La Habra Heights Municipal Code Ch. 7.3 Zone Districts

The incorporated land area of the City of La Habra Heights is divided into specific land use classes, or Zone Districts, consistent with the land use designations contained in the City of La Habra Heights General Plan. This Chapter establishes the Zone Districts and specifies the primary uses, accessory uses, conditional uses, temporary uses and prohibited uses within each Zone District. The following Zone Districts are established:

A. R-A Zone: Residential-Agricultural Zone.

B. OS-C Zone: Open Space-Conservation Zone.

C. OS-R Zone: Open Space-Recreation Zone.

D. OS-RP Zone: Open Space-Resource Production Zone.

E. PF Zone: Public Facilities Zone.

F. SPO Zone: Specific Plan Overlay Zone.

G. IO Zone: Institutional Overlay Zone.

H. MFR Zone: Multifamily Residential Zone.

I. I Zone: Institutions Zone.
(Ord. 2025-02 § 5)

§ 7.3.20. R-A Zone (Residential-Agricultural Zone).

This section establishes the land uses that are permitted in the R-A Zone.

A. Primary Uses. Property in R-A Zone may be used for the following:

1. Single-family dwellings.

2. Agricultural activities, trees, and nursery stock (this does not permit roadside stands,
retail sale from the premises, or advertising signs of any nature).

3. Equestrian, pedestrian and bicycle trails.

B. Accessory Uses. Property in R-A Zone may be used for accessory uses indicated in this
section in conjunction with a lawfully established single-family residence.

1. Keeping of large animals and small animals with issuance of an Animal Keeping
Permit. Permit application procedures are identified in Article 8.

2. Home occupations pursuant to the requirements of this Chapter. Home occupations
require the approval and issuance of a home occupation permit. Permit application
procedures are identified in Article 8.

3. Personal outdoor entertainment and recreational uses such as swimming pools,
barbeque areas, gazebos, Jacuzzis, and other amenities, excluding sports courts.

4. Guest-houses without kitchens are permitted if total floor area is no more than six
hundred and forty (640) square feet. In the event the quarters are detached, the lot
shall contain a minimum of forty-three thousand five hundred sixty (43,560) square
feet and the structure shall be located not less than twenty (20) feet from the residence.

5. Nonhabitable structures such as studios, workshops, secondary garages and barns are
permitted. These structures shall be located not less than ten (10) feet from the
residence.

C. Conditional Uses. A Conditional Use Permit is required for the following uses and/or activities. Conditional Use Permit requirements are identified in Article 8.

1. Residences used for licensed child day care of more than six (6) children.

2. Group care residences for more than six (6) persons used for assisted or unassisted
living.

3. Transitional housing and/or personal rehabilitation.

4. Sports courts such as tennis, basketball, racquetball and similar courts.

5. Development on vacant parcels including swimming pools, pool houses (not
including living quarters), barbeque areas, gazebos, Jacuzzis, stables, arenas and
animal pens if such vacant parcels are under common ownership and located adjacent
to a parcel that is occupied by a single-family residence.

D. Temporary Uses. A Temporary Use Permit is required for the following uses and/or
activities. Temporary Use Permit requirements are identified in Article 8.

1. Temporary buildings, storage yards or trailers used as part of an approved
construction project.

2. Yard and garage sales at private residences up to two (2) times in any calendar year.

3. Any other similar use that the Community Development Director determines is
temporary in nature and provided that the use is found not to be detrimental to
surrounding neighborhood.

E. Prohibited Uses. Uses not specifically allowed in the R-A Zone are prohibited. Such uses
include, but are not limited to, the following:

1. Second Units. Second units on R-A Zoned single-family lots are prohibited within
the City for the reasons set forth below:

a. Lack of Sewers. The City of La Habra Heights has no City-wide sanitary sewer
system. The sewage effluent of ninety-seven (97) percent of the residential
structures in the City is disposed of into cesspools, and leach lines which enter
the earth strata and percolate into the soil. The usage of these sewage disposal
systems is predicated on the fact that the City has very low density due to the
fact that the majority of lots are one (1) acre or larger, which limits the level of
risk on the amount of effluent entering the earth strata in the City, but which
limit could be exceeded by the addition of second units.

b. Rural Street Design. The roadways in La Habra Heights are generally curvy and narrow (eighteen (18) feet of paving in many locations), with no curbs, gutters,
street lights or sidewalks. Many streets are private and unimproved or not
improved to public street standards. In many instances equestrian and pedestrian
use is made of shoulders directly adjacent to the roadway paving. Roadways in
the City are generally long and narrow with lengthy cul-de-sacs (one way in
and out). Virtually all City streets have no provisions for any on-street parking.
The current capacity and design of the roadways cannot withstand the increased
traffic congestion and parking requirements associated with increased densities.

