(b)   The farm animal (-C) overlay zoning district is established to allow for the keeping of chicken animals on residential properties that have a detached residential dwelling unit, where conditions are met to ensure such use is compatible with the surrounding residential character of the neighborhood.

   (c)   All such animal keeping shall comply with all other provisions of the Municipal Code and Title 10 of the Los Angeles County Code regulating the keeping of animals.

   (d)   Definitions of the terms used in this chapter are contained in Article X. (Ord. 733, § 2, 2025; Ord. 612 Exhibit A (part), 2008).

(Ord. 733, § 3, 2025; Ord. 612 Exhibit A (part), 2008).

   (1)   The keeping of all animals shall be subject to the regulations and conditions of the animal control division of the Los Angeles County Health Department.

   (2)   All fences and gates used for the enclosure of horses or other large domestic animals shall be of such design, materials, and construction as are sufficient to prevent the escape for the animal(s) enclosed.

   (3)   The property shall be required to comply with all applicable health and safety regulations provided for in any other statue or ordinance.

   (4)   Each property owner or lessee shall be responsible for the continuous maintenance of the animal keeping facility in a sanitary condition which includes, but is not limited to, the cleaning of corrals, stables, barns, and other areas to which animals have access, and for the disposal of manure, offal, soiled straw, and other refuse as required.

   (5)   Animal waste shall not be allowed to accumulate, run off, or leach so as to create a nuisance or be offensive to other persons in the vicinity. Manure may be disposed of by removal or fertilizing. If waste is to be used as compost, proper procedures must be used to control insects and to minimize offensive odors.

   (6)   Each lot and structure shall be maintained so that there is no standing surface water within areas in which large domestic animals are kept.

   (7)   All buildings used for the keeping of animals and all corral or enclosure fences shall be constructed and maintained in a neat and orderly condition and kept in good repair.

   (8)   Corral and stable areas shall be sprinkled or otherwise treated to a degree so as to prevent dust generation. All accumulation of manure, mud, or refuse shall be eliminated so as to prevent the breeding of flies.

   (9)   Property owners or lessees who keep large domestic animals on their property shall carry out a fly control program when necessary to control the fly population. This program may incorporate the use of traps, pesticides, and other appropriate control measures.

   (b)   The following performance standards shall apply to all properties located in the - C overlay zone, in addition to those required by the underlying zoning district:

   (1)   The keeping of all animals shall be subject to the regulations and conditions of the animal control division of the Los Angeles County Health Department.

   (2)   The slaughtering of animals on the premises is strictly prohibited.

   (3)   All fences, gates, structures, coops, houses, or pens used for the enclosure of poultry animals shall be of such design, materials, and construction as are sufficient to prevent the escape for the animal(s) enclosed.

   (4)   The property shall be required to comply with all applicable health and safety regulations provided for in any other statute or ordinance.

   (5)   Each property owner or lessee shall be responsible for the continuous maintenance of the animal keeping facility in a sanitary condition which includes, but is not limited to, the cleaning of structures, coops, houses, or pens to which animals have access, and for the disposal of litter, soiled straw, and other refuse as required.

   (6)   Animal waste shall not be allowed to accumulate, run off, or leach so as to create a nuisance or be offensive to other persons in the vicinity. Poultry litter may be disposed of by removal or fertilizing. If waste is to be used as compost, proper procedures must be used to control insects and to minimize offensive odors.

   (7)   Each lot and structure shall be maintained so that there is no standing surface water within areas in which poultry animals are kept.

   (8)   All buildings used for the keeping of animals and all structures, coops, houses, or pens shall be constructed and maintained in a neat and orderly condition and kept in good repair.

   (c)   Nothing in this Chapter shall be deemed to excuse any violations of Chapter 21.72, Property Maintenance.

(Ord. 733, § 4, 2025; Ord. 612 Exhibit A (part), 2008).

The flood hazard overlay (F) zoning district is established to promote the public health, safety, and general welfare, and to minimize public and private losses due to flood conditions in specific areas by legally enforceable regulations applied uniformly throughout the community to all publicly and privately owned land within flood-prone, mudslide (i.e. mudflow) or flood-related erosion areas. These regulations are designed to:

   A.   Protect human life and health;

   B.   Minimize expenditure of public money for costly flood control projects;

   C.   Minimize the need for rescue and relief efforts associated with flooding and generally undertaken at the expense of the general public;

   D.   Minimize prolonged business interruptions;

   E.   Minimize damage to public facilities and utilities such as water and gas mains; electric, telephone and sewer lines; and streets and bridges located in areas of special flood hazard;

   F.   Help maintain a stable tax base by providing for the sound use and development of areas of special flood hazard so as to minimize future blighted areas caused by flood damage;

   G.   Ensure that potential buyers are notified that property is in an area of special flood hazard; and

   H.   Ensure that those who occupy the areas of special flood hazard assume responsibility for their actions.

(Ord. 622-U § 2 (part), 2008; Ord. 612 Exhibit A (part), 2008).

In order to accomplish its purposes, this chapter includes regulations to:

   A.   Restrict or prohibit uses which are dangerous to health, safety, and property due to water or erosion hazards, or which result in damaging increases in erosion or flood heights or velocities;

   B.   Require that uses vulnerable to floods, including facilities which serve such uses, be protected against flood damage at the time of initial construction;

   C.   Control the alteration of natural floodplains, stream channels, and natural protective barriers, which help accommodate or channel floodwaters;

   D.   Control filling, grading, dredging, and other development which may increase flood damage; and

   E.   Prevent or regulate the construction of flood barriers which will unnaturally divert floodwaters or which may increase flood hazards in other areas.

(Ord. 622-U § 2 (part), 2008).

Unless specifically defined below, words or phrases used in this chapter shall be interpreted so as to give them the meaning they have in common usage and to give this chapter its most reasonable application.

   “A zone.” See “special flood hazard area.”

   “Accessory structure” means a structure that is either:

      1.   Solely for the parking of no more than two cars; or

      2.   A small, low cost shed for limited storage, less than one hundred fifty square feet and one thousand five hundred dollars in value.

   “Accessory use” means a use that is incidental and subordinate to the principal use of the parcel of land on which it is located.

   “Alluvial fan” means a geomorphologic feature characterized by a cone or fan-shaped deposit of boulders, gravel, and fine sediments that have been eroded from mountain slopes, transported by flood flows, and then deposited on the valley floors, and which is subject to flash flooding, high velocity flows, debris flows, erosion, sediment movement and deposition, and channel migration.

   “Apex” means a point on an alluvial fan or similar landform below which the flow path of the major stream that formed the fan becomes unpredictable and alluvial fan flooding can occur.

   “Appeal” means a request for a review of the floodplain administrator’s interpretation of any provision of this chapter.

   “Area of shallow flooding” means a designated AO or AH zone on the flood insurance rate map (FIRM). The base flood depths range from one to three feet; a clearly defined channel does not exist; the path of flooding is unpredictable and indeterminate; and velocity flow may be evident. Such flooding is characterized by ponding or sheet flow.

   “Area of special flood hazard.” See “special flood hazard area.”

   “Base flood” means a flood that has a one percent chance of being equaled or exceeded in any given year (also called the “one hundred year flood”). Base flood is the term used throughout this chapter.

   “Base flood elevation (BFE)” means the elevation shown on the flood insurance rate map for zones AE, AH, A1-30, VE and V1-V30 that indicates the water surface elevation resulting from a flood that has a one percent or greater chance of being equaled or exceeded in any given year.

   “Basement” means any area of the building having its floor subgrade - i.e., below ground level - on all sides.

   “Building.” See “structure.”

   “Development” means any man-made change to improved or unimproved real estate, including but not limited to buildings or other structures, mining, dredging, filling, grading, paving, excavation or drilling operations or storage of equipment or materials.

   “Encroachment” means the advance or infringement of uses, plant growth, fill, excavation, buildings, permanent structures or development into a floodplain that may impede or alter the flow capacity of a floodplain.

