Chapter 21.20 — COMMERCIAL ZONING DISTRICTS

Four commercial zoning districts are established to implement the commercial (C) land use designation of the general plan. Commercial zoning districts are as follows:

(1) Administrative office district (C-O). The CO district provides areas suitable for the location of offices for professional services - including medical and dental services - and for business activities which involve a relatively low volume of direct consumer contact.

(2) Neighborhood commercial (C-1) district. The C-1 district provides areas suitable for low-intensity retail and service commercial activities oriented to serving nearby residential areas. Typical uses include small pedestrianoriented commercial activities that have minimal impact on adjacent uses through application of good site design, access and parking arrangements, landscaping, and lighting standards.

(3) General commercial (C-4) district. The C-4 district provides areas appropriate for a wide range of retail and service uses to meet the present and prospective needs of the community as a whole. Regulations are intended to prevent the impairment of safe and efficient movement of traffic and to encourage attractive development that is compatible with adjacent residential land uses.

(4) Freeway commercial (C-F) district. The C-F district provides areas appropriate for intense regional-serving commercial and business uses abutting freeways. (Ord. 736, § 5 (part), 2025; Ord. 612 Exhibit A (part), 2008).

Table 21.20.020 identifies permitted uses, permitted accessory uses, uses permitted subject to conditional use permit approval, and uses prohibited in all commercial zoning districts, subject to compliance with all other provisions of this title. Uses not listed in Table 21.20.020 are prohibited. Chapter 21.42 contains additional regulations regarding accessory uses.

Table 21.20.020

Permitted Uses in Commercial Zoning Districts[11]

Table 21.20.020

Permitted Uses in Commercial Zoning Districts[11]

P = Permitted; CUP = Conditional Use Permit required; A = Accessory; X = Not Permitted Notes:

1. For any commercial business in the C-4 zone located within 50 feet of any residentially zoned property, the hours of business operation shall be limited to between 7:00 a.m. and 11:00 p.m.

2. Caretaker housing is permanent or temporary housing accessory to the primary use for caretakers or others employed for the purpose of site security and/or monitoring of facilities. A maximum of one caretaker housing is permitted for each commercial property. Additional units may be granted with a conditional use permit.

3. Subject to requirements set forth for such uses in Article VI.

4. Any community service facility or utility directly abutting residential property and which has the potential to cause offsite impacts (e.g., noise, odor) beyond the property line shall require approval of a conditional use permit.

5. Such uses may be permitted as accessory to a permitted restaurant, provided a conditional use permit is granted.

6. Alcoholic beverage sales stores, bars, liquor stores, or tobacco retail business shall not be located within 600 feet of any public or private school, church, temple, or park, nor shall any bar, liquor store, or tobacco retail business be located within 100 feet of any residential zone, nor within 500 feet of any bar or other liquor store, or other tobacco retail business, respectively.

7. A conditional use permit is required if the proposed restaurant is freestanding with less than 5,000 square feet of gross floor area and/or includes a drive-through facility and/or includes outdoor dining.

8. Permitted with a maximum gross floor area of 2,500 square feet. A conditional use permit is required for a larger facility.

9. Karaoke/music studio and combination thereof means any business selling or offering to provide full karaoke services in conjunction with music studio services either separately or combination thereof and similar type operations as determined by the Planning Division.

10. Research and development of high reliability/technology electrical and electric components and subsystems, including manufacturing, testing and assembly for military, aerospace and/or government systems.

11. Any expansion or intensification of a use previously granted a CUP shall require the filing of a new CUP application.

12. Shall comply with applicable provisions of Chapter 4.10, Title 4 of the La Mirada Municipal Code.

13. Shall comply with applicable provisions of Section 21.20.057.

(Ord. 736, § 5 (part), 2025; Ord. 728. § 7, 2023; Ord. 682, § 6, 2016; Ord. 652, § 7, 2012; Ord. 624 §§ 5, 6, 2008; Ord. 618 § 4, 2008; Ord. 612 Exhibit A (part), 2008).

