La Habra Heights Municipal Code Ch. 7.18 Building Design Standards

The purpose of this Chapter is to establish performance standards, development standards and the findings required for the modification of any applicable development standard for building design. For purposes of this Article, building design refers to all permanent construction and improvements including, but not limited to, primary structures, accessory structures, fences and walls, sheds and animal pens.

This Chapter applies to all structures and development in the City of La Habra Heights. In the event of a conflict between this Chapter and the provisions of Section 7.3.75 (Multifamily Residential Zone), Section 7.3.75 shall prevail. (Ord. 2022-04 § 7)

All building design must adhere to the following performance standards related to the maintenance of community and neighborhood character, privacy, and views.

A. Conformance to Natural Topography. All development shall conform to and not
adversely affect the appearance of natural topography and landforms including ridgelines.

B. Neighborhood and Community Character, Views, and Privacy. All structural
development shall be designed and constructed in such a manner so as to promote the
protection of views, privacy, and neighborhood and community character.

C. View Protection. Development shall not significantly obstruct protected views nor shall
development result in an appearance from other public or private property significantly
altered from an existing pastoral or natural appearance to one primarily of structures and
development features. This is particularly important on ridgelines or other development
areas visible from large numbers of private and public properties and roadways.

D. Building Mass. A structure’s height, bulk, and mass must be scaled so as to not visually
overwhelm the surrounding properties.

E. Siting of Accessory Structures. Accessory structures and uses shall be located at different
elevations and distances from each other and from the primary residence of not less than
twenty (20) feet horizontally and a corresponding amount vertically based upon the slope
of the lot, in order to conform to the existing topography. (Thus, for example, a horizontal
offset of 20 feet would result in no vertical offset on a flat lot and a 10 foot vertical offset
on a 2.1 sloped lot.)

F. Lighting. All lighting shall be designed to minimize visibility from other properties. All
exterior lighting must adhere to the requirements of Chapter 7.6.

The following sections implement the City of La Habra Heights General Plan goals and policies related to building design as a means to protect views, privacy, and community and neighborhood character.

A. Limits on Square Footage of Structures. The maximum permitted structural footprint of
any new covered structure without a Standards Modification is one thousand five hundred
(1,500) square feet. The maximum allowable square footage shall not exceed the limits
identified in Exhibit 7-21 by more than two thousand (2,000) square feet without a variance
(refer to Table 7-12 at Section 7.19.80). For the purposes of this section, decks, awnings,
retaining walls, corrals and garden trellises are not to be considered in the calculation of
square footage. The maximum permitted square footage of any accessory structure without
a Standards Modification shall not exceed seven hundred and fifty (750) square feet.

Exhibit 7-21. Maximum Allowable Square Footage (All Structures First and
Second Floor)

Maximum Allowable Square Footage (All Structures First and Second Floor)

Zero to 1 acre = 7,500 sq. ft.

Greater than 1 acre = 7,500 sq. ft. + ((total acres minus 1)*1,500 sq. ft.)

B. Modification of Nonconforming Structures. Modification of any legal nonconforming
residential structure that exacerbates an existing nonconforming condition requires, at a
minimum, a Standards Modification. The application will also be subject to review of any
existing nonconformities that might be affected by the proposed modification, pursuant to
the requirements of Section 7.5.60 (refer to Table 7-2).

C. Height Limits on Primary Structures. This section establishes the structure height limits
applicable to all new and modified portions of primary structures.

1. The maximum height for a primary structure and any element, component, or
appurtenance, is sixteen (16) feet measured vertically at any point from natural
existing grade or visible finished grade, whichever is lower, without a Standards
Modification. The natural grade is defined as that which existed prior to 1978. This
height may be exceeded for the primary structure by obtaining a Building Design
Standards Modification, but in no case shall exceed thirty (30) feet measured
vertically at any point from visible finished grade or natural existing grade, whichever
is lower, to the highest point of the structure (refer to Exhibit 7-22) without a
Variance.