   “Existing manufactured home park or subdivision” means a manufactured home park or subdivision for which the construction of facilities for servicing the lots on which the manufactured homes are to be affixed (including, at a minimum, the installation of utilities, the construction of streets, and either final site grading or the pouring of concrete pads) is completed before July 13, 1985 pursuant to Ordinance 365.

   “Expansion to an existing manufactured home park or subdivision” means the preparation of additional sites by the construction of facilities for servicing the lots on which the manufactured homes are to be affixed (including the installation of utilities, the construction of streets, and either final site grading or the pouring of concrete pads).

   “Flood, flooding, or flood water” means:

      1.   A general and temporary condition of partial or complete inundation of normally dry land areas from the overflow of inland or tidal waters; the unusual and rapid accumulation or runoff of surface waters from any source; and/or mudslides (i.e., mudflows); and

      2.   The condition resulting from flood-related erosion.

   “Flood boundary and floodway map (FBFM)” means the official map on which the Federal Emergency Management Agency or Federal Insurance Administration has delineated both the areas of special flood hazards and the floodway.

   “Flood insurance rate map (FIRM)” means the official map on which the Federal Emergency Management Agency or Federal Insurance Administration has delineated both the areas of special flood hazards and the risk premium zones applicable to the community.

   “Flood insurance study” means the official report provided by the Federal Insurance Administration that includes flood profiles, the flood insurance rate map, the flood boundary and floodway map, and the water surface elevation of the base flood.

   “Floodplain or flood-prone area” means any land area susceptible to being inundated by water from any source. See “flooding.”

   “Floodplain administrator” is the community official designated by title to administer and enforce the floodplain management regulations.

   “Floodplain management” means the operation of an overall program of corrective and preventive measures for reducing flood damage and preserving and enhancing, where possible, natural resources in the floodplain, including but not limited to emergency preparedness plans, flood control works, floodplain management regulations, and open space plans.

   “Floodplain management regulations” means this chapter and the zoning ordinance, subdivision regulations, building codes, health regulations, special purpose ordinances (such as grading and erosion control) and other application of police power, which control development in flood-prone areas. This term describes federal, state or local regulations in any combination thereof, which provide standards for preventing and reducing flood loss and damage.

   “Floodproofing” means any combination of structural and nonstructural additions, changes, or adjustments to structures, which reduce or eliminate flood damage to real estate or improved real property, water and sanitary facilities, structures, and their contents. For guidelines on dry and wet floodproofing, see FEMA Technical Bulletins TB 1-93, TB 3-93, and TB 7-93.

   “Floodway” means the channel of a river or other watercourse and the adjacent land areas that must be reserved in order to discharge the base flood without cumulatively increasing the water surface elevation more than one foot. Also referred to as “regulatory floodway.”

   “Floodway fringe” is that area of the floodplain on either side of the “regulatory floodway” where encroachment may be permitted.

   “Fraud and victimization” as related to Sections 21.32.210 through 21.32.230 (Variance) of this chapter, means that the variance granted must not cause fraud on or victimization of the public. In examining this requirement, the planning commission will consider the fact that every newly constructed building adds to government responsibilities and remains a part of the community for fifty to one hundred years. Buildings that are permitted to be constructed below the base flood elevation are subject during all those years to increased risk of damage from floods, while future owners of the property and the community as a whole are subject to all the costs, inconvenience, danger, and suffering that those increased flood damages bring. In addition, future owners may purchase the property, unaware that it is subject to potential flood damage, and can be insured only at very high flood insurance rates.

   “Functionally dependent use” means a use, which cannot perform its intended purpose unless it is located or carried out in close proximity to water. The term includes only docking facilities, port facilities that are necessary for the loading and unloading of cargo or passengers, and ship building and ship repair facilities, and does not include long-term storage or related manufacturing facilities.

   “Governing body” is the local governing unit, i.e., county or municipality that is empowered to adopt and implement regulations to provide for the public health, safety and general welfare of its citizenry.

   “Hardship” as related to Sections 21.32.210 through 21.32.230 (Variance) of this chapter means the exceptional hardship that would result from a failure to grant the requested variance. The variance shall be exceptional, unusual, and peculiar to the property involved. Mere economic or financial hardship alone is not exceptional. Inconvenience, aesthetic considerations, physical handicaps, personal preferences, or the disapproval of one’s neighbors likewise cannot, as a rule, qualify as an exceptional hardship. All of these problems can be resolved through other means without granting a variance, even if the alternative is more expensive, or requires the property owner to build elsewhere or put the parcel to a different use than originally intended.

   “Highest adjacent grade” means the highest natural elevation of the ground surface prior to construction next to the proposed walls of a structure.

   “Historic structure” means any structure that is:

      1.   Listed individually in the National Register of Historic Places (a listing maintained by the Department of Interior) or preliminarily determined by the Secretary of the Interior as meeting the requirements for individual listing on the National Register;

      2.   Certified or preliminarily determined by the Secretary of the Interior as contributing to the historical significance of a registered historic district or a district preliminarily determined by the Secretary to qualify as a registered historic district;

      3.   Individually listed on a state inventory of historic places in states with historic preservation programs which have been approved by the Secretary of Interior; or

      4.   Individually listed on a local inventory of historic places in communities with historic preservation programs that have been certified either by an approved state program as determined by the Secretary of the Interior or directly by the Secretary of the Interior in states without approved programs.

   “Levee” means a man-made structure, usually an earthen embankment, designed and constructed in accordance with sound engineering practices to contain, control or divert the flow of water so as to provide protection from temporary flooding.

   “Levee system” means a flood protection system, which consists of a levee, or levees, and associated structures, such as closure and drainage devices, which are constructed and operated in accord with sound engineering practices.

   “Lowest floor” means the lowest floor of the lowest enclosed area, including basement. (See “basement” definition).

      1.   An unfinished or flood resistant enclosure below the lowest floor that is usable solely for parking of vehicles, building access or storage in an area other than a basement area, is not considered a building’s lowest floor provided it conforms to applicable non-elevation design requirements, including, but not limited to:

         a.   The flood openings standard in Section 21.32.150C.3;

         b.   The anchoring standards in Section 21.32.150A;

         c.   The construction materials and methods standards in Section 21.32.150B; and

         d.   The standards for utilities in Section 21.32.160.

      2.   For residential structures, all subgrade enclosed areas are prohibited as they are considered to be basements. (See “basement” definition). This prohibition includes below-grade garages and storage areas.

   “Manufactured home” means a structure, transportable in one or more sections, which is built on a permanent chassis and is designed for use with or without a permanent foundation when attached to the required utilities. The term “manufactured home” does not include a “recreational vehicle.”

   “‘Manufactured home park or subdivision” means a parcel (or contiguous parcels) of land divided into two or more manufactured home lots for rent or sale.

   “Market value” is defined in the Los Angeles County substantial damage/improvement procedures. See Section 21.32.120B.1.

   “Mean sea level” means, for purposes of the National Flood Insurance Program, the National Geodetic Vertical Datum (NGVD) of 1929, North American Vertical Datum (NAVD) of 1988, or other datum, to which base flood elevations shown on a community’s flood insurance rate map are referenced.

   “New construction,” for floodplain management purposes, means structures for which the “start of construction” commenced on or after July 13, 1985, and includes any subsequent improvements to such structures.

   “New manufactured home park or subdivision” means a manufactured home park or subdivision for which the construction of facilities for servicing the lots on which the manufactured homes are to be affixed (including at a minimum, the installation of utilities, the construction of streets, and either final site grading or the pouring of concrete pads) is completed on or after July 13, 2007.

   “Obstruction” includes, but is not limited to, any dam, wall, wharf, embankment, levee, dike, pile, abutment, protection, excavation, channelization, bridge, conduit, culvert, building, wire, fence, rock, gravel, refuse, fill, structure, vegetation or other material in, along, across or projecting into any watercourse which may alter, impede, retard or change the direction and/or velocity of the flow of water, or due to its location, its propensity to snare or collect debris carried by the flow of water, or its likelihood of being carried downstream.

