Chapter 21.18 — RESIDENTIAL ZONING DISTRICTS

(a) Three residential zoning designations are established to implement the low density residential (LDR), medium density residential (MDR), and high density residential (HDR) land use designations of the general plan. Residential zoning districts are as set forth in the following paragraphs.

(b) Single-family Residential (R-1) Zoning Districts. The R-1 districts are established to designate areas for singlefamily dwellings (primarily detached) and similar and related compatible uses. Except as otherwise provided in Article VI, Chapter 21.50, one dwelling is permitted on each lot in this district. This district is further subdivided into five individual single-family categories, with the suffix indicating the minimum lot size permitted as follows:

• (1) R-1-6,000 (minimum lot size is 6,000 square feet);

• (2) R-1-7,500 (minimum lot size is 7,500 square feet);

• (3) R-1-8,000 (minimum lot size is 8,000 square feet);

• (4) R-1-10,000 (minimum lot size is 10,000 square feet); and

• (5) R-1-15,000 (minimum lot size is 15,000 square feet).

(c) Medium Density Residential (R-3) Zoning District. The R-3 zoning district is established to designate areas for detached and attached residential housing types at a maximum density of fifteen units per acre, and related compatible uses.

(d) High Density Residential (R-4) Zoning District. The R-4 zoning district is established to designate areas for all housing types at a maximum density of twenty-eight units per acre, and related compatible uses. (Ord. 736, § 5 (part), 2025; Ord. 612 Exhibit A (part), 2008).

(a) Table 21.18.020 identifies permitted uses, uses permitted as an accessory use, uses subject to conditional use permit approval, and prohibited uses in all residential zoning districts, subject to compliance with all other provisions of this title. Uses not listed in Table 21.18.020 are prohibited.

(b) Accessory use provisions are addressed in Article VI, Chapter 21.42.

Notes:

1. See Article X Definitions. Also, uses must comply with applicable provisions of State Health and Safety Code.

2. See Article VI, Chapter 21.42.

3. Office use and related support facilities (exercise facilities, cafeteria, training facilities) are permitted in conjunction with multi-family use.

P = Permitted; CUP = Conditional Use Permit required; A = Accessory Use; LDC = Large family day care home permit required; X = Prohibited

(Ord. 736, § 5 (part), 2025; Ord. 661 § 11, 2012; Ord. 651, § 6, 2012; Ord. 612 Exhibit A (part), 2008; Ord. 705, § 6, 2018).

Table 21.18.030 sets forth the minimum development standards for residential development in each zoning district. These standards shall be used for the land use and development permitting process(s) as criteria for project review.

Notes:

1. In the R-1 zoning districts, the setback standards apply to the first floor only. See Section 2.18.030(B) regarding second story setback requirements.

2. In the R-3 and R-4 zoning districts, the required rear yard area may be used for parking, carports, or garages.

3. Within 50 feet of a single-family residential property, the building height shall not exceed 35 feet.

4. Within 35 feet of any dwelling unit and 25 feet of any residential property line, no barn, pen, coop, or other structure or area containing exotic animals, livestock, or poultry shall be maintained. See Chapter 21.30.

5. For the open space requirements for the R-3 and R-4 zoning districts, up to 75% of the required open space can be provided in a common, usable recreation area. Such common recreational area may include indoor recreation facilities. Also, balconies of minimum dimensions 10 feet long and 6 feet deep may be credited toward the open space requirement.

(Ord. 736, § 5 (part), 2025; Ord. 612 Exhibit A (part), 2008).

A two-tier regulatory scheme for floor-area ratio standards applies to the development of new residential structures, as well as additions to existing structures, in all R-1 zoning districts. These standards are set forth in Table 21.18.040. The first standard indicates the maximum floor-area ratio permitted by right for various lot sizes in each of the R-1 zones. The second standard represents a greater maximum floor-area ratio that may be permitted, subject to certificate of compatibility review pursuant to this title.

s additions to existing structures, in all R-1 zoning districts. These standards are set forth in Table 21.18.040. The first standard indicates the maximum floor-area ratio permitted by right for various lot sizes in each of the R-1 zones. The second standard represents a greater maximum floor-area ratio that may be permitted, subject to certificate of compatibility review pursuant to this title.

(Ord. 736, § 5 (part), 2025; Ord. 612 Exhibit A (part), 2008).

Existing zoning regulates building height, setbacks, density, among other requirements, while objective design standards regulate criteria such as site layout, building orientation, architectural elements, pedestrian connections, among others, to ensure that new housing, room additions, exterior remodels maintain a design quality reflective of the City of La Mirada.

(a) Site design. Site design refers to the arrangement of layout and relationships between – buildings, parking areas, pedestrian connection and overall design. The site design standards in this chapter address site layout and building placement, vehicular surface parking and access, pedestrian circulation and access. A project application shall follow objective requirements of the base zone it is located in, such as setbacks and building height.

(1) Pedestrian circulation and access. Pedestrian walkways must be at least four feet wide along their entire length, ensuring connections throughout the site and to the entrances of dwelling unit.

(A) Pedestrian walkways shall connect public sidewalks, building entrances, and vehicle parking areas. (B) Materials. Walkways shall be constructed of firm, stable and slip-resistant materials, such as poured-inplace concrete (including stamped concrete), permeable paving, decomposed granite, or concrete pavers.

(C) Maintenance. Pedestrian walkways shall be maintained in good condition for the life of the project and shall not be allowed to fall into disrepair so as to constitute a nuisance or hazard to the public.

(D) Enhanced paving for building entrances. Primary building entrances shall provide decorative and accent paving that contrast in color and texture from the adjacent walkway paving. Grasscrete is prohibited.

• (b) Building form, massing, and articulation.

• (1) Building form and vertical hierarchy. Buildings two stories or less shall include a defined base and a top, cornice, or parapet cap. All buildings shall achieve this effect through at least two of the following:

• (A) Color, texture, or material changes.

• (B) Variations, projections, or reveals in the wall plane.

• (C) Variations in fenestration size or pattern.

• (D) Decorative architectural details, such as cornices and columns.

(2) Wall plane variation. Building façades visible from the primary street shall not extend more than 20 feet in length without either an architectural element or a two-foot variation in depth in the wall plane. Building entrances, front porches, upper-story setbacks, projections, and recessions, such as stoops, bay windows, overhangs, and trellises, count towards this requirement.

• (3) All-sided architecture. Buildings shall be designed and articulated with common details, articulation, materials, and elements on all facades.

• (4) Roof line variation. Roof lines shall not extend more than a length of 30 feet without at least one prominent change as described below:

• (A) Roof forms shall be used to manage apparent size of additions.

• (B) Variation in architectural elements, such as, dormers, projections, or roof orientation.

• (C) Variation of roof height of at least 18 inches (as measured from the highest point of each roof line).

• (D) The roof style and pitch should be designed to match that of the primary/existing residence.

• (c) Dwelling unit entrances. Ensure that entries to dwelling units are clearly defined.

(d) Visibility of entrances. If a dwelling unit is visible from the primary street, provide a paved pathway connecting the public-right-of-way to the front door. The pathway should have a minimum width of four feet. The unit address and location must be identified by either an address plaque or by other signage that is clearly legible from the public right-of-way. The plaque or other signage must be clearly indicated on a site plan submitted with the building-permit application. The site plan must also show how the unit will be accessed by fire and safety personnel.

(1) Entrance to the primary residence shall be located on the ground floor with direct access from the primary street right-of-way. Additionally, a primary building entrance shall incorporate at least one of the following:

• (A) Entrance recessed within an arch or cased decorative opening with a minimum depth of 18 inches.

• (B) Entrance emphasized by a change in roofline of at least 12 inches, or a tower or similar break in the wall façade.

• (C) Entrance covered by an awning at least three feet in size.

• (e) Balconies and decks.

• (1) Location. Balconies and decks shall be located so they do not directly align horizontally with windows and doors of adjacent dwelling units.

(2) Screening. Where private recreational space (such as balcony or ground floor patio) is located 15 feet of a window of an adjacent dwelling unit, railing, walls and fencing shall be constructed with wood metal, or glazing, that shall match in architectural style to the home. Screening shall be constructed to fully screen and have a minimum

screen height of 6' in height (measured from the finished floor of the private recreational space to the top of the railing, fencing, or walls).

