Lomita — Overlay Districts

Last reviewed: July 2, 2026

Overview

Lomita’s zoning ordinance (Title XI, Chapter 1) uses overlay districts to modify allowed uses and development standards on top of an underlying zone. The two overlay types that are explicitly established in the code are the Mixed‑Use Overlay District (detailed in Article 58) and the Housing (H) Overlay (Article 51). The code adopts the Zoning Map by reference and applies overlay boundaries from that map; where boundaries are unclear, the ordinance gives rules for resolving uncertainty. See the city’s zoning rules for the map and base zone lists before assuming an overlay applies. § 11-1.20.01–.03 .

Note: this page summarizes only what Lomita’s ordinance text says about overlays; verify parcel‑specific rules with the City. For related topics referenced in the ordinance see the city pages on Lomita Zoning, Lomita Development Standards, Lomita Parking, Lomita Design Review, Lomita ADUs and the California Building Standards Code.

Overlay districts in Lomita — district‑by‑district

Mixed‑Use Overlay District (Article 58 — Mixed‑Use Overlay)

• Purpose and where found: The Mixed‑Use Overlay District is established “to promote effective use of land by allowing vertical and horizontal mixed land uses” and to provide flexible standards that encourage reuse and higher residential densities when a mixed‑use project is proposed. See § 11-1.58.01.

• How projects are reviewed: New buildings, structures or additions in the Mixed‑Use Overlay require planning‑commission review and approval; minor additions that do not increase parking demand are exempt. Low‑barrier navigation centers are explicitly permitted by‑right subject to local rules. See § 11-1.58.03.

• Typical permitted uses (as conditional uses for mixed‑use projects): commercial ground‑floor activities (retail, offices, restaurants without amplified entertainment), barber/beauty shops, markets, professional/medical offices, and residential uses (single‑ and multifamily) as part of a mixed‑use combination. The code lists prohibited uses for mixed‑use projects, including hotels/motels, auto repair, fueling stations, car washes, institutional and industrial uses when developed as a mixed‑use project. See § 11-1.58.04 and § 11-1.58.05.

• Key dimensional and programmatic standards:

  • Minimum lot size for mixed‑use developments: 10,000 sq ft (for projects with 5+ residential units). § 11-1.58.06(a)(1).
  • Front yard: None required for mixed‑use projects unless otherwise specified; side/rear yard exceptions apply where adjacent to residential zones. § 11-1.58.06(a)(2).
  • Side/rear setback when building exceeds 16 ft and adjoins residential zones: 10 ft. § 11-1.58.06(a)(2)(b–c).
  • Maximum building height: 35 ft for mixed‑use overlay lots (existing buildings converting space may be exempt). § 11-1.58.06(3)(b).
  • Minimum percentage nonresidential in mixed‑use projects: 30% of gross floor area (deviation possible by CUP). § 11-1.58.06(3)(c).
  • Parking: residential parking ratios set by unit size (e.g., 1 space for units 500–700 sq ft; 2 spaces for units >701 sq ft; guest parking rules apply). Commercial component must follow Article 66. See § 11-1.58.06(3)(d) and Article 66.
  • Ground floor: where a building fronts Narbonne Ave or Lomita Blvd, only nonresidential uses may occupy the ground floor (except ingress/egress). § 11-1.58.06(3)(e).
  • Open space: 200 sq ft per unit minimum open space; at least 25% of required open space must be planted. § 11-1.58.06(3)(f).
  • Walls/Screening: a 6‑ft masonry wall required along side/rear lot lines adjoining residential zones unless exceptions apply. § 11-1.58.06(3)(i).

• Performance standards: lighting, odor, vibration, hours of operation, outdoor work, and parking proximity are regulated specifically for mixed‑use projects in § 11-1.58.07 and must conform to Article 66 for parking. § 11-1.58.07; Article 66.

• Process notes: many features (incentives, concessions, design features) may be granted or ministerially approved during site plan review depending on eligibility; where discretionary action is required, the Planning Commission or City Council (on appeal) makes findings per Article 70 procedures (modifications, CUPs, site plan review). See § 11-1.58.06 and §§ 11-1.70.07–11-1.70.09.

Practical guidance: if your project proposes mixed commercial + residential on a site in the downtown corridor, expect to demonstrate the mixed‑use composition (minimum nonresidential percentage), meet the 10,000 sq ft lot threshold for larger projects, follow parking formulas in Article 66, and plan for a planning‑commission review (unless a small exempt addition). § 11-1.58.02–.06.

Housing Overlay (H Overlay — Article 51 / § 11-1.51.01)

• Purpose and where found: the Housing (H) Overlay is a mapped overlay intended to implement Housing Element sites and allow housing developments on specific parcels. The overlay appears in the list of zones as H. § 11-1.20.01; Article 51.

• Core rules / decision‑relevant standards (in ordinance text):

  • Minimum residential density: 20 dwelling units per net acre for parcels within the H overlay. § 11-1.51.01(1).
  • Standalone residential developments (not tied to commercial ground floor) are permitted within the H overlay; standalone residential in commercial zones is otherwise prohibited except on sites identified in the Housing Element / H overlay. See § 11-1.43.01 and Article 51.
  • Mixed‑use floor area allocation: where residential is part of a mixed‑use project in an H overlay site, residential uses must occupy at least 50% of total gross floor area. § 11-1.51.01(3).
  • Affordable‑housing thresholds & incentives: developments with ≥ 20% affordable units for lower‑income households get explicit allowances (owner‑occupied and rental multifamily permitted); applicants may apply for a density bonus under Government Code § 65915. § 11-1.51.01(4)–(5).