Notwithstanding the use provisions specified in Section 21.20.020 , within commercial shopping center in the C-1 or C-4 zoning district, the total gross building floor area utilized as a bar or bar-related use shall not exceed fifteen percent of the total gross building floor area of the commercial development. The community development director shall have the authority to determine whether an individual parcel is part of a shopping center. (Ord. 736, § 5 (part), 2025; Ord. 612 Exhibit A (part), 2008).

Table 21.20.050 sets forth the minimum development standards for commercial development in each commercial zoning district. These standards shall be used for the land use and development permitting process(s) as criteria for project review.

Notes:

1. Where the property abuts residential property, a minimum 10-foot setback distance is required.

2. Where the property is within 50 feet of a residential property, the maximum building height is 35 feet.

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

In addition to the definition provided in Section 21.200.050 of this code, “drive-through facilities” shall include restaurants, banking institutions with drive-up teller/ATM access, pharmacies, and other facilities with drive-through

aisle service. Drive-through facilities shall be subject to the approval of a conditional use permit, and shall be developed/operated in the following manner:

1. Pedestrian walkways that intersect drive-through drive aisles shall provide clear pedestrian visibility, and they shall be emphasized by enriched paving, striping and signage.

2. Drive-through aisles shall have a minimum twelve-foot width and a minimum ten-foot interior radius at curves. Also, each entrance to an aisle and the direction of flow shall be clearly designated by signs/pavement marking(s) or raised curbs.

3. Drive-through aisles shall be constructed with (PCC) concrete, or other approved decorative material.

4. Drive-through aisles shall not obstruct on-site or off-site circulation.

5. The minimum number of vehicle stacking/queuing spaces in the drive-through aisle shall comply with the table below. A vehicle stacking/queuing analysis, as prepared by a qualified consultant, may be required by the city as part of a conditional use permit to determine the stacking/queuing spaces required in addition to the minimum.

6. Access to drive-through aisles shall be separated by at least ten feet from any other driveways (i.e., access driveways to parking lots, alleys, and the like).

7. Circulation to drive-through aisle entrances shall be designed so that any overflow stacking/queuing occurs on the subject site without impacting the public right-of way.

8. The provision of drive-through service facilities shall not justify a reduction in the number of required off-street parking spaces.

9. All service areas and ground-mounted and roof-mounted mechanical equipment shall be screened from public view.

10. Landscaping and a minimum three-foot-tall garden wall, along the outside edge of the drive-through aisle, shall be used to screen the drive-through aisle from any public right-of-way, and shall be used to minimize the visual impact of menu boards and/or directional signs. To reduce the impact on adjacent sensitive uses, the height of the garden wall shall be increased to four feet when the headlights of vehicles traveling through the drive-through aisle will be directed toward residential zones/uses.

shall be used to screen the drive-through aisle from any public right-of-way, and shall be used to minimize the visual impact of menu boards and/or directional signs. To reduce the impact on adjacent sensitive uses, the height of the garden wall shall be increased to four feet when the headlights of vehicles traveling through the drive-through aisle will be directed toward residential zones/uses.

11. Menu boards shall not exceed forty square feet in area, with a maximum height of six feet, and shall be screened from the public right-of-way, to the fullest extent possible.

12. Outdoor speakers shall be located a minimum of fifty feet from any residential zoning district/use; this distance may be reduced if the director of community development determines that sufficient noise and light impact mitigation

measures are employed. Use of visual feedback systems that do not have a speaker are encouraged.

13. Pick-up windows, order areas, drive-through aisles, and any outdoor seating areas shall be oriented so as to minimize potential noise impacts to adjacent residential zoning districts/uses.

14. Drive-through facilities within an integrated shopping center shall have an architectural style consistent with the theme established in the center.

15. The architecture of drive-through facilities shall be compatible with surrounding uses in terms of form, materials, color, scale, and the like. Structure plans shall have variation in depth and angle to create variety and interest in its basic form and silhouette. Articulation of structure surface shall be encouraged through the use of openings and recesses that create texture and shadow patterns. Structure entrances shall be well articulated and project

a formal entrance through variation of architectural plane, pavement surface treatment, and landscape plaza(s).

