*Applicable to OS Zone only.

*Applicable to OS Zone only.

Buildings and Structures

Uses permitted in the Open Space Zone and are eligible for consideration as a Special Use (see CMC 9151.5 through 9151.7) as indicated in the following table:

*May be permitted temporarily on a site for which a permanent Special Use has been authorized.

Any person, firm or corporation violating any provision of this Section shall be guilty of an infraction and shall be punishable as provided in Chapter 2 of Article I. (Ord. 79-479, § 9; Ord. 78-446; Ord. 80-532, § 7; Ord. 82-602, § 3; Ord. 10-1460, § 2; Ord. 16-1590, Exh. B (§ 13))

A. No use except as hereinafter provided, shall be permitted on property designated as ORL (Organic Refuse Landfill) without the approval of a conditional use permit by both the Commission and the Council. Such conditional use permit shall require, as a condition precedent to use of the property under the conditional use permit, approval by the Building and Safety Division and the Council of a report submitted by the applicant pursuant to the applicable provisions of the Building Code, prepared by a licensed civil engineer designated by the applicant and approved by the City, which shall provide and include plans for a protective system or systems designated to eliminate or mitigate the potential hazards and environmental risks associated with the proposed use. Approval of such report by the Building and Safety Division shall be in the discretion of the Building Official, who shall evaluate any risks and hazards associated with the site and proposed use and who may grant approval only if he finds that the report and plans adequately provide for protection against such associated risks and hazards. The Building Official’s approval shall be submitted to the Council for final approval which will be in the discretion of the Council.

The following uses are exempt from the provisions of this Section:

1. Uses which do not involve buildings or structures, including but not limited to outdoor storage, display and outdoor recreational facilities.

2. Construction of structures which are unoccupiable, such as signs, flagpoles, walls, fences and towers, but not including storage tanks.

3. Paving of no more than twenty (20) percent of the site.

4. Repair or minor alterations to existing structures which do not increase floor area. (Ord. 78-449; Ord. 81-560, § 1; Ord. 82-586, § 1)

B. An application for a conditional use permit required by subsection A of this Section shall be considered in accordance with CMC 9172.21, except that the Commission’s decision shall be referred to the Council for review as if an appeal had been filed pursuant to CMC 9173.4.

C. Every conditional use permit for a use located on property designated as ORL (Organic Refuse Landfill) shall be subject to the following conditions in addition to any other conditions that the Commission or the Council may impose:

1. Approval by the Building Official of the report provided for in subsection A of this Section.

2. The applicant shall comply with a development schedule approved by the Community Development Director.

3. All measures to eliminate or mitigate the hazards and environmental risks associated with the site proposed in the report approved by the Building Official provided for in subsection A of this Section shall be subject to approval by the Council and shall be incorporated into the project. Such measures shall include monitoring, evaluation and control of methane gas produced by the site as the City shall determine to be necessary to protect the public health, safety or welfare with respect to the production or migration of methane gas.

4. Monitoring and regular inspections and reports by a licensed civil engineer designated by the applicant and monitored, evaluated and approved by the Building Official shall be done and filed with the City from time to time as directed by the Building Official at the applicant’s cost.

5. The mitigation measures required by subsection (C)(3) shall be implemented to the satisfaction of the Building Official and City Council. In the event that the Building Official or Council finds that such measures when implemented are inadequate to protect the public health, safety, or welfare, the Building Official or Council may (1) require additional mitigation measures to be incorporated into the project, or (2) after notice to the applicant and an opportunity to be heard, declare the conditional use permit null and void if the Council finds that the public health, safety or welfare cannot be adequately protected to the satisfaction of the Council.

6. Adequate measures shall be taken to eliminate odors from the site to the satisfaction of the Building Official.

7. The applicant shall, at the applicant’s own expense, carry public liability insurance during the existence of the conditional use permit, with a company and policy to be approved by the City Attorney, covering liability for injuries or death arising out of or in connection with the use of the site pursuant to said permit in an amount not less than $5,000,000. The City shall be named as an additional assured under such insurance policy. (Ord. 79-471; Ord. 81-560, § 1)

D. Whenever both subsection A and any other Section of this Chapter require a conditional use permit for a particular property, only one (1) conditional use permit shall be required, which shall be applied for, processed and considered pursuant to the provisions of subsection B of this Section. The application and conditional use permit, if approved, shall refer to both Sections which are applicable.