   “One hundred year flood” or “100-year flood.” See “base flood.”

   “Program deficiency” means a defect in a community’s floodplain management regulations or administrative procedures that impairs effective implementation of those floodplain management regulations.

   “Public safety and nuisance” as related to Section 21.32.210 through 21.32.230 (Variance) of this chapter, means that the granting of a variance must not result in anything which is injurious to safety or health of an entire community or neighborhood, or any considerable number of persons, or unlawfully obstructs the free passage or use, in the customary manner, of any navigable lake, or river, bay, stream, canal, or basin.

   “Recreational vehicle” means a vehicle that is:

      1.   Built on a single chassis;

      2.   Four hundred square feet or less when measured at the largest horizontal projection;

      3.   Designed to be self-propelled or permanently towable by a light-duty truck; and

      4.   Designed primarily not for use as a permanent dwelling but as temporary living quarters or recreational, camping, travel, or seasonal use.

   “Regulatory floodway” means the channel of a river or other watercourse and the adjacent land areas that must be reserved in order to discharge the base flood without cumulatively increasing the water surface elevation more than one foot.

   “Remedy a violation” means to bring the structure or other development into compliance with state or local floodplain management regulations, or if this is not possible, to reduce the impacts of its noncompliance. Ways that impacts may be reduced include protecting the structure or other affected development from flood damages, implementing the enforcement provisions of this chapter or otherwise deterring future similar violations, or reducing state or federal financial exposure with regard to the structure or other development.

   “Riverine” means relating to, formed by, or resembling a river (including tributaries), stream, brook, and the like.

   “Sheet flow area.” See “area of shallow flooding.”

   “Special flood hazard area (SFHA)” means an area in the floodplain subject to a one percent or greater chance of flooding in any given year. It is shown on a FHBM or FIRM as zone A, AO, A1-A30, AE, A99, or, AH.

   “Start of construction” includes substantial improvement and other proposed new development and means the date the building permit was issued, provided the actual start of construction, repair, reconstruction, rehabilitation, addition, placement, or other improvement was within one hundred eighty days from the date of the permit. The “actual start” means either the first placement of permanent construction of a structure on a site, such as the pouring of slab or footings, the installation of piles, the construction of columns, or any work beyond the stage of excavation; or the placement of a manufacture home on a foundation. Permanent construction does not include land preparation, such as clearing, grading, and filling; nor does it include the installation of streets and/or walkways; nor does it include excavation for a basement, footings, piers, or foundations or the erection of temporary forms; nor does it include the installation on the property of accessory buildings, such as garages or sheds not occupied as dwelling units or not part of the main structure. For a substantial improvement, the “actual start of construction” means the first alteration of any wall, ceiling, floor, or other structural part of a building, whether or not that alteration affects the external dimensions of the building.

   “Structure” means a walled and roofed building that is principally above ground; this includes a gas or liquid storage tank or a manufactured home.

   “Substantial damage” means damage of any origin sustained by a structure whereby the cost of restoring the structure to its before damaged condition would equal or exceed fifty percent of the market value of the structure before the damage occurred.

   “Substantial improvement” means any reconstruction, rehabilitation, addition, or other improvement of a structure, the cost of which equals or exceeds fifty percent of the market value of the structure before the start of construction of the improvement. This term includes structures which have incurred substantial damage, regardless of the actual repair work performed. The term does not, however, include either:

      1.   Any project for improvement of a structure to correct existing violations or state or local health, sanitary, or safety code specifications which have been identified by the local code enforcement official and which are the minimum necessary to assure safe living conditions; or

      2.   Any alteration of a historic structure, provided that the alteration will not preclude the structure’s continued designation as a historic structure.

   “Variance” means a grant of relief from the requirements of this chapter which permits construction in a manner that would otherwise be prohibited by this chapter.

   “Violation” means the failure of a structure or other development to be fully compliant with this chapter. A structure or other development without the elevation certificate, other certifications, or other evidence of compliance required in this chapter is presumed to be in violation until such time as that documentation is provided.

   “Water surface elevation” means the height, in relation to the National Geodetic Vertical Datum (NGVD) of 1929, North American Vertical Datum (NAVD) of 1988, or other datum, of floods of various magnitudes and frequencies in the floodplains of coastal or riverine areas.

   “Watercourse” means a lake, river, creek, stream, wash, arroyo, channel or other topographic feature on or over which waters flow at least periodically. “Watercourse” includes specifically designated areas in which substantial flood damage may occur.

(Ord. 622-U §2 (part), 2008).

This chapter shall apply to all properties within the flood hazard overlay (F) zoning district.

(Ord. 622-U § 2 (part), 2008).

The flood hazard overlay (F) zoning district designation applies to special flood hazard areas identified by the Federal Emergency Management Agency (FEMA) in the “Flood Insurance Study (FIS) for Los Angeles County and Incorporated Areas” dated September 30, 2005, with accompanying flood insurance rate maps (FIRMs) and flood boundary and floodway maps (FBFMs), dated September 28, 2008, and all subsequent amendments and/or revisions, are hereby adopted by reference and declared to be a part of this chapter. The FIS and attendant mapping is the minimum area of applicability of this chapter and may be supplemented by studies for other areas which allow implementation of this chapter and which are recommended to the city council by the floodplain administrator. The study, FIRMs and FBFMs are on file at city clerk’s office in city hall located at 13700 La Mirada Boulevard, La Mirada, California.

(Ord. 622-U § 2 (part), 2008).

No structure or land shall hereafter be constructed, located, extended, converted, or altered without full compliance with the terms of this chapter and other applicable regulations. Violation of the requirements (including violations of conditions and safeguards) shall constitute a misdemeanor. Nothing herein shall prevent the city council from taking such lawful action as is necessary to prevent or remedy any violation.

(Ord. 622-U § 2 (part), 2008).

This chapter is not intended to repeal, abrogate, or impair any existing easements, covenants, or deed restrictions. However, where this chapter and another chapter, ordinance, easement, covenant, or deed restriction conflict or overlap, whichever imposes the more stringent restrictions shall prevail.

(Ord. 622-U § 2 (part), 2008).

In the interpretation and application of this chapter, all provisions shall be:

   A.   Considered as minimum requirements;

   B.   Liberally construed in favor of the governing body; and

   C.   Deemed neither to limit nor repeal any other powers granted under state statutes.

(Ord. 622-U § 2 (part), 2008).

The degree of flood protection required by this chapter is considered reasonable for regulatory purposes and is based on scientific and engineering considerations. Larger floods can and will occur on rare occasions. Flood heights may be increased by man-made or natural causes. This chapter does not imply that land outside the areas of special flood hazards or uses permitted within such areas will be free from flooding or flood damages. This chapter shall not create liability on the part of city council, any officer or employee thereof, the State of California, or the Federal Emergency Management Agency, for any flood damages that result from reliance on this chapter or any administrative decision lawfully made hereunder.

(Ord. 622-U § 2 (part), 2008).

This chapter and the various parts thereof are hereby declared to be severable. Should any section of this chapter be declared by the courts to be unconstitutional or invalid, such decision shall not affect the validity of the chapter as a whole, or any portion thereof other than the section so declared to be unconstitutional or invalid.

(Ord. 622-U §2 (part), 2008).

The city manager or his or her designee is hereby appointed to administer, implement, and enforce this chapter by granting or denying site plan reviews in accord with its provisions.

(Ord. 622-U § 2 (part), 2008).

The duties and responsibilities of the floodplain administrator shall include, but not be limited to the following:

   A.   Permit Review. Review all site plan reviews to determine:

      1.   Permit requirements of this chapter have been satisfied, including determination of substantial improvement and substantial damage of existing structures;

      2.   All other required state and federal permits have been obtained;

      3.   The site is reasonably safe from flooding;

      4.   The proposed development does not adversely affect the carrying capacity of areas where base flood elevations have been determined but a floodway has not been designated. This means that the cumulative effect of the proposed development when combined with all other existing and anticipated development will not increase the water surface elevation of the base flood more than one foot at any point within the City of La Mirada; and

      5.   All letters of map revision (LOMRs) for flood control projects are approved prior to the issuance of building permits. Building permits must not be issued based on conditional letters of map revision (CLOMRs). Approved CLOMRs allow construction of the proposed flood control project and land preparation as specified in the “start of construction” definition.