16. The premises shall be kept in a neat, clean and orderly condition at all times.

17. Restaurants with drive-through service shall not sell or serve alcohol.

18. Every drive-through establishment shall have trash receptacle(s) on the premises in compliance with Sections 21.20.080 and 21.22.070 of the La Mirada Municipal Code.

19. A six-foot-high, solid decorative masonry wall shall be constructed on each property line that abuts a residential zoning district/use. The design of the wall and the proposed construction materials shall be subject to the approval of the planning division.

20. Drive-through establishments, including all sound equipment, must be operated in compliance with Section 21.70.080 (Noise and vibration) of the La Mirada Municipal Code.

• (Ord. 736, § 5 (part), 2025; Ord. 723 § 5, 2022; Ord. 624 § 7, 2008).

Micro-brewery means a facility that is used to produce beer in accordance with a valid alcohol production license from the State of California. A micro-brewery shall be limited to brewing no more than 15,000 barrels of beer per year and shall be established and operated in compliance with the following applicable standards.

1. Micro-brewery - ancillary to a bona fide restaurant, shall be a brewery operation that is secondary to a restaurant, where the primary business operation is the on-site preparation and serving of food for consumption on the premises. A micro-brewery - ancillary to a bona fide restaurant, shall be subject to the following:

a. An existing restaurant with a valid Conditional Use Permit (CUP) and California Department of Alcoholic Beverage Control (ABC) License for the on-sale of alcoholic beverages shall be permitted to add a micro-brewery operation to the existing restaurant operations as an ancillary use without having to obtain a new CUP or amend the existing CUP.

b. An existing or new restaurant without a valid CUP or ABC License for the on-sale of alcoholic beverages shall obtain the approval of a CUP before being permitted to have a micro-brewery operation that is ancillary to the restaurant use.

c. Brewing equipment (e.g., grain silo or other equipment) may be located outside of the building serving the micro-brewery use provided it is not located in any required parking space, access way, or visible from the public right-of-way. Any exposed brewing equipment, including roof-mounted equipment, shall be screened in a manner that complements the exterior design/architecture of the subject building.

d. The retail sale of products brewed on the premises for off-site consumption shall be permitted.

e. A restaurant with a drive-through service window shall not be permitted to have a micro-brewery operation.

2. Micro-brewery - Stand-alone, shall be a brewery operation that is primarily engaged in the brewing of beer. A micro-brewery - stand-alone, shall be subject to the following:

• a. Review and approval of a CUP before initiating any micro-brewery operations.

b. Brewing equipment (e.g., grain silo or other equipment) may be located outside of the building serving the micro-brewery use provided it is not located in any required parking space, access way, or visible from the public right-of-way. Any exposed brewing equipment, including roof-mounted equipment, shall be screened in a manner that compliments the exterior design/architecture of the subject building.

• c. On-site preparation of food shall be permitted indoors and outdoors.

• d. Outside food vendors may be conditionally permitted when included as part of an approved CUP.

e. Hours of operation shall be limited to the hours between 10 a.m. and 11 p.m., Monday through Thursday, and the hours between 8 a.m. and 12 a.m. (the following day), Friday through Sunday.

f. The retail sale of alcoholic beverages for on-site consumption shall be limited to beer brewed on the premises and wine only. On-site sales and consumption shall not include fortified wines or distilled spirits.

g. The retail sale of alcoholic beverages for off-site consumption shall be limited to beer brewed on the premises only.

h. The wholesale and distribution of alcoholic beverages shall be limited to beer brewed on the premises only. The wholesale and distribution of wine and distilled spirits is prohibited.

i. Outdoor seating/patio area shall not occupy any required parking spaces, or access ways; comply with ADA access requirements; consist of durable well-maintained furnishings manufactured for outdoor use; and shall not include any commercial signs visible from outside the outdoor seating/patio area.

j. Ancillary retail sales of merchandise shall be limited to items directly associated with the micro-brewery. The area dedicated to the display of merchandise shall not exceed 25% of the gross floor area.

k. Live entertainment, dancing, amplified music, or other entertainment activities shall not occur on-site without issuance of applicable permits by the City of La Mirada.