E. Subsection A of this Section shall not apply to the following:

1. Any lawfully established existing use.

2. An expansion of an existing, lawfully established use on a lot on which such existing use was approved provided that the existence of an organic refuse landfill in such lot is shown by the record to have been considered by the granting body in connection with the approval of such existing use.

3. Any proposed use for which a conditional use permit requiring approval of methane gas control measures by the Council either (1) has been granted, or (2) has been applied for and is being processed on the effective date of this Section; provided, that subsection A of this Section shall apply if such conditional use permit which has been granted expires, is declared to be null and void or is otherwise terminated or if such conditional use permit for which an application is being processed is thereafter denied. (Ord. 78-449; Ord. 79-471; Ord. 81-560, § 1; Ord. 16-1590, Exh. B (§ 14))

Further definition and enumeration of uses permitted in the Open Space Zone or eligible for consideration as a Special Use shall be determined by means of Interpretation in accordance with CMC 9172.24.

All uses are prohibited except as expressly permitted by the provisions of this Chapter.

Special Uses

A use of type identified in the Special Use column of CMC 9151.1, and which is found to meet one (1) or more of the following criteria, may be permitted under special use regulations adopted pursuant to CMC 9151.6:

A. The use requires an exceptionally large land area.

B. The use will have a major impact on the surrounding pattern of community development.

C. Provision for the use in the zoning pattern could not reasonably have been anticipated.

D. The use constitutes a major institution or mixed-use complex which does not logically or compatibly fit into the established zoning classifications.

E. The use will be owned and/or operated by another governmental agency over which the City has only limited or no zoning authority.

F. The use involves natural resources, recreational facilities or other uses permitted in the OS Zone, but under circumstances where the preservation of an open space character is not an objective.

Upon finding that a proposed use is eligible for consideration as a Special Use, the Commission or Council may initiate proceedings, to be conducted in the same manner as for a Zone Change (as provided in CMC 9172.13), to designate an additional zoning classification for such use, to establish regulations for that zoning classification, and to change the Zoning Map to show the area to which such classification applies.

Upon determining that an authorized Special Use will not be developed, or has been or will be permanently discontinued or abandoned, the Commission, on or before such date of abandonment or on such date of determination, whichever is later, shall initiate proceedings to restudy the General Plan as it relates to the area and to change the Zoning Map to one (1) or more appropriate zones within one (1) year of the date of such initiation.

In the OS Zone, a residence for the family of a caretaker or superintendent may be approved by a Conditional Use Permit as an accessory use to any permitted principal use. Only one (1) such residence for each site shall be permitted.

In the OS Zone, an accessory one-story garage or carport, or open parking area at or below ground level is permitted to serve permitted uses on the same site. An accessory parking structure of more than one (1) story above ground level may be approved by a Conditional Use Permit.

In connection with a permitted agricultural use in the OS Zone, the following accessory uses are permitted:

A. Shelters for farm machinery and equipment used on the premises.

B. Wholesale trade (but no retail sales) of the products raised on the premises. No advertising signs are permitted.

Other accessory uses, facilities or activities similar to those permitted by CMC 9152.1 through 9152.8 or found to be customary or necessary in connection with a permitted use may be permitted if so interpreted in accordance with CMC 9172.24.

In addition to the general criteria for the approval of a Conditional Use Permit pursuant to CMC 9172.21(D)(1), the following shall be considered in acting upon a Conditional Use Permit in the OS Zone:

The use shall not detract from the intended open space character of the area.

In the OS Zone, any existing lawfully established lot (including a leased area of land during the term of the lease) is deemed to have the required lot area and lot width. No such lot shall be further reduced in area or width except:

A. An acquisition of a portion of a lot may be made for public purposes; or

B. When determined, in connection with the approval of a parcel map or tract map, that the division of land will not detract from the open space character of the area; or

C. When a division of land is approved in connection with a Conditional Use permit; or

D. When all of the lot within the OS Zone is dedicated for open space use.

In the OS Zone, no lot shall be created, and no new or additional use shall be developed on an existing lawfully established lot (including a leased area of land during the term of the lease) unless there is vehicular access from a public street or alley, and such access has a width of at least twenty (20) feet. The required vehicular access shall be either directly from a public street or alley or by means of a right-of-way or easement. (Ord. 79-460, § 4)

In the OS Zone, all buildings and structures shall be incidental or subordinate to a primarily outdoor activity or open space use unless otherwise approved by a Conditional Use Permit.