   B.   Development of Substantial Improvement and Substantial Damage Procedures.

      1.   Using FEMA publication FEMA 213, “Answers to Questions about Substantially Damaged Buildings,” develop detailed procedures for identifying and administering requirements for substantial improvement and substantial damage, to include defining “market value.”

      2.   Assure procedures are coordinated with other departments/divisions and implemented by community staff.

   C.   Review, Use and Development of Other Base Flood Data. When base flood elevation data has not been provided in accordance with Section 21.32.050, the floodplain administrator shall obtain, review, and reasonably utilize any base flood elevation and floodway data available from a federal or state agency, or other source, in order to administer Section 21.32.150 through 21.32.200.

      NOTE: A base flood elevation may be obtained using one of two methods from the FEMA publication, FEMA 265, “Managing Floodplain Development in Approximate Zone A Areas – A Guide for Obtaining and Developing Base (100-year) Flood Elevations” dated July 1995.

   D.   Notification of Other Agencies.

      1.   Alteration or relocation of a watercourse:

         a.   Notify adjacent communities and the California Department of Water Resources prior to alteration or relocation;

         b.   Submit evidence of such notification to the Federal Emergency Management Agency; and

         c.   Assure that the flood carrying capacity within the altered or relocated portion of said watercourse is maintained.

      2.   Base flood elevation changes due to physical alterations:

         a.   Within six months of information becoming available or project completion, whichever comes first, the floodplain administrator shall submit or assure that the permit applicant submits technical or scientific data to FEMA for a letter of map revision (LOMR).

         b.   All LOMRs for flood control projects are approved prior to the issuance of building permits. Building permits must not be issued based on conditional letters of map revision (CLOMRs). Approved CLOMRs allow construction of the proposed flood control project and land preparation as specified in the “start of construction” definition. Such submissions are necessary so that upon confirmation of those physical changes affecting flooding conditions, risk premium rates and floodplain management requirements are based on current data.

      3.   Changes in corporate boundaries: Notify FEMA in writing whenever the corporate boundaries have been modified by annexation or other means and include a copy of a map of the community clearly delineating the new corporate limits.

   E.   Documentation of Floodplain Development. Obtain and maintain for public inspection and make available as needed the following:

      1.   Certification required by Section 21.32.150C.1 and Section 21.32.180 (Lowest floor elevations);

      2.   Certification required by Section 21.32.150C.1 (Elevation or floodproofing of nonresidential structures);

      3.   Certification required by Section 21.32.150C.3 (Wet floodproofing standard);

      4.   Certification of elevation required by Section 21.32.170A.3 (Subdivisions and other proposed development standards);

      5.   Certification required by Section 21.32.200B (Floodway encroachments); and

      6.   Maintain a record of all variance actions, including justification for their issuance, and report such variances issued in its biennial report submitted to the Federal Emergency Management Agency.

   F.   Map Determination. Make interpretations where needed, as to the exact location of the boundaries of the areas of special flood hazard, where there appears to be a conflict between a mapped boundary and actual field conditions. The person contesting the location of the boundary shall be given a reasonable opportunity to appeal the interpretation as provided in Section 21.32.140.

   G.   Remedial Action. Take action to remedy violations of this chapter as that term is defined in Section 21.32.030.

   H.   Biennial Report. Complete and submit biennial report to FEMA.

   I.   Planning. Assure community’s general plan is consistent with floodplain management objectives herein.

(Ord. 622-U § 2 (part), 2008).

Approval of a site plan review shall be obtained before any construction or other development, including manufactured homes, within any area of special flood hazard established in Section 21.32.050. Application for a site plan review shall be made on forms furnished by the City of La Mirada. The applicant shall provide the following minimum information:

   A.   Plans in duplicate, drawn to scale, showing:

      1.   Location, dimensions, and elevation of the area in question, existing or proposed structures, storage of materials and equipment and their location;

      2.   Proposed locations of water supply, sanitary sewer, and other utilities;

      3.   Grading information showing existing and proposed contours, any proposed fill, and drainage facilities;

      4.   Location of the regulatory floodway when applicable;

      5.   Base flood elevation information as specified in Section 21.32.050 or subsection C of Section 21.32.120;

      6.   Proposed elevation in relation to mean sea level, of the lowest floor (including basement) of all structures; and

      7.   Proposed elevation in relation to mean sea level to which any nonresidential structure will be floodproofed, as required in Section 21.32.150C.2 and detailed in FEMA Technical Bulletin TB 3-93.

         a.   Certification from a registered civil engineer or architect that the nonresidential floodproofed building meets the floodproofing criteria in Section 21.32.150C.2.

         b.   For a crawl-space foundation, location and total net area of foundation openings as required in Subsection 21.32.150C.3 of this chapter and detailed in FEMA Technical Bulletins 1-93 and 7-93.

         c.   Description of the extent to which any watercourse will be altered or relocated as a result of proposed development.

         d.   All appropriate certifications listed in Section 21.32.120E of this chapter.

(Ord. 622-U § 2 (part), 2008; Ord. 612 Exhibit A (part), 2008).

The planning commission of the City of La Mirada shall hear and decide appeals when it is alleged there is an error in any requirement, decision, or determination made by the floodplain administrator in the enforcement or administration of this chapter.

(Ord. 622-U § 2 (part), 2008).

In all areas of special flood hazards the following standards are required:

   A.   Anchoring. All new construction and substantial improvements of structures, including manufactured homes, shall be adequately anchored to prevent flotation, collapse or lateral movement of the structure resulting from hydrodynamic and hydrostatic loads, including the effects of buoyancy.

   B.   Construction Materials and Methods. All new construction and substantial improvements of structures, including manufactured homes, shall be constructed:

      1.   With flood resistant materials, and utility equipment resistant to flood damage for areas below the base flood elevation;

      2.   Using methods and practices that minimize flood damage;

      3.   With electrical, heating, ventilation, plumbing and air conditioning equipment and other service facilities that are designed and/or located so as to prevent water from entering or accumulating within the components during conditions of flooding; and

      4.   Within zones AH or AO on the community’s flood insurance rate map, so that there are adequate drainage paths around structures on slopes to guide flood waters around and away from proposed structures.

   C.   Elevation and Floodproofing.

      1.   Residential construction. All new construction or substantial improvements of residential structures shall have the lowest floor, including basement:

         a.   In AE, AH, A1-30 zones on the community’s flood insurance rate map, elevated to or above the base flood elevation.

         b.   In an AO zone on the community’s flood insurance rate map, elevated above the highest adjacent grade to a height equal to or exceeding the depth number specified in feet on the FIRM, or elevated at least two feet above the highest adjacent grade if no depth number is specified.

         c.   In an A zone on the community’s flood insurance rate map, without BFE’s specified on the FIRM [unnumbered A zone], elevated to or above the base flood elevation; as determined under Section 21.32.120C.

         d.   Upon the completion of the structure, the elevation of the lowest floor, including basement, shall be certified by a registered civil engineer or licensed land surveyor, and verified by the community building inspector to be properly elevated. Such certification and verification shall be provided to the floodplain administrator.

      2.   Nonresidential construction. All new construction or substantial improvements of nonresidential structures shall either be elevated to conform to Section 21.32.150C.1 or:

         a.   Be floodproofed, together with attendant utility and sanitary facilities, below the elevation recommended under Section 21.32.150C.1, so that the structure is watertight with walls substantially impermeable to the passage of water;

         b.   Have structural components capable of resisting hydrostatic and hydrodynamic loads and effects of buoyancy; and

         c.   Be certified by a registered civil engineer or architect that the standards of Sections 21.32.150C.2(a) and (b) are satisfied. Such certification shall be provided to the floodplain administrator.