c. Public Transportation and Access. There is no means of public transportation
within the City and no convenient access to essential shopping facilities. The
addition of second units in the City would therefore generate increased traffic
beyond the capacity of the City’s roadway network.

d. Utilization of Existing Dwelling Units. The existing dwelling units in La Habra
Heights are not underutilized nor overcrowded as is evidenced by the 1980 U.S.
Census which indicated that the average number of persons per dwelling unit in
the City is three point two (3.2), the average number of bedrooms per dwelling
unit is three point two (3.2), and the vacancy rate is four point seven (4.7)
percent.
The City of La Habra Heights acknowledges that the preclusion of second units in
La Habra Heights may limit housing opportunities in the region. This limitation is
justified, however, by the unusual circumstances described in this section. Given
the relatively small number of single-family residences located within the City, this
preclusion will not significantly affect housing opportunities in the region.

2. Gates or guardhouses that restrict access to residential neighborhoods, subdivisions,
and multi-lot developments.

3. Storage yards for materials, mechanical equipment or vehicles inconsistent with
permitted uses in the R-A zone, including, but not limited to the overnight storage of
any of the following:

a. Construction equipment used for the removal or transport of construction related
materials, including, but not limited to, derricks, hoists, bulldozers, dump trucks,
water trucks, earth moving equipment, cranes, drills and fork lifts.

b. Any commercial vehicle except those that are permitted pursuant to a Home
Occupation Permit. Permit application procedures are identified in Article 8.

c. Any farming equipment unless such equipment is used solely for agricultural uses on the parcel(s) under common ownership.

4. Off road recreational equipment uses that may include, but not be limited to,
motorcycles, all terrain vehicles, etc.

5. Except as permitted under a home occupation permit, commercial animal-related uses
are prohibited.

6. Commercial shipping containers.

7. It is unlawful for any person for whom registration is required pursuant to Section 290
of the California Penal Code to reside within two thousand (2,000) feet of any public or private school or instructional facility, public or private park or other location
where children regularly gather for educational or recreational purposes.
(Ord. 2007-02 § 1; Ord. 2015-01 § 5)

This Section establishes land uses that are allowable in the OS-C Zone.

A. Primary Uses. Property in the OS-C Zone may only be used for natural resource
conservation.

B. Accessory Uses. No accessory uses are permitted.

C. Conditionally Permitted Uses. A Conditional Use Permit is required for the following
uses and/or activities. Conditional Use Permit requirements are identified in Article 8.

1. Storage, maintenance, parking and caretaker uses ancillary to, and in support of, the
primary Open Space Conservation use.

2. Equestrian, pedestrian and bicycle trails.

3. Educational uses including, but not limited to, interpretive exhibits, nature center, and
ancillary uses.

4. Special communications systems owned and operated by a governmental agency or
utility.

D. Temporary Uses. A Temporary Use Permit is required for any use that the Community
Development Director determines is temporary and provided that the use is found not to be
detrimental to surrounding neighborhood or OS-C Zone. Temporary Use Permit
requirements are identified in Article 8.

E. Prohibited Uses. Uses not specifically allowed in the OS-C Zone are prohibited. Any non-
approved or non-permitted use of properties within the OS-C Zone must be discontinued
immediately pursuant to the requirements of Article 8.

This section establishes land uses allowable in the OS-R Zone.

A. Primary Uses. Primary uses include parks, passive open space areas, and equestrian,
pedestrian and bicycle trails.

B. Accessory Uses. The following accessory uses are permitted:

1. Storage and maintenance uses ancillary to, and in support of, the primary recreational
use.

2. The existing uses within the City Park are permitted accessory uses within the Park
only.

3. Educational uses including, but not limited to, interpretive exhibits, nature center, and
similar uses.

C. Conditionally Permitted Uses. The following uses are conditionally permitted:

1. Special communications systems.

2. The golf club, the golf course and its ancillary uses (club house, etc.).

3. Any other use that the Community Development Director determines is similar and
not detrimental to the surrounding neighborhood.

D. Temporary Uses. A Temporary Use Permit is required for the following uses and/or
activities. Temporary Use Permit requirements are identified in Article 8.