In the OS Zone, there is no restriction on the height of buildings and structures except as may be required by a Conditional Use Permit.

In the OS Zone, the ground area included within the exterior walls and/or supporting columns of all roofed structures shall not exceed five (5) percent of the net lot area unless otherwise approved by a Conditional Use Permit or with the approval of a use by the Director or the Council as authorized under CMC 9151.1.

This Section is applicable only where portions of a lot are within areas planned to be part of future streets, alleys or public rights-of-way, as determined by the Director.

In cases to which this Section is applicable, unless otherwise approved by the Commission, the portion of any lot within such future right-of-way areas shall not be occupied by structures other than those encroachments allowed in future right-of-way areas pursuant to CMC 9156.29. All other required setbacks, yards and open spaces shall be provided in addition to the future right-of-way areas, and the future right-of-way lines shall be considered to be lot lines for purposes of measuring such other setbacks, yards and open spaces.

In the OS Zone, each lot shall have a yard with a depth of twenty-five (25) feet from each abutting street unless otherwise approved by the Director for the purpose of maintaining a larger contiguous open space on the interior portion of the lot.

In the OS Zone, where the side or rear of a lot abuts property in another zone, there shall be a yard on the subject property which conforms to the interior side and rear yard requirements, respectively, of such abutting zone.

Every part of a required yard or open space shall be open and unobstructed from finished grade to the sky except for those encroachments permitted pursuant to CMC 9156.5.

Other Site Development Standards

If not otherwise specified pursuant to this Division or in connection with a Conditional Use Permit, a use shall be required to meet the site development standards applicable to the use (or most similar use) within the most restrictive zone which permits such use, either automatically (X) or with limitations (L). (Interpretation of this provision is to be in accordance with CMC 9172.24.) (Ord. 93-1013, § 4)

In the OS Zone, no sign face shall have an area greater than fifty (50) square feet and the total sign area on a lot shall not be greater than two hundred (200) square feet, except as otherwise approved in connection with a Conditional Use Permit or in connection with an approval of a use by the Council as authorized in CMC 9151.1.

All new utility lines, other than major transmission lines, shall be placed underground. This requirement may be waived by the Commission where topography, soil, undue financial hardship or other conditions make such underground installation unreasonable or impractical. Undergrounding shall be in accordance with the applicable rules and regulations of the utility, as currently on file with the California Public Utilities Commission.

All aboveground equipment (other than pole lines when permitted), such as transformers and pedestal terminals, which are visible from an adjacent public street or walkway, shall be within a solid enclosure or otherwise screened from public view. Such enclosure/screening shall be in accordance with the utility’s service requirement. (Amended by Int. 3-79)

Within any D (Design Overlay) designated area all development subsequent to the date of such designation shall be in conformance with development plans which have been approved pursuant to the Site Plan and Design Review procedure as provided in CMC 9172.23. No permit shall be issued for grading or construction involving significant exterior changes, as determined by the Director, which is not in conformance with such approved development plans.

All lighting of buildings, landscaping, parking lots, recreation areas and similar facilities shall be directed away from all adjoining and nearby residential property. Such lighting shall be arranged and controlled so as not to create a nuisance or hazard to traffic or to the living environment. This Section is also applicable to arc lights, searchlights and similar devices.

A. Applicability. The provisions of this Section shall be applicable in the SU-CEM Zone.

B. Uses Permitted.

1. Principal Use. The following principal use shall be permitted:

a. Cemetery.

2. Accessory Uses Subject to Conditional Use Permit. The following accessory uses shall be permitted, provided a Conditional Use Permit therefor is approved:

a. Columbarium.

b. Crematory.

Existing facilities of the type listed in the above paragraph shall be subject to the provisions of CMC 9183.3.