      3.   Flood openings. All new construction and substantial improvements of structures with fully enclosed areas below the lowest floor (excluding basements) that are usable solely for parking of vehicles, building access or storage, and which are subject to flooding, shall be designed to automatically equalize hydrostatic flood forces on exterior walls by allowing for the entry and exit of floodwater. Designs for meeting this requirement must meet the following minimum criteria:

         a.   For non-engineered openings:

            (1)   Have a minimum of two openings on different sides having a total net area of not less than one square inch for every square foot of enclosed area subject to flooding;

            (2)   The bottom of all openings shall be no higher than one foot above grade;

            (3)   Openings may be equipped with screens, louvers, valves or other coverings or devices provided that they permit the automatic entry and exit of floodwater; and

            (4)   (A)   Buildings with more than one enclosed area must have openings on exterior walls for each area to allow flood water to directly enter; or

               (B)   Be certified by a registered civil engineer or architect.

      4.   Manufactured homes. See Section 21.32.180.

      5.   Garages and low cost accessory structures.

         a.   Attached garages.

            (1)   A garage attached to a residential structure, constructed with the garage floor slab below the BFE, must be designed to allow for the automatic entry of flood waters. See Section 21.32.150C.3. Areas of the garage below the BFE must be constructed with flood resistant materials. See Section 21.32.150B.

            (2)   A garage attached to a nonresidential structure must meet the above requirements or be dry floodproofed. For guidance on below grade parking areas, see FEMA Technical Bulletin TB-6.

         b.   Detached garages and accessory structures.

            (1)   Accessory structures used solely for parking (two-car detached garages or smaller) or limited storage (small, low-cost sheds), as defined in Section 21.32.030, may be constructed such that its floor is below the base flood elevation (BFE), provided the structure is designed and constructed in accordance with the following requirements:

               (A)   Use of the accessory structure must be limited to parking or limited storage;

               (B)   The portions of the accessory structure located below the BFE must be built using flood-resistant materials;

               (C)   The accessory structure must be adequately anchored to prevent flotation, collapse and lateral movement;

               (D)   Any mechanical and utility equipment in the accessory structure must be elevated or floodproofed to or above the BFE;

               (E)   The accessory structure must comply with floodplain encroachment provisions in Section 21.32.200; and

               (F)   The accessory structure must be designed to allow for the automatic entry of flood waters in accordance with Section 21.32.150C.3.

            (2)   Detached garages and accessory structures not meeting the above standards must be constructed in accordance with all applicable standards in Section 21.32.150.

(Ord. 622-U §2 (part), 2008; Ord. 612 Exhibit A (part), 2008).

   A.   All new and replacement water supply and sanitary sewage systems shall be designed to minimize or eliminate:

      1.   Infiltration of flood waters into the systems; and

      2.   Discharge from the systems into flood waters.

   B.   On-site waste disposal systems shall be located to avoid impairment to them, or contamination from them during flooding.

(Ord. 622-U § 2 (part), 2008).

All new subdivisions proposals and other proposed development, including proposals for manufactured home parks and subdivisions, greater than fifty lots or five acres, whichever is the lesser, shall:

      1.   Identify the special flood hazard areas (SFHA) and base flood elevations (BFE).

      2.   Identify the elevations of lowest floors of all proposed structures and pads on the final plans.

      3.   If the site is filled above the base flood elevation, the following as-built information for each structure shall be certified by a registered civil engineer or licensed land surveyor and provided as part of an application for a letter of map revision based on fill (LOMR-F) to the floodplain administrator:

         a.   Lowest floor elevation.

         b.   Pad elevation.

         c.   Lowest adjacent grade.

            A.   All subdivision proposals and other proposed development shall be consistent with the need to minimize flood damage.

            B.   All subdivision proposals and other proposed development shall have public utilities and facilities such as sewer, gas, electrical and water systems located and constructed to minimize flood damage.

            C.   All subdivisions and other proposed development shall provide adequate drainage to reduce exposure to flood hazards.

(Ord. 622-U § 2 (part), 2008; Ord. 612 Exhibit A (part), 2008).

   A.   All manufactured homes that are placed or substantially improved, on sites located: (1) outside of a manufactured home park or subdivision; (2) in a new manufactured home park or subdivision; (3) in an expansion to an existing manufactured home park or subdivision; or (4) in an existing manufactured home park or subdivision upon which a manufactured home has incurred substantial damage as the result of a flood, shall, within zones A1-30, AH, and AE on the community’s flood insurance rate map, be elevated on a permanent foundation such that the lowest floor of the manufactured home is elevated to or above the base flood elevation and be securely fastened to an adequately anchored foundation system to resist flotation, collapse, and lateral movement.

   B.   All manufactured homes to be placed or substantially improved on sites in an existing manufactured home park or subdivision within zones A1-30, AH, and AE on the community’s flood insurance rate map that are not subject to the provisions of Section 21.32.180A will be securely fastened to an adequately anchored foundation system to resist flotation, collapse, and lateral movement, and be elevated so that either the:

      1.   Lowest floor of the manufactured home is at or above the base flood elevation; or

      2.   Manufactured home chassis is supported by reinforced piers or other foundation elements of at least equivalent strength that are no less than thirty-six inches in height above grade. Upon the completion of the structure, the elevation of the lowest floor including basement shall be certified by a registered civil engineer or licensed land surveyor, and verified by the community building inspectors to be properly elevated. Such certification and verification shall be provided to the floodplain administrator.

(Ord. 622-U § 2 (part), 2008; Ord. 612 Exhibit A (part), 2008).

All recreational vehicles placed in zones A1-30, AH, and AE on the community’s flood insurance rate map will either:

   1.   Be on the site for fewer than one hundred eighty consecutive days; or

   2.   Be fully licensed and ready for highway use. A recreational vehicle is ready for highway use if it is on its wheels or jacking system, is attached to the site only by quick disconnect type utilities and security devices, and has no permanently attached additions; or

   3.   Meet the permit requirements of Section 21.32.130 of this chapter and the elevation and anchoring requirements for manufactured homes in Section 21.32.180A.

(Ord. 622-U § 2 (part), 2008; Ord. 612 Exhibit A (part), 2008).

Since floodways are an extremely hazardous area due to the velocity of flood waters which carry debris, potential projectiles, and erosion potential, the following provisions apply:

   A.   Until a regulatory floodway is adopted, no new construction, substantial development, or other development (including fill) shall be permitted within zones A1-30 and AE on the community’s flood insurance rate map, unless it is demonstrated that the cumulative effect of the proposed development, when combined with all other development, will not increase the water surface elevation of the base flood more than one foot at any point within the City of La Mirada.

   B.   Within an adopted regulatory floodway, the City of La Mirada shall prohibit encroachments, including fill, new construction, substantial improvements, and other development, unless certification by a registered civil engineer is provided demonstrating that the proposed encroachment shall not result in any increase in flood levels during the occurrence of the base flood discharge.

   C.   If subsections A and B of Section 21.32.200 are satisfied, all new construction, substantial improvement, and other proposed new development shall comply with all other applicable flood hazard reduction provisions of Section 21.32.150.

(Ord. 622-U § 2 (part), 2008; Ord. 612 Exhibit A (part), 2008).

The issuance of a variance is for floodplain management purposes only. Insurance premium rates are determined by statute according to actuarial risk and will not be modified by the granting of the variance.

   The variance criteria set forth in this section are based on the general principle of zoning law that variances pertain to a piece of property and are not personal in nature. A variance may be granted for a parcel of property with physical characteristics so unusual that complying with the requirements of this chapter would create an exceptional hardship to the applicant or the surrounding property owners. The characteristics must be unique to the property and not be shared by adjacent parcels. The unique characteristic must pertain to the land itself, not to the structure, its inhabitants, or the property owners.

   It is the duty of the planning commission to help protect its citizens from flooding. This need is so compelling and the implications of the cost of insuring a structure is built below flood level are so serious that variances from the flood elevation or from other requirements in this chapter are quite rare. The long term goal of preventing and reducing flood loss and damage can only be met if variances are strictly limited. Therefore, the variance guidelines provided in this chapter are more detailed and contain multiple provisions that must be met before a variance can be properly granted. The criteria are designed to screen out those situations in which alternatives other than a variance are more appropriate.