2. The maximum elevation difference from lowest footing to highest point of the
primary structure may not exceed forty (40) feet. This elevation difference is
measured from the lowest point of the structure or foundation at the intersection with
the visible finished grade or with natural existing grade, whichever is lower, to the
highest point of the structure including any element, component, or appurtenance
(refer to Exhibit 7-23).

3. The lowest point of any structure will be taken as the intersection of any fill retaining
wall at the finished grade wherever such wall is within fifteen (15) feet of the structure
(refer to Exhibits 7-22 and 7-23).

D. Height Limits on Accessory Structures and Other Improvements: The following height
requirements are applicable to accessory structures.

1. The maximum height for any accessory structure including any element, component,
or appurtenance is sixteen (16) feet measured vertically at any point from the visible
finished grade or natural existing grade, whichever is lower, to the highest structural
element (refer to Exhibit 7-23) without a Variance.

2. The maximum elevation difference from lowest footing to highest roofline of the
structure may not exceed twenty-five (25) feet. This elevation difference is measured
from the lowest point of the structure or foundation at the intersection with visible
finished grade or with natural grade, whichever is lower, to the highest point of the
structure including any element, component, or appurtenance (refer to Exhibit 7-23).

3. The lowest point of the structure will be taken as the intersection of any fill retaining
wall at finished grade wherever such wall is within ten (10) feet of the structure (refer
to Exhibits 7-22 and 7-23).

4. No other improvements or structures, other than the primary structure, may exceed
sixteen (16) feet in height.

Exhibit 7-22. Maximum Building Height Envelope

Exhibit 7-23. Maximum Total Height Envelope

E. Repealed by Ord. 2015-01.

F. Ground Level and Second Level Area Ratio. The second level areas, including open areas or balconies above the ground level, are limited to a maximum area in relation to underlying ground level area as illustrated in Exhibit 7-24.

Exhibit 7-24. Maximum ratio of second level area to underlying first level area.

G. Architectural Articulation. Requirements for architectural articulation are provided in
Table 7-11. The architectural articulation of walls greater than the length specified in Table
7-11 must provide a continuous horizontal offset in the wall plane that is consistent with
the architecture of the structure and reduces the appearance of large flat walls. This
requirement cannot be met by nonstructural elements. Roof articulation must have a
continuous vertical offset of the roof plane that results in various roof lines and not one (1)
continuous roof line.

Table 7-11
Requirements for Architectural Articulation

Wall Length Requiring Roof Dimensions Requiring
Horizontal Off-set Offset

Wall Greater
Wall Less than than 12 ft.
Zone District 12 ft. Height Height Area Length

Residential Agricultural 35 linear feet 25 linear feet 3,000 sq. ft. 60 feet
(Zone RA)

Institutional Overlay 35 linear feet 25 linear feet 6,000 sq. ft. 60 feet
Zone

Open Space Resource 25 linear feet 20 linear feet 3,000 sq. ft. 60 feet
Production (Zone OS-RP)

Open Space Recreation 30 linear feet 25 linear feet 3,000 sq. ft. 60 feet
(Zone OS-R)

Public Facilities (Zone 35 linear feet 25 linear feet 6,000 sq. ft. 60 feet
PF)

H. Single Kitchen Limit. No single-family residential development may have more than one
kitchen.

I. Other Architectural Features. All visible walls of any structure must include
architectural features or fenestration such as balconies, window boxes or other details to
minimize the appearance of large flat surfaces.

J. Maximum Roof Pitch. The maximum roof pitch shall not exceed 6 feet in 12 feet unless
fire sprinklers are installed in that attic area.

K. Other Accessory Structure Restrictions. All storage sheds, gazebos, sports and tennis courts, pool pump and filter houses and stables or other structures shall include architectural features that are compatible with the primary residential design.

L. Fences and Walls. Fences and garden walls must be less than six feet or less in height, must
be located on the subject property, made of non-combustible materials, and must be
architecturally compatible with the primary structure design where adjacent to right-of-way
or developed areas of adjacent parcels. Barbed wire, razor ribbon and other security fencing
materials are prohibited. Except as otherwise noted, vinyl, fiberglass, and wood fences are
prohibited. Chain-link fencing in front yard areas is prohibited, and when used in side and
rear yard areas must be green, black, or brown in color. No tarps, privacy slats or similar
materials shall be used.