In addition to the general criteria for the approval of a Conditional Use Permit pursuant to CMC 9172.21(D)(1), the following shall be considered in acting upon a Conditional Use Permit in the SU-CEM Zone:

a. The use shall be unobtrusive from adjacent residential and school areas.

b. The open space character of the overall development shall be maintained.

c. Adequate provision shall be made for continued maintenance.

d. Additional traffic hazard shall not be created.

e. There shall be no adverse environmental effects upon surrounding property

3. Permitted Accessory Uses. The following accessory uses shall be permitted:

a. Caretaker’s residence – one (1) residential unit only.

b. Offices.

c. Maintenance buildings and outdoor storage areas.

d. Off-street parking (the provisions of CMC 9152.2 shall apply).

e. Mausoleum.

f. Other accessory uses, facilities or activities found to be customary or necessary in connection with the maintenance, upkeep or visitation of the permitted use, if so interpreted in accordance with CMC 9172.24, but not including a mortuary, chapel or auditorium.

C. Site Requirement. The entire existing site shall not be reduced in size except by street dedication and shall be maintained under a single management.

D. Site Development Standards.

1. Height of Buildings and Structures. Main buildings and accessory buildings permitted under subsection (B)(2) of this Section shall not exceed a height of thirty (30) feet unless otherwise approved under a Conditional Use Permit.

2. Ground Coverage. The ground area included within the exterior walls and/or supporting columns of all roofed structures shall not exceed five (5) percent of the net lot area unless otherwise approved under a Conditional Use Permit.

3. Front Yard. There shall be a front yard with a depth of at least twenty (20) feet.

4. Side and Rear Yards. There shall be a side yard on each side of the site at least ten (10) feet in width, and a rear yard at least ten (10) feet in depth.

5. Yard Encroachments. Encroachments in required yards shall be subject to the provisions of CMC 9126.29 insofar as applicable and consistent with other provisions of this Section.

6. Screening. Outdoor storage areas, trash areas and mechanical equipment shall be enclosed within a solid fence or wall at least six (6) feet in height but not more than eight (8) feet in height.

7. Perimeter Walls. The site shall be enclosed along the side and rear lot lines with a solid wall or fence at least six (6) feet in height but not more than eight (8) feet in height. This provision shall not apply within the required front yard area nor along any lot line adjacent to the OS Zone.

8. Street Dedication and Improvement. The provisions of Division 1 of Part 6 of this Chapter shall apply.

9. Parking. The provisions of Division 2 of Part 6 of this Chapter shall apply, but only in relation to any new, additional or intensified use or development.

10. Access. Any change in the means or arrangement of access from a public street within the City of Carson shall be subject to the approval of the Director of Public Works.

11. Signs. Signs shall be limited to identification, directional and informational messages pertaining to the permitted use of the site. No sign face shall have an area greater than fifty (50) square feet and the total sign face area on the site shall not exceed two hundred (200) square feet.

12. Utilities. All utility lines on the site shall be placed underground. All aboveground utility equipment shall be within a solid enclosure or otherwise screened from public view. Such enclosure/screening shall be in accordance with the utility’s service requirement.

13. Site Planning and Design. All new or additional development shall be in conformance with development plans which have been approved pursuant to the Site Plan and Design Review procedure as provided in CMC 9172.23. No permit shall be issued for grading or construction, or sign installed, involving significant exterior changes as determined by the Director, which is not in conformance with such approved development plans.

14. Landscaping. The entire site including any abutting parkway area in the street right-of-way, other than paved areas, screened storage areas and land occupied by structures, shall be covered with turf or other landscaping.

E. Environmental Effects.

1. Lighting. The provisions of CMC 9157.1 shall apply.

F. Maintenance. Within thirty (30) days of the effective date of this Section, the owner or operator of any cemetery within the SU-CEM Zone shall submit to the Director, for record purposes, a copy of documents setting forth all agreements and arrangements for continuing care and maintenance of the premises.

Any change in the agreements or arrangements for continuing care and maintenance of the premises or the method of financing such care shall be submitted to the Director. Any such change which in the opinion of the Director could result in a reduction in the quality, amount, continuity or length of time of such care shall be subject to approval in the same manner as for a modification of conditions of a Conditional Use Permit pursuant to CMC 9172.21(G).

G. Nonconformities. Any and all existing lawfully established features, development and uses of the site shall be permitted to continue without change. All new developments or use, alterations or changes shall be in conformance with the provisions of this Section.

