9.1 Review of Discount Store Ordinance — La Mirada City Council, September 22, 2026

ADMINISTRATIVE REPORT City Council
September 22, 2026
TO: Mayor and City Council
FROM: Jeff Boynton, City Manager
ORIGINATED BY: Manuel Muñoz, Community Development Director SUBJECT: REVIEW OF DISCOUNT STORE ORDINANCE - REVISED

REGULATORY FRAMEWORK AND NEXT STEPS

BACKGROUND
The City of La Mirada has experienced an increase in the number and concentration of discount stores within commercial shopping centers. Discount stores are not currently defined as a separate land use classification in the La Mirada Municipal Code (LMMC) and are generally classified under the broader "Retail Sales" category. As a result, these businesses may operate by-right in commercial zones where retail sales are permitted without regulations specifically addressing their concentration, operation, or maintenance.

On December 10, 2024, the City Council adopted Interim Ordinance No. 739-U, establishing a temporary moratorium on the establishment, operation, and expansion of discount stores to allow the City to evaluate potential impacts and determine whether permanent regulations were warranted. During the discussion, the City Council identified several areas for further evaluation, including concentration and clustering, healthy food access, the definition of discount stores, and property and business owner accountability.

On January 14, 2025, the City Council adopted Interim Ordinance No. 740-U, extending the moratorium for an additional ten months and fifteen days. On November 25, 2025, the City Council adopted Interim Ordinance No. 745-U, approving the second and final extension through December 8, 2026, to provide additional time for staff to complete its evaluation and develop permanent regulations.

On September 8, 2026, the City Council conducted a Study Session to review the proposed Discount Store Ordinance framework. The City Council directed staff to revise he proposed concentration standard from a maximum of three Discount Sale:
establishments per shopping center to one per shopping center and to allow lawfull established existing establishments to continue operating, subject to applicable operational and maintenance standards.

AGENDA NO. 9.1
Discount Store Ordinance
City Council Meeting of September 22, 2026

FINDINGS
The following findings summarize staff's evaluation of existing Discount Sales establishments, research and field observations conducted during the moratorium period, and the revised regulatory approach developed following the September 8, 2026 City Council Study Session and subsequent consultation with the City Attorney's Office.

Discount Store Definition
Staff refined the definition developed for the interim ordinance to better align the proposed use with the City's existing Retail Sales classification. The proposed ordinance would establish "Discount Sales" as a distinct land use classification within the broader Retail Sales category, while "Discount Store" would refer to an individual establishment operating under that classification.
"Discount Sales (Discount Store)" A retail sales use in which at least seventy- five percent (75%) of the total Merchandise Display Area is devoted to merchandise sold in new or unused condition, consisting of outlet, close-out, discontinued, liquidation, overstock, or similar merchandise, offered at discounted, low, or very low-price points. An establishment classified as Discount Sales may also be referred to as a "Discount Store."
The seventy-five percent (75%) threshold shall be calculated based on the total Merchandise Display Area shown on the approved floor plan and shall be continuously maintained during operation of the establishment.

The term does not include grocery stores, supermarkets, pharmacies or drug stores, thrift or secondhand stores, warehouse clubs, department stores, or other retail establishments determined by the Community Development Director to have a substantially different business model and land use character.

Discount Sales establishments are distinct from thrift retail stores because they operate under different retail models. Discount Sales establishments primarily sell merchandise in new or unused condition, while thrift retail stores primarily sell secondhand or previously owned goods. Thrift retail stores are also subject to Assembly Bill 2632 (2024), effective January 1, 2025, which is codified in Government Code Sections 65630 through 65632 and establishes statewide requirements for their local regulation.

Existing Discount Store Inventory
The Planning Division identified nine existing Discount Sales establishments ranging in size from approximately 3,690 to 54,900 square feet. Seven are located along Imperial Highway, with the greatest concentration occurring at Green Hills Plaza, with four establishments, followed by Imperial Plaza, with two establishments. 2 Discount Store Ordinance
City Council Meeting of September 22, 2026
The inventory assisted staff in evaluating the location and characteristics of existing establishments and developing appropriate operational and maintenance standards. A summary of existing establishments is provided in Attachment "A," with a location map included as Attachment "B."
Research and Field Observations
Staff reviewed discount store regulations adopted by other Southern California jurisdictions, including land use classifications, definitions, approval requirements, and operational standards. This research is summarized in Attachment "C." Staff also conducted field observations of existing establishments and identified conditions related to merchandise display and storage, shopping carts, refuse and litter, storefront appearance, and general property maintenance. These observations helped inform the operational and maintenance standards included in the proposed ordinance.

Revised Regulatory Approach
The framework presented to the City Council on September 8, 2026, proposed allowing Discount Sales establishments by right, subject to a zoning clearance and a maximum of three establishments per shopping center. The City Council directed staff to revise the concentration standard to one establishment per shopping center and allow existing lawful establishments to continue operating.

Following the Study Session, staff consulted with the City Attorney's Office regarding implementation of the City Council's direction. Based on legal review, staff was advised that a fixed numerical concentration limit presented legal concerns. As a more legally defensible approach, the revised ordinance would remove the numerical concentration limit and instead require approval of a Conditional Use Permit for new Discount Sales establishments. This process would allow each proposed use to be evaluated on a case-by-case basis for compatibility with the shopping center, surrounding uses, site conditions, and applicable operational and maintenance standards.

Existing Discount Sales Establishments
Lawfully established existing Discount Sales establishments would be permitted to continue operating at their current locations and would not be required to obtain a Conditional Use Permit solely as a result of the new ordinance. Existing establishments would remain subject to applicable operational, maintenance, compliance, and enforcement standards.