(Ord. 622-U § 2 (part), 2008).

   A.   Generally, variances may be issued for new construction, substantial improvement, and other proposed new development to be erected on a lot of one-half acre or less in size contiguous to and surrounded by lots with existing structures constructed below the base flood level, providing that the procedures of Sections 21.32.110 through 21.32.200 of this chapter have been fully considered. As the lot size increases beyond one-half acre, the technical justification required for issuing the variance increases.

   B.   Variances may be issued for the repair or rehabilitation of “historic structures” (as defined in Section 21.32.030 of this chapter) upon a determination that the proposed repair or rehabilitation will not preclude the structure’s continued designation as an historic structure and the variance is the minimum necessary to preserve the historic character and design of the structure.

   C.   Variances shall not be issued within any mapped regulatory floodway if any increase in flood levels during the base flood discharge would result.

   D.   Variances shall only be issued upon a determination that the variance is the minimum necessary considering the flood hazard, to afford relief. “Minimum necessary” means to afford relief with a minimum of deviation from the requirements of this chapter. For example, in the case of variances to an elevation requirement, this means the planning commission need not grant permission for the applicant to build at grade, or even to whatever elevation the applicant proposes, but only to that elevation which the planning commission believes will both provide relief and preserve the integrity of this chapter. Any applicant to whom a variance is granted shall be given written notice over the signature of a community official that:

      1.   The issuance of a variance to construct a structure below the base flood level will result in increased premium rates for flood insurance up to amounts as high as twenty-five dollars for one hundred dollars of insurance coverage, and

      2.   Such construction below the base flood level increases risks to life and property. It is recommended that a copy of the notice shall be recorded by the floodplain administrator in the Office of the Los Angeles County Recorder and shall be recorded in a manner so that it appears in the chain of title of the affected parcel of land.

   E.   The floodplain administrator will maintain a record of all variance actions, including justification for their issuance, and report such variances issued in its biennial report submitted to the Federal Emergency Management Agency.

(Ord. 622-U § 2 (part), 2008).

   A.   In passing upon requests for variances, the planning commission shall consider all technical evaluations, all relevant factors, standards specified in other sections of this chapter, and the:

      1.   Danger that materials may be swept onto other lands to the injury of others;

      2.   Danger of life and property due to flooding or erosion damage;

      3.   Susceptibility of the proposed facility and its contents to flood damage and the effect of such damage on the existing individual owner and future owners of the property;

      4.   Importance of the services provided by the proposed facility to the community;

      5.   Necessity to the facility of a waterfront location, where applicable;

      6.   Availability of alternative locations for the proposed use which are not subject to flooding or erosion damage;

      7.   Compatibility of the proposed use with existing and anticipated development;

      8.   Relationship of the proposed use to the comprehensive plan and floodplain management program for that area;

      9.   Safety of access to the property in time of flood for ordinary and emergency vehicles;

      10.   Expected heights, velocity, duration, rate of rise, and sediment transport of the flood waters expected at the site; and

      11.   Costs of providing governmental services during and after flood conditions, including maintenance and repair of public utilities and facilities such as sewer, gas, electrical, and water system, and streets and bridges.

   B.   Variances shall only be issued upon a:

      1.   Showing of good and sufficient cause;

      2.   Determination that failure to grant the variance would result in exceptional hardship to the applicant; and

      3.   Determination that the granting of a variance will not result in increased flood heights, additional threats to public safety, or extraordinary public expense, create a nuisance (see “public safety and nuisance”), cause fraud and victimization of the public, or conflict with existing local laws or ordinances.

         a.   Variances may be issued for new construction, substantial improvement, and other proposed new development necessary for the conduct of a functionally dependent use provided that the provisions of Sections 21.32.220 are satisfied and that the structure or other development is protected by methods that minimize flood damages during the base flood and does not result in additional threats to public safety and does not create a public nuisance.

         b.   Upon consideration of the factors of Section 21.32.210A and the purposes of this chapter, the planning commission may attach such conditions to the granting of variances as it deems necessary to further the purposes of this chapter.

(Ord. 622-U § 2 (part), 2008).

   (b)   Unless otherwise specified, the provisions of California Code of Regulations Title 25 shall apply.

(Ord. 612 Exhibit A (part), 2008).

 

 

(Ord. 612 Exhibit A (part), 2008).

 

 

   (1)   Management. Every mobile home park community shall be properly managed to ensure maintenance of common facilities and to ensure individual home sites are developed and maintained in accordance with recorded rules and regulations for the park.

   (2)   Site use and improvements. Each mobile home shall be located on an approved mobile home site, and all mobile home sites shall be designed to accommodate independent mobile homes. No mobile home site shall be used as the location for more than one mobile home or trailer. Each mobile home shall be skirted.

   (3)   Roadways. Mobile home parks shall be developed with a minimum thirty-six-foot wide driveway entrance. Interior private streets shall be a minimum twenty-four-foot width with no parking on either side of any private road, a minimum thirty-two-foot width where parking is allowed on one side, and a minimum forty-foot width where parking is allowed on both sides. Individual mobile home sites shall have direct access from an interior street and not from a public street outside the park. Mobile home park roadways and driveways shall be paved and maintained in good repair in accordance with city standards.

   (4)   Drainage. All mobile home parks shall be located on a graded site with no depressions in which surface water will accumulate. The ground shall be sloped to provide storm drainage run-off by means of surface or subsurface drainage facilities.

   (5)   Fences and walls. Along the common boundary between a mobile home park and any single-family residential property, a minimum six-foot-high decorative solid masonry wall shall be constructed to serve as a visual screen and buffer between uses.

   (6)   Landscape buffer. When a mobile home park shares a common boundary with any residential property, the required twenty-foot structural setback area along all such common boundaries shall be landscaped and may be used for recreational purposes as authorized in conjunction with the conditional use permit.

   (7)   Landscaping. All required minimum setback areas around the perimeter of the park shall be permanently landscaped and maintained with ground cover, trees, and shrubs. Additionally, at least one tree shall be planted for each mobile home site.

   (8)   Accessory structures (storage cabinets). Each mobile home site shall be permitted a maximum of two accessory storage cabinet structures, with a maximum combined area of one hundred square feet for storage purposes. Accessory structures shall not be located in the front yard of any site and shall be set back a minimum of three feet from the mobile home structure, with the exception that non-combustible structures need not be setback from the lot lines or mobile home structure.

   (9)   Recreation area. A recreation area shall be provided and maintained on site at a rate of one hundred fifty square feet for each mobile home unit within the park. If children under the age of eighteen are permitted within the development, this requirement shall be increased to two hundred square feet for each mobile home space. Recreation areas include recreation rooms, landscaped buffer zones, walkways, playgrounds, and other similar amenities.

   (10)   Trash and recycling areas. Centralized trash and recycling areas with enclosures are required to be located throughout the park. All enclosures shall be constructed in accordance with the standards of the city. Individual trash and recycling containers may be permitted, subject to approval of the franchised refuse collection company.

   (11)   Utilities. Unless otherwise specifically authorized by the designated approving authority, all utilities providing service to the park shall be placed underground. Equipment appurtenant to the underground facilities (e.g., transformers, meter cabinets) may be placed above ground.

(Ord. 612 Exhibit A (part), 2008).

(Ord. 612 Exhibit A (part), 2008).

(Ord. 612 Exhibit A (part), 2008).

(Ord. 612 Exhibit A (part), 2008).

   (1)   Application submittal requirements. The application shall contain a statement that the applicant has proprietary or contractual authority to drill for and produce oil, gas and other hydrocarbon substances under the surface of at least seventy-five percent of the property to be included in the overlay district. If authority is contractual, the contract shall be provided with the application. The application shall also include a report from a state-licensed geologist confirming that the production of oil from beneath the proposed district would not, in his or her opinion, result in any noticeable subsidence.

