6-31
CHAPTER 6. DEVELOPMENT STANDARDS
TABLE 6.4
SIGN STANDARDS
Sign Typea Maximum Number
Maximum Sign
Dimensions
Notes
Nighttime
Luminanceb ,i,j
Height Width Digital Static
NOTES:
cd/m 2 = candelas per square meter
A Comprehensive Sign Program was approved for PA2 on April 3, 2018, by City of Carson City Council Resolution No. 18 -042 in association with certification of the 2018 SEIR.
The number, area, type and location of wall mounted business ID signs for Planning Areas 1 and 3 shall be determined through the approval of a comprehensive sign program and/or, if applicable, a Master Sign
Program. As described in Chapter 7 of this 2021 Amendment , an increase in sign area and/or number of signs of not more than 10 percent and other than pylon signs, a relocation of sign location or an increase in sign
height of not more than 10 percent is allowed with an Administrative Permit.
Except where noted for Freeway Icon Pylons set forth above, no off -site advertising shall be permitted.
a All free-standing signs may be double-sided. All digital LED signs may have color changing illumination.
b Prior to approval of any Development Plan or comprehensive sign program, a view analysis shall be conducted by sign owners an d/or the CRA/City to determine the exact location of the freestanding freeway -
oriented signs (i.e., pylon signs) to ensure maximum visibility and maximum usability of all these signs. The view analysis s hall be submitted as part of an application package for City review and approval. Every effort
shall be made to preserve the visibility of the freeway -oriented wall mounted signs for PA2.
c The Community Development Director (or a designee) shall also have the authority to select Option A, Option B, or Option C for the Freeway Icon Pylon Signs.
d Signage adjacent to a freeway will comply with applicable Caltrans standards and requirements, including the Outdoor Advertis ing Act.
e CRA is the owner of the Embankment Lot where all Billboard Signage shall be placed and thus, the CRA shall r etain all rights to development of any signage upon the Embankment Lot, unless otherwise granted to
developers of the Site pursuant to a Development Agreement approved by the City.
f Wall-mounted project ID exterior signs may project above top of building wall.
g Only one wall-mounted project ID exterior sign will be permitted for buildings in PA3(a) building, except where a building is shared by two tenants.
h Integrated Identity Graphics/Murals are not considered signage; they are considered as architectu ral features, which are excluded from permitted signage area. i If any portion of the illuminated surface of the sign is visible from a residential use within 1,000 feet of said sign at nig ht, then the sign luminance shall be reduced to less than 300 cd/m2 at night.
j If any portion of the illuminated sign surface is visible from a residential use within 1,000 feet of said sign, sign area an d/or sign luminance shall be limited so that the light trespass illuminance is less than 0.74 foot -
candles at said res idential property line.
k The design, size, and location of the sign shall be guided by approved 2018 Comprehensive Sign Program for PA2 .
The District at South Bay Specific Plan
May 2022 Draft 6-32
CHAPTER 6. DEVELOPMENT STANDARDS
SOURCE: RGA, OJB, OU, MBI, and ESA 2021
Figure 6.11 Conceptual Sign Locations: Option A
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May 2022 Draft 6-33
CHAPTER 6. DEVELOPMENT STANDARDS
SOURCE: RGA, OJB, OU, MBI, and ESA 2021
Figure 6.12 Conceptual Sign Locations: Option B
The District at South Bay Specific Plan
May 2022 Draft 6-34
CHAPTER 6. DEVELOPMENT STANDARDS
SOURCE: RGA, OJB, OU, MBI, and ESA 2021
Figure 6.13 Conceptual Sign Locations: Option C
The District at South Bay Specific Plan
May 2022 Draft 6-35
CHAPTER 6. DEVELOPMENT STANDARDS
6.7 Lighting
The lighting standards set forth herein are intended to establish a design framework to guide all future lighting
improvements and meet specific lighting standards for each particular development application and type of
use anticipated by the proposed development within each Planning Area. The standards herein define the
scale, brightness, direction, and shielding for all lighting installations with respect to any project developed
within the 157-Acre Site and are intended to restrict light intensity, minimize off -site impacts, prescribe light
control methods, and limit light pole heights. Design of lighting is intended to provide comfortable spaces for
people to walk around the 157-Acre Site and ensure the safety of residents, visitors, shoppers , and employees.
A Lighting Palette Guideline, consisting of various lighting styles, is included in Appendix B, The District at
South Bay Lighting Palette.
The lighting standards and the resulting lighting impr ovements and requirements contained herein are based
on evaluation of the proposed lighting impact of the proposed developments and signage within the 157-Acre
Site on the surrounding community (which are subject to further confirmation through a comprehen sive sign
program approved for each Planning Area prior to implementation). The lighting standards contained herein
are based upon criteria and standard practices established by the Illuminating Engineering Society of North
America (IESNA) for measurement and design of light sources, illuminated surfaces, and lighting systems.
All lighting proposed by any development within the 157 -Acre Site must comply with the light requirements
included in the California Green Building Standards (CALGreen) Code for light trespass illuminance and
glare, which requires Building Lighting (defined as all exterior and interior lighting associated with the
structure ) to be less than 0.74 foot-candles (fc) if visible from a residential property, and limits glare from
Building Lighting to less than 30:1 contrast ratio., if visible from a residential property .
Generally, all light sources must be shielded to prevent direct view of high brightness light sources to adjacent
off -site properties. The lighting standards contained herein provide for specific control of the direction of light
so as to limit glare and any off-site view of glare. Th ese controls are intended to limit the light distribution
angle so that light is primarily directed down to the ground or up to a vertical surface. Special event lighting
and construction lighting are exempt from these angular criteria if the light is focused to restrict any direct
illu mination upon adjacent residential properties.
To provide for safe illumination for vehicles and pedestrians traveling within the 157-Acre Site , pole-mounted
lights will be required for roads and sidewalks. These pole-mounted lights should be placed in lan dscape/
parkway strips instead of directly in the sidewalk pavement, when possible. To prevent direct view of these
pole-mounted light sources located off-site and to reduce the overall brightness of the 157 -Acre Site, the
standards establish maximum heights for street and pedestrian lighting fixtures, maximum horizontal
illuminance (foot-candles) at the ground level, and average to minimum uniformity ratios for light at the ground
level. The lighting standards contained herein define special lighting crite ria for parking areas to prevent direct
view of lighting fixtures. The recommended criteria are summarized below as a table of measurable numerical
criteria based on the various options for the allowed project development within the 157-Acre Site.
Lighting conditions, standards, and light level requirements are presented for the following: p edestrian
sidewalks and walkways, p erimeter and interior roadways, commercial exterior, office exterior, light
industrial e xterior, residential exterior, at-grade parking, parking structures/p arking under raised podiums,
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May 2022 Draft 6-36
CHAPTER 6. DEVELOPMENT STANDARDS
Carson Country Mart/Publicly Accessible Private Open Space, and landscape illumination. Design
performance standards are established for each of the above-mentioned components by the following issues
and their listed measurable criteria:
• Light level requirements: Task illuminance (foot-candles)
• Light control methods: Glare/light distribution (luminaire photometrics)
• Visibility: Pole height limits (section diagram)
• Design style or character: Luminaire and pole characteristics, pattern of light, and color of light
Two sets of lighting plans are to be drawn, stamped, and signed by a licensed lighting consultant and
submitted and approved by the Community Development Director prior to the issuance of any b uilding
permits, which shall be in accordance with the standards and requirements set forth herein .
6.7.1 Light Level Requirements
The residential, commercial/retail, light industrial, and publicly accessible private open space uses of the 157-
Acre Site will include activities at night, which will require illumination for vehicular and pedestrian access,
advertising, and on-site tasks or functions such as deliveries and truck loading, subject to the Mitigation
Measures and Project Design Features set forth in the 2022 SEIR MMRP. Each of these activities has a
defined light level standard (illuminance, measured in foot-candles) as well as unique color, brightness,
pattern, and architectural features. Low -pressure and high -pressure sodium lamps will not be consid ered for
design purposes within these standards. To provide for more aesthetically pleasing environmental conditions,
the use of low-pressure and high -pressure sodium lamps is not permitted due to their low correlated color
temperature, particularly less than 2,100 Kelvin.
Table 6.5 , Light Intensity Standards, summarizes the light intensity levels recommended by the IESNA for
safe operation of vehicles and pedestrian security as applied to the proposed development within the 157-Acre
Site. Future lighting improvements should meet or exceed these minimum standards to provide adequate light
for public access and safety. These standards are the recommended average maintained hori zontal illuminance
values for each specified use within the 157-Acre Site. As used below, “entrances” refers to entrance areas
where lighting is required for entrance identification and “egress lighting” applies to areas where lighting is
required for safe path of travel.
Pedestrian Sidewalks and Walkways
The lighting for pedestrian sidewalks and bikeways shall be to a level that increases pathway visibility and
safety of pedestrians and bicyclists. Pedestrian-scale lighting should be provided along interior streets, as
deemed appropriate by the Community Development Director.
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May 2022 Draft 6-37
CHAPTER 6. DEVELOPMENT STANDARDS
TABLE 6.5
LIGHT I NTENSITY STANDARDS
Specific Use/Area
Location of
Foot-Candles
Foot-Candles (fc)
Average
Uniform Ratio
(min to max fc)
Sidewalks
Residential Pavement or in landscape 0.6 —
Commercial Pavement 1.0 —
Perimeter and Interior Roadways
On -site circulation roads Pavement 1.0 5:1
Entrance roads Pavement 2.0 5:1
Commercial Exterior
Entrances Doorway 5.0 —
Facade floodlighting Building 3.0 to 15 —
Elevated podium building façade lighting Building 3.0 to 15 —
Office Exterior
Entrances Doorway 3.0 —
Façade lighting Building 3.0 —
Light Industrial Exterior
Entrances Doorway 0.5 —
Residential Roadways
Roadway Pavement 0.6 5:1
At-Grade Parking
Parking Parking Surface 1.0 15:1
Parking Structures/Parking Under Raised Podiums
Parking Parking Surface 5.0 10:1
Carson Country Mart/Publicly Accessible Private Open Space
Restaurants, performance pavilion, dog park, beer
garden, etc.
0.7 30:1
Landscape
Tree up -lighting Foliage 1.0 —
NOTE: Light Intensity Standards are minimum standards except where range is shown. Pursuant to C ALGreen, Building Lighting at the property line is
required to be less than 0.74 f c at adjacent residential property lines. Development must comply with C ALGreen regulations for light trespass illuminance
and glare, which includes limits to glare from Building Lighting to less that 30:1 contrast ratio. If any portion of the illuminated s urface of the sign is visible
from a residential use within 1,000 feet of said sign at night, then the sign luminance shall be reduced to less than 300 cd/m2 at night. If any portion of the
illuminated sign surface is visible from a residential use within 1,000 feet of said sign, sign area and/or sign luminance sh all be limited so that the light
trespass illuminance is less than 0.74 foot -candles at said residential property line.