Unless approved by a minor exception for properties with street noise, safety and security,
and/or other reasonable concerns, at least 90% of the portion of any wall over 42 inches
in height shall be constructed of non-view-obscuring open material, such as wrought iron,
when located in the front yard setback area. Masonry walls shall be finished in earth tone
materials, compatible with the surroundings. Primary colors and plain unfinished concrete
blocks (CMU) are prohibited. Properties with multiple front yard setbacks, which results
in the rear or side yard areas adjacent to a street, may be permitted solid fencing if the
fencing is setback a minimum of 10 feet from the edge of pavement and is architecturally
compatible with the primary structure design. Fences and walls shall not substantially
impair either distant views from public streets and rights-of-way or primary views.

With the approval of a minor exception, walls and fences adjacent to roadways within the
front yard setback area must be less than six feet or less in height and are allowed to be solid
with the following requirements. Walls and fences shall be finished in an earth tone stucco,
or covered with stone veneer and have a decorative cap. Walls and fences within the front
yard area shall include landscaping that provides a minimum 50% screening within three
years and shall be set back an additional three feet from the required setback of six feet
from the edge of any pavement to provide room for the required landscaping. Driveway
gates shall be allowed to be solid up to five feet and top one foot shall be made of non-
view-obscuring, open materials, such as wrought iron.

Split-rail fencing up to four feet in height constructed of materials with at least a Class A
Fire Rating are allowed.

All fences and walls adjacent to roadways and adjacent parcels shall be maintained in good
repair.

See Section 7.11.50(B) for additional requirements.

M. Garage Structure Restrictions. Residential garages shall not have access doors greater
than ten (10) feet in height if visible from other public or private properties.

N. Limitation on Roof-Mounted Utilities. No visible roof mounted mechanical equipment is
allowed. This requirement does not apply to satellite dishes with diameters of less than two
(2)-feet.

O. Repealed by Ord. 2015-01.

P. Undergrounding of Utilities. All local utilities (electrical, telephone, cable, etc.) must be
placed underground. This requirement does not apply to solar panels. The under grounding
of utilities must occur with any new construction or addition in excess of one thousand,
five hundred (1,500) square feet of floor area.

Q. Building Materials. Restricted and prohibited building materials include the following:

1. Highly finished wood shall be restricted to ornament and areas subject to human
contact such as railings.

2. Building surfaces must not be shiny or reflective.

3. Exterior color schemes shall not draw attention to themselves and must blend into the
natural setting. Colors that conform to the approved color palette on file at the
Planning Division are presumed to conform to this requirement.

R. Building Roofs. The following requirements are applicable to building roofs:

1. Metal roofs that are reflective and/or create glare are prohibited.

2. Exposed gutters, downspouts, flashing, sheet metal, vent stacks and pipes shall be
painted or otherwise treated to match the architectural style of adjacent roofs or walls
to minimize their visibility.

3. Chimneys, cupolas, exposed wood beams, roof overhangs, and trellises consistent
with the primary residential design are all acceptable and encouraged roof features as
a means to break up a straight roof line.

4. Skylights and solar panels are permitted but shall be integrated with the roof slope and architectural design of the building.

   S. Fire Suppression Measures. All development must comply with the provisions of Article 4 including, but not limited to, distance from hydrants, flow rate requirements, interior sprinklers, installation of an approved draft hydrant on any new swimming pool where the LHH Fire Department determines that water pressure is insufficient to meet fireflow demands and all other Very High Fire Hazard Severity Zone requirements. (Ord. 2007-02 § 4; Ord. 2012-04 §§ 4, 5; Ord. 2015-01 §§ 32 – 35; Ord. 2026-02, 8/10/2026)

Standards.

In addition to the General Findings required by Section 7.19.80, the following additional findings must be made for the approval of a Standards Modification:

A. The requested modification will not result in an adverse impact related to community or neighborhood character, and will not result in a development that appears significantly larger or more massive than nearby structures.