• (f) Windows and doors.

• (1) Location. Windows and doors shall be located so they do not directly align horizontally with windows and doors of adjacent dwelling units.

(2) Privacy. Where windows are proposed within 15 feet of a window on another building, the design and placement shall avoid unfiltered/direct views into the adjacent site and shall be designed with one or more of the following:

(A) Use non-transparent or obscured glazing, such as frosted/patterned glass. Reflective glazing is not permitted.

(B) Provide permanent architectural screens or affixed louvers at windows.

(C) Offset windows horizontally at least 12 inches from any windows in adjacent buildings (edge to edge), so as not to have a direct line-of-sight into adjacent units.

• (D) Windows shall be placed 6' above finished floor.

• (3) Window treatment.

(A) Windows shall either be recessed at least three inches from the plane of the surrounding exterior wall or shall have a trim or windowsill at least one-half inch in depth.

(B) Windows facing a public street. Windows facing a public street shall feature enhanced window treatments, such as decorative architectural brackets, trim, shutters, awnings, and/or trellises.

(C) Window shutters. Exterior window shutters, when used, shall match the size and shape of adjacent window openings.

(D) Window consistency. Window frame materials, color, and trim shall be used on all elevations.

(g) Materials and colors.

(1) Wall material. The primary exterior siding material for buildings shall be wood, composite wood, stone, stone veneer, granite, slate, brick, brick veneer, stucco, plaster, fiber cement, vinyl, aluminum, or steel. The use of exposed plywood or glass curtain walls is prohibited.

(2) Material and color transition. Changes in material or color shall occur at inside corners of intersecting walls or at architectural features that break up the wall plane, such as columns.

(3) Accent material. Use of two or more accent materials, such as glass, tile, brick, stone, concrete, or plaster, shall be incorporated to highlight building features.

• (h) Utilities and mechanical equipment.

(1) Equipment and utility screening. In-ground and wall-mounted utility elements such as but not limited to all mechanical units, air conditioning units, wires, conduits, junction boxes, transformers, ballast, backflow devices, irrigation controllers, switch and panel boxes, and utilities such as gas and electrical meters shall be concealed from public view with screening by physical elements incorporating the materials and colors of the primary building design. Landscape screening with evergreen plants may be planted to completely conceal the equipment or utility.

(2) Vents and exhaust. All wall-mounted vent and exhaust elements shall be located at interior corners of building walls or behind building elements that conceal them from public view. All flashing, sheet metal vents, exhaust fans or ventilators, and pipe stacks shall be painted a color to match the adjacent roof or wall material. (Ord. 736, § 5 (part), 2025).

(a) Purpose. This section sets forth regulations for Accessory Dwelling Units (ADU) and Junior Accessory Dwelling Units (JADU) in residential zoning districts consistent with state law (California Government Code Sections 66310 through 66342). The implementation of this section is intended to increase housing opportunities within existing neighborhoods by allowing the development of Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling Units (JADUs) on single-family zoned parcels, and allowing the development of multiple ADUs on multifamily zoned parcels, to create new housing opportunities. The regulations aim to promote a variety of housing options while maintaining the residential character of neighborhoods, ensuring consistency with the General Plan, and

adhering to the zoning designations of the parcel. This section seeks to balance the need for additional housing with the preservation of neighborhood integrity, efficient land use, and protection of environmental and infrastructure resources.

(b) Approval process. An ADU or JADU shall be considered and approved ministerially subject to a Site Plan Review pursuant to Chapter 21.114. No public hearing or public notice shall be required.

(c) Development standards. An application for a Zoning Clearance (for an ADU or JADU) shall be subject to ministerial review and shall only be approved by the Community Development Department if the ADU satisfies all the standards below.

(1) The ADU shall be permitted in the Single-Family Residential (R-1) Zoning District, Multi-Family Residential Districts (R-3 and R-4), Planned Unit Development Zoning District, Mixed Use Overlay Zoning District, and Special Housing Overlay Zoning District.

• (2) Maximum number of dwelling units.

• (A) Single-family. One from each of the following categories shall be permitted:

• i. One ADU within an existing or proposed single-family residence or within an existing accessory structure.

• a. The ADU shall have exterior access

• b. An efficiency unit shall be permitted.

• c. The ADU shall not extend beyond the building envelope of the existing or proposed single-family residence, or the existing accessory structure.

• d. Notwithstanding Section 21.080.050(B)1)(i)(a), a 150 square foot addition may be permitted to an

existing accessory structure provided the addition is to accommodate ingress or egress only.

• e. The ADU shall include a kitchen and bathroom.

• ii. One new construction detached ADU.

• a. The ADU shall include a kitchen and bathroom.

• b. An efficiency unit shall be permitted.

iii. One JADU within an existing or proposed single-family residence or within an existing accessory structure.

• a. The JADU shall have exterior access.

b. The JADU shall not extend beyond the building envelope of the existing or proposed single family residence, or the existing accessory structure.

• c. Notwithstanding Section 21.080.050(B)1)(i)(a), a 150 square foot addition may be permitted to an existing accessory structure provided the addition is to accommodate ingress or egress only.

• d. The JADU shall include a kitchen, but may share a bathroom with the primary unit.

• e. An efficiency unit shall be permitted.

• (B) Multi-family. Lots with existing multi-family residential dwellings:

i. Accessory Dwelling Units may be constructed within portions of multi-family dwelling structures that are not used as livable space (such as: storage rooms, boiler rooms, passageways, attics basements, or garages), provided the spaces meet state building standards for dwellings. The number of ADUs on the lot shall not exceed 25% of the existing multi-family dwelling units, and allow at least one such unit;

ii. If the existing multifamily dwelling has a rear or side setback of less than four feet, the city shall not require any modification of the existing multifamily dwelling as a condition of approving the application to construct an accessory dwelling unit that satisfies the requirements of this subparagraph.

• (C) Multi-family. Lots with existing or proposed multi-family residential dwellings:

i. Not more than eight ADUs that are located on a lot that has an existing multi-family dwelling, but are detached from that multi-family dwelling are subject to the height limit addressed in subsection (7), as applicable, and

rear and side yard setbacks of no more than four feet.

ii. In no case, shall the number of ADUs exceed the number of primary units on the property.

(D) Notwithstanding anything else within this section that shall be deemed contrary, if the lot was previously involved in a subdivision utilizing the standards in Chapter 21.80 (Urban Lot Split) and Chapter 21.18 (Primary and Secondary Units), then an ADU or JADU would not be allowed.

• (3) Setback requirements.

• (A) No additional setback is required for the following situations:

i. Those portions of ADU or JADU that are created by converting existing living area or existing accessory structures to new ADUs; or

ii. Construction of a new ADU in the same location and to the same dimensions as an existing lawful structure.

iii. Notwithstanding subsection i and ii, setbacks that are sufficient for fire and safety shall be provided.

(B) For all other ADUs, setbacks with a minimum of four feet from the rear, interior and side property lines and the ADU must comply with all applicable front and street side yard setbacks listed in Section 21.17, unless doing so would prohibit the construction of at least an 800 square foot ADU. If proposed at the front of a property, the front required setback shall be maximized to the extent allowed within these requirements.

(C) Newly constructed ADUs must maintain a minimum setback of ten feet, free and clear, between on-site structures, measured from wall to wall.

(4) Historic properties. If an ADU is proposed on a lot with real property that is listed on the California Register of Historic Place, then the ADU shall conform with all federal, state, and local guidelines.

• (5) Foundation. The ADU shall be built on a permanent foundation.

• (6) Address. An ADU shall be provided with a separate address in the form of a whole number.

(7) Height. Unless listed otherwise below, an ADU shall not exceed two stories and shall not exceed 25 feet measured to the top of roof pitch. Additionally, the ADU may contain an interior loft as allowed by the adopted building codes.

(8) Second stories. An ADU may be up to two stories, or may be built on a second floor, including an attached or detached garage or accessory building, if the following requirements are met:

(A) When an ADU is built on the second story, or is two stories, the footprint shall not extend past the roof line. An ADU can be constructed above an existing attached accessory structure, however, the ADU's footprint shall not encroach above the main home no greater than 20%.