The District at South Bay Specific Plan
May 2022 Draft 6-38
CHAPTER 6. DEVELOPMENT STANDARDS
Perimeter and Interior Roadways
The lighting for perimeter and interior roadways shall provide adequate illumination for safe and efficient
vehicular travel and conform to the illumination standards of the American National Standards Institute (ANSI),
IESNA. Roadway lighting fixtures shall comply with Backlight Uplight and Glare (BUG) requirements of
CALGreen and shall either be equipped with glare shields or be of a full cutoff type reflector system.
Commercial Exterior
The lighting for the exterior of commercial/retail/restaurant buildings and spaces shall be safe a nd attractive to
customers. This can be achieved mainly with entrance accent lighting and targeted façade floodlighting.
“Entrances” and “Façade lighting,” as listed in Table 6.5, refer to entrances of dense retail developments with
heavy nighttime vehicular and pedestrian traffic.
Office Exterior
The lighting for the exterior of ancillary office spaces shall be to a level that provides security and egress. If the
office use is part of a mixed-use building, then the commercial criteria can override the values shown in Table 6.5.
“Entrances,” as shown in Table 6.5, refers to entrances that are unoccupied at nighttime, requiring lighting for
entrance identification. Egress lighting shall be provided at a level that provides security and safe egress.
Light Industrial Exterior
The lighting for the exterior of light industrial buildings and outdoor spaces within PA3(a) shall be to a level
that provides sufficient security and egress. Light industrial uses will be operational 24 hours per day, 7 days
per week. To ensure that this activity does not negatively affect residential uses across the Torrance Lateral,
light spillage from the light industrial facilities within PA3(a), including lighting at loading docks, must
comply with the Carson Municipal Code Section 9162.53, which requires that lighting be shielded and
directed away from nearby residential properties and streets , as well as the CALGreen BUG and light trespass
lighting standards, which limit glare are light trespass. Light fixtures that would be implemented within
PA3(a) in the light industrial areas are shown in Appendix B.
The Building Lighting within PA3(a) must comply with the requirements of CALGreen, which stipulate the
height and shielding of the lighting sources to limit glare visible from any adjacent residential use property.
Residential Exterior
The lighting for the exterior of residential buildings and outdoor spaces shall be to a level that provides
security and safe egress. If part of a mixed-use building, then the commercial exterior criteria, as shown in
Table 6.5, can be applied to residential uses instead .
At -Grade Parking
The lighting for at-grade parking lots shall be to a level that provides safe movement of vehicles and
pedestrians, and the security and safety of customers and employees, as approved by the Los Angeles County
Sheriff ’s Department. Lighting fixtures for parking lots shall be equipped with spill control and/or with full
cutoff capability at light poles at property perimeter with no cut -off at parking field interior poles. Lighting
fixture standard height shall not be in excess of what is necessary to meet with recommended minimum
illuminance levels identified in Table 6.5.
The District at South Bay Specific Plan
May 2022 Draft 6-39
CHAPTER 6. DEVELOPMENT STANDARDS
Parking Structures/Parking under Raised Podiums
The lighting for parking structures and parking under raised podiums shall be provided at a level that
enhances pedestrian safety and visibility; however, lighting of off -street parking areas shall be directed away
from nearby residential properties and streets to avoid creation of light trespass nuisances or impacts.
Carson Country Mart /Publicly Accessible Private Open Space
Lighting within the Carson Country Mart area shall comply with the Carson Municipal Code Section 9162.53,
which requires that lighting be directed away from nearby residential properti es and streets as well as shielded
to limit light spillover, as well as the CALGreen Code, which requires that Building Lighting visible to
nearby residential properties to be less than 0.74 foot-candles at the property line of such properties, and
requires glare from Building Lighting to be less than a 30:1 contrast ratio at the property line of such
residential properties.19 In addition, all project signage within the Carson Country Mart shall comply with the
mitigation measures set forth in the 2022 SEIR Mitigation Monitoring and Reporting Program (MMRP).
Actual lighting and signage plans within PA3(b) have not yet been proposed and a technical lighting study
will be required by the project Applicant prior to issuance of any building permits to ensure th at proposed
lighting within the Carson Country Mart complies with both the CALGreen requirements and the
lighting/illuminance requirements contained herein. Actual compliance with applicable CALGreen light and
glare thresholds and applicable mitigation measures/PDFs for PA3(b) must be confirmed by the City as part
of its review and approval of a comprehensive sign program for the Carson Country Mart. Lighting within the
Carson Country Mart will include light fixtures such as those included in Appendix B.
Landscape Illumination
In vertical landscape (i.e., palm and decorative trees with foliage ), up -lighting illumination is encouraged.
6.7.2 Light Control Methods
A. Glare/Light Distribution: Offensive or unattractive lighting results from excessive contrast, or glare. Glare
conditions usually result from highly visible lamps (light bulbs) within landscape, streetlights, parking,
security, or entertainment lighting. Proper design and selection of light fixtures, mounting heights, and
placement will co ntrol the visibility and perceived brightness of light sources from outside or within the
Specific Plan Area and, therefore, limit the perception of glare. The lighting standards establish criteria to
control the light output, mounting height, and placement of fixtures to reduce glare.
B. All Parking and Roadway light poles from 12 to 40 f ee t high shall be in accordance with Section 5.106.8
of the CALGreen Code, which limits light fixture brightness adjacent to the property line of the Specific
Plan Area.
C. Pole Height Limits: Light pole height limits shall be as shown in Figures 6.14, Conceptual Site Lighting
Exhibit Key Map , through 6.21, Section G – Carson Country Mart Lighting , which are required to
prevent light trespass from the Specific Plan Area onto adjacent properties. These height restrictions will
not eliminate complete visibility of the pole itself. Height restrictions in combination with the shielding
and glare control restrictions will d ecrease visibility of the high brightness lamps within the pole fixtures
and will prevent stray light from extending over the property line of the Specific Plan Area. Lighting shall
be constructed, shielded, and directed so that adjacent residences are not impacted by light or glare
coming from the Specific Plan Area.
19 This condition is only applicable where such lighting is visible from a residential use within 1,000 feet of said sign, sign area
and/or sign luminance (including Building Lighting).
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May 2022 Draft 6-40
CHAPTER 6. DEVELOPMENT STANDARDS
6.7.3 Site Lighting Exhibits
Lighting design exhibits as shown on Figures 6.14 through 6.21 demonstrate conceptual lighting design for
each area with intended pole locations and heights, and luminai re head orientations. Location of streetlights is
subject to the approval of the City Engineer and the Community Development Director and may be placed in
either the landscape/parkways or the medians.
The District at South Bay Specific Plan
May 2022 Draft 6-41
CHAPTER 6. DEVELOPMENT STANDARDS
SOURCE: RGA, OJB, OU, MBI, and ESA 2021
Figure 6.14 Conceptual Site Lighting Exhibit Key Map
The District at South Bay Specific Plan
May 2022 Draft 6-42
CHAPTER 6. DEVELOPMENT STANDARDS
SOURCE: RE | Solutions LLC 2017
Figure 6.15 Section A – Del Amo Entrance along Stamps Drive Lighting
SOURCE: RE | Solutions LLC 2017
Figure 6.16 Section B – Del Amo Boulevard Lighting
The District at South Bay Specific Plan
May 2022 Draft 6-43
CHAPTER 6. DEVELOPMENT STANDARDS
SOURCE: RE | Solutions LLC 2017
Figure 6.17 Section C – Typical Lenardo Drive Lighting
SOURCE: RE | Solutions LLC 2017
Figure 6.18 Section D – Private Drive Lighting
The District at South Bay Specific Plan
May 2022 Draft 6-44
CHAPTER 6. DEVELOPMENT STANDARDS
SOURCE: RE | Solutions LLC 2017
Figure 6.19 Section E – Freeway Edge (I-405/Specific Plan Area Interface) Lighting
SOURCE: RE | Solutions LLC 2017
Figure 6.20 Section F – Light Industrial Buildings A and F Loading Dock Lighting
The District at South Bay Specific Plan
May 2022 Draft 6-45
CHAPTER 6. DEVELOPMENT STANDARDS
SOURCE: OJB, OU 2021
Figure 6.21 Section G – Carson Country Mart Lighting
6.8 Drive-through, Service, Trash, and Utility Areas
A. Stacking lanes for any drive -through food service windows shall accommodate a minimum of eight
vehicles.
B. Stacking lanes for d rive-through restaurants shall be visually screened and shall be situated so as to not
block any other drive aisle or parking spaces. Stacking lanes may be screened with a combination of
ornamental fences, vegetation, and/or decorative walls.
C. Drive-through restaurants should be adjacent to the sidewalk and/or open space and should have pedestri an
access from the sidewalk for convenience. to create a sense of place. However, restaurants should be
primarily adjacent to and/or screened by planting areas to conform with the park -like environment.
D. Service, maintenance, storage , and trash areas shall be located in discreet places to the extent feasible
while still allowing convenient access for each tenant, and screened with landscaping from adjacent
public rights-of-way, public plazas, pedestrian corridors , and building façades.
E. Except as set forth in Section 6.8.C and D, all trash and garbage bins shall be stored in an enclosure and
designed to architecturally integrate within the overall design theme of the development. Except as set
forth in Section 6.8.C, all exterior trash enclosures shall include a solid roof or canopy.
F. Trash enclosures located in obscured areas such as behind buildings or adjacent to loading areas shall also
be screened from view, but the design of the enclosure shall consist of solid fencing only —landscaping
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May 2022 Draft 6-46
CHAPTER 6. DEVELOPMENT STANDARDS
and decorative treatments are not required in these areas. At the discretion of the Community
Development Director, screening or gates may not be required for trash areas not visible from public
streets or pedestrian areas.
G. Trash enclosures shall be constructed of substantial building materials used in the design of the
building(s). Gates shall be constructed of durable building materials that screen a minimum of 80 percent
of the view of the trash enclosure. Wood or chain-link gates are not permitted.
H. Trash enclosures shall be located on a 4 -inch concrete pad screened by a 6 -foot-high decorative wall clad
with stucco, brick, or with a material that is compatible with the architectural design of the adjacent
building. Enclosures shall incorporate an opaque decorative gate, a screened pedestrian access door, and
exterior enclosures should have a decorative solid roof or canopy to provide visual screening.
I. Trash enclosure design shall be approved by the Community Development Director prior to issuance of
any building permit(s).