• Practical guidance: parcels listed in the city’s Housing Element / overlay are the only locations where standalone housing in commercial zones becomes a by‑right option; check the adopted Zoning Map and Housing Element site list and confirm the mapping before assuming H overlay rules apply. § 11-1.20.01–.03; Article 51.

Quick reference table — decision‑relevant overlay standards and uses

Checklist — what an applicant must satisfy for an overlay project in Lomita

• Confirm overlay mapping and base zoning on the City’s adopted Zoning Map (Zoning Map adopted by reference). § 11-1.20.02–.03
• Determine whether the proposal qualifies as a mixed‑use project under the code definitions (minimum two distinct uses; mixed‑use definitions). § 11-1.58.02
• For Mixed‑Use Overlay projects with 5+ units, meet 10,000 sq ft lot requirement or demonstrate exemption. § 11-1.58.06(a)(1)
• Meet required nonresidential proportion (30%) or secure a CUP for deviation. § 11-1.58.06(3)(c)
• Provide required parking per unit size and commercial component per Article 66; plan to document parking calculations. § 11-1.58.06(3)(d); Article 66.
• Comply with height limits (35 ft) and side/rear setback rules where adjacent to residential uses. § 11-1.58.06(3)(b); § 11-1.58.06(a)(2)(b–c).
• Prepare required open space (200 sq ft/unit) and landscaping (25% planted). § 11-1.58.06(3)(f).
• For H overlay sites: demonstrate 20 units/net acre density (or density bonus eligibility) and, if providing affordable units, follow deed‑restriction and affordability requirements referenced in Art. 51. § 11-1.51.01(1),(4)–(5).
• Anticipate planning commission review (or ministerial site plan review where allowed) and include materials needed for site plan review, CUP or modifications per Article 70. §§ 11-1.58.03; 11-1.70.07–.09.

(For parking methodology see the City’s parking rules.) Lomita Parking

Risks & Ambiguities

Plain‑English summary

Lomita’s overlays change the rules that apply on certain mapped parcels: the Mixed‑Use Overlay lets you combine housing and low‑intensity commercial subject to minimum lot size (10,000 sq ft for larger projects), a 35‑ft height cap, parking rules tied to unit size, and a minimum 30% nonresidential component unless approved otherwise (§ 11-1.58.01–.07). The H (Housing) Overlay allows standalone housing on mapped sites at a minimum of 20 units/net acre and supports affordable‑housing incentives and density bonus options (§ 11-1.51.01). Always check the adopted Zoning Map and confirm overlay mapping and procedural requirements with Lomita Planning. § 11-1.20.01–.03; Article 58; Article 51.

Source References

• Lomita Zoning Ordinance, Title XI, Part 5.8 — Article 58, Mixed‑Use Overlay District (§ 11-1.58.01–.07).
• Lomita Zoning Ordinance, Article 51 — Housing (H) Overlay (noted at § 11-1.51.01 and related provisions).
• Zoning Map and list of zones (shows H in the list of zones) — § 11-1.20.01–.03.
• Mixed‑use development standards and performance standards — § 11-1.58.06; § 11-1.58.07.
• Off‑street parking rules referenced for overlays — Article 66 (Off‑Street Parking, Storage and Loading) and related sections § 11‑1.66.**.
• Administrative procedures for site plan review, CUPs, and modifications — § 11-1.70.07–.09.

Retrieved passages

• Lomita Zoning Code (§ 1) High relevance show source text
• Lomita Zoning Code (Section 17958.1) High relevance show source text
• CBC § 1 (§ 1) High relevance show source text
• CBC § 1 (§ 1) Medium relevance show source text
• Lomita Zoning Code (section 11-1.66.08) Medium relevance show source text
• Lomita Zoning Code (§ 2) Medium relevance show source text
• Lomita Zoning Code (§ 9) Medium relevance show source text
• Lomita Zoning Code (§ 3) Medium relevance show source text
• Lomita Zoning Code (section 111.58.02.) Medium relevance show source text
• Lomita Zoning Code (§ 1) Medium relevance show source text
• Lomita Zoning Code (§ 2) Medium relevance show source text
• Lomita Zoning Code (Article 20.) Medium relevance show source text

Cited sections

• Lomita Zoning Ordinance, Title XI, Part 5.8 — Article 58, Mixed‑Use Overlay District (§ 11-1.58.01–.07). (Title XI)
• Lomita Zoning Ordinance, Article 51 — Housing (H) Overlay (noted at § 11-1.51.01 and related provisions). (Article 51)
• Zoning Map and list of zones (shows **H** in the list of zones) — § 11-1.20.01–.03. (§ 11-1.20.01)
• Mixed‑use development standards and performance standards — § 11-1.58.06; § 11-1.58.07. (§ 11-1.58.06)
• Off‑street parking rules referenced for overlays — Article 66 (Off‑Street Parking, Storage and Loading) and related sections § 11‑1.66.**. (Article 66)
• Administrative procedures for site plan review, CUPs, and modifications — § 11-1.70.07–.09. (§ 11-1.70.07)
• Lomita_ZoningCode.md

• Official Lomita code library