(B) An ADU constructed above an existing garage shall adhere to setbacks listed in section (3) above. The minimum side and year yard setback for an exterior stairwell to a second floor ADU above a garage shall be five feet. Exterior stairs to a second floor ADU above a garage shall not be permitted along the front of the subject property. Interior stairs to a second floor ADU above a garage shall not encroach into the required two vehicle parking area within the garage. Exterior stairwells abutting a residential lot should be screened and finished with a solid railing at least 42" tall for privacy and safety.

(9) First Responder access. In order to provide first responder access to the ADU, a paved pathway shall be provided from the right-of-way to the entrance to all units.

(10) Nonconforming. Single-family dwellings and multi-family residential dwellings shall not be required to correct legal nonconforming zoning conditions (e.g., physical development upon the property) as a pre-condition to obtaining authorization to construct an accessory dwelling unit or junior accessory dwelling unit. However, this authorization shall not be interpreted as allowing non-conforming use on a property (e.g., a single-family dwelling in a commercial zone) to be expanded or intensified by allowing either a new accessory dwelling unit or new junior accessory dwelling unit on the property. Further, the city may deny the application upon a finding that correcting the

violation is necessary to protect the health and safety of the public or occupants of the structure and/or a building is deemed substandard pursuant to Section 17920.3 of the Health and Safety Code.

(11) Driveway maintenance/removal. If an existing garage for a single-family dwelling is demolished or converted to allow an accessory dwelling unit, after creation of the accessory dwelling unit, the driveway must continue to operate in a manner that one or more cars can lawfully park on the driveway;

(12) Floor area ratio and lot coverage. The combined total lot coverage and floor area ratio for both the primary residence and ADU shall not exceed the maximum lot coverage and floor area ratio requirements of the applicable zone in which the primary residence and ADU are located.

(13) Design. The design, materials, colors, architectural details and finish of an ADU shall match the primary residence.

(A) The ADU shall incorporate a decorative porch feature to distinguish its primary entrance. The address numbers shall be visible from the public right-of-way, or on the primary entrance side when hidden from view of the public-right-of-way.

• (B) All bedrooms shall be accessed from a hallway or common area; access between bedrooms is not permitted.

• (14) Size requirements. The maximum living area of an ADU or JADU shall comply with the following:

• (A) Notwithstanding any other provision of this chapter, the city shall not apply any development standards is

said development standard prevents the construction of an 800 square foot ADU. For purposes of this section, development standard shall mean, and be limited to, lot coverage, floor area ratio, open space, front setbacks, and minimum lot size.

• (B) Maximum size of new built ADU:

• i. 800 square feet for ADUs with one bedroom or less.

• ii. 1,200 square feet for ADUs with more than one bedroom.

• (C) Maximum size of converted ADU:

• i. An ADU converted from the floor area within an existing structure shall not exceed the legally permitted size of the structure.

• (D) Maximum size of a JADU:

i. 500 square feet. This size limit shall include any addition to accommodate the JADU.

(15) Parking. In addition to the parking required for the primary residence, a minimum of one off-street parking space shall be provided for an ADU. No parking shall be required for a JADU. The parking space required for ADUs must satisfy all the following:

(A) Parking shall not be in the front setback except on an approved paved driveway. Required yards and open space shall not be used for parking.

• (B) The ADU's parking space may be tandem, covered, or uncovered, but must be paved.

• (C) The ADU parking space may be side-by-side on an expanded paved driveway with a maximum width of 30 feet provided the driveway apron is also expanded to align with the new driveway width.

i. An expansion of the driveway must align with the top edges of the driveway apron. A new driveway

approach or curb cut for an ADU, if needed, shall require a separate encroachment permit issued by the city's Public Works Department.

(D) The dimensions of all parking spaces and driveways shall comply with Chapter 21.68, "Parking and Loading," of the La Mirada Municipal Code. The minimum parking space size for all parking shall be equal to a "standard" parking stall.

(E) If an existing garage, carport or other covered parking is converted or replaced with an ADU or JADU, the off-street parking shall not be required to be replaced.

(F) Notwithstanding any other provision of this subsection, no additional parking space is required for an ADU that satisfies any of the following:

i. The ADU is located within one mile walking distance of a major public transit stop as measured via the pedestrian path of travel starting at the property line of the subject lot;

ii. The accessory dwelling unit is entirely located within an architecturally and historically significant historic district;

iii. The ADU is completely inside of the proposed or existing primary residence; or

iv. The ADU is located within one block of a car share vehicle.

(16) Utility connections. All sewer, water, gas, and electrical utility connections of the ADU or JADU may be separated by the owner or connected to the primary dwelling unit's system.

(17) Exterior equipment. Any proposed mechanical equipment visible from the public right-of-way must be screened by a fence or wall, or a decorative enclosure that compliments the architecture of the ADU. Mechanical equipment shall not be permitted on the second story or the roof. Condensers shall be ground mounted. All exterior equipment and associated components shall maintain at least three feet from the side and rear property lines and shall not be located within the required front yard area.

(18) Landscaping/private open space. In the situation that a garage is converted and leaves a non-conforming driveway with a length less than 20' long, a landscape planter shall separate the driveway from the new ADU. Such landscape planters shall be raised and no less than 18" tall. As site conditions allow, and concurrent with each newly established ADU or JADU, a minimum of one tree of not less than 15 gallon size stock, shall be planted upon the same parcel or lot as the ADU or JADU. The removal or loss of any tree in conjunction with an ADU or JADU shall be replaced with three or more trees using at least 15 gallon size stock. Each dwelling shall have open space allotted in the form of a patio/decorative landscaped area/deck. The minimum private usable open space required must be no less than 100 square feet per dwelling with 6' minimum in each direction of the overall open space. The required open space shall not be located within the required front or street side yard setback. All areas of the site that are not utilized for buildings, patios, parking, pedestrian, or vehicular access shall be landscaped. All landscaping standards shall comply with the requirements of Chapter 21.66 when not addressed in this section.

(19) Fire sprinklers. If an automatic sprinkler system is required for the primary residence, the ADU and JADU must also provide an automatic sprinkler system.

(20) Short term rentals. Accessory Dwelling Units and Junior Accessory Dwelling Units shall not be rented for a period of less than 30-days.

(21) Owner occupancy.

• (A) ADUs. No owner-occupancy shall be required.

(B) JADUs. A natural person with legal or equitable title to the property must reside in either the principal dwelling unit or the junior accessory dwelling unit as the person's legal domicile and permanent residence. However, this owner-occupancy requirement shall not apply to any junior accessory dwelling unit owned by a governmental agency, land trust, or housing organization.

(22) Declaration of restrictions. Before obtaining a building permit for a JADU, the owner of the lot or parcel shall file with the County Recorder a declaration of restrictions, which has been approved by the city attorney as to its form and content, containing a reference to the deed under which the property was acquired by the owner and placing the following restrictions on the property, the property owner, and all successors in interest:

(A) The property owner must occupy either the primary dwelling unit or JADU as his or her primary principal residence;

(B) The unit not being occupied by the property owner shall be rented only for terms longer than 30 days;

(C) The JADU is not to be sold or conveyed separately from the primary residence;

(D) The property owner and all successors in interest shall maintain the JADU and the property in accordance with all applicable JADU requirements and standards, including all city building, safety, health and fire codes;

(E) Any violation will be subject to penalties as provided in Chapter 1.08, "Penalties, Administrative and Civil Remedies, and General Provisions," of the La Mirada Municipal Code.

(d) Separate conveyance. Separate conveyance of the primary dwelling unit and accessory dwelling unit shall not be permitted except for the following:

(1) The ADU is deed restricted to restrict occupancy by low- or moderate-income households for a minimum period of 45 years.

(2) The ADU is being purchased by a qualified non-profit organization. For purposes of this regulation, a qualified non-profit organization means a nonprofit corporation organized pursuant to Section 501(c)(3) of the Internal Revenue Code that has received a welfare exemption under Section 214.15 of the Revenue and Taxation Code for properties intended to be sold to low-income families who participate in a special no-interest loan program.

(e) The ADU/JADU shall comply with the objective design standards listed in Section 21.18.080. (Ord. 736, § 5 (part), 2025).