J. When non residential buildings are to be constructed adjacent to existing residential uses, loading and
delivery shall be planned to occur on the side of the building, away from residences when feasible.
Loading and delivery areas shall not be located in a required setback area, with odors to be mitigated by
walls and/or setback areas where feasible.
K. Service areas, enclosures, and loading docks shall be designed so that they are not directly visible from a
public street or shall be appropriately screened. Screening shall be achieved through a combination of
building design, walls, landscaping, and/or siting of outdoor storage areas. Screening shall match the
design of the building and the overall landscape design them e of the development.
L. Truck loading docks for each building adjacent to the Torrance Lateral shall be screened from
surrounding residents through the use of landscaping and/or sound walls.
M. Truck maneuvering/circulation areas adjacent to residential p roperties shall be designated to prohibit
trucks from parking and idling in these locations, except in approved loading spaces or docks.
N. Outdoor storage enclosures in light industrial areas shall be screened from public view.
6.9 Access and Deliveries
A. All development within the 157 -Acre Site shall be accessible via public roads, private roads or access
easements.
B. Short-term parking for delivery of mail, small shipments and other pick-ups/deliveries shall be provided
so as not to impede overall circulation.
C. Site circulation and access shall allow for and facilitate emergency access to the site and all buildings
within the 157 -Acre Site.
6.10 Artistic Features
Artwork is an instrumental feature of this 2021 Amendment that is intended to create a connection between
the public and the Specific Plan Area. Artistic features make spaces more interesting, help to distinguish one
place from another by creating landmarks that are easily recognizable, and create a unique shopping, working,
and living environments. Artistic features also make public spaces more welcoming. Unless otherwise
provided by a Development Agreement entered into by the City with any applicant/developer for any
Planning Area or by ordinance approved by the City for any Planning Area or portion thereof, the following
artistic feature requirements and guidelines shall apply to all construction within the Specific Plan Area, as
further described below:
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May 2022 Draft 6-47
CHAPTER 6. DEVELOPMENT STANDARDS
6.10.1 Artistic Feature Requirements
A. Artistic f eatures within the Specific Plan Area shall be provided for the following:
1. New development having total project costs of $300,000 or more, as determined by the City’s
valuation of building permits issued for the development;
2. Expansion of existing buildings or remodeling of existing buildings when any such work has a
building permit valuation of $300,000 or more.
B. The artistic features provided within each Planning Area shall have a value equal to 0.5 percent of the
total building costs (as determined by the City’s reasonably estimations for building permit valuations),
excluding any purchase price for the land, site development (i.e., all site development below the
foundation layer/foundation slab; all costs of the foundation slab, BPS improvements, and additional costs
required for development above the subsurface layer of the site shall be included in the measurement of
the building costs ; all other site development shall be excluded from the calculation ), off-site
requirements, and remediation costs. The value of the artwork shall include the art piece itself and the
cost of installation.
C. Artistic features shall be installed concurrently with the construction of each building that triggers the
artistic features requirement; or the value of the re quired artistic features for each building can be
consolidated, or banked, and applied to the provision of larger installations that serve multiple buildings.
D. The artistic features requirements shall not apply to reconstruction of structures that have b een damaged
by fire, flood, wind, earthquake, or other calamity.
6.10.2 General Provisions
A. Artwork siting and its visibility are important design considerations. The artistic features shall be easily
visible to the general public and be located in areas specifically designated on the approved building
plans. Appropriate locations may include entryways , entry signage , publicly accessible private open
space, parks, plazas, pathways, and building exteriors.
B. Installation of the artistic features shall be planned and implemented allow for unobstructed public
viewing from as many angles as possible.
C. The artistic features shall be constructed of permanent materials with a high level of durability and
weather resistance and requiring a low level of maintena nce.
D. The continued maintenance of the artistic features in the Specific Plan Area shall be the responsibility of
the applicable Planning Area developer (and its successors/assigns). Stolen or vandalized art must be
replaced or repaired as close as possible to its original form.
E. The artistic features must be designed by artists with experience and knowledge of monumental -scale
artwork .
F. All forms of original visual art are encouraged, including but not limited to:
1. Painting of all media, such as portable and permanently affixed works such as murals;
2. Sculpture s, which may be in the round, bas -relief, high relief, mobile, fountain, kinetic, electronic,
architectural, etc. in any material or combination of materials;
3. Other visual media including but not limited to: prints, drawings, stained glass, artistic lighting,
mosaics, photography, clay, wood, metals, paving, plant materials, plastics, or other durable and
weather-resistant materials.
G. A wide range of style, materials, and types of artworks is encouraged to assure a balanced and interesting
collection.
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CHAPTER 6. DEVELOPMENT STANDARDS
H. Artwork shall be constructed in a size proportional to the scale of the development.
I. Artwork shall be an integral part of the landscaping and/or architecture of building developm ent within
any Planning Area.
J. Exterior artistic features should be adequately lit to be clearly visible from sidewalks during evening
hours. Interior artworks should be adequately lit during all hours of public access.
K. Artworks shall be a permanent p art of any development within any Planning Area and must remain in
place for the life of the development. If any development within the Specific Plan Area is rebuilt or
remodeled, the required art shall be re -created according to this Section of the Specific Plan.
Wh en property within the Specific Plan Area is transferred to new owners, they shall be informed of their
responsibility to maintain the artwork and surrounding landscaping and lighting and of their inability to
remove any existing artwork without written City approval.
6.11 Noise
Noise sources in the proximity of the Specific Plan Area include roadway noise from the San Diego Freeway
(I-405 Freeway) and local roadways such as Main Street, which are located east and west of the Specific Plan
Area , respectively. Del Amo Boulevard is also a predominant noise source. Traffic on the Harbor Freeway (I-110
Freeway) and Avalon Boulevard also contribute to noise levels at within the Specific Plan Area , although to a
lesser degree due to the effect of distance, intervening buildings and topography. Other community noise sources
include noise from commercial uses, industrial uses, and residential uses. Refer to the Project Characteristics
detailed in the 2021 Draft SEIR. Refer also to 2022 SEIR Mitigation Monitoring and Reporting Program
(MMRP) for all Mitigation Measures (MMs) and Project Design Features (PDFs) required under the 2022
SEIR, which shall apply to all development within PA1, PA2, and PA3.
6.11.1 General Provisions
A. Where residential uses on or off-site are potentially exposed to interior or exterior noise levels greater
than those permitted herein or otherwise by CMC Article V, Chapter 5, certification from a licensed
acoustical engineer shall be obtained prior to issuance of a building permit to document attenuation to the
applicable maximum levels. The exterior standards shall be measured at the closer of the property line of
any applicable project within the Specific Plan Area or of the nearest noise sensitive use such as a patio,
yard , or landscaped open space.
B. Any loudspeakers associated with the drive -through lanes shall be operated in compliance with the City’s
Noise Ordinance.
C. No drive -through service shall be permitted within 300 feet of a residential ar ea unless a sound study
determines that the noise impacts to the residential areas have been mitigated to an acceptable level as
reasonably determined by the Community Development Director.
D. No noise generating compressors, or other such equipment shall be placed on or near the property line
adjoining any residential district or any property used for residential use.
E. Commercial uses shall be designed and operated, and hours of operation limited, where appropriate, so
that neighboring residents are not exposed to offensive noise, especially from traffic, trash collection,
routine deliveries.
F. Prior to issuance of building permits for any residential development, the project Applicant shall submit a
detailed acoustical study demonstrating that all struc tures will meet applicable City interior noise levels
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CHAPTER 6. DEVELOPMENT STANDARDS
and exterior living area noise levels, in accordance with applicable noise standards and zoning
regulations.
1. The study shall be prepared by a City -approved acoustical expert, to the satisfaction of the
Community Development Director.
2. The study shall document projected ultimate noise exposure for residential space and shall
demonstrate that design plans have incorporated adequate sound attenuation measures to achieve the
applicable noise standards.
G. Noise mitigation and proper design may include but shall not be limited to building orientation, sound
walls, double- or extra-strength windows, wall and ceiling insulation, and orientation and insulation of
vents. Where it is necessary that windows be closed in order to achieve the required level, means shall be
provided for ventilation/cooling to provide a habitable environment.20
H. All light industrial loading dock areas will include concrete block walls and gated access for security and
noise attenuation purposes. Such security walls will be between approximate 1 2 to 16 feet tall to buffer
noise-sensitive uses from industrial loading dock areas.
I. Any emergency generators for Buildin gs A and D within PA3(a) shall be located at the eastern side of
their respective buildings.
J. The Carson Country Mart shall include vegetation and 4 - to 5 -foot-high vegetated berms along the
western and southern boundaries to provide a natural noise barr ier to shield residents to the south of the
Specific Plan Area.
K. Hours of operation for all uses within PA3(b) will be limited to 6 a.m. to 11 p.m.
L. Construction activity within PA2 and PA3 shall be exempt from the noise limitations imposed under the
County of Los Angeles Noise Ordinance, as incorporated into the Carson Municipal Code. Specifically,
noise limits set forth in Los Angeles County Code Section 12.08.440 (as amended by Carson Mun icipal
Code Section 5502) and the corresponding penalties in Carson Municipal Code Section 5503 shall not
apply within PA2 or PA3. Construction noise levels may be permitted within PA2 and PA3 up to the
projected noise levels evaluated in the 2022 SEIR without need for a construction noise variance as
required by County Municipal Code Section 12.08.580 (as further amended by Carson Municipal Code
Section 5502).
6.12 Energy Conservation
The California Building Energy Efficiency Standards for Residential and Nonresidential Buildings (California
Energy Code Title 24, Part 6), referred to as the Title 24 standards, and the CALGreen Code (California Code
of Regulations Title 24, Part 11) have codified many ways to reduce energy usage and preserve outdoor and
indoor en vironmental quality. These regulations address lighting, building construction, and heating/cooling
systems. Compliance with th e California Building Energy Efficiency Standards and the CALGreen Code
would result in a reduction of energy usage for any given building or complex. Additional steps can be taken
to further reduce the energy usage and reduce operating costs of a building or complex. Development within
the Specific Plan Area will meet or exceed the requirements of Title 24 and CALGreen through meas ures that
may include but are not limited to the following:
A. Use of light-colored roofing materials to reflect heat and reduce cooling requirements in residential and
retail buildings. Energy Star –labeled roofing materials are encouraged.
20 The Specific Plan Area would be subject to the implementation of mitigation measures set forth in the 2022 SEIR Mitigation
Monitoring and Reporting Program (MMRP).
