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ZOA No. 2024-02 & AA No. 2024-03 (Transit Zoning Code Amendments)
<br />April 1, 2025
<br />Page 15
<br />General Plan Land Use Map in accordance with requirements of State law,
<br />Government Code Section 65860.
<br />Operational Standards for Permitted Uses and Operational Standards for
<br />Nonconforming Industrial Uses — Section 41-2008 contains operational standards
<br />applicable to all uses within the TZC boundary. This Section is largely unchanged,
<br />with clarification and strengthening of certain regulations to address any possible
<br />industrial type function of an allowable land use type as listed in the tables of Section
<br />41-2007. These amendments affected any possible manufacturing related activities,
<br />sound, screening walls, and eliminated any vehicular service on Sundays. Section
<br />41-2009 establishes new regulations governing existing industrial uses made
<br />nonconforming with the removal of the I-OZ Zone within the TZC, and include general
<br />standards, enclosed operations, air emissions and dust, light, glare, and heat, ground
<br />vibration, outdoor storage and screening, hazardous materials, liquid and solid
<br />waste, site maintenance, truck parking and loading, and hours of operation. The
<br />amendments to Section 41-2008 and creation of new regulations under Section 41-
<br />2009 ensure that existing nonconforming uses comply with very specific operational
<br />standards and/or face amortization that leads ultimately to discontinuance of use,
<br />effectively reestablishing the TZC area with residential uses and allowing certain
<br />nonresidential uses compatible to such residential and/or mixed -use development.
<br />Profile of Industrial Businesses Affected with Proposed Regulations
<br />The TZC area is characterized by a diverse mix of approximately 127 industrial businesses.
<br />These businesses range from automotive services (the most common industry type) and
<br />manufacturing to warehousing and recycling centers. Data compiled from city and external
<br />regulatory agencies, including CaIEPA, SCAQMD, and CERS, reveal that these businesses
<br />operate under various permits related to hazardous materials, air quality, and water quality.
<br />Key business characteristics include the storage and use of hazardous materials such as
<br />motor oil, solvents, and various chemicals, as well as the operation of equipment like
<br />emergency generators and internal combustion engines. Notably, several businesses,
<br />particularly those engaged in manufacturing (spray booths, metal processing) and chemical
<br />storage, handle substances like xylene, resins, mineral oils, and acids, posing potential risks
<br />related to air and water contamination, as well as fire and health hazards. Heavier industrial
<br />operators, such as open air recycling and sorting facilities in the TZC have been creating a
<br />range of issues in the neighborhood. Issues range from: 1) air pollution — dust and participate
<br />matter from the sorting process that can become airborne, leading to respiratory problems
<br />and reduced air quality, VOCs released from decomposing materials, and odors; 2) water
<br />pollution from stormwater runoff that can carry contaminants, including debris, chemicals,
<br />or bacteria, from a facility to nearby waterways; 3) noise pollution from heavy machinery,
<br />trucks, and sorting equipment generating noise; and 4) visual blight from the constant
<br />movement of trucks and equipment and from the piles of trash, debris, and recycling
<br />materials that detract from the aesthetic appeal of the community. The secondary effects
<br />affect residents' quality of life with increased traffic hazards and living next to these heavier
<br />industrial uses and the risks being exposed to these issues on a daily basis.
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