H. Previous Approvals Superseded. Notwithstanding the provisions of CMC 9183.3, except as provided in subsection (B)(2)(a) of this Section, any previous approval for the use or development of property within the SU-CEM Zone, granted prior to the effective date of this Section under the zoning regulations of the City of Carson or granted prior to the incorporation of the City under the Zoning Ordinance of the County of Los Angeles or under the Zoning Ordinance of the City of Compton is hereby declared null and void and superseded by the provisions of this Section. (Ord. 78-425)

A. Applicability. The provisions of this Section shall be applicable in the SU-BP Zone.

B. Uses Permitted.

1. Principal Use. The following principal use shall be permitted:

a. Blimp port, subject to the following limitations:

(1) Except in case of emergency, this facility shall be used only by lighter-than-air ships (blimps). No other types of aircraft shall use, be stored or be kept on the subject property.

(2) Only blimp operations of a public relations nature shall be permitted; except, with prior notification and approval by the Director, blimp operations shall be permitted for special events or special projects, and with Planning Commission approval, the management may sell tickets for amusement rides aboard the blimp.

(3) Airship repairs shall be permitted at this facility. All repair activities, other than emergencies, shall be conducted within an enclosed building and shall be so located or soundproofed as to prevent annoyance or detriment to surrounding property. In no case shall doors or windows be permitted in any wall within one hundred (100) feet of and facing a residential zone. Repair activities shall be confined to the hours between 7:00 a.m. and 9:00 p.m. daily.

2. Permitted Accessory Uses. The following accessory uses shall be permitted:

a. Caretaker’s residence – one (1) residential unit only.

b. Offices.

c. Maintenance buildings and outdoor storage areas.

d. Off-street parking (the provisions of CMC 9152.2 shall apply).

e. Visitor facilities and landscaped park area.

f. Blimp hangar, subject to a Conditional Use Permit.

g. Other accessory uses, facilities or activities found to be customary or necessary in connection with permitted uses, if so interpreted in accordance with CMC 9172.24.

C. Site Requirements. The entire existing site of approximately twenty-seven (27) acres shall not be reduced in size except by dedication for street purposes or other publicly owned right-of-way, and shall be maintained in a single ownership and under the management and control of one (1) organization.

D. Site Development Standards.

1. Height of Buildings and Structures. Unless otherwise approved by a Conditional Use Permit, buildings and structures, other than a blimp mooring mast(s) and one (1) identification sign, shall not exceed a height of twenty (20) feet.

2. Ground Coverage. The ground area included within the exterior walls and/or supporting columns of all roofed structures shall not exceed five (5) percent of the net lot area.

3. Yards. Abutting each street and property line, there shall be a yard with a depth of at least twenty-five (25) feet.

4. Every part of a required yard or open space shall be open and unobstructed from finished grade to the sky except that permitted signs, off-street parking and fencing may be located within such yards. Other encroachments in required yards shall be subject to the provisions of CMC 9136.29 insofar as applicable and consistent with other provisions of this Section.

5. Screening. Outdoor storage areas, trash areas and mechanical equipment shall be enclosed within a solid fence or wall at least six (6) feet in height but not more than eight (8) feet in height.

6. Perimeter Fencing. The entire site shall be enclosed with a chain link or other open-mesh type of fence at least four (4) feet in height but not more than fifteen (15) feet in height. The public parking and other visitor arrival areas shall be separated from airship operations and maintenance areas by fencing at least three and one-half (3-1/2) feet in height.

7. Street Dedication and Improvement. The provisions of Division 1 of Part 6 of this Chapter shall apply.

8. Parking. The provisions of Division 2 of Part 6 of this Chapter shall apply subject to the following additional provisions:

a. There shall be a minimum of thirty (30) improved parking spaces located on the site.

b. In case of a special event or emergency situation, the turf or sod areas of the site may be used temporarily for overflow parking.

9. Access. Vehicular access to the site, including the parking areas, shall be subject to the review and approval of the Director of Public Works.

10. Signs.

a. Not more than two (2) large identification sign structures shall be permitted, with not more than four (4) sign faces totaling not more than twenty-one thousand five hundred twenty-eight (21,528) square feet of sign face area. Said signs shall not exceed eighty-eight (88) feet in height, and three hundred seventy (370) feet in length.

b. In addition, the site shall be permitted three (3) other signs for identification, directional or informational purposes only. Unless otherwise approved by a Conditional Use Permit, each such sign face shall not exceed one hundred (100) square feet in area.