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CHAPTER 6. DEVELOPMENT STANDARDS
B. Installation of Energy Star–labeled appliances (e.g., water heaters) to the greatest feasible extent. Solar,
electric (efficiency rating of at least 0.92), or lower -nitrogen -oxide (as defined by the Air Quality
Management District) gas-fired water heaters are strongly encouraged.
C. Installation of cool pavement is encouraged to the extent feasible and practicable.21
D. Participation in programs offered by or sponsored by local utilities.
E. Require food waste and recycling at special events. Before approvi ng permits, require special events to
prepare solid waste management plans to include food waste collection and recycling.22,23
F. In both residential and nonresidential development, new construction shall facilitate the installation and
use of EV chargers as set forth in the 2022 SEIR MMRP which shall apply to all development within
PA1, PA2, and PA3.
G. Promote bicycling as a mode of transportation within the Specific Plan Area. Provide pedestrian, bicycle,
and transit amenities in new developments. Compl y with the Nonresidential Mandatory Measures of the
CALGreen Code .24
H. Promote Tier 1, Tier 2, Green Building Ratings such as LEED, Build It Green/Green Point Rating
System, or Energy Star–certified buildings.
I. Encourage and support on -site installation and use of renewable and alternative energy generation
systems for residential, commercial, and light industrial uses, including solar power (i.e., photovoltaic and
thermal). Energy storage, microgrids, geothermal, biomass, and fuel cells.25,26 All light industrial
buildings shall implement a combination of sky lights and solar photovoltaic (PV) infrastructure such that
a minimum of 25 percent of the rooftops will include solar PV arrays at buildout (applicable to uses in
PA3(a)) as set forth in the 2022 SEIR MMRP which details all Mitigation Measures (MMs) and Project
Design Features (PDFs) required under the 2022 SEIR that apply to all development within PA1, PA2,
and PA3.
J. Promote water conservation through methods such as implementation of low-flow toilets, low-flow
showerheads, low -flow fixtures and other water-saving appliances.
K. Reclaimed water shall be used for non-potable water needs, if feasible.
L. Encourage tree planting that maximizes shading to reduce the urban heat island effect .27,28
M. Encourage ridesharing and carpooling by requiring each light industrial tenant to have a designated
coordinator to oversee a carpool match or other ride -share program for the facility.
21 Only applicable to PA1 and PA3.
22 South Bay Cities Council of Governments, Climate Action Plan, City of Carson, 2017,
https://ci.carson.ca.us/content/files/pdfs/planning/CAP.pdf.
23 Only applicable to PA1 and PA3.
24 Only applicable to PA1 and PA3; PA2 applicability is limited to the Title 24 efficiency standards effective at the time that
construction began.
25 South Bay Cities Council of Governments, Climate Action Plan, City of Carson, 2017,
https://ci.carson.ca.us/content/files/pdfs/planning/CAP.pdf.
26 Only applicable to PA1 and PA3.
27 South Bay Cities Council of Governments, Climate Action Plan, City of Carson, 2017,
https://ci.carson.ca.us/content/files/pdfs/planning/CAP.pdf.
28 Only applicable to PA1 and PA3.
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CHAPTER 6. DEVELOPMENT STANDARDS
6.13 Residential Unit Requirements
6.13.1 Private Storage Space
A. Private Storage Space. Residential u nits within the PA1 (and potentially PA2, with the approval of an
Administrative Permit) developed at densities of 25 units per acre or less shall have at least 200 cubic feet
of enclosed, weather-proofed , and lockable storage space for the sole use of the unit owner. Units within
the Specific Plan Area developed at densities over 25 units per acre shall have at least 100 cubic feet of
private storage space as described below:
1. Such space may be provided within individu al storage lockers, cabinets , or closets, and may be split
among two locations. Moreover, it is the intention of this standard to require space over and above
what is normally associated with the day -to-day functioning of the unit, such as guest, linen, or
clothes closets or food pantries that are customarily within the unit. Thus, while providing such
private storage space within the limits of the unit is not precluded, it shall be over and above that
which would otherwise be provided within the unit .
2. If such space is located within a common area within the Specific Plan Area, the residential
association shall be responsible for the care and maintenance of the exterior surface of the space in
order to ensure that the surface is maintained in a manner compatible with the architectural treatment
of the development project. Regardless of the location, the precise architectural treatment of such
space shall be approved by the Planning Division to ensure that such areas are safe, convenient , and
unobtrusive to the functional and aesthetic qualities of the development project.
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CHAPTER 6. DEVELOPMENT STANDARDS
INTENTIONALLY BLANK
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CHAPTER 7
Implementation
7.1 Review and Approval Process
Approvals for any development within The District at South Bay Specific Plan Area shall be subject to the
review authority and review processes set forth in this section. Unless subject to site plan and design review
as indicated in Section 7 .1.6, Site Plan and Design Review, uses that are “automatically permitted uses ” or
marked as “P” in Table 6.1, Permitted Uses, of this 2021 Amendment, shall not require any discretionary
approval under this 2021 Amendment. Uses that are “permitted under specific conditions” or marked as “PC”
are permitted if they meet all criteria outlined in Table 6.1, as verified and approved by the Community
Development Director, and do not require discretionary approval. Carson Municipal Code (CMC) Article IX,
Chapter 1 , shall apply to matters not covered in this 2021 Amendment. If there is any conflict between the
provisions of this 2021 Amendment and CMC Article IX, Chapter 1 , the provisions of this 2021 Amendment
shall control. Unless otherwise set forth below, to be valid , any appeal must be filed with the City Clerk in
accordance with the provisions of CMC Se ction 9173.4, attached as Appendix C, within 15 days of the
decision upon which the appeal is made, and failure to timely file an appeal is a failure to exhaust
administrative remedies. Except as set forth in this Chapter 7, all appeals shall be governed b y the provisions
of CMC Section 9173.4. All decisions shall automatically become final unless a valid appeal is timely
received. Notice of public hearings shall be provided, and hearings held in accordance with the provisions of
the CMC. All items appealed shall be heard at the next available Planning Commission meeting or City
Council meeting, as applicable.
7.1.1 Subdivisions
Unless specifically provided for in this 2021 Amendment, the regulations set forth in CMC Article IX,
Chapter 2 (Subdivision Regulations), shall apply to all Divisions of Land hereafter made of property within
the Specific Plan Area . Any (a) lot merger or (b) minor lot line adjustment between two or more exis ting
adjacent parcels, where the land taken from one parcel is added to an adjacent parcel, and where a greater
number of parcels than originally existed is not thereby created, shall not be deemed to be a Division of Land
pursuant to the Subdivision Regulations and shall instead be approved, consistent with the California
Subdivision Map Act, Government Code Section 66400 et seq. (Subdivision Map Act), and a certificate of
compliance may be issued upon the approval of such lot merger or lot line adjustment by the Community
Development Director.
7.1.2 Residential Condominiums
The regulations set forth in CMC Article IX, Chapter 3 (Standards and Criteria for Residential
Condominiums), shall not apply to residential condominiums within this 2021 Amendment.
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CHAPTER 7. IMPLEMENTATION
7.1.3 Review Authority
This 2021 Amendment shall be administered by the City Council, the Planning Commission, and the
Community Development Director (each a “Review Authority ”). The authority of each Review Authority
with respect to each discretionary action described in this Section 7 .1 shall be as set forth in Table 7 .1,
Decision and Appeal Authority of Each Review Authority .
TABLE 7.1
DECISION AND APPEAL AUTHORITY OF EACH REVIEW AUTHORITY
Type of Permita
Decision and Appeal Authority
Community Development Director Planning Commission City Council
Specific Plan Amendment Recommend Recommend Decision
Specific Plan Adjustment Decision Appeal —
Administrative Permit Decision Appealc —
Site Plan and Design Review b Recommend Decision Appeal
Conditional Use Permit Recommend Decision Appeal
Uses Permitted with Specific Conditions Decision Appeal c —
NOTES:
a When a site plan and design review, conditional use permit, administrative permit , or permit with specific conditions application is processed in
conjunction with a Specific Plan Amendment, then notwithstanding this Table 7.1, the determination of the Review Authority and the process for
consideration and approval may, at the discretion of the Community Development Direc tor, be determined pursuant to Section 7.1.10, Concurrent
Entitlement Consideration with Specific Plan Amendment . b If the proposed new construction or modification has an estimated valuation of $250,000 or less, site plan and design review may be approved
administratively by the Community Development Director (no public hearing), with right of appeal to the Planning Commission and then the City
Council.
c The appeal may only be initiated by the applicable applicant.
7.1.4 Specific Plan Amendments
Amendments to th is Specific Plan shall be processed in accordance with the applicable provisions of State
law provided in California Government Code Section 65450 et seq. The procedure in CMC Section 9172.11
shall be followed for hearing, notice and decision of a n ame ndment to the Specific Plan by the Planning
Commission and City Council. Each request for amendment shall specify the sections or portions of the
Specific Plan that are affected by the amendment. Consideration of a Specific Plan amendment may be
initiated by the Planning Commission or the City Council or upon the written request of any person,
consistent with CMC Section 9172.11.
The following changes to PA3(a) vehicle and truck parking require a Specific Plan Amendment, pursuant to
this Section:
a) An increase in the total number of vehicular and/or van parking spaces attributable to the
warehouse/logistics based light industrial uses proposed throughout all of PA3(a) (i.e., increase in total
van/vehicle parking spaces for Buildings A -F) by more than 10 percent. This limitation shall not apply to
an increase in parking stalls for any office or other non-warehouse/logistics uses proposed at PA3(a);
b) An increase in the total number of vehicular and/or van parking spaces attributable to the
warehouse/logistics b ased light industrial uses by more than 10 percent within any individual PA3(a)
building or parcel. This limitation shall not apply to an increase in parking stalls for any office or other
non-warehouse/logistics uses proposed in any single PA3(a) building or parcel;
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CHAPTER 7. IMPLEMENTATION
c) An increase in the total number of truck parking stalls by more than 20% for the light industrial uses
proposed throughout all of PA3(a) (i.e., total number of truck stalls for Buildings A -F).
d) An increase in the total number of truck parking s talls by more than 20% for any individual light
industrial building or parcel located within PA3(a).
As part of an application for a Specific Plan Amendment to change the amount of parking as described above,
the Applicant must include a site plan showing how the changes relate to the entire PA3(a) master planned
area.
A Specific Plan Amendment shall be required for FAR below 0.25 for any parcel within PA3(a) or for the
entire PA3(a) area.
A Specific Plan Amendment shall be required for FAR above 0.50 for the entire PA3(a) area.