(a) Purpose. This section sets forth regulations for Two-Unit Residential Development which include a Primary Dwelling Unit (PDU) and Secondary Dwelling Unit (SDU) in residential zoning districts, consistent with state law (California Government Code Sections 65852.21 and 66411.7), also commonly referred to Senate Bill 9. The implementation of this section is intended to increase housing opportunities within existing neighborhoods by allowing the development of up to two residential units on single-family zoned parcels to create new housing opportunities. The regulations aim to promote a variety of housing options while maintaining the residential character of neighborhoods, ensuring consistency with the General Plan, and adhering to the zoning designations of the parcel. This section seeks to balance the need for additional housing with the preservation of neighborhood integrity, efficient land use, and protection of environmental and infrastructure resources.

(b) Approval process. A housing development shall be considered and approved ministerially and adhere to the Site Plan Review outlined in Chapter 21.114 – Site Plan Review, without discretionary review or a hearing, if it meets the following requirements:

(1) The property is zoned Single-Family. The property in question is located within a single-family residential zone. Single-family residential zones only include R-1 (R-1-6,000, R-1-7,500, R-1-8,000, R-1-10,000, R-1-15,000). (2) Not located on prohibited land. The property is not located in any of the following areas and does not fall within any of the following categories:

(A) Historic. A Designated Historic District or property included on the State Historic Resource Inventory, as defined in Section 5020.1 of the Public Resource Code as it may be amended from time to time, or within a site that is designated as a city landmark or historic property or district pursuant to a city ordinance.

(B) Farmland. Prime farmland or farmland of statewide importance as further defined in Government Code Section 65913.4(a)(6)(B) as it may be amended from time to time.

(C) Wetlands. "Wetlands" as defined in the United State Fish and Wildlife Service Manual, Part 660 FW 2 (June 21, 1993).

(D) Fire zone. A very high fire hazard severity zone, as further defined in Government Code Section 65913.4(a) (6)(D) as it may be amended from time to time. This does not apply to sites excluded from the specified hazard zones pursuant to subdivision (b) of Section 51179 or sites that adopted fire hazard mitigation measures pursuant to existing building standards or state fire mitigation measures applicable to the development.

(E) Hazardous waste site. A hazardous waste site that is listed pursuant to Government Code Section 65962.5 or a hazardous waste site designated by the Department of Toxic Substances Control pursuant to Section 25356 of the Health and Safety Code, unless the State Department of Public Health, State Water Resources Control Board, or Department of Toxic Substance Control has cleared the site for residential use or residential mixed uses.

ste site that is listed pursuant to Government Code Section 65962.5 or a hazardous waste site designated by the Department of Toxic Substances Control pursuant to Section 25356 of the Health and Safety Code, unless the State Department of Public Health, State Water Resources Control Board, or Department of Toxic Substance Control has cleared the site for residential use or residential mixed uses.

(F) Earthquake fault zone. A delineated earthquake fault zone as determined by the State Geologist in any official maps published by the State Geologist, unless the development complies with applicable seismic protection building code standards adopted by the California Building Standards Commission under the California Building Standards Law and by the city's building department.

(G) Flood zone. A special flood hazard area subject to inundation by the 1% annual chance of flood (100-year flood) as determined by the Federal Emergency Management Agency (FEMA) in any official maps published by FEMA. If an applicant is able to satisfy all applicable federal qualifying criteria in order to provide that the site satisfies this subparagraph and is otherwise eligible for streamlines approval under this section, the city shall not deny the application on the basis that the applicant did not comply with any additional permit requirement, standard, or action adopted by the city that is applicable to that site. A development may be located on a site described in this subparagraph if either of the following are met:

i. The site has been subject to a Letter of Map Revision prepared by FEMA and issued to the city; or

ii. The site meets FEMA requirements necessary to meet minimum flood plain management criteria of the Nation Flood Insurance Program as further spelled out in Government Code Section 65913.4(a)(6)(G)(ii) as that section may be amended from time to time.

(H) Floodway. A regulatory floodway as determined by FEMA in any of its official maps, published by FEMA unless the development gas received a no-rise certification in accordance with Section 60.3(d)(3) of Title 44 of the Code of Federal Regulations. If an applicant is able to satisfy all applicable federal qualifying criteria in order to provide that the site satisfies this subparagraph and is otherwise eligible for streamlined approval under this section, the city shall not deny the application on the basis that the applicant did not comply with any additional permit requirement, standard or action adopted by the city that is applicable to that site.

(I) Planned for habitat conservation. Lands identified for conservation in an adopted natural community conservation plan, habitat conservation plan, or other adopted natural resource protection plan as further spelled out in Government Code Section 65913.4(a)(6)(I) as that section may be amended from time to time.

(J) Habitat for protected species. Habitat for protected species identified as candidates, sensitive, or species of special status by state or federal agencies, fully protected species, or species protected by the federal Endangered Species Act of 1973 (16 USC Sec. 1531 et seq.), the California Endangered Species Act (Chapter 1.5 (commencing with Section 2050) of Division 3 of the Fish and Game Code), or the Native Plant Protection Act (Chapter 10 (commencing with Section 1900) of Division 2 of the Fish and Game Code).

(K) Conservation easement. Lands under a conservation easement.

(3) No impact on protected housing. The proposed two-unit development would not require demolition or alteration of any of the following types of housing:

(A) Housing that is subject to a recorded covenant, ordinance, or law that restricts rent to levels affordable to persons and families of moderate, low, or very low income; or

(B) Housing that is subject to any form of rent or price control through a public entity's valid exercise of its policy power; or

(C) Housing that has been occupied by a tenant at any time in the last three years.

(D) The parcel is not a parcel on which an owner of residential real property has exercised the owner's right under Chapter 12.75 (commencing with Section 7060) of Division 7 of Title 1 of the Government Code to withdraw

accommodations from rent or lease within the last 15 years before the date that the development proponent submits an application.

(4) Prevents demolition of 25%. The demolition of an existing unit shall not exceed more than 25% of the existing exterior structural walls unless the site has not been occupied by a tenant in the last three years.

(c) Standards and requirements. The following requirements shall apply in addition to all other objective standards pertaining to the single-family residential zone (R-1):

(1) Setbacks. No setback shall be required for an existing structure or structure constructed in the same location and to the same dimensions as an existing structure. Except for those circumstances as stated above, the setback for side and rear property lines shall be four feet. The front setback to the property line shall be 20 feet. The distance between structures shall be ten feet, free and clear, measured from wall to wall.

(2) Easements. The applicant shall provide easements for the provision of public services and facilities as required.

(3) Access. Each unit must adjoin the public right-of-way with a designated path of travel.

(4) Parking. The required off-street parking shall be one space within a garage per unit, except that no parking requirements will be required in either of the following circumstances:

(A) The parcel is located within one-half mile walking distance of either a high-quality transit corridor as defined by Public Resources Code Section 21155(b) or a major transit stop as defined in Public Resource Code Section 21064.3; or

(B) There is a designated parking area that supports one or more car-share vehicles located within one block of the parcel.

(5) Additional unit. Any unit constructed must compliment the design of the existing primary dwelling unit and must also comply with the existing accessory dwelling unit standards and requirements set forth in Section 21.19 of this Code unless those standards and requirements conflict with this section or state law, in which case this section and state law apply.

(6) 800 square foot units. The city shall not impose any objective zoning, subdivision, or design review standards that would have the effect of physically precluding the construction of two units on either of the resulting parcels or that would result in a unit size of less than 800 square feet. Any modifications of development standards shall be the minimum modification necessary to avoid physically precluding two units of 800 square feet each on each parcel.

(7) Objective design standards. Units constructed pursuant to this section shall comply with the objective design standards listed in Section 21.18.080.

(8) Lot coverage and floor area ratio. The maximum building coverage of net lot area and floor area ratio for all single-family residential zones shall be 40%. This lot coverage standard and floor area ratio is only enforced to the extent that it does not prevent a two-unit development on the lot at 800 square feet each with side and rear yard setbacks of four feet.