   (2)   Public notice. Standard public hearing notice requirement for property owners within three hundred feet of the subject parcel shall be extended to five hundred feet.

   (3)   Staff review. The staff report to the designated approving authorities (planning commission and ultimately city council) shall include discussion of whether or not exploration for oil, gas, and other hydrocarbon substances is geologically justified in the district.

   (4)   Findings and conditions. Any action of the city council to approve an application for oil drilling and production shall include the standard findings for all requested entitlements and compliance with all applicable provisions herein. In addition to the development standards set forth in Section 21.36.050, the city council may impose additional conditions to protect the public health, safety, welfare, and physical environment of La Mirada.

   (5)   Term of conditional use permit. As identified in Chapter 21.106, the conditional use permit is a limited term permit and must be exercised within a specified period or become null and void. The conditional use permit term limit for oil drilling facilities and operation shall be ten years. Additionally, the permit shall become null and void if the approval is not exercised within one year from the effective date of the permit. Oil drilling facilities abandoned for a period of one year shall become null and void.

(Ord. 612 Exhibit A (part), 2008).

   (1)   Not more than one controlled drill site shall be permitted for each forty acres of land.

   (2)   Unless the city council determines that closer spaces are necessary for efficient oil field development, the minimum separation distance between controlled drill sites shall be one thousand three hundred twenty feet.

   (3)   Within one year from the effective date of district and permit approval, the lessee or developer shall execute an offer in writing giving to each record owner or property located in the oil drilling district who has not executed the lessee's or developer's lease or other authorization to drill the right to share in the proceeds of production from wells bottomed in the district, upon the same basis as those property owners who have by lease or other legal consent granted to the lessee or developer the right to drill for and product oil, gas or other hydrocarbon substances from the subsurface of the district. The offer shall remain open for acceptance for a period of five years from the effective date. During the period the offer is in effect, the owner/developer shall impound all royalties to which the owners or any of them may become entitled and pay to the record owners of property in the district who had not signed the lease at the time of such effective date, but who accept such offer in writing within the five-year period. Any such royalties impounded at the time the offer expires, which are not due or payable as hereinabove provided, shall be paid pro rata to those owners who, at the time of such expiration, are otherwise entitled to share in the proceeds of such production.

   (4)   In the case of properties under lease to a lessee who has not been permitted to drill and produce within an established oil drilling overlay district, the city council shall require that the lessee or developer who is authorized to drill and produce hydrocarbons from the district shall offer a consolidation agreement to the lessee who has not been permitted to drill and produce. Such consolidation agreement shall contain an offer in writing, open for acceptance for one hundred eighty days, giving such other lessee the choice of: assigning his or her leases to the district operator subject to terms and conditions agreed upon, or a consolidation agreement providing that each such lessee shall contribute to the cost of drilling, producing, or otherwise developing hydrocarbons within the district and shall share in the proceeds of production from the district either in the proportion that the area of his or her leasehold bears to the total area of the district, or in accordance with some other formula agreed upon.

   (5)   If circumstances do not permit the construction of controlled drill sites in adjoining or closely spaced districts in compliance with the requirements of this chapter, or if good zoning practice would be best served by consolidating competitive drilling and producing operations, the city council shall require competing lessees or developers of such district to enter into joint operations for the conduct of a unit plan of development of hydrocarbon reserves.

   (6)   Prior to commencement of operations, each lessee or developer shall post a group surety bond for one hundred thousand dollars in favor of the city to ensure compliance with conditions, provisions, restrictions, and requirements of this chapter to the satisfaction of the city attorney. The surety shall remain in effect for the life of the permit. This requirement may not be modified, waived, or extended.

   (7)   The designated approving authority determines that oil drilling and production activities have caused or may cause subsidence in the elevation of the ground within the district or within the immediate vicinity (based on expert data), the approving authority shall require the lessee or developer to take corrective action, including re-pressurizing the oil producing structure or cessation of oil drilling and production.

   (8)   The drilling of the wells shall be conducted in accordance with good oil field practice. Blow-out prevention equipment shall be installed and maintained in connection with the drilling of any well. Down-hole shut-off valves shall be installed on completed wells to guard against the danger of blow-outs.

   (9)   Producing wells that are required to be pumped shall be equipped with subsurface hydraulic units. All surface pumps and compressors shall be located within acoustically designed enclosures, adequately soundproofed. Wells shall be serviced with portable type equipment only.

   (10)   All oil and gas produced from the wells on the property shall be transported from the drill site by means of underground pipeline connected directly with the producing pump or with tanks or treating facilities by a completely closed system without venting products to the atmosphere at the production site, and in no event shall there be any storage or treatment facilities on the property other than necessary to conform production to pipeline requirements. LACT (lease automatic custody transfer) procedures shall be adopted wherever practical, but in no event shall more than three-day storage or two one thousand-barrel tanks (whichever is greater) be erected or maintained on the property. Furthermore, the production tanks and production equipment shall be so placed and located with respect to enclosing fixtures surrounding the site as to not be visible to persons on adjacent public streets or from adjacent residential property having approximately the same ground level elevation as the average ground level surrounding the drill site.

   (11)   No refining process or any process for the extraction of products from natural gas shall be carried on at the drill site, except for such minor process as necessary to make natural gas acceptable for delivery in the city gas mains.

   (12)   All tools, pipe, and other equipment in connection with the drilling and production activities shall be stored and kept on the drill site within a walled and landscaped enclosure.

   (13)   Drilling procedures shall be conducted efficiently for the purpose of removing and discontinuing derrick and drilling operations in the shortest possible time period.

   (14)   All drilling work shall be insured with limits as required by the public works director, and in no event less than two million dollars, against liability in tort and public liability and property damage, and against pollution liability damage in such amount as may be required by the public works director with respect to drilling or production, or activities or operations incident thereto. Each such policy shall be conditioned or endorsed to cover such agents, lessees, or representatives of the owner, lessee or permittee as may actually conduct drilling, production, or incidental operations permitted. The insurance policy shall be reviewed and kept with the city attorney. A certificate of insurance carrier and its address and a sworn statement that such insurance will be maintained in full force and effect, and shall be submitted to the city attorney prior to issuance of required permits.

   (15)   The drill site and approaches thereto shall at all times be kept in a clean, free from weeds and debris, other than necessary and incidental drilling equipment and supplies, and shall be effectively landscaped and maintained as required and conditioned. Special attention shall be paid to the accumulation of oil/oil products/equipment which might cause fumes or odors detrimental to the adjoining property. Furthermore, upon completion of the drilling operations, all equipment and supplies, except those actually necessary in production work and as specified on plans for the installation of the various production facilities and devices, shall be removed from the property, so that, as far as practicable, there be no evidence above the ground of the presence of the oil producing facilities in the pits and cellars heretofore specified.

   (16)   All pumping units established in the district shall be installed in pits so that no part thereof will be above the surface of the ground.

   (17)   Adequate fire fighting apparatus and supplies, approved by the fire department shall be maintained on the drilling site at all times during drilling and production operations.

   (18)   All production equipment shall be constructed and operated so that no noise, vibration, dust, odor or other harmful or annoying substances shall ever be permitted to result from production operations carried on at any drill site. Structures on the site shall not be permitted to become dilapidated, unsightly or unsafe. If capable of reducing factors of nuisance or annoyance, proven technological improvements in methods of production shall be adopted as they become available.

   (19)   All permanent equipment shall be painted and kept in neat condition. All production operations shall be as free from noise as possible with modern oil operations.

   (20)   In compliance with safety and clearance requirements, all equipment used in connection with the flowing or pumping of wells shall be properly screened.

   (21)   When drilling is completed on a well, the site shall be free of debris, landscaped with planting of shrubbery so as to screen from public view, and permanent equipment kept in good condition.

   (22)   An internal combustion engine or electrical equipment may be used in the drilling or pumping operations of the well, and if an internal combustion engine is used, mufflers shall be installed on the engine to reduce noise. Muffler installation shall be to the satisfaction of the fire department.

