Chapter 21.38 — SPECIAL HOUSING OVERLAY (SHO) ZONING DISTRICT

The Special Housing Overlay Zoning District may be applied to lots within Housing Opportunity Sites identified in the currently adopted Housing Element of the General Plan. When the Special Housing Overlay (SHO) zone is shown on the City's Zoning Map, it will be combined with the underlying zone district or districts. Any lot designated by the SHO zone is subject to the land use and density provisions of the underlying zone district(s), except as provided herein. If provisions in the chapter differ from other provisions of this Code, including the development standards of the underlying zone, the provision of this chapter supersede and shall be applicable and controlling. (Ord. 736, § 5 (part), 2025).

• (a) Purpose.

• (1) To encourage the development of housing for high-density mixed use, and/or residential developments to accommodate the needs identified in the City of La Mirada's Regional Housing Needs Assessment (RHNA).

• (2) To ensure that adequate sites are available to provide housing for a mix of income levels.

• (3) To facilitate the development of housing projects which are superior in functional design, quality of construction, appearance, and operational standards.

(b) Intent. This district is intended to provide a variety of housing types, costs, and densities based on land eligibility, availability of infrastructure, provision of adequate services and recognition of environmental restraint to meet the needs of present and future residents in the City. The intent of the overlay zone is to carry out the policies and objectives of all elements of the General Plan and meet the necessary standards for public health, safety, and general welfare. This includes a by-right, non-discretionary approval process to streamline housing development in order to meet housing needs.

(Ord. 736, § 5 (part), 2025).

Any property within the Housing Opportunity Sites, as listed in the adopted Housing Element for the current RHNA cycle, is eligible for the Special Housing Overlay zone.

(Ord. 736, § 5 (part), 2025).

• (a) Permitted uses. The following uses are permitted:

• (1) Any use that is permitted in the underlying base zone.

• (2) Multiple-family development, including apartments and condominiums, that meet the minimum density set forth in this chapter. This shall include 100% residential projects.

• (3) Mixed-use development that includes a residential component which complies with the minimum density set forth in this chapter and at least 50% of the floor area is residential.

• (b) Conditionally permitted uses. The following uses shall be allowed subject to obtaining a conditional use permit, as provided by Chapter 21.110:

• (1) Any use that is conditionally permitted in the underlying base zone.

• (2) Any use that requires open or exterior storage.

• (c) Accessory uses. The following uses are considered to be incidental to and compatible with permitted and conditionally permitted uses:

• (1) Family day care: Uses must be consistent with the criteria contained in Section 21.18.060.

• (2) Residential care: Uses must be consistent with the criteria contained in Chapter 21.57.

• (3) Accessory dwelling units: Uses must be consistent with the criteria contained in Chapter 21.54.

• (d) Temporary uses. Temporary uses are allowed consistent with the criteria contained in Chapter 21.100.

• (e) Prohibited uses. The following uses shall be prohibited:

• (1) Detached single-family dwellings.

• (2) Industrial uses.

• (Ord. 736, § 5 (part), 2025).

Table 21.38.050 sets forth the development standards for lots designated with the SHO zone. Development standards are provided according to seven sub-areas of the SHO zone.

(Ord. 736, § 5 (part), 2025).

Residential or mixed-use projects within the Special Housing Overlay zone that provide at least 20% of the total units for very-low- and/or low-income households may request a deviation from the following development standards without the need for a Variance or Density Bonus application. Projects which utilize this section shall not exceed the maximum allowed density of the overlay zone.

• (a) 20% reduction of all setbacks;

• (b) 10% reduction of open space requirements;

• (c) 20% reduction in parking; and

• (d) 30% increase in FAR.

• (Ord. 736, § 5 (part), 2025).

(a) Residential or mixed-use projects within the Special Housing Overlay zone that provide at least 20% of the total units for very-low- and/or low-income households, shall require a Zoning Clearance pursuant to Chapter 21.96. No public hearing or notice shall be required.

(b) All other residential or mixed-use projects within the Special Housing Overlay zone shall require approval of a Site Plan Review, pursuant to Chapter 21.114.

(Ord. 736, § 5 (part), 2025).

The City shall not approve a project on any property within a commercial or industrial base zone unless one of the following apply:

(a) The project includes residential units that meet or exceed the minimum density requirements set forth in Table 21.38.050.

(b) A replacement housing opportunity site has been identified by the applicant and the housing element has been amended by the City to include the replacement site within the opportunity areas. The replacement site shall comply with the following:

(1) The property owner of the replacement site shall agree to have the property included in the opportunity sites.

(2) The replacement housing opportunity site shall accommodate the same number of units, at the same income level, as identified for the project site in the Housing Element.

(Ord. 736, § 5 (part), 2025).

Notwithstanding any permitted density within the base zoning, any residential or mixed-use project shall meet or exceed the minimum density requirements set forth in Table 21.38.050.

(Ord. 736, § 5 (part), 2025).