(9) Conversions and connected structures. Conversion of existing space of an existing primary dwelling unit to form a duplex with a secondary dwelling unit shall be permitted. However, conversion of an accessory structure shall not be permitted. The city shall not reject an application solely because it proposed adjacent or connected structures provided that the structures meet building code safety standards and are sufficient to allow a separate conveyance.

(10) Separate meters. Units that are created pursuant to this section may have the option for separate utility meters.

(11) No short-term rental. Any unit created pursuant to this section shall be rented for a minimum of 31 days.

(12) Residential use. The uses shall be limited to residential uses.

(13) Maximum units.

(A) On lots that utilize the urban lot split: No more than two dwelling units of any kind may be constructed or maintained on a lot that results from an urban lot split. For purposes of this subdivision, the two-unit limitation applies to any combination of primary and secondary dwelling units, accessory dwelling units, and junior accessory dwelling units.

(B) On lots that have not utilized an urban lots split: The lot is allowed up to four units that comprise of a primary and secondary dwelling units, accessory dwelling unit, and junior accessory dwelling units.

(d) Building official determinations. The city may deny a proposed two-unit development if the building official makes a written finding, based upon a preponderance of the evidence, that the proposed housing development project would have a specific, adverse impact, as defined and determined in paragraph (2) of subdivision (d) of Section 65589.5, upon public health and safety or the physical environment and for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact.

(Ord. 736, § 5 (part), 2025).

(a) Purpose. Existing zoning regulates building height, setbacks, density, among other requirements, while objective design standards regulate criteria such as site layout, building orientation, architectural elements, pedestrian connections, among others, to ensure that existing housing and new housing like Accessory Dwelling Units (ADUs), Primary Dwelling Units (PDU) and Secondary Dwelling Units (SDU) maintains a design quality reflective of the City of La Mirada.

(1) Site design. Site design refers to the arrangement of layout and relationships between – buildings, parking areas, pedestrian connection and overall design. The site design standards in this chapter address site layout and building placement, vehicular surface parking and access, pedestrian circulation and access. A project application shall follow objective requirements of the base zone it is located in, such as setbacks and building height.

(A) Pedestrian circulation and access. Pedestrian walkways shall be provided with a minimum of four feet wide along their entire length, to provide connections within the site and to the entrances of dwelling units.

i. Pedestrian walkways shall connect public sidewalks, building entrances, and vehicle parking areas. ii. Materials. Walkways shall be constructed of firm, stable and slip-resistant materials, such as poured-inplace concrete (including stamped concrete), permeable paving, decomposed granite, or concrete pavers. iii. Maintenance. Pedestrian walkways shall be maintained in good condition for the life of the project and shall not be allowed to fall into disrepair so as to constitute a nuisance or hazard to the public.

iv. Enhanced paving for building entrances. Primary building entrances shall provide decorative and accent paving that contrast in color and texture from the adjacent walkway paving. Grasscrete is prohibited.

(B) Residential open space. Each dwelling unit shall provide a minimum of 100 square feet per unit of residential open space. This requirement may be provided through private open space (e.g. a private balcony or front porch).

i. Private open space. Projects shall provide private space according to the standards below.

a. Minimum dimensions. Private open spaces shall be provided with a minimum of six feet in all directions and shall be delineated in overall design with a roof covering or enhanced paving and/or landscaping. A covered porch may be used to meet this requirement.

b. Screening. Private open space should not be located directly adjacent to a window located within a neighboring unit without being screened from view. Screening shall be constructed with wood, metal, or glazing. Screening shall be constructed to fully screen and have a minimum screen height of 6' in height (measured from the finished floor of the private recreational space to the top of the railing, fencing, or walls).

(C) Building form, massing, and articulation.

i. Building form and vertical hierarchy. Buildings two stories or less shall include a defined base and a top, cornice, or parapet cap. All buildings shall achieve this effect through at least two of the following:

• a. Color, texture, or material changes.

• b. Variations, projections, or reveals in the wall plane.

• c. Variations in fenestration size or pattern.

• d. Decorative architectural details, such as cornices and columns.

ii. Wall plane variation. Building façades visible from the primary street shall not extend more than 20 feet in length without either an architectural element or a two-foot variation in depth in the wall plane. Building entrances, front porches, upper-story setbacks, projections, and recessions, such as stoops, bay windows, overhangs, and trellises, count towards this requirement.

iii. All-sided architecture. Buildings shall be designed and articulated with common details, articulation, materials, and elements on all facades.

iv. Roof line variation. Roof lines shall not extend more than a length of 30 feet without at least one prominent change as described below:

• a. Roof forms shall be used to manage apparent size of additions.

• b. Variation in architectural elements, such as, dormers, projections, or roof orientation.

• c. Variation of roof height of at least 18 inches (as measured from the highest point of each roof line).

• d. The roof style and pitch should be designed to match that of the primary/existing residence.

• (D) Dwelling unit entrances. Ensure that entries to accessory dwelling units are clearly defined.

(E) Visibility of entrances. If an ADU, PDU, or SDU is visible from the primary street, provide a paved pathway connecting the street to the front door. The pathway should have a minimum width of four feet. The unit address and location must be identified by either an address plaque or by other signage that is clearly legible from the public right-of-way. The plaque or other signage must be clearly indicated on a site plan submitted with the buildingpermit application. The site plan must also show how the unit will be accessed by fire and safety personnel.

i. Entrance to the primary residence shall be located on the ground floor with direct access from the primary street right-of-way. Additionally, a primary building entrance shall incorporate at least one of the following:

a. Entrance recessed within an arch or cased decorative opening with a minimum depth of 18 inches.

b. Entrance emphasized by a change in roofline of at least 12 inches, or a tower or similar break in the wall façade.

c. Entrance covered by an awning at least three feet in size.

ii. Upper-floor unit entrance. Exterior entrances to individual dwelling units on upper floors are permitted.

• a. Locate exterior stairways to an addition or ADU, PDU, or SDU to the rear or side of the primary dwelling.

• b. Exterior stairwells shall be fully enclosed.

• (F) Balconies and decks.

i. Location. Balconies and decks shall be located so they do not directly align horizontally with windows and doors of adjacent dwelling units.

ii. Screening. Where private recreational space (such as balcony or ground floor patio) is located 15 feet of a window of an adjacent dwelling unit, railing, walls and fencing shall be constructed with wood metal, or glazing. Screening shall be constructed to fully screen and have a minimum screen height of 6' in height (measured from the finished floor of the private recreational space to the top of the railing, fencing, or walls).

• (G) Windows and doors.

i. Location. Windows and doors shall be located so they do not directly align horizontally with windows and doors of adjacent dwelling units.

ii. Privacy. Where windows are proposed within 15 feet of a window on another building, the design and placement shall avoid unfiltered/direct views into the adjacent site and shall be designed with one or more of the following:

a. Use non-transparent or obscured glazing, such as frosted/patterned glass. Reflective glazing is not permitted.

• b. Provide permanent architectural screens or affixed louvers at windows.

• c. Offset windows horizontally at least 12 inches from any windows in adjacent buildings (edge to edge), so as not to have a direct line-of-sight into adjacent units.

• d. Windows shall be placed 6' above finished floor.

iii. Window treatment.

• a. Windows shall either be recessed at least three inches from the plane of the surrounding exterior wall or shall have a trim or windowsill at least one-half inch in depth.

• b. Windows facing a public street. Windows facing a public street shall feature enhanced window treatments, such as decorative architectural brackets, trim, shutters, awnings, and/or trellises.

c. Window shutters. Exterior window shutters, when used, shall match the size and shape of adjacent window openings.

• d. Window consistency. Window frame materials, color, and trim shall be used on all elevations.

• (H) Materials and colors.

i. Wall material. The primary exterior siding material for buildings shall be wood, composite wood, stone, stone veneer, granite, slate, brick, brick veneer, stucco, plaster, fiber cement, vinyl, aluminum, or steel. The use of exposed plywood or glass curtain walls is prohibited.

ii. Material and color transition. Changes in material or color shall occur at inside corners of intersecting walls or at architectural features that break up the wall plane, such as columns.

iii. Accent material. Use of two or more accent materials, such as glass, tile, brick, stone, concrete, or plaster, shall be incorporated to highlight building features.