1. Temporary buildings or trailers used for office use or storage during construction.

2. Temporary storage yards used for staging of projects that are under construction.

3. Swap meet or rummage sale sponsored by a nonprofit organization.

4. Carnivals, circuses, and other traveling entertainment events.

5. Seasonal sales.

6. Special shows such as vehicle displays, auctions, animal association events, etc.

7. Any other similar use that the Community Development Director determines is
temporary and provided that the use is found not to be detrimental to surrounding
neighborhood.

E. Prohibited Uses. Uses not specifically allowed in the OS-R Zone are prohibited. Any non-
approved or non-permitted use of properties within the OS-R Zone must be discontinued
immediately.

This Section establishes land uses allowable in the OS-RP Zone.

A. Primary Uses. Primary uses are limited to the operation and maintenance of resource
extraction and transmission facilities with the approval of a Conditional Use Permit.

B. Accessory Uses. There are no accessory uses permitted in the OS-RP Zone.

C. Conditionally Permitted Uses. A Conditional Use Permit is required for the following
uses and/or activities. Conditional Use Permit requirements are identified in Article 8.

1. Resource extraction, transmission, and safety operations.

2. Limited storage and maintenance facilities and operations ancillary to the primary
resource production use.

3. Equestrian, pedestrian and bicycle trails.

4. Special communications systems.

5. Caretaker facilities.

D. Temporary Uses. A Temporary Use Permit is required for the following uses and/or activities. Temporary Use Permit requirements are identified in Article 8.

1. Temporary buildings or trailers used for office use or storage during construction of
new wells or facilities.

2. Temporary storage yards used for staging projects that are under construction.

3. Any other similar use that the Community Development Director determines is
temporary and provided that the use is found not to be detrimental to surrounding
neighborhood.

E. Prohibited Uses. Uses not specifically allowed in the OS-RP Zone are prohibited.
Additionally, quarries are a prohibited use within the OS-RP Zone. Any non-approved or
non-permitted use of properties within the OS-RP Zone must be discontinued immediately
pursuant to the requirements of Article 8.

This Section establishes land uses allowable in the PF Zone.

A. Primary Uses. Property in PF Zone may only be used for governmental, public health and
safety and civic uses and/or activities. The following uses are permitted in this Zone:

1. City Hall and other ancillary facilities required for the civic functions of the City of
La Habra Heights.

2. Any facility operated by a city, county, state, federal agency or special district for the
provision of governmental services.

B. Accessory Use. There are no accessory uses permitted in the PF Zone.

C. Conditionally Permitted Uses. A Conditional Use Permit is required for the following
uses and/or activities. Conditional Use Permit requirements are identified in Article 8.

1. Special communications systems.

D. Temporary Uses. Temporary uses within this Zone District do not require a Temporary
Use Permit.

E. Prohibited Uses. Uses not specifically allowed in the PF Zone are prohibited.
(Ord. 2015-01 § 6)

Zone).

This section establishes land use regulations for the Specific Plan Overlay (SPO) Zone and the
Institutional Overlay (IO) Zone.

A. SPO Zone (Specific Plan Overlay Zone). The Specific Plan Overlay Zone (SPO Zone)
designation applies to all properties so designated on the Zoning Map (Exhibit 7-1).
Additionally, the SPO Zone applies to larger undeveloped parcels that contain sufficient
acreage to be divided into ten (10) or more legal lots and/or properties that may exhibit
sensitive or significant environmental attributes. This designation requires the preparation
of a specific plan pursuant to the State requirements. This Overlay designation has been assigned to parcels that have base Zone designations of R-A, OS-RP, or OS-R. The
conditional and temporary use requirements applicable to any parcel in the SPO Zone are
the same as those applicable to the base Zone designations.

B. IO Zone (Institutional Overlay Zone). The Institutional Overlay Zone (IO Zone) requires
a more detailed and specialized level of planning and review for institutional land uses in
the City. The following land use regulations are applicable to the IO Zone:

1. The underlying base Zone District for the IO Zone District is R-A. New residential
development and modifications of existing residential structures involving fifty (50)
percent or more of the existing structure’s floor area must conform to the
requirements of the underlying R-A Zone.

2. Institutional land uses within the IO Zone are permitted with the approval of a
conditional use permit. These institutional uses are limited to educational, religious
and recreational activities ancillary to the primary institutional use.

3. Emergency shelters consistent with Government Code Section 65583(a)(4), subject
to the requirements of Chapter 7.27 (Emergency Shelters).