The revised approach is intended to address the City Council's concerns regarding the compatibility, operation, and maintenance of Discount Sales establishments while providing more legally defensible framework for reviewing new establishments. 3 Discount Store Ordinance
City Council Meeting of September 22, 2026
Discount Store Ordinance
These observations and coordination between the Planning and Code Enforcement Divisions helped inform the proposed standards addressing the location, operation, and ongoing maintenance of Discount Sales establishments. A complete draft of Zoning Ordinance Amendment No. 59 is provided as Attachment "D," and Specific Plan Amendment No. 2026-01 is provided as Attachment "E." The following provides a concise summary of each section of the proposed ordinance, including its regulatory framework, operational standards, and implementation provisions.

21.58.010 - Purpose and Intent
Establishes the overall purpose of the Discount Sales regulations, including case-by- case review of new establishments through the Conditional Use Permit process and operational and maintenance standards intended to promote compatibility, property upkeep, commercial vitality, and protection of public health, safety, and welfare.

21.58.020 - Definitions
Identifies the key terms used throughout Chapter 21.58 and incorporates their definitions from Chapter 21.200 to ensure consistent interpretation and application of the Discount Sales regulations.

21.58.030 - Review and Approval Process
Requires new Discount Sales establishments to obtain a Conditional Use Permit and submit detailed operational, site, and floor plans for Planning Commission review. The section also authorizes conditions of approval and requires continued compliance with approved plans and any future modifications to be reviewed accordingly.

21.58.040 - Permitted Locations
New Discount Sales establishments may be allowed in applicable commercial zoning districts with approval of a Conditional Use Permit, subject to the requirements of Chapter 21.58 and any applicable exception. Existing lawfully established Discount Sales establishments may continue subject to the provisions for existing establishments in Section 21.58.080.

21.58.050 - Operation Standards
Establishes minimum operating requirements for all Discount Sales establishments, including standards for deliveries and loading, merchandise storage and display, shopping cart containment, approved floor plans, public safety, promotional activities, and site cleanliness. These standards also apply to existing establishments and may be supplemented by CUP conditions for new establishments.

21.58.060 - Maintenance Standards
Establishes ongoing maintenance requirements for all Discount Sales establishments, including property upkeep, litter and debris removal, trash and recycling, graffiti, exterior lighting, security measures, storefronts, landscaping, signage, code compliance, and maintenance of surrounding common areas impacted by the business. 4 Discount Store Ordinance
City Council Meeting of September 22, 2026

21.58.070 - Exceptions
Allows qualifying Food-Oriented Discount Sales establishments to obtain a Zoning Clearance in lieu of a Conditional Use Permit when at least 75 percent of the Merchandise Display Area is devoted to Food and Beverage Products. The establishment must continuously maintain the applicable 75 percent thresholds and comply with all operational, maintenance, and enforcement standards of Chapter 21.58.

21.58.080 - Existing Discount Stores
Allows lawfully established Discount Sales establishments to continue operating without a CUP, subject to obtaining Zoning Clearance, documenting existing conditions, and achieving compliance with operational and maintenance standards within one year. A CUP is required if continuation rights are lost due to noncompliance, significant expansion or intensification, a change in business ownership or operator, or discontinuance of the use for 60 consecutive days.

21.58.090 - Enforcement
Establishes enforcement procedures for violations of Chapter 21.58, including noncompliance with approved permits, plans, Corrective Action Plans, and conditions of approval. The section authorizes inspections, documentation requests, progressive enforcement, penalties, abatement, cost recovery, and other remedies available under the La Mirada Municipal Code.

Next Steps
Following this meeting, staff will incorporate City Council's direction and finalize Zoning Ordinance Amendment No. 59 and Specific Plan Amendment No. 2026-01 in coordination with the City Attorney. The anticipated schedule is:

Date Meeting
October 15, 2026 Planning Commission
October 27, 2026 City Council - 1s Reading
November 10, 2026 City Council - 2nd Reading
December 8, 2026 Interim Ordinance No. 745-U Expires
December 10, 2026 | Permanent Ordinance Effective, if adopted November 10, 2026 The Planning Commission will consider the proposed amendments at a duly noticed public hearing and provide a recommendation to the City Council. The City Council will subsequently conduct a noticed public hearing and consider introduction of the proposed ordinances, followed by second reading and adoption at a subsequent meeting.

If adopted on November 10, 2026, the ordinances would generally become effective thirty (30) days following final passage, on December 10, 2026. 5 Discount Store Ordinance
City Council Meeting of September 22, 2026
Interim Ordinance No. 745-U, which represents the second and final extension of the temporary moratorium, is scheduled to expire on December 8, 2026.

RECOMMENDED ACTION
It is recommended the City Council review and discuss the proposed Discount Store Ordinance and provide direction to staff regarding the development of permanent regulations applicable to discount stores.
6 Attachment "A"
La Mirada Discount Stores Table
Discount Stores in La Mirada
Shopping Center Cross Streets Business Name Business Address Opening Date Approximate Tenant SF Telegraph & Leffingwell Telegraph Rd. - Leffingwell Score More Outlet 14540 Leffingwell Rd. 10/2/2024 18,300 Shopping Center
Imperial Plaza West Imperial Hwy. Deal Hunterz 13910 Imperial Hwy. 4/3/2025 5,732 Edwards Rd.

Dollar Tree 13936 Imperial Hwy. 10/4/2013 7,550
Northgate Center West Imperial Hwy/Valley 97 Cent Plus 12719 Valley View Ave. 9/3