• l. Facility tours, brewing classes, and the sale of brewing equipment shall be permitted.

m. No admission fee, cover charge, or minimum purchase requirements shall be imposed on any patrons. (Ord. 736, § 5 (part), 2025; Ord. 728, § 9, 2023)

(a) Temporary Sales. Location of display area for temporary sales is to be limited to those areas generally adjacent to the front building elevation of the tenant space, and shall in no manner interfere with vehicle circulation and required parking spaces. Display areas shall be designed to be viewed primarily from on site rather than from the public rightof-way. Such temporary sales activity shall require a temporary use permit pursuant to the provisions of Chapter 21.100.

(b) Outdoor Display Areas. The design of the outdoor display area and its physical delineation shall place an emphasis on aesthetic and functional integration into the site and building design. The physical limits of display areas shall be clearly delineated through treatments such as decorative pavement, decorative bollards, landscaped planters, or similar features. All outdoor display areas shall be designed in a manner to allow free pedestrian movement within and around their vicinity, including compliance with federal ADA requirements.

(c) Pest Control. Where storage is permitted in accordance with this title, materials, including wastes, shall be stored and grounds maintained in a manner that will not attract or aid the propagation of insects or rodents or create a health hazard. (Ord. 736, § 5 (part), 2025; Ord. 612 Exhibit A (part), 2008).

(a) Roof-mounted Mechanical Equipment. All roof-supported mechanical equipment such as air conditioners, heating and ventilating systems, ducts, cooling towers, solar equipment, and similar equipment shall be screened or

enclosed, as viewed from a public street or public alley. Screening materials shall consist of materials architecturally compatible with the building for which the equipment is provided.

(b) Air Conditioning/Filtration Units. All air conditioning and/or filtration units shall be screened or enclosed in manner that is visually compatible with the structure upon which it is located and installed and/or designed such that no portion of the unit is visible from any public street or adjoining lot. Units requiring approval of a building permit shall be subject to zoning clearance (Chapter 21.96). The community development director may impose conditions to minimize noise, dust, and vibration and to ensure compatibility with surrounding property. (Ord. 736, § 5 (part), 2025; Ord. 612 Exhibit A (part), 2008).

All trash receptacles and other refuse or waste storage shall be kept in an enclosed building or within a trash enclosure area. Any such trash enclosure area shall consist, at a minimum, of a three- sided, six-foot-high decorative block or similar wall structure, with the fourth side comprised of a closable, latchable solid gate

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

(a) Utility lines, wastelines, vents, and other piping affixed to the exterior of a building shall be structurally encased and screened from public view with building materials that are similar in nature and color to that of the permanent building. The developer or owner of a property shall be responsible for utility service connections, in cooperation with the utility company.

(b) All electrical, telephone, community antenna television and similar service wires and cables that provide direct service to the property being developed shall, within the exterior boundary lines of such property be installed underground, to the maximum extent permitted by law. The developer or owner is responsible for complying with the requirements of this section and he or she shall make the necessary arrangements with the utility companies for the installation of such facilities. When above-ground facilities are the only feasible alternative, they should be sited as unobtrusively as possible. For the purposes of this section, appurtenances and associated equipment including, but not limited to, surface-mounted transformers, pedestal-mounted terminal boxes and meter cabinets, and concealed ducts in an underground system may be placed above ground with written approval of the public works director. (Ord. 736, § 5 (part), 2025; Ord. 612 Exhibit A (part), 2008).

The following chapters of this title apply to all development in all commercial zoning districts: 21.42 Accessory uses

21.44 Adult businesses

21.46 Antennas and wireless communications facilities

21.48 Commercial cannabis uses and cultivation

21.50 Recycling facilities 21.60 Accessory structures 21.62 Fences and walls

21.64 Height measurement and exceptions

21.66 Landscaping

21.68 Parking and loading

21.70 Performance standards

21.72 Property maintenance

21.76 Signs

21.78 Yard requirements and exceptions

(Ord. 736, § 5 (part), 2025; Ord. 700 § 5 (part), 2017; Ord. 612 Exhibit A (part), 2008).