4. The following requirements shall apply to institutional uses:

a. Because of infrastructure constraints, institutional uses in the City must be
limited in size and scope to the level supportable by the site, the roadways that
serve it, and by other available infrastructure.

b. A Conditional Use Permit may be approved only upon a showing that the
proposed use will not over-tax available infrastructure or be incompatible with
adjacent and neighboring uses.

c. Institutional uses are permitted only in areas delineated on the Zoning Map
(Exhibit 7-1).

d. The minimum lot size for a new institutional use is five (5) acres.

e. Only on-site signs identifying institutional uses are permitted. Such signs shall
be in accordance with the City’s sign ordinance.
(Ord. 2015-01 § 7; Ord. 2025-02 § 6)

The primary purpose of the Multifamily Residential Zone is to provide opportunities for rental or for-sale attached housing developments at a density of twenty (20) to twenty-four (24) units per acre in appropriate locations to accommodate the City’s assigned share of regional housing need as described in the Housing Element of the La Habra Heights General Plan.

A. Primary Uses. Property in the MFR Zone may be used for the following:

1. Multifamily dwellings.

2. Equestrian, pedestrian and bicycle trails.

3. Community and recreational facilities ancillary to the primary residential use.

B. Accessory Uses. Property in the MFR Zone may be used for accessory uses indicated in
this section in conjunction with lawfully established multifamily residences.

1. Accessory dwelling units.

2. Home occupations pursuant to the requirements of this Chapter. Home occupations
require the approval and issuance of a home occupation permit. Permit application
procedures are identified in Article 8.

C. Permitted Uses, By-Right (Government Code Section 65583.2(h) and (i)). All group A
and group B sites identified in Table IV-2 (Housing Sites Inventory) of the City’s
2021-2029 Housing Element or by the Department of General Services Housing and Local
Land Development Opportunities Map shall comply with State law. In particular:

1. Any sites rezoned after the start of the planning period, proposed to be developed at a
minimum density of twenty (20) dwelling units per acre, and providing at least twenty
(20) percent of the total units in the development as affordable to lower income
households are eligible for by-right approval as defined in Government Code Section
65583.2(h) and (i).

2. Any sites being used to accommodate the current lower-income RHNA that are
nonvacant and were identified in the previous planning period or vacant and identified
in two (2) or more previous consecutive planning periods, providing appropriate
densities and providing at least twenty (20) percent of the total units in the
development as affordable to lower income households shall be permitted by right
consistent with Government Code Section 65583.2(i).

D. Conditionally Permitted Uses. A conditional use permit is required for the following uses
and/or activities. Conditional use permit requirements are identified in Article 8.

1. Uses determined by the Planning Commission to be compatible with surrounding uses and that would not reduce the City’s capacity for additional housing below the level required to accommodate regional housing needs as identified in the Housing Element of the General Plan. E. Temporary Uses. A temporary use permit is required for the following uses and/or activities. Temporary use permit requirements are identified in Article 8. 1. Temporary buildings, storage yards or trailers used as part of an approved construction project. 2. Yard and garage sales at private residences up to two (2) times in any calendar year. 3. Any other similar use that the Community Development Director determines is temporary in nature; and provided, that the use is found not to be detrimental to surrounding neighborhood. F. Prohibited Uses. Uses not specifically allowed in the MFR Zone are prohibited. G. Development Standards. Development standards applicable within the MFR Zone are as provided in Table 7-A. Table 7-A Minimum density (units per acre) 20

   Maximum density (units per acre) 24

   Minimum lot size 1 acre

   Minimum lot width 135 ft. (corner); 165 ft. (interior)

   Minimum lot depth 135 ft. (corner); 165 ft. (interior)

   Maximum lot coverage 65%

   Maximum building height 35 ft.

   Minimum front yard setback 20 ft.

   Minimum side yard setback (interior) 5 ft.

   Minimum side yard setback (street) 10 ft.

   Minimum rear yard setback 20 ft.

   (Ord. 2022-04 § 6; Ord. 2025-02 § 7)

   § 7.3.76. I Zone (Institutions Zone).

   The primary purpose of the Institutions Zone is to provide for the preservation, maintenance, and enhancement of public and quasi-public uses and resources of the City as defined in the General Plan. It is the purpose and intent of the I Zone to allow publicly and privately owned uses which provide public services to the community and to protect and preserve public facilities.

   A. Primary Uses. Property in the I Zone may be used for the following:

   1. Emergency shelters consistent with Government Code Section 65583(a)(4), subject
   to the requirements of Chapter 7.27 (Emergency Shelters).

B. Conditionally Permitted Uses. Property in the I Zone may permitted with the approval of a conditional use permit:

1. Community and recreational facilities.

2. Equestrian, pedestrian and bicycle trails.

C. Development Standards. The following requirements shall apply to institutional uses:

1. Because of infrastructure constraints, institutional uses in the City must be limited in
size and scope to the level supportable by the site, the roadways that serve it, and by
other available infrastructure.