• (I) Utilities and mechanical equipment.

i. Equipment and utility screening. In-ground and wall-mounted utility elements such as but not limited to all mechanical units, air conditioning units, wires, conduits, junction boxes, transformers, ballast, backflow devices, irrigation controllers, switch and panel boxes, and utilities such as gas and electrical meters shall be concealed from public view with screening by physical elements incorporating the materials and colors of the primary building design. Landscape screening with evergreen plants may be planted to completely conceal the equipment or utility.

ii. Vents and exhaust. All wall-mounted vent and exhaust elements shall be located at interior corners of building walls or behind building elements that conceal them from public view. All flashing, sheet metal vents, exhaust fans or ventilators, and pipe stacks shall be painted a color to match the adjacent roof or wall material. (Ord. 736, § 5 (part), 2025)

(a) Introduction.

(1) Purpose and intent. The purpose of the design standards of this chapter is to provide the public, building and design professionals, and decision-makers with objective criteria for eligible new residential and mixed-use development in the city. The intent is to provide clear design direction that enhances La Mirada's residential character, allows for design flexibility, and ensures a high-quality living environment. It is in alignment with the goals of the city and state to address the housing affordability in this community.

(2) Applicability. The provisions of this chapter shall apply to multi-family and mixed-use residential development in all zoning districts that qualify for streamlined, ministerial processing pursuant to California Government Code Section 65913.4, as well as any other multi-family or mixed-use development project that qualifies for objective, ministerial review pursuant to State housing law.

(A) This chapter provides objective design standards required for use in the review of "housing developments" of two or more residential units governed by California Government Code Section 65913.4 (Streamlined Ministerial Approval Process) and "housing development projects" as governed by California Government Code Section 65589.5 (Housing Accountability Act). These sections detail the review processes required for projects that provide, generally, either affordable or market rate multi-family housing development projects with at least two units or mixed-use development projects with at least two thirds square footage designated for residential uses.

(B) These objective design standards are intended to apply exclusively to multifamily and mixed-use residential developments streamlined by State housing laws. These objective design standards do not apply to any other land development type, including detached single-family dwelling units. Developments proposing detached dwelling unit product types or any other land development types are subject to the applicable objective standards found in other relevant regulatory documents and sections of code.

(C) Modification or expansion of an existing conforming structure used for multi-family housing or mixed-use development that includes attached units is also eligible to use applicable standards of the Multi-family Housing and Mixed-Use Development Objective Design Standards Manual.

(D) For full eligibility criteria, see the California Government Code sections listed above or the city's development application materials.

(3) Consistency with other applicable objective standards. Projects shall comply with all objective city policies, development standards, and design standards as established in the General Plan, the La Mirada Municipal Code, and as applicable the Imperial Highway Specific Plan. Projects shall meet objective standards in this chapter in addition to all pertinent requirements of the La Mirada Municipal Code, such as Chapter 21.18, Residential Zoning Districts, and the Imperial Highway Specific Plan. If there is any conflict between these objective standards and other city and/or state objective standards, the less restrictive objective standard applicable to the project shall apply.

(4) Permit required. Any eligible project processed pursuant to this chapter shall require a site plan review design review of projects processed pursuant to this chapter shall be conducted by the appropriate approving authority and shall only include consistency with adopted objective design standards. Additionally, no findings shall be required for approval of the project.

(b) Site design. Site design refers to the arrangement of – and relationships between – buildings, parking areas, common and private recreational space, and pedestrian connections. The site design standards in this chapter address site layout and building placement, vehicular surface parking and access, pedestrian circulation and access, landscaping, and private and common recreational space. A project application shall follow objective requirements of the base zone it is located in, such as setbacks and building height.

(1) Vehicular parking and access. Vehicular parking and access shall comply with the provisions of Chapter

21.68, Parking and Loading, of this Title. In addition, projects shall provide the following:

(A) Primary access. Side street or alley access shall serve as the primary vehicular access to parking areas, if available. If not available, the primary street shall serve vehicular access.

(B) Number of access points.

i. Normal lots. A maximum of one vehicle access point from the street is permitted per 100 feet of street frontage.

ii. Corner lots.

a. One vehicular access point is permitted per lot where all street frontages are less than 100 linear feet.

b. Two vehicular access points are permitted on lots where at least one street has a frontage of 100 linear feet or more.

(C) Enhanced paving for entrance driveways. Paving treatment using patterned and/or colored pavers, brick, or decorative colored and/or scored concrete shall be used for entrance driveways, a minimum of 12 feet in length, and spanning the width of the entrance driveway.

(D) Vehicle light intrusion. Vehicle headlights shall be obstructed from direct alignment with habitable interior spaces with a minimum three-foot evergreen shrub or vine and/or features such as fencing or walls.

(2) Pedestrian circulation and access. Pedestrian walkways shall be provided with a minimum of four feet along their entire length, to provide connections within the site and across the site.

(A) Pedestrian walkways shall connect residential dwelling units to areas throughout the site, such as vehicle parking areas, bicycle parking areas, common open space, waste and recycling enclosures, and other amenities.

(B) Pedestrian walkways shall connect public sidewalks, building entrances, and vehicle parking areas.

(C) Pedestrian walkways shall connect building entrances and vehicle parking areas through the site interior to all transit stops directly adjacent to the site.

(D) Through lot connection. Through lots located more than 300 feet from a street intersection, measured from the closest point of the lot, shall provide a publicly accessible sidewalk or walkway connecting the two streets.

(E) Materials. Walkways shall be constructed of firm, stable and slip-resistant materials, such as poured-inplace concrete (including stamped concrete), permeable paving, decomposed granite, or concrete pavers.

(F) Paving for pedestrian crossings. Where an intersection of pedestrian and vehicle access exists, enhanced paving treatment using patterned and/or colored pavers, brick, or decorative colored and scored concrete shall be used. Pedestrian crossings shall feature enhanced paving a minimum width of five feet and span the length of the intersecting drive area.

(G) Maintenance. Pedestrian walkways shall be maintained in good condition for the life of the project and shall not be allowed to fall into disrepair so as to constitute a nuisance or hazard to the public.

(H) Enhanced paving for building entrances. Primary building entrances shall provide decorative and accent paving that contrast in color and texture from the adjacent walkway paving. Grasscrete is prohibited.

(3) Residential open space. Multi-family and mixed-use residential developments of ten residential units or more shall provide a minimum of 150 square feet per unit of residential open space. This requirement may be provided through common open space (e.g. shared amenities such as a park, children's playground, rooftop deck, or community pool), private open space (e.g. a private balcony or front porch), or some combination thereof.

(A) Common open space. Projects shall provide common space according to the standards below.

i. Minimum dimensions. Common open spaces shall provide a minimum of 20 feet in all directions.

ii. At least 20% of the common open space shall be landscaped with trees, shrubs, and other vegetation. iii. Visibility. Common open space shall be located and arranged to allow a clear line of sight into the space from pedestrian walkways on the interior of the site.

(B) Private open space. Projects shall provide private space according to the standards below.

i. Minimum dimensions. Private open spaces shall provide a minimum of six feet in all directions.

ii. Screening. Where private recreational space (such as a balcony or ground floor patio) is located within 15 feet of a window of an adjacent dwelling unit, railings, walls, and fencing shall be constructed with wood, metal, or glazing. Screening shall be constructed to fully screen and have a minimum screen height of 6' in height (measured from the finished floor of the private recreational space to the top of the railing, fencing, or walls).

(4) Landscaping. Landscaping shall comply with the provisions of Chapter 21.66, Landscaping, of this Title and applicable state mandates, such as the Model Water Efficient Landscape Ordinance (Title 24, Part 11, Chapter 4 Section CalGreen Building Code). Projects shall provide a minimum of 20% of the lot size in landscape coverage.

(A) Plant selection. Plant materials are limited to native or non-invasive drought-tolerant species. Artificial or synthetic plants, except for turf, are prohibited. Artificial turf is not permitted in front or street side setbacks.

(B) Pedestrian walkways. Pedestrian walkways shall be flanked on both sides with landscaping, and may include a mix of turf, groundcover, and shrubs. Both sides of walkways shall provide trees which shall be spaced to shade at least 25% of the overall walkway length at maturity.