11. Utilities. All utility lines on the site shall be placed underground. All aboveground utility equipment shall be within a solid enclosure or otherwise screened from public view. Such enclosure/screening shall be in accordance with the utility’s service requirement.

12. Site Planning and Design. All new or additional development shall be in conformance with development plans which have been approved pursuant to the Site Plan and Design Review procedure as provided in CMC 9172.23. No permit shall be issued for grading or construction involving significant exterior changes, as determined by the Director, which is not in conformance with such approved development plans.

13. Drainage. Provisions shall be made for all natural drainage to the satisfaction of the Director of Public Works. Prior to any additional grading or construction, drainage plans shall be approved by the Director of Public Works.

14. Landscaping. The landscaping of the site, including parking areas and access thereto, shall be provided in accordance with a landscape plan approved by the Director. All portions of the property, and any abutting parkway area in a street right-of-way, other than paved areas and land occupied by structures, shall be covered with turf, sod or other suitable plant materials, and shall be provided with a suitable irrigation system. All landscaping shall be continuously maintained and cared for.

E. Environmental Effects.

1. Lighting. All floodlighting of the blimp, signs, buildings, parking lots, landscaping and other facilities shall be shielded and directed away from surrounding property, streets and freeways. This Section is also applicable to arc lights, searchlights and similar lighting devices.

2. Fire Protection. Prior to commencing construction of any additional or expanded buildings or structures on the subject property, the owner shall ascertain, from the Los Angeles County Forester and Fire Warden, what facilities are necessary to protect the property from fire hazard. Such facilities may include water mains, fire hydrants, and fire flow, which, prior to occupancy of any such buildings or structures, shall be provided as required by the Forester and Fire Warden.

F. Regulations of Other Agencies. Compliance with all applicable regulations of the Federal Aviation Administration, California Aeronautical Commission and other applicable laws and regulations of Federal, State and local agencies shall be required.

G. Nonconformities. The provisions of Division 2 of Part 8 of this Chapter shall apply.

H. Revocation. Permission to use property in the SU-BP Zone as provided in this Section is subject to revocation pursuant to CMC 9172.28. Upon revocation becoming effective, CMC 9151.7 shall become operative with respect to such property.

I. Previous Approvals Superseded. Notwithstanding the provisions of CMC 9183.3, the previous approval for the use and development of the subject property, granted by the County of Los Angeles under Zone Exception Case No. 8481-(2) prior to the incorporation of the City of Carson, is hereby declared null and void and superseded by the provisions of this Section. (Ord. 78-425; Ord. 17-1616, § 1)

A. Applicability. The provisions of this Section shall be applicable in the SU-COL Zone.

B. Uses Permitted.

1. Principal Use. The following principal use shall be permitted:

a. A public or private academic institution of education at the college or university level of instruction. This use shall include, but not be limited to, classrooms, administrative offices, student union, gymnasium, field house, library, science laboratories, auditoriums, and communication center.

2. Permitted Accessory Uses. The following accessory uses shall be permitted:

a. Parking facilities.

b. Health Center.

c. Dormitories.

d. Eating establishments.

e. Other accessory facilities customary to the permitted principal use. (Interpretation of this provision is to be in accordance with CMC 9172.24.)

C. Site Requirement. The entire existing site shall not be reduced in size except by a street dedication and shall be maintained under a single ownership.

D. Site Development Standards. Because the City is preempted under state law from regulating uses located on property in the SU-COL Zone, there are no specific site development standards; provided, that all principal and accessory uses comply with all applicable rules and regulations of the Board of Trustees of the California State University and Colleges, California State Department of Finance, California Public Works Board, Office of the State Fire Marshal and Office of the State Architect. Wherever feasible, the City should be permitted to review all future development plans of the campus to ascertain the probable impacts upon the community as a whole and to report to campus officials findings of deleterious impacts and to recommend mitigating measures, in an effort to afford better communication between the City and the campus officials and their regulatory agencies.

E. Environmental Effects. All lighting in buildings, landscaping, parking lots and similar facilities shall be directed away from all adjoining and nearby residential property. Such lighting shall be arranged and controlled so as not to create a nuisance or hazard to traffic or to the living environment. This Section is also applicable to arc lights, search lights and similar lighting devices. (Ord. 78-425)