2. A conditional use permit may be approved only upon showing that the proposed use
will not over-tax available infrastructure or be incompatible with adjacent and
neighboring uses.

3. Institutional uses are permitted only in areas delineated on the Zoning Map (Exhibit
7-1).

4. The minimum lot size for a new institutional use is five (5) acres.

5. Only on-site signs identifying institutional uses are permitted. Such signs shall be in
accordance with the City’s sign ordinance.
(Ord. 2025-02 § 8)

Primary, accessory, and conditionally permitted land uses for each Zone District are listed in Table 7-1.

Table 7-1
Land Use Matrix for Zone Districts

Primary and Accessory Uses Conditional Uses (subject to CUP) Temporary Uses (subject to TUP)

R-A Zone

•Single-family residential •Child daycare •Temporary yards, buildings or
•Agricultural including keeping of •Group care including assisted trailers used for office use or storage
large animals and small animals living during construction
•Personal entertainment and •Transitional housing •Yard and garage sales
recreational uses ancillary to the •Sport courts •Any other similar use that the
primary residential use •Personal entertainment and Community Development Director
•Trails recreational uses ancillary to the determines is temporary
primary residential use on an
adjacent parcel under common
ownership
•Fuel tanks for residential
generators, when the tank is not
factory installed in the generator

MFR Zone

•Multifamily residential Uses determined by the Planning •Temporary yards, buildings or
•Accessory dwelling units Commission to be compatible with trailers used for office use or storage
•Community and recreational surrounding uses and that would not during construction
facilities ancillary to the primary reduce the City’s capacity for •Yard and garage sales
residential use additional housing below the level •Any other similar use that the
•Trails required to accommodate regional Community Development Director
housing needs as identified in the determines is temporary
Housing Element of the General
Plan.

OS-C Zone

•Areas reserved for natural resource •Storage, parking, caretaker facility •Special shows and/or displays conservation and maintenance uses •Any other similar use that the •Trails •Special communications facilities Community Development Director •Educational activities determines is temporary

OS-R Zone

Table 7-1
Land Use Matrix for Zone Districts

Primary and Accessory Uses Conditional Uses (subject to CUP) Temporary Uses (subject to TUP)

•Passive parks •Golf course and ancillary uses •Temporary yards, buildings or
•Passive open space •Special communications facilities trailers used for office use or storage
•Trails during construction
•The City Park (and existing uses) •Swap meet or rummage sale
•Storage and maintenance facilities sponsored by a nonprofit
ancillary to the primary recreational organization
use •Carnivals, circuses, and other
•Educational uses (including but not traveling entertainment events
limited to interpretive exhibits, nature •Seasonal sales
center, and similar uses) •Special shows such as vehicle
displays, auctions, animal
association events, etc.
•Any other similar use that the
Community Development Director
determines is temporary

OS-RP Zone

•All uses require a CUP •Resource extraction and •Temporary yards, buildings or transmission operations trailers used for office use or storage •Storage and maintenance during well or facility construction operations •Any other similar use that the •Special communications facilities Community Development Director •Safety related uses determines is temporary •Trails and other permitted recreational uses •Caretaker and manned maintenance facilities

PF Zone

•City hall and other civic uses-Other •Special communications facilities •Temporary Use Permits are not
governmental and public uses required.
•Public health and safety

SPO Zone

•Single-family residential •Same conditionally permitted uses •Temporary uses are the same as
•Same Uses as specified the base noted in the base Zone (R-A, OS-R, those indicated the base Zone (R-A,
Zone (R-A, OS-R, and OS-RP) and OS-RP) OS-R, and OS-RP)

IO Zone

Table 7-1
Land Use Matrix for Zone Districts

Primary and Accessory Uses Conditional Uses (subject to CUP) Temporary Uses (subject to TUP)

•Single-family residential (Same •Same conditionally permitted uses •Temporary yards, buildings or Primary and Accessory uses as noted in R-A Zone trailers used for office use or storage specified in the base Zone (R-A)). •Religious uses during construction •Educational uses •Swap meet or rummage sale •Special communications facilities sponsored by a nonprofit organization •Carnivals, circuses, and other traveling entertainment events •Seasonal sales •Special shows, such as vehicle displays, auctions, animal association events, etc. •Special events held at institutional uses not subject to an approved CUP •Any other similar use that the Community Development Director determines is temporary

(Ord. 2007-02 § 2; Ord. 2022-04 § 5)