• (C) Number of plants. A minimum of one 15-gallon tree or equivalent box size and ten five-gallon shrubs shall be planted for every 1,000 square feet of required landscape area.

(D) Groundcover. Groundcover shall be sized and located to cover at least 50% of all landscape areas that are not planted with shrubs or trees within five years of installation. While groundcovers and shrubs are establishing, a minimum layer of three-inch bark mulch or decorative gravel shall be placed within all landscape areas to provide 100% coverage of such landscape areas.

• (c) Building design. Topics in this chapter include building massing and form, façade articulation, roof forms, building and unit entrances, fenestration, parking structure design, and building materials and colors.

• (1) Building form, massing, and articulation.

(A) Building form and vertical hierarchy. Buildings that are three stories or more in height shall be designed to differentiate between a defined base; a middle or body; and a top, cornice, or parapet cap. Buildings two stories or less shall include a defined base and a top, cornice, or parapet cap. All buildings shall achieve this effect through at least two of the following:

• i. Color, texture, or material changes.

• ii. Variations, projections, or reveals in the wall plane.

• iii. Variations in fenestration size or pattern.

• iv. Decorative architectural details, such as cornices and columns.

(B) Wall plane variation. Building façades visible from the primary street shall not extend more than 40 feet in length without either an architectural element or a two-foot variation in depth in the wall plane. Building entrances, front porches, upper-story setbacks, projections, and recessions, such as stoops, bay windows, overhangs, and trellises, count towards this requirement.

(C) All-sided architecture. Buildings shall be designed and articulated with common details, articulation, materials, and elements on all facades.

• (D) Corner lots. Buildings located on corner lots shall include one or more of the following features on both

street-facing facades, located within 25 feet of the corner of the building closest to the intersection:

• i. An entrance to a ground-floor use or a primary building entrance.

• ii. A different material application, color, or fenestration pattern of windows and doors from the rest of the façade.

iii. A change in height of at least 18 inches from the height of the abutting façade.

• (E) Roof line variation. Roof lines shall not extend more than a length of 40 feet without at least one prominent change as described below:

• i. Variation in roof form, such as hip, mansard, gable, shed, and flat with parapet.

• ii. Variation in architectural elements, such as parapets or varying cornices.

• iii. Variation of roof height of at least 18 inches (as measured from the highest point of each roof line).

• (F) Flat roofs and parapets.

• i. Where rooftop equipment is located within ten feet of a roof edge, a parapet shall be provided that is a minimum of six inches taller than all roof-top equipment, unless other screening solutions are provided.

• ii. Interior side of parapet walls shall not be visible from a common open space or public right-of-way.

iii. Parapets shall be capped with precast treatment, continuous banding, projecting cornices, dentils, or similar edge treatment.

(2) Building and individual dwelling unit entrances. Buildings should provide a combination of primary building entrances which connects to a lobby, hallway, or corridor that serves multiple residential units or non-residential tenants; and entrances to individual dwelling units.

• (A) Visibility of entrances. At least one primary building entrance or individual unit entrance shall be visible from every front lot line and street side lot line.

(B) Primary building entrance. A primary building entrance shall be located on the ground floor within 20 feet of a primary street right-of-way. Additionally, a primary building entrance shall incorporate at least two of the following:

• i. Entrance flanked by columns, decorative fixtures, or other similar elements.

• ii. Entrance recessed within a large arch or cased decorative opening.

• iii. Entrance emphasized by a change in roofline of at least 12 inches, or a tower or similar break in the wall façade.

iv. Entrance covered by a large portico projecting at least six feet from the wall façade.

• v. Entrance covered by an awning.

• (C) Individual dwelling unit entrance.

i. General requirement. All individual unit entrances shall have either a projected sheltering element or be recessed from the main facade; the projection or recess shall have a minimum depth of 24 inches.

ii. Visibility. All individual unit entrances shall be illuminated or shall face towards a common area or public street.

iii. Street-facing unit entrance. Each dwelling unit located within 20 feet of a primary street right-of-way shall include at least one street-facing porch, balcony, or patio unless a setback of five feet or less is provided.

iv. Upper-floor unit entrance. Exterior entrances to individual dwelling units on upper floors are permitted.

• (3) Windows and doors.

• (A) Location. Windows and doors shall be located so they do not directly align horizontally with windows and doors of adjacent dwelling units.

(B) Privacy. Where windows are proposed within 15 feet of a window on another building, the design and placement shall avoid unfiltered/direct views into the adjacent site and shall be designed with one or more of the following:

i. Use non-transparent or obscured glazing, such as frosted/patterned glass. Reflective glazing is not permitted.

ii. Provide permanent architectural screens or affixed louvers at windows.

iii. Offset windows horizontally at least 12 inches from any windows in adjacent buildings (edge to edge), so as not to have a direct line-of-sight into adjacent units.

iv. Window shall be placed 6' above finished floor.

• (C) Window treatment.

• i. Windows shall either be recessed at least three inches from the plane of the surrounding exterior wall or shall have a trim or windowsill at least one-half inch in depth.

ii. Windows facing a public street. Windows facing a public street shall feature enhanced window treatments, such as decorative architectural brackets, trim, shutters, awnings, and/or trellises.

iii. Window shutters. Exterior window shutters, when used, shall match the size and shape of adjacent window openings.

• (4) Materials and colors.

(A) Wall material. The primary exterior siding material for buildings shall be wood, composite wood, stone, stone veneer, granite, slate, brick, brick veneer, stucco, plaster, fiber cement, vinyl, aluminum, or steel. The use of exposed plywood or glass curtain walls is prohibited.

• (B) Window consistency. Window frame materials, color, and trim shall be used on all elevations.

(C) Material and color transition. Changes in material or color shall occur at inside corners of intersecting walls or at architectural features that break up the wall plane, such as columns.

(D) Accent material. Use of two or more accent materials, such as glass, tile, brick, stone, concrete, or plaster, shall be incorporated to highlight building features.

(E) Affordable units and market rate units in the same development shall be constructed of the same exterior materials and details such that the units are not distinguishable from one another in quality and detail.

(5) Garages and carports. The sections below address garages and carports. Parking requirements are contained in Section 21.68.

• (A) Garages.

i. Garage doors shall be recessed a minimum of six inches from the surrounding wall plane.

ii. Garage doors shall not occupy more than 50% of the width of any building façade when facing the publicright-of-way. This limitation does not apply to detached garages located in the rear half of a lot.

iii. Garages shall feature at least one of the following treatments:

• a. Garage door windows.

• b. Paneled garage door surface.

• c. Two different colors.

(B) Carports. Carports shall incorporate the same colors and materials as the primary residential or mixed-use building design.

(d) Mixed-use standards. The following standards shall be implemented by mixed-use projects in addition to the standards in the previous section, Site Design. Topics in this chapter specifically remedy potential conflicts and considerations derived from the integration of various uses. The following standards are broken into vertical mixeduse and horizontal mixed-use; all standards apply to structures that contain both vertical and horizontal mixed-uses.

(1) Ground floor height. The ground floor of a mixed-use building shall have a minimum floor height of 12 feet, measured from finished ground floor to the bottom of the finished second floor.

(2) Ground floor transparency. Exterior walls facing a public street shall include transparent windows and doors for at least 50% of the building wall area located between three and seven feet above the elevation of the sidewalk. Parking garages are not required to meet the ground floor transparency requirement.

(3) Street-facing setbacks. Street-facing setbacks shall be landscaped and/or prepared for use by pedestrians. The setback area on each lot shall contain at least two amenities per 50 linear feet, such as benches, drinking fountains, shade structure, or other design element (e.g., public art, planters, kiosks, etc.).

(4) Street-facing entrance. Mixed-use buildings located within 20 feet of a primary street right-of-way shall incorporate at least one primary building entrance directly from the public sidewalk or right-of-way. The primary building entrance shall include weather protection that is a minimum six feet wide and four feet deep by recessing the entrance or providing an awning or similar weather protection element.

(A) Product display windows. The bottom of any product display window shall be between 18 to 36 inches in height, measured from the height of the sidewalk. Product display windows shall be internally lit.