7.1.5 Specific Plan Adjustments
Notwithstanding the foregoing, the Community Development Director shall be entitled to issue an
“Adjustment” to any terms, provisions, regulations, standards, or conditions contained in this Specific Plan,
following a written finding confirming that the proposed Adjustment satisfies each of the following
requirements, in addition to any other required Specific Plan findings that may be required (such findings to
be issued by the Director unless deter mined by the Director that such review shall require Planning
Commission or City Council review and approval):
(a) That there are special circumstances applicable to the proposed project upon the 157 -Acre Site that make
the strict application of the terms, regulations, and provisions of this 2021 Amendment impractical;
(b) That in granting the Adjustment, the Director has imposed project requirements and/or decided that the
proposed Adjustment substantially complies with all applicable Specific Plan regulat ions, terms, and
conditions;
(c) That in granting the Adjustment, the Director has considered and found no detrimental effects of the
Adjustment on surrounding properties and public rights -of -way; and
(d) That the Adjustment incorporates mitigation measures, monitoring of measures when necessary, or
alternatives identified in the environmental review that would mitigate the negative environmental effects
of the project, to the extent physically feasible.
7.1.6 Administrative Permits
A. Authority
An Administrative Permit is required (i) to approve those uses specifically identified as requiring an
Administrative Permit in Table 6.1, Permitted Uses, of this 2021 Amendment and to verify compliance
with the regulations, standards, and requirements of thi s 2021 Amendment, or (ii) where a minor change,
deviation or modification is requested to the regulations , standards, and requirements herein. The
Community Development Director shall review the application for Administrative Permit with particular
attention to the location, design configuration, and operational characteristics of the proposed
development and other land uses that would be developed under this 2021 Amendment. The action on an
Administrative Permit by the Director is ministerial; therefore, a nd Administrative Permit is not subject to
CEQA and does not require public notice or a hearing.
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CHAPTER 7. IMPLEMENTATION
B. Minor Deviations
The Community Development Director is authorized by Administrative Permit to approve a minor
change, deviation or modification to the provisions under this 2021 Amendment to allow the following:
1. A decrease in setback requirements not exceeding 10 percent.
2. Height of walls or fences to be increased by a maximum of 1 foot.
3. Expansion or reduction of the net acreage covered by a given Planning Area within the Specific Plan
Area by a maximum of 10 percent (and accompanying expansion or reduction of the net acreage
covered by a given Land Use Category).
4. A decrease of not more than 10 percent in landscape coverage in parking lot areas.
5. An increase in sign area and/or number of signs of not more than 10 percent and/or a relocation of
sign location or an increase in sign height of not more than 10 percent.
6. A decrease in parking requirements of not more than 10 percent, subject to approval by the
Community Development Director following receipt of a parking demand study.
7. A change in exterior color from the approved color for the exterior of any improvement.
8. Other minor changes, deviations or modifications of a similar nature to those listed above, which are
deemed minor by the Community Development Director, including (i) minor changes, deviations or
modifications to landscape materials, signage, wall materials, wall alignment, entry design and
streetscape design, and (ii) minor modifications to the development standards, design standards and
guidelines set forth in Chapters 6 and 7 of this 2021 Amendment, provided such changes, deviations
or modifications pursuant to either clause (i) or (ii) above do not exceed 10 percent of the applicable
standard, and are consistent with the intent of the design guidelines and 2021 Amendment.
C. Procedure
1. Decisions by Community Development Director on Administrative Permits
Except as set forth in Section 7 .1.5.C.2 (below), all Administrative Permit applications shall be
decided by the Community Development Director and, notwithstanding any provision of the CMC to
the contrary, without a public hearing. In reviewing any application for an Administrative Permit, the
Director shall initially perform a CEQA check to determine whether environmental review under
CEQA is necessary, and if so, shall refer the application to the Planning Commission for discretio nary
review. Any Applicant may appeal the determination of the Director to the Planning Commission.
2. Referral to Planning Commission
The Community Development Director may refer any Administrative Permit application for a public
hearing before the Plann ing Commission that the Community Development Director determines is
inconsistent with the regulations, standards, and requirements hereunder or could pose environmental
impacts not previously studied in the 2022 SEIR.
7.1.7 Site Plan and Design Review
A. Applicability
Site plan and design review is required for (i) all projects within the Specific Plan Area for which a
building permit is required (including all exterior alterations or exterior installations for an existing
building); (ii) the erection, replacement, or alteration of signage not in conformance with an approved
comprehensive sign program and/or Master Sign Program ; (iii) landscaping associated with any project
development / construction and alterations thereto.
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CHAPTER 7. IMPLEMENTATION
B. Process
For all matters for which site plan and design review is required, a development plan, as defined in CMC
Section 9191.184 , shall be submitted to the Carson Planning Division. If site plan and design review and
an administrative permit are required for any development or use, the a dministrative permit shall
automatically issue without further action of the City upon approval by the City of the site plan and
design review. Notwithstanding the foregoing, it is recognized that the conceptual site plan shown in
Figure 4.1 in this 2021 Amendment, the internal streetscape and vehicular and multi-modal circulation
concepts (Figures 5.1 through 5.15 ), the infrastructure concept plans (Figures 5.16 through 5.18), the
landscape theme areas (Figures 6.2 through 6.9), conceptual wall locations (Figure 6.10 ), conceptual sign
locations (Figures 6.1 1 through 6.13 ) and site lighting (Figures 6.14 through 6.21) diagrams are
conceptual only, and other solutions, locations , and/or concepts may be proposed and reviewed during the
site plan and design rev iew process without requiring a Specific Plan amendment.
C. Authority
The Community Development Director shall review each application for site plan and design review and
make a recommendation to the Planning Commission for action on the development plan /m odification. If
the development plan/modification complies with all applicable requirements and standards of this section
and other laws and regulations, and the Planning Commission finds that the criteria of Section 7 .1.6.D are
adequately met, or can be m et if specified conditions are observed, the development plan shall be
approved, subject to such specified conditions. If the Planning Commission finds that the proposal cannot
meet and cannot be modified to meet the requirements of this section and the above criteria, the
development plan shall be disapproved. In all cases, findings shall be made concerning the grounds for
approval or disapproval. Notice of the decision by the Planning Commission shall be given as provided in
CMC Section 9173.32. Any change, modification to , or deviation from a development plan approved in
accordance with the site plan and design review procedures set forth in this Section 7 .1.6 , Site Plan and
Design Review, shall be processed pursuant to an administrative permit applicatio n pursuant to
Section 7.1.5.
D. Required Findings
In acting to approve or conditionally approve an application for site plan and design review, the Planning
Commission shall make the following findings:
1. That the development plan is in conformity with th e applicable permitted uses and development
standards set forth in Tables 6.1, Permitted Uses, and 6.2, General Development Standards, of this
2021 Amendment, and is in substantial conformity with the applicable common space; landscape;
walls and fences; signage; lighting; service, trash, and utility areas; artistic features; noise; energy
conservation; and residential unit provisions set forth in Chapter 6, Development Standards, of this
2021 Amendment;
2. That the development plan is in substantial conformity with all applicable 2021 Amendment
development standards set forth in Chapter 6, Development Standards, of this 2021 Amendment and
the intent of this 2021 Amendment;
3. That the development plan is compatible with the General Plan and th is 2021 Amendment; and
4. That the proposed use and development will be compatible with the intended character of the Specific
Plan Area .
7.1.8 Conditional Use Permits
Applications for the uses set forth in Table 6 .1 , Permitted Uses, p. 6 -3 of this 2021 Amendment, that require
approval of a conditional use permit shall be processed in accordance with the provisions of CMC
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CHAPTER 7. IMPLEMENTATION
Section 9172.21, except that, in addition to the findings required under Section 9172.21, the following
additional findings shall be made:
A. That the development is compatible with the General Plan and this 2021 Amendment and substantially
complies with the development standards and guidelines set forth under Chapter 6, Development
Standards of this 2021 Amendment;
B. That the site is adequate in size, shape, topography, location, utilities, and other factors to accommodate
the proposed use and development;
C. That the proposed use and development substantially complies with the intent and applicable goals and
policies of th is 2021 Amendment; and
D. That the proposed use and development will be compatible with the intended character of the Specific
Plan Area .
7.1.9 Uses Permitted with Specific Conditions
Alcohol sales and drive-through uses are permitted with specific conditions as defined below following
approval of an application for same from the Community Development Director . Such uses, so long as they
are in compliance (and continue to comply) with these specific conditions shall be permitted within PA3(b) as
identified in Table 6.2, General Development Standards . The action on an application for an alcohol sale or
drive-through restaurant use shall be made by the Community Development Director and shall be ministerial;
therefore, the approval is not subject to CEQA and does not require public notice or a hearing (except as
specifically provided below).
A. Procedure
1. Decisions by Community Development Director on Uses Permitted with Specific Conditions
Except as set forth in Section 7 .1.8 .A.2 (below), all applications for Uses Permitted with Specific
Conditions shall reviewed by the Community Development Director to determine compliance and
consistency with the conditions set forth below, along with all other regulations, standards and
requirements provided herein, and shall be decided by the Community Development Director. The
Applicant shall be entitled to appeal the determination of the Director to the Planning Commission.
2. Referral to Planning Commission
The Community Development Director may refer any application for a Use Permitted with Specific
Conditions for a public hearing before the Planning Commission that the Community Development
Director determines is inconsistent with the conditions set forth below (for Alcohol Sales and Drive-
Through Restaurants) or could have impacts on surrounding land uses or to public health, safety, and
welfare.
B. Revocation, Modification, and Suspension
Any permit granted pursuant to this Section 7.1 may be revoked, modified or its use suspended, by the
same decision -making authority and procedure which approve d the permit under this title. Prior to taking
any action the applicant shall be given notice by U.S. mail at least ten (10) business days prior to the date
of the proposed revocation, modification or suspension and have an opportuni ty to be heard by the issuing
body prior to any such revocation, modification or suspension. However, a modification, suspension or
revocation may only be issued on one or more of the following grounds :
1. The application request was fraudulently submitted.
2. The entitlement for which an approval was granted does not comply with the terms and conditions of
the entitlement.
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CHAPTER 7. IMPLEMENTATION
3. That one or more of the terms or conditions upon such permit or approval was granted have been
violated.
4. The project subject to the permit or approval, or any portion thereof, is or has been used or
maintained in violation of any statute, ordinance, law , or regulation.
5. The use for which the permit or approval was granted has been so exercised as to be detrimental to
the public he alth, safety, or general welfare or as to constitute a nuisance
Alcohol Sales Permitted with Specific Conditions
1 . The Sheriff's Department shall have the right to review the business owner’s compliance with the terms
and conditions set forth by this 2021 Amendment at any time. If any security and/or public safety
concerns develop, the tenant shall work cooperatively with the Sheriff's Department to resolve these
issues in a mutually accepted manner in accordance with the law.