   (23)   All waste substances used or produced in connection with oil drilling production or operations shall be retained in watertight receptors from which they may be piped or hauled for terminal disposal in a dumping area specifically approved for such disposal by the Los Angeles Regional Water Pollution Control Board.

   (24)   Drilling, pumping and other power operations shall use electrical power generated off-site.

   (25)   Drilling operations shall be conducted in connection with only one well at a time in any one district, and such well shall be completed before operations for the drilling of another well are commenced; provided, however, that the city may permit the drilling of more than one well at a time after the discovery well has been completed.

   (26)   All oil drilling and production operations shall be conducted in such a manner as to eliminate, as far as practicable, dust, noise, vibration or noxious odors, and shall be in accordance with the best accepted practices incident to drilling for and production of oil, gas and other hydrocarbon substances.

   (27)   All parts of the derrick above the derrick floor not reasonably necessary for ingress and egress, including the elevated portion thereof used as a hoist, shall be enclosed with fire resistive soundproofing material approved by the county fire department, and the same shall be painted or stained so as to render such material as unobtrusive as practicable.

   (28)   All tools, pipe and other equipment used in connection with any drilling or production operations shall be screened from view, and all drilling operations shall be conducted or carried on behind a solid fence, which shall be maintained in good condition at all times, and be painted or stained so as to render such fence as unobtrusive as practicable.

   (29)   Materials, equipment, tools or pipe used for drilling or production operations shall be delivered to or removed from the controlled drilling site between the hours of 8:00 a.m. and 6:00 p.m. daily. Special approval from the city planner is required for delivery and removal outside of specified hours. With the exception of drilling and production operations, no work shall be conducted on the property between the hours of 7:00 p.m. and 7:00 a.m., Sundays, or state holidays.

   (30)   No earthen sumps shall be used.

   (31)   No oil, gas or other hydrocarbon substances may be produced from any well hereby permitted unless all equipment necessarily incident to such production is completely enclosed. Enclosures shall be approved by the building and fire departments, shall be permanent in nature, and shall be designed to be compatible with surrounding development. The architectural treatment of the enclosure's exterior shall also be subject to planning commission approval.

   (32)   No oil, gas or other hydrocarbon substances may be produced from any well located within a one-half mile radius of any residential property or use, unless all equipment necessarily incidental to such production is installed below the natural surface of the ground and such installation and equipment shall be made in accordance with fire department requirements.

   (33)   Any production tanks shall be installed below the natural surface of the ground and the installation thereof shall be made in accordance with safety requirements of the fire department.

   (34)   Except as otherwise required by law or ordinance, no sign shall be constructed, erected, maintained or placed on the premises in connection with the drilling or production operations.

   (35)   Suitable and adequate sanitary toilet and washing facilities shall be installed and maintained in a good condition at all times.

(Ord. 612 Exhibit A (part), 2008).

   (a)   To implement the policies of the core area plan; and

   (b)   To provide for an increased variety and intermixture of residential and commercial activities. (Ord. 736, § 5 (part), 2025; Ord. 661 § 6 (part), 2012).

   (a)   Multiple family dwellings and residential infill.

   (b)   Retail stores, shops and offices supplying commodities or performing services such as those provided by department stores, specialty shops, personal and business service establishments, antique shops, artists' supply stores and similar uses.

   (c)   Restaurants, including outdoor eating areas and establishments. For the purpose of this district only, a restaurant is an eating establishment which serves food to customers primarily for consumption on the premises. It includes, but is not limited to, lunch counters, coffee shops, cafes, pizza parlors, soda fountains, fast-food and full-service dining establishments. It may provide alcoholic beverage sales for drinking on premises provided that such sales are ancillary to food service.

   (d)   Business and technical schools, and schools and studios for photography, art, music and dance.

   (e)   Mixed uses - residential with commercial.

   (f)   Single room occupancy (SRO) development(s) pursuant to the requirements outlined in Section 21.43.030.

   (g)   Low-barrier navigation center. (Ord. 736, § 5 (part), 2025; Ord. 661 § 6 (part), 2012).

   (a)   Accessory structures meeting the construction, yard, setback, height, and area limitations applicable to accessory buildings as set forth in Chapter 21.60 of this code.

   (b)   Home occupations subject to the provisions of Chapter 21.98 of this code.

   (c)   Other accessory uses and accessory buildings customarily appurtenant to a permitted use subject to the requirements of Chapter 21.42 of this code.

   (d)   Accessory dwelling units per Section 21.18.030 of this Code. (Ord. 736, § 5 (part), 2025; Ord. 661 § 6 (part), 2012).

   (a)   Theaters.

   (b)   Commercial or office uses that are conditionally permitted as put forth in Section 21.20.020.

   (c)   Any use that sells alcoholic beverages for offsite or onsite consumption.

   (d)   Businesses that include entertainment.

   (e)   Any other retail business, service establishment, or mixed use involving retail, service or commercial uses not listed in this chapter which are determined to be consistent with the purposes of this section and which will not impair the present or potential use of adjacent properties. (Ord. 736, § 5 (part), 2025; Ord. 661 § 6 (part), 2012).

      1.   Structures shall not exceed three stories in height. A building of more than two stories must be designed in such a manner so as to avoid the appearance of excessive bulk.

      2.   Development of parcels within the Imperial Highway Specific Plan shall be subject to the standards listed within the Imperial Highway Specific Plan document.

   (b)   The following open space, lot area, and setback requirements are applicable in the mixed use overlay zone.

      1.   Open space. For mixed or single use buildings, the total usable open space shall equal twenty-five percent (25%) of gross residential floor area. A portion of the twenty-five percent (25%) may be above-ground level, in the form of decks, balconies, or similar features.

      2.   Front, side, and rear yards. The front, side, and rear yard setbacks shall correspond to those requirements of the base zone district.

   (c)   The number of parking spaces required shall correspond to those requirements of the base zone district. (Ord. 736, § 5 (part), 2025; Ord. 661 § 6 (part), 2012).

   (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).

   (a)   Adequate external lighting shall be provided for security purposes. The lighting shall be stationary, directed away from adjacent properties and public rights-of-way, and of intensity compatible with the neighborhood.

   (b)   The development shall provide laundry facilities or services adequate for the number of residents.

   (c)   The development may provide one or more of the following specific common facilities for the exclusive use of the residents and staff:

      1.   Central cooking and dining room(s).

      2.   Recreation room.

      3.   Counseling center.

      4.   Child care facilities.

      5.   Other support services.

   (d)   Parking and outdoor facilities shall be designed to provide security for residents, visitors and employees.

   (e)   On-site parking shall be supplied at a ratio of one space for every employee.

   (f)   For the purposes of noise abatement, organized outdoor activities may only be conducted between the hours of eight (8) a.m. and ten (10) p.m.

   (g)   Emergency shelters shall provide a refuse storage area that is completely enclosed with masonry walls not less than six (6) feet high with a solid-gated opening and that is large enough to accommodate a standard-sized trash bin adequate for use on the parcel, or other enclosures as approved by the community development director or his or her designee. The refuse enclosure shall be accessible to refuse collection vehicles.

   (h)   The agency or organization operating the shelter shall comply with the following requirements:

      1.   Temporary shelter shall be available to residents for no more than six (6) months.

      2.   Staff and services shall be provided to assist residents to obtain permanent shelter and income.

      3.   The provider shall have a written management plan including, as applicable, provisions for staff training, neighborhood outreach, security, screening of residents to insure compatibility with services provided at the facility, and for training, counseling, and treatment programs for residents.

      4.   The site shall be kept free of rubbish and debris at all times.

      5.   The operator may provide a storage area for the temporary storage of personal items of the clients. This storage area shall not be visible from the right-of-way.

   (i)   The shelter shall contain no more than five beds per 1,000 square feet of lot size, but no greater than a maximum number of 150 beds. Shelters shall not serve more persons than they have beds. (Ord. 736, § 5 (part), 2025; Ord. 661 § 8 (part), 2012).