(B) Ground floor pedestrian scale. Mixed-use building facades located adjacent to the primary street shall provide two of the following for every 40 feet in façade length:

i. An awning, canopy, or other shade/weather protection structure a minimum of ten feet in height.

a. If provided as one continuous awning, canopy, or other shade/weather protection structure, the structure shall extend a minimum of ten feet in length.

b. If provided as multiple awnings, canopies, or other shade/weather protection structures, the structure shall be provided at a minimum over every window.

ii. A change in exterior wall material, consistent with Section D. Materials and Colors of this Chapter (21.80.030(D)).

iii. Planter boxes located under each window or on either side of entry doors, each a minimum of four feet in length.

(e) Utilitarian elements. The following standards relate to the operational fixtures and structures of multi-family residential and mixed-use buildings.

(1) Bicycle parking. A minimum of one long-term bicycle parking space shall be provided for every unit for multiple-unit residential and group residential projects, and a minimum of one bicycle parking space shall be provided for every 1,000 square feet of non-residential space. A minimum of five bicycle parking spaces provided per establishment.

A. Location. Enclosed, fenced, covered, or locked bicycle storage areas are strongly encouraged for multifamily and mixed-use developments. Bicycle parking shall be located outside of the public right-of-way when feasible, must not encroach upon pedestrian walkways, and must be within 100 feet of a main entrance to the use it serves.

B. Anchoring and security. For each bicycle parking space required, a stationary, securely anchored object must be provided to which a bicycle frame and one wheel can be secured with a high-security lock if both wheels are left on the bicycle. One such object may serve multiple bicycle parking spaces.

C. Size and accessibility. Each short-term bicycle parking space must be a minimum of two feet in width and six feet in length and must be accessible without moving another bicycle. Two feet of clearance must be provided between bicycle parking spaces and adjacent walls, poles, landscaping, street furniture, drive aisles, and pedestrian ways and at least five feet from vehicle parking spaces.

(2) Trash, recycling, and green waste container enclosures. Enclosures for recycling, green waste, and any other waste containers required by law are required for multi-family and mixed-use developments, and shall comply with the provisions of Section 21.72.070, of this Title and City Hauler Requirements. Enclosures shall be located within a building, incorporated into the exterior building design, or located within a detached enclosure designed and placed as follows:

A. Location. The enclosure shall be located to the rear or side of the building(s) and located outside of view from a public right-of-way.

B. Materials. The enclosure shall incorporate the materials and colors of the primary residential or mixed-use building design.

(3) Fences and walls. Fences and walls shall comply with the provisions of Chapter 21.62, Fences and Walls, of this Title.

A. Fences and walls shall be designed with the same materials and colors as the primary residential or mixeduse building(s).

B. Where fences and walls of different materials or finishes intersect, a natural transition or break, such as a column or pilaster, shall be provided.

(4) Lighting. Outdoor light fixtures, including pole lights, wall-mounted lights and bollards shall be fullyshielded and downward-facing in order to minimize glare and light trespass within and beyond the project site.

A. The maximum height of freestanding outdoor light fixtures is 16 feet; within 15 feet of an adjacent property line, the maximum height of freestanding outdoor light fixtures is 12 feet.

B. All areas for pedestrian and vehicular circulation, entrances, parking, and common recreational spaces shall incorporate lighting programmed with dusk to dawn lighting for safety and security.

C. Energy-efficient fixtures incorporating light emitting diode (LED) lamps or equivalent energy-efficient fixtures shall be used.

(4) Equipment and utility screening. In-ground and wall-mounted utility elements such as but not limited to all mechanical units, air conditioning units, wires, conduits, junction boxes, transformers, ballast, backflow devices, irrigation controllers, switch and panel boxes, and utilities such as gas and electrical meters shall be concealed from public view with screening by physical elements incorporating the materials and colors of the primary building design. Landscape screening with evergreen plants may be planted to completely conceal the equipment or utility.

(5) Vents and exhaust. All wall-mounted vent and exhaust elements shall be located at interior corners of building walls or behind building elements that conceal them from public view. All flashing, sheet metal vents, exhaust fans or ventilators, and pipe stacks shall be painted a color to match the adjacent roof or wall material. (Ord. 736, § 5 (part), 2025).

(a) Applicability. These provisions shall apply to the installation of any mechanical or similar equipment attached to the exterior or roof of a residential structure, including but not limited to air conditioning and/or filtration units, water heater,, windmills, utility lines, and piping, whether installed during original construction or as a retrofit.

(b) Community Development Director Review Required. No building or other similar permit for the installation of any exterior mechanical or similar equipment, excluding solar energy systems, shall be issued until the community development director or designee has reviewed and approved an exterior mechanical equipment plan pursuant to Chapter 21.96 of this title.

(c) Plan Requirements. A fully dimensioned plan for proposed exterior mechanical equipment shall be submitted to the community development director indicating, at a minimum:

• (1) Lot dimensions;

• (2) All buildings and structures, existing and proposed, on the site;

• (3) Location of doors;

• (4) Location, height, and materials of walls, fences, and landscaping; and

• (5) Location and dimensions of equipment to be installed and, when possible, photographs or renderings of the proposed equipment.

• (d) Limitations. The following limitations shall apply to mechanical or similar equipment:

(1) Air conditioners, water heaters, swamp colors, heat exchangers, and the like shall not be mounted to the roof of any structure. Notwithstanding this, existing equipment that has been legally installed to the roof of a structure may be replaced, provided the new equipment does not exceed the volume area of the permitted equipment being replaced;

(2) Mechanical equipment shall not be located within a front yard setback and shall be located at least five feet from any other property line, except for rear property lines that abuts an alley;

(3) Mechanical equipment shall be screened from view from any public right-of-way, alley, and adjoining property;

Figure 21.18.050

• (Ord. 736, § 5 (part), 2025; Ord. 612 Exhibit A (part), 2008).

21.18.110 Additional standards for residential districts.

• (a) Fences and walls.

• (1) Where a multi-unit residential development abuts any R-1 zone, a minimum six-foot-high decorative masonry wall shall be constructed along the lot line between the multi-unit development and R-1 zone.

• (2) Chapter 21.62 of this title establishes all other regulations applicable to fences and walls.

• (b) Open Space - How Calculated. Open space shall be calculated as the total area on a lot remaining after the following areas have been deducted:

• (1) That portion of the lot covered by buildings and other structures, as defined in Section 21.200.130;

• (2) All areas used to provide parking spaces and access to any parking space (e.g. driveways);

• (3) All area included in a required front yard;

• (4) Any ground area having a ground slope greater than ten percent; and

• (5) Any open area having a width or depth or height of less than ten feet.

• (c) Family day care homes, small and large, shall comply with the following applicable standards:

• (1) Operators of either a small or large family day care home shall maintain a valid license issued by the Los Angeles County Department of Social Services.

• (2) Operators of either a small or large family day care home that are not the owner of record of the property on which the use is being conducted shall obtain property owner authorization in writing prior to commencing the use.

• (3) Family day care homes, small and large, shall comply with all applicable requirements of the State of California Health and Safety Code.

• (4) Family day care homes, small and large, shall not generate noise that exceeds the noise standards contained in Section 21.70.080 (“Noise and Vibration”) of Title 21 of the city’s Municipal Code and shall also comply with Chapter 9.04 (“Noise - Disorderly Conduct”) of Title 9 of the city's Municipal Code.

• (5) Family day care homes, small and large, shall not have publicly visible signs identifying or advertising the use.

• (6) Small family day care homes shall be permitted by right and shall conform to the zoning standards in which they are located.

• (7) Small family day care homes shall not be required to obtain a city business license.

• (8) In addition to the above, operators of large family day care homes shall be required to obtain a large family day care home permit (LDC) in accordance with Chapter 21.103 of this Title.

• (d) Other Applicable Regulations. The following chapters of this title apply to all development in residential zones:

• 21.42 Accessory uses

• 21.46 Antennas and wireless communications facilities

• 21.50 Recycling facilities

• 21.60 Accessory structures

• 21.64 Height measurements and exceptions

• 21.66 Landscaping

• 21.68 Parking and loading

• 21.72 Property maintenance

• 21.76 Signs

• 21.78 Yard requirements and exceptions

• (Ord. 736, § 5 (part), 2025; Ord. 651, § 7, 2012; Ord. 612 Exhibit A (part), 2008).