2 . Adequate security measures shall be provided as specified by the Sheriff’s Department, including but not
limited to, retaining trained staff and security personnel and providing security devices such as
surveillance or burglar alarm systems .
3. It shall be unlawful for any person who is intoxicated or under the influence of any drug, chemical , or
substance to enter, be at, or remain upon the licensed premises as set forth in Business and Professions
Code Section 25602.
4 . The tenants shall ensure that noise mitigation measur es be taken to the fullest extent possible to prevent
noise from adversely impacting the surrounding area.
5 . The person(s) holding the business license for the premises shall be responsible for reimbursing the City
of Carson for costs associated with the provisions of extraordinary Sheriff’s Department services required
to ensure the safety of the community and/or patrons resulting from incidents related to the establishment.
6 . Alcohol sales shall not occur after 10 p.m. No “after hours” operations shall be permitted.
7 . Minors are expressly forbidden from possessing, consuming, serving, or selling alcoholic beverages.
8 . The establishment shall comply with all relevant laws relating to the sale and on -site consumption of
alcoholic bevera ges and shall operate only under a license issued by the California Department of
Alcoholic Beverage Control (ABC). Such license shall be provided to the Community Development
Director for review and confirmation prior to approval of the use.
9 . Adherence to all California ABC regulations prohibiting the sale of alcohol to person under the age of
21 years shall be strictly enforced.
10. The owner of the establishment shall maintain all required permits and/or licenses for the sale of alcoholic
beverages in good standing.
11. It shall be the responsibility of the applicant / licensee to provide all staff with the training necessary to
gain the knowledge and skills that will enable them to comply with their responsibilities under law .
Drive-Throughs Permitted with Specific Conditions
1. The tenant/operator of the drive -through must be an upscale/gourmet/fast-casual restaurant operator that
has locations in other areas that are solely restaurant uses (without a drive -through) and shall not consist
of traditional fast-food drive -throughs such as McDonalds, Taco Bell, or Carl’s Jr. The applicable
operator/tenant shall be subject to approval by the Community Development Director based on the
conditions and requirements contained herein.
2. The tenant shall install s ecurity cameras to monitor the drive -through aisle, cash register area(s), and
entrances/exits, as a deterrent to criminal should problems ever occur.
The District at South Bay Specific Plan
May 2022 Draft 7-8
CHAPTER 7. IMPLEMENTATION
3 . The Sheriff’s Department shall have the right to review the business owner’s compliance with the terms
and conditions set forth by this Specific Plan at any time. If any security and/or public safety concerns
develop, the tenant shall work cooperatively with the Sheriff’s Department to resolve these issues in a
mutually accepted manner in accordance with all applicable laws.
4 . No drive -through service shall be permitted within 300 feet of a residential area unless a sound study
determines that the noise impacts to the residential areas have been mitigated to an acceptable level as
reasonably determined by the Director of Community Development.
5 . The drive-through service window shall only provide service to customers in vehicles.
6 . Drive-through cueing space shall be provided for a minimum of eight vehicles.
7 . Alcoholic beverages shall be strictly prohibited from being transferred or taken outside the premises.
8 . The loudspeaker associated with the drive -through lane shall be operated in compliance with the City of
Carson Noise Ordinance.
9 . No noise -generating compressors or other such equipment shall b e placed on or near the property line
adjoining any residential district or any property used for residential use.10. Tenants shall collect on-site
and off-site litter including food wrappers, containers, and packaging from restaurant products generated
by customers within a radius of 150 feet of the restaurant at all times.
1 0 . In the event that the auto queue area of any drive -through restaurant exceeds the allotted capacity, the
Applicant shall provide , and have available at all times, an on -site parking lot attendant to prevent
automobiles from blocking through traffic.
1 1 . Drive-through restaurants may only operate between the hours of 7 a.m. and 1 1 p.m. Monday through
Sunday.
7.1.10 Other Considerations
1. Prior to the issuance of any building permit, a report on the internal circulation system for the proposed
improvements/development shall be submitted by the Applicant to and approved by the Traffic Engineer.
The internal roadways, drive aisles, on-site intersection spacing, access openings, sidewalks, and
pedestrian and bike paths shall be constructed pursuant to the approved report.
2. A public safety plan that addresses on-site security for each PA within the Specific Plan Area shall be
submitted for approval by the City with consultation with the Los Angeles County Sheriff’s Department
prior to the issuance of any building permit for vertical construction.
3. No residential building permits for PA1 or PA2 shall be granted until DTSC has issued its consent or non-
objection to the development of residential uses in such location based upon the RAP.
4. Prior to issuance of any grading or building permit, a construction truck traffic routing plan shall be
submitted to and approved by the Traffic Engineer. The truck traffic routing plan shall emphasize routes
that would avoid residential areas.
5. The Applicant shall submit two sets of lighting plans drawn, stamped, and signed by a licensed lighting
consultant. Such plans are to be approved by the Community Development Director prior to the issuance
of any building permit.
6. The Applicant shall submit two sets of landscaping and irrigation plans, drawn, stamped, and signed by a
licensed landscape architect. Such plans are to be approved by the Community Development Director
prior to the issuance of any buildin g permit.
7. Wall and fence plans must be submitted to and approved by the Community Development Director prior
to the issuance of any building permit.
The District at South Bay Specific Plan
May 2022 Draft 7-9
CHAPTER 7. IMPLEMENTATION
8. Applications for a comprehensive sign program shall comply with the procedures established by
Section 6.6 , Signage.
9. Prior to issuance of building permits for residential units, unless determined by the Community
Development Director, the Applicant shall submit a detailed acoustical study demonstrating that all
project structures will meet applicable city interior noise levels and exterior living area noise levels, in
accordance with applicable noise standards and zoning regulations.
10. Notwithstanding the provisions of CMC Section 9173.1, if the City has taken a final action to deny an
application, the same application or substantially the same application shall not be submitted within a 6 -
month period without the consent of the Community Development Director.
7.1.11 Concurrent Entitlement Consideration with Specific Plan
Amendment
Notwithstanding any other provision of Table 7.1 , Decision and Appeal Authority of Each Review Authority ,
when a site plan and design review, comprehensive sign program, conditional use permit, administrative
permit, or permits issued with specific conditions application is processed in conjunction with any Specific
Plan Amendment, then the matter may be considered concurrently with consideration of the Specific Plan
Amendment. If the Community Development Director so elects, the Planning Commission shall not be a
decision Review Authority but in stead shall make a recommendation to the City Council as to all related
items concurrently with its recommendation on the Specific Plan Amendment, and the City Council shall be
the decision Review Authority.
7.2 Infrastructure and Remediation Financing
The 157-Acre Site comprise s a former landfill, which requires remediation and infrastructure development as
a condition to any vertical project development. Such remediation and infrastructure may be financed through
a combination of public and private funds (from each developer/Applicant, the terms of which shall be subject
to negotiation between the Carson Reclamation Authority [as the owner and responsible party for the landfill
conditions]). Financing mechanisms could include but are not limited to community facilities districts, developer-
constructed facilities in lieu of fee payment, and state and federal funding that may become available.
7.3 Phasing
Construction work upon the 157-Acre Site is anticipated to begin in 2022 and will be completed in phases,
with the intent for final buildout of the full 157-Acre Site in 2026. The District at South Bay will be
developed in phases in coordination with implementation of the approved RAP approved by and subject to the
oversight of DTSC. The principal phases of construction include implementation of the RAP, on -site and off-
site infrastructure construction, and vertical construction of each PA (which themselves may be phased).
