2.2.1 Land Use Objectives

These land use objectives are broad policy statements intended to guide land use decision-making:

• Encourage commercial and industrial development that promotes new and established businesses and sustains economic growth while also preserving Smoky Hollow’s postwar industrial character, history, authenticity, and fine-grained architectural scale.
• Encourage the integration of everyday uses that serve the Smoky Hollow district without unduly competing with the retail activity of Main Street and surrounding districts.
• Limit non-supportive land uses that dilute the area’s reputation as a creative and cutting-edge business community.

2.2.2 Zoning Districts

To identify specific areas for certain allowed uses and development standards, the Specific Plan establishes four zoning districts (see Figure 2-1: Zoning Districts).

• The purpose of the Smoky Hollow West (SH-W) zoning district is to encourage a range of small business and incubator industrial uses, including light industrial activities and research, creative office, and technology uses.
• The Smoky Hollow East (SH-E) zoning district provides a transitional land use area between higher-intensity office uses east of Sepulveda Boulevard and the smaller, single-parcel industrial and creative businesses of the western portion of the Smoky Hollow area. The SH-E zoning district accommodates development of incubator industrial, research, and technology uses; medium-sized light industrial and manufacturing; and creative office activities.
• The Public Facilities (PF) zoning district designates property for public uses necessary to support community needs, such as libraries, fire stations, schools, and utilities.
• The Parking (P) zoning district identifies land that is currently used or expected to be used as a parking facility either as surface lots or parking structures.

West Zone: Example Imagery

East Zone: Example Imagery

Parking Zone: Example Imagery

2.2.2 Allowable Uses by Zoning District

Allowed land uses within each zoning district are listed in Table 2-1. Certain uses may be subject to special conditions regarding the location, operation, design, or special permitting requirements. Following an application submittal, the Planning and Building Safety Director (Director) or his or her designee shall make a determination as to whether the proposed use is permitted, conditionally permitted, prohibited, or allowed as a temporary or accessory use to a permitted use. Any use not specifically listed in Table 2-1 shall be interpreted as not allowed in
Smoky Hollow.

• A Permitted Use (P) is allowed without discretionary approval and subject to all applicable provisions of this Specific Plan.
• An Administrative Use Permit (AUP) requires discretionary approval authorized by the Director and subject to the requirements outlined in ESMC Chapter 15–22 .
• A Conditionally Permitted Use (CUP) requires discretionary approval in the form of a Conditional Use Permit authorized by the Planning Commission and subject to the requirements outlined in ESMC Chapter 15–23.
• An Accessory Use (A) refers to a use that is incidental and subordinate to a primary use of the land or building and located on the same lot with the primary use or building.
• Uses specifically not allowed in a zoning district are indicated by (—).

It is not possible to anticipate every land use that might be proposed and suitable in the future. Primary uses not listed in Table, 2-1 unless determined to be substantially similar to a listed use, are not permitted. Where a proposed land use is not listed but is largely similar to one of the listed uses, the process set forth in the ESMC Chapter 15.22 shall apply. Prohibited uses are listed in Section 2.2.3 below. All existing nonconforming uses that are listed as prohibited in this Section shall be subject to the procedures outlined in Section 4.4 (Nonconformities).

Detailed definitions for uses are listed in Appendix A: Glossary.

2.2.3 Prohibited Uses

The following uses are prohibited, as defined in Appendix A (Glossary):

• Financial Institutions
• Dwelling: Single, Two, and Multiple Family
• Live/Work
• Service Stations
• General Personal/Mini Storage
• Freight Forwarding
• Medical/Dental Office/Clinic
• Data Centers
• Retail Stores (unless accessory to an
  allowed use)
• Gyms/Fitness Studios
• Vehicle Sales and Services

All existing nonconforming uses listed as prohibited in this Section shall be subject to the procedures outlined in Section 4.4 (Nonconformities).

Table 2-1: Allowed Land Uses Table

Note:

¹ In the P zone, a parking structure may include ground floor uses (as an accessory use) that activate the street frontage.