The District at South Bay Specific Plan
May 2022 Draft 7-10
CHAPTER 7. IMPLEMENTATION
INTENTIONALLY BLANK
Appendix A
The District at South Bay
Plant Palette
The District at South Bay Specific Plan
May 2022 Draft A-1
APPENDIX A. THE DISTRICT AT SOUTH BAY PLANT PALETTE
TABLE A.1
PLANT PALETTE
AL = Adapted to region
L = Low supplemental water needs
LM = Low to moderate supplemental water needs
M = Moderate supplemental water needs
VL = Very low water needs
Botanical (Latin) Name Common Name Estimated Water Needs in Coastal California
Trees
Acacia decurrens Green Wattle AL
Acacia farnesiana Sweet Acacia L
Acacia pendula Weeping Myall L
Acacia retinodes Water Wattle L
Acacia smallii NCN L
Aesculus californica California Buckeye AL
Agonis flexuosa Peppermint Tree M
Angophora costata Gum Myrtle L
Arbutus x ‘Marina’ Marina Strawberry Tree L
Arbutus unedo Strawberry Tree L
Cassia Spectabilis Crown of Gold Tree M
Ceanothus arboreus Feltleaf Ceanothus L
Ceanothus ‘Ray Hartman’ NCN AL
Ceanothus thyrsiflorus Blue Blossom AL
Ceratonia siliqua Carob Tree AL
Cercidium spp & cvs Palo Verde L
Cercis occidentalis Western Redbud L
Chilopsis linearis Desert Willow L
Chitalpa tashkentensis Chitalpa L
Cupressus arizonica Arizona Cypress L
Cupressus glabra Smooth Arizona Cypress L
Cupressus macrocarpa Monterey Cypress L
Cupressus sempervirens Italian Cypress L
Dracaena draco Dragon Tree L
Feijoa sellowiana Pineapple Guava L
Geijera parviflora Australian Willow L
Juglans californica S. California Black Walnut AL
Juniperus chinensis ‘Torulosa’ Hollywood Juniper L
Juniperus virginiana Eastern Redcedar LM
Laurus nobilis Sweet Bay L
Leptospermum laevigatum Australian Tea Tree AL
Leptospermum scoparium New Zealand Tea Tree LM
Lophostemon conferta & cvs Brisbane Box M
Lyonothamnus floribundus & var. Catalina Ironwood AL
Melaleuca armillaris Drooping Melaleuca L
Melaleuca linariifolia Flaxleaf Paperbark L
Melaleuca quinquenervia Cajeput Tree L
Melia azedarach & cv Chinaberry AL
Pinus canariensis Canary Island Pine L
The District at South Bay Specific Plan
May 2022 Draft A-2
APPENDIX A. THE DISTRICT AT SOUTH BAY PLANT PALETTE
TABLE A.1
PLANT PALETTE
AL = Adapted to region
L = Low supplemental water needs
LM = Low to moderate supplemental water needs
M = Moderate supplemental water needs
VL = Very low water needs
Botanical (Latin) Name Common Name Estimated Water Needs in Coastal California
Pinus eldarica Afghan Pine L
Pinus halepensis Aleppo Pine AL
Pinus pinea Italian Stone Pine L
Pinus radiata Monterey Pine AL
Pinus torreyana Torrey Pine AL
Pittosporum phillyraeoides Willow Pittosporum L
Platanus racemosa Western Sycamore M
Prunus caroliniana Carolina Laurel Cherry L
Punica granatum & cvs Pomegranate L
Quercus agrifolia Coast Live Oak AL
Quercus douglasii Blue Oak AL
Quercus engelmannii Mesa Oak AL
Quercus ilex Holly Oak L
Quercus lobata Valley Oak L
Quercus suber Cork Oak L
Robinia ambigua & cvs Locust L
Sambucus caerulea Blue Elderberry AL
Vitex angus -castus Chaste Tree L
Yucca gloriosa Spanish Dagger L
Palms
Brahea armata Blue Hesper Palm L
Brahea edulis Guadalupe Palm L
Butia capitata Pindo Palm L
Phoenix sylvestris Silver Date Palm M
Phoenix dactylifera Date Palm L
Trachycarpus fortunei Windmill Palm L
Shrubs and Vines
Acacia cultriformis Knife Acacia AL
Acacia cognata ‘Cousin Itt’ River Wattle M
Acacia farnesiana Sweet Acacia L
Acacia redolens Prostrate Acacia VL
Acacia retinodes Water Wattle L
Aesculus californica California Buckeye AL
Arbutus unedo ‘Compacta’ Dwarf Strawberry Tree L
Arctostaphylos densiflora & cvs Sonoma Manzanita L
Arctostaphylos edmundsii Little Sur Manzanita L
Arctostaphylos hookeri Monterey Manzanita L
Artemisia arborescens Shrubby Wormwood AL
Artemisia californica & cvs California Sagebrush AL
Artemisia ‘Powis Castle’ NCN AL
The District at South Bay Specific Plan
May 2022 Draft A-3
APPENDIX A. THE DISTRICT AT SOUTH BAY PLANT PALETTE
TABLE A.1
PLANT PALETTE
AL = Adapted to region
L = Low supplemental water needs
LM = Low to moderate supplemental water needs
M = Moderate supplemental water needs
VL = Very low water needs
Botanical (Latin) Name Common Name Estimated Water Needs in Coastal California
Bambusa oldhamii Giant Timber Bamboo M
Bougainvillea species & cvs Bougainvillea LM
Caesalpinia species Bird -of-paradise Bush L
Carpenteria californica Bush Anemone L
Cassia artemisioides Feathery Cassia L
Cassia nemophila Desert Cassia L
Cassia odorata Spreading Cassia L
Cassia phyllodinea Silvery Cassia L
Ceanothus arboreus Feltleaf Ceanothus L
Ceanothus ‘Concha’ NCN L
Ceanothus ‘Dark Star’ NCN AL
Ceanothus ‘Frosty Blue’ NCN AL
Ceanothus gloriosus & cvs Point Reyes Ceanothus AL
Ceanothus griseus & cvs Carmel Ceanothus AL
Ceanothus impressus Santa Barbara Ceanothus L
Ceanothus ‘Joyce Coulter ’ NCN AL
Ceanothus ‘Julia Phelps’ NCN AL
Ceanothus maritimus & cvs Maritime Ceanothus AL
Ceanothus ‘Ray Hartman’ NCN AL
Ceanothus thyrsiflorus & cvs Blue Blossom Ceanothus AL
Ceanothus ‘Yankee Point’ Yankee Point Ceanothus M
Cercis occidentalis Western Redbud L
Chilopsis linearis Desert Willow L
Cotoneaster horizontalis Rock Cotoneaster L
Dendromecon species Bush Poppy AL
Dodonaea viscosa Hopseed Bush LM
Elaeagnus pungens Silverberry L
Encelia californica California Encelia AL
Eucalyptus lehmannii Bushy Yate AL
Feijoa sellowiana Pineapple Guava L
Fremontodendron species & cvs California Flannel Bush AL
Garrya elliptica Coast Silktassel AL
Grevillea species & cvs Grevillea L
Hakea suaveolens Sweet-scented Hakea L
Hardenbergia violacea False Sarsaparilla L
Jasminum species Jasmine LM
Juniperus chinensis & cvs NCN L
Juniperus sabina & cvs Savin Juniper L
Juniperus scopulorum & cvs Rocky Mountain Juniper L
Keckiella species Native Penstemon AL
The District at South Bay Specific Plan
May 2022 Draft A-4
APPENDIX A. THE DISTRICT AT SOUTH BAY PLANT PALETTE
TABLE A.1
PLANT PALETTE
AL = Adapted to region
L = Low supplemental water needs
LM = Low to moderate supplemental water needs
M = Moderate supplemental water needs
VL = Very low water needs
Botanical (Latin) Name Common Name Estimated Water Needs in Coastal California
Lantana camara Yellow Sage LM
Lavandula species & cvs Lavender L
Lavatera species Mallow AL
Leonotis leonurus Lion ’s Tail L
Leptospermum laevigatum Australian Tea Tree AL
Leptospermum scoparium New Zealand Tea Tree LM
Leucadendron salignum ‘Blush’ Blush Leucadendron L
Leucophyllum species & cvs Cenizo L
Lupinus albifrons Silver Lupine L
Lupinus arboreus Coastal Bush Lupine AL
Macfadyena unguis -cati Cat’s Claw L
Mahonia aquifolium Oregon Grape M
Mahonia ‘Golden Abundance’ NCN L
Mahonia nevinii Nevin Mahonia L
Mahonia pinnata & cvs California Grape L
Malosma laurina Laurel Sumac AL
Melaleuca armillaris Drooping Melaleuca L
Melaleuca nesophila Pink Melaleuca AL
Myrica cerifera Wax Myrtle M
Myoporum laetum & cvs NCN L
Myrica californica Pacific Wax Myrtle LM
Myrtus communis & cvs True Myrtle L
Parthenocissus ticuspidata Boston Ivy M
Philodendron xanadu Philodendron M
Phormium tenax `Bronze` Bronze New Zealand Flax L
Plecostachys serpyllifolia NCN L
Plumbago auriculata Cape Plumbago L
Polygonum aubertii Silver Lace Vine L
Prunus caroliniana cvs Carolina Laurel Cherry L
Punica granatum & cvs Pomegranate L
Rhus integrifolia Lemonade Berry AL
Rosa banksiae Lady Banks ’ Rose LM
Rosa floribunda ‘Iceburg’ Iceburg Climbing Rose M
Rosmarinus officinalis & cvs Rosemary L
Salvia apiana White Sage AL
Salvia clevelandii & cvs Cleveland Sage AL
Salvia leucantha Mexican Bush Sage L
Salvia leucophylla Purple Sage AL
Salvia mellifera & cvs Black Sage AL
Santolina species Lavender Cotton L
The District at South Bay Specific Plan
May 2022 Draft A-5
APPENDIX A. THE DISTRICT AT SOUTH BAY PLANT PALETTE
TABLE A.1
PLANT PALETTE
AL = Adapted to region
L = Low supplemental water needs
LM = Low to moderate supplemental water needs
M = Moderate supplemental water needs
VL = Very low water needs
Botanical (Latin) Name Common Name Estimated Water Needs in Coastal California
Stephanotis floribunda Madagascar Jasmine M
Trachelospermum jasminoides Star Jasmine M
Tecomaria capensis Cape Honeysuckle LM
Teucrium chamaedrys NCN LM
Teucrium fruticans Bush Germander L
Vitex agnus -castus Chaste Tree L
Westringia spp. Coast Rosemary L
Wisteria floribunda Japanese Wisteria M
Ground Covers
Acacia redolens & cvs NCN L
Achillea millefolium Common Yarrow L
Arctostaphylos ‘Emerald Carpet’ NCN L
Arctostaphylos ‘Pacific Mist’ NCN L
Arctotheca calendula Cape Weed LM
Artemisia californica & cvs Prostrate California Sagebrush AL
Aspidistra elatior Cast Iron Plant M
Baccharis ‘Centennial’ NCN L
Bougainvillea cultivars a Bougainvillea L
Bouteloua gracilis ‘Blonde Ambition’ Blonde Ambition Blue Grama Grass L
Carex divulsa Grey sedge L
Carex pansa Dune Sedge M
Ceanothus gloriosus & cvs Point Reyes Ceanothus L
Ceanothus g. var. horizontalis Carmel Creeper L
Ceanothus g. var. h. ‘Yankee Point’ NCN L
Ceanothus ‘Joyce Coulter ’ NCN L
Coprosma kirkii NCN L
Coprosma ‘Verde Vista’ NCN L
Cotoneaster horizontalis Rock Cotoneaster L
Crassula multicava NCN L
Dymondia margaretae NCN L
Festuca ovina glauca Blue Fescue L
Hardenbergia violacea & cvs False Sarsaparilla L
Iva hayesiana Hayes Iva AL
Juncus patens California Grey Rush L
Juniperus chinensis & cvs NCN L
Juniperus conferta Shore Juniper L
Juniperus horizontalis & cvs Creeping Juniper L
Juniperus sabina & cvs Tamarix Juniper L
Lantana montevidensis & cvs Trailing Lantana L
a Do not recommend bougainvillea groundcover; climbing bougainvillea allowed.
The District at South Bay Specific Plan
May 2022 Draft A-6
APPENDIX A. THE DISTRICT AT SOUTH BAY PLANT PALETTE
TABLE A.1
PLANT PALETTE
AL = Adapted to region
L = Low supplemental water needs
LM = Low to moderate supplemental water needs
M = Moderate supplemental water needs
VL = Very low water needs
Botanical (Latin) Name Common Name Estimated Water Needs in Coastal California
Liriope muscari ‘Love Potion no. 13’ Emerald Goddess® Lilyturf M
Lomandra longifolia & cvs Lomandra L
Lonicera japonica ‘Halliana’ Hall ’s Japanese Honeysuckle LM
Mahonia aquifolium ‘Compacta’ Compact Oregon Grape LM
Mahonia repens Creeping Mahonia L
Myoporum hybrids NCN L
Myoporum parvifolium & cvs Prostrate Myoporum L
Philodendron ‘Moonlight’ Moonlight Philodendron M
Rosmarinus officinalis & cvs Prostrate Rosemary L
Sansevieria zeylanica Zeylanica Snake Plant L
Sedum species Stonecrop L
Senecio mandraliscae NCN L
Teucrium cossonii NCN LM
Verbena species & cvs Verbena L
Westringdia fruticosa ‘NFL25’ Mundi Coast Rosemary L
Perennials
Achillea species & cvs Yarrow L
Armeria maritima Sea Pink M
Artemisia pycnocephala & cvs Sandhill Sage LM
Asteriscus species NCN L
Brachycome multifida Cut-leaf Daisy LM
Centranthus ruber Red Valerian AL
Cheiranthus ‘Bowles Mauve’ Shrubby Wallflower LM
Chondropetalum tectorum Cape Rush L
Coreopsis species & cvs Coreopsis L
Dianella ‘Clarity Blue’ Clarity Blue Dianella L
Dietes species & cvs Fortnight Lily L
Diplacus species & hybrids Monkey Flower AL
Elymus condensatus ‘Canyon Prince’ Giant Wild Rye L
Epilobium species & cvs California Fuchsia L
Erigeron glaucus & cvs Beach Aster L
Erigeron karvinskianus Mexican Daisy LM
Eriogonum fasciculatum & cvs California Buckwheat L
Eschscholzia californica California Poppy AL
Euphorbia milii Crown of Thorns L
Euphorbia rigida NCN L
Euryops pectinatus & cv Euryops L
Gaura lindheimeri Gaura LM
Helianthemum nummularium & cvs Sunrose LM
Helictotrichon sempervirens Blue Oat Grass L
The District at South Bay Specific Plan
May 2022 Draft A-7
APPENDIX A. THE DISTRICT AT SOUTH BAY PLANT PALETTE
TABLE A.1
PLANT PALETTE
AL = Adapted to region
L = Low supplemental water needs
LM = Low to moderate supplemental water needs
M = Moderate supplemental water needs
VL = Very low water needs
Botanical (Latin) Name Common Name Estimated Water Needs in Coastal California
Heuchera species & cvs Coral Bells M
Iris douglasiana & cvs Pacific Coast Iris LM
Kniphofia uvaria & cvs Red -hot Poker L
Limonium perezii Sea Lavender AL
Oenothera species Mexican Evening Primrose L
Pedilanthus macrocarpus Slipper Plant VL
Pennisetum setaceum & cv Fountain Grass L
Penstemon species & cvs Western Natives L
Perovskia atriplicifolia Russian Sage L
Phormium tenax & cvs New Zealand Flax L
Rosmarinus spp Rosemary L
Salvia species & cvs Sage AL
Senecio cineraria Dusty Miller L
Senecio cylindricus Narrow-Leaf Chalk Sticks L
Senecio Serpens Blue Chalk Sticks L
Sisyrinchium bellum Blue-Eyed Grass AL
Solidago californica California Goldenrod M
Stachys byzantina Lamb’s Ear LM
Tagetes lemmonii Mountain Marigold L
Thymus species & cvs Thyme LM
Verbena species & cvs Verbena L
Agave, Cacti, Succulents, and Yucca
Aeonium species & cvs NCN L
Aeonium ‘Cabernet’ Giant Velvet Rose L
Aeonium canariense Giant Velvet Rose L
Aeonium ‘Sunburst’ Copper Pinwheel L
Agave americana Century Plant L
Agave attenuate & cvs Foxtail Agave L
Agave ‘Blue Flame’ Blue Flame Agave L
Agave shawii Shaw’s Century Plant L
Agave victoriae-reginae NCN L
Agave vilmoriniana Octopus Agave L
Aloe arborescens Tree Aloe AL
Aloe bainesii NCN AL
Aloe candelabrum Candelabra Aloe L
Aloe ciliaris NCN L
Aloe ferox NCN L
Aloe marlothii NCN L
Aloe nobilis NCN L
Aloe plicatilis NCN L
The District at South Bay Specific Plan
May 2022 Draft A-8
APPENDIX A. THE DISTRICT AT SOUTH BAY PLANT PALETTE
TABLE A.1
PLANT PALETTE
AL = Adapted to region
L = Low supplemental water needs
LM = Low to moderate supplemental water needs
M = Moderate supplemental water needs
VL = Very low water needs
Botanical (Latin) Name Common Name Estimated Water Needs in Coastal California
Aloe striata Coral Aloe L
Aloe vera Medicinal Aloe L
Cereus peruvianus Peruvian Apple L
Cotyledon species NCN L
Dasylirion species Desert Spoon L
Dracaena draco Dragon Tree L
Dudleya species Live-Forever AL
Echeveria species Echeveria L
Echeveria nodulosa Painted Echeveria L
Echeveria ‘Perle von Nurnberg’ Perle von Nurnberg Echeveria L
Echeveria subrigida ‘Fire and Ice’ Fire and Ice Echeveria L
Euphorbia ingens Candelabra Tree L
Euphorbia tirucalli Milkbush L
Hesperaloe parviflora Red Yucca L
Kalanchoe species NCN L
Nolina species Bear Grass L
Opuntia species Prickly Pear, Cholla L
Portulacaria afra Elephant’s Food L
Sedum acre Gold Moss Stonecrop L
Sedum reflexum ‘Angelina’ Angelina Stonecrop L
Sedum reflexum ‘Blue Spruce’ Blue Spruce Stonecrop L
Yucca aloifolia Spanish Bayonet L
Yucca gloriosa Spanish Dagger L
SOURCE: Excerpted from Landscape Plants for Western Regions by Bob Perry.
Appendix B
The District at South Bay
Lighting Palette
The District at South Bay Specific Plan
May 2022 Draft B-1
APPENDIX B. THE DISTRICT AT SOUTH BAY LIGHTING PALETTE
The District at South Bay Lighting Palette
The proposed palette of lighting fixtures, presented on the following pages , demonstrates examples of systems
that would be in compliance with the development standards of the 2021 Amendment and provides examples
of the architectural scale and quality of these materials. These fixture selections should meet the performance
criteria of the guidelines while providing an attractive complement to the buildings and landscap ing. For each
building type and roadway component within the proposed development, examples of fixture types that would
be applicable to locations within the Specific Plan Area are illustrated below. These fixtures represent
examples of lighting products that will satisfy the guidelines criteria and legal requirements for task
illuminance, ligh t trespass, and glare.
The District at South Bay Specific Plan
May 2022 Draft B-2
APPENDIX B. THE DISTRICT AT SOUTH BAY LIGHTING PALETTE
SOURCES: RGA, OJB, OU, MBI, and ESA 2021
Figure B.1 Lighting Section Key
The District at South Bay Specific Plan
May 2022 Draft B-3
APPENDIX B. THE DISTRICT AT SOUTH BAY LIGHTING PALETTE
The following example is applicable to:
• Section A – Del Amo Entrance
• Section B – Del Amo Boulevard
• Section G – Typical Residential/Carson Country Mart Interface
The District at South Bay Specific Plan
May 2022 Draft B-4
APPENDIX B. THE DISTRICT AT SOUTH BAY LIGHTING PALETTE
The following example is applicable to:
• Section D – Typical Private Drive
• Section E – 405 Freeway Edge/Commercial Interface
• Section F – Typical Residential/Industrial Loading Dock Interface
The following example is applicable to:
• Section C – Typical Lenardo Drive
SOURCE: 77 928 : Pole-top luminaire - Single and twin | BEGA (bega-us.com)
BEGA Pole-Top Luminaire Model #7928
Appendix C
Carson Municipal Code
Section 9173.4
The District at South Bay Specific Plan
May 2022 Draft C -1
APPENDIX C. CARSON MUNICIPAL CODE SECTION 9173.4
9173.4 Appeals.
A. Appellate Authority. Any decision made by the Director pursuant to this chapter may be appealed to the
Commission. Any decision made by the Commission pursuant to this chapter maybe appealed to the
Council.
B. Filing of Appeal.
1. An appeal may be filed by any person, including any member of the City Council or the City
Manager. In the event of an appeal by any member of the City Council or the City Manager, CMC
[Carson Municipal Code] 9173.9 shall not apply and there shall be no fee required from any member
of the City Council or the City Manager to perfect an appeal.
2. An appeal shall be f iled in writing within fifteen (15) days of the date of the Commission action, or in
the case of an action by the Director, within fifteen (15) days of the date of the notice of decision.
3. The form and content of an appeal shall include:
a. The street ad dress, if there is one, otherwise the legal description and location of the premises
included in the action.
b. The administrative file number (case number) identifying the matter which is being appealed.
c. The specific matter being appealed.
d. A stateme nt of the grounds for appeal or how there is error in the decision of the matter being
appealed; provided, however, that in the event of an appeal by any member of the City Council or
the City Manager, subsections (a), (b), and (c) of this Section shall no t apply and the statement of
grounds need only provide, in substance and effect, a request that a specific decision,
administrative case number, or resolution number, as the case may be, be reviewed by the
Planning Commission or City Council, as the case m ay be. No other grounds for appeal need be
stated to perfect such appeal and such statement need only be filed with the City Clerk .
4. Unless otherwise provided, all appeals shall be filed with the City Clerk.
5. If the appeal is found to be deficient, the City Clerk shall deliver or mail to the appellant, by certified
mail, a notice specifying the particulars in which the appeal is deficient. If such deficiency has not
been corrected by the appellant within seven (7) days after such mailing of such a notice of deficiency
by filing with the City Clerk a sufficient amendment to the appeal, the appeal shall be deemed to be
withdrawn and the appeal fee shall be returned to the appellant.
C. Consideration and Decision.
1. Upon acceptance of the filing of an appeal, the City Clerk shall set the matter for public hearing
before the appellate body, in the same manner as required for a Commission hearing of such matter.
The City Clerk shall notify the Director who shall transmit to the appellate body a summary of the
factual data and the record of action taken on the case.
2. Except as otherwise provided in this Chapter, in acting on an appeal the appellate body may:
a. Affirm the decision; or
b. Modify the decision; or
c. Refer the matter back to the body from which the appeal originated, with instructions; or
d. Reverse the decision.
3. Unless referred back to the body from which the appeal originated, the appellate decision shall be
supported by written findings.
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APPENDIX C. CARSON MUNICIPAL CODE SECTION 9173.4
D. Failure to Act. The appellate body shall, within sixty (60) days of the filing of an appeal, act to either
affirm, reverse, modify, continue or refer matter back.
E. Following the denial of any permit application by the Director, the Planning Commission, or the City
Council, as the case may be, or u pon the revocation of any permit, use permit, or conditional use permit
by the Director, the Planning Commission, or the City Council, as the case may be, no application for a
permit, use permit, or conditional use permit for the same or substantially the same use or conditional use
on the same or substantially the same real property shall be filed within one (1) year from the date denial
or revocation of the permit, use permit, or conditional use permit became final within the meaning of this
Chapter. (Ord. 78 -458, § 1; Ord. 83 -668, § 1; Ord. 84 -701, § 1; Ord. 17-1634, §§ 1 –3).
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APPENDIX D. THE DISTRICT PARKING DEMAND STUDY
Appendix D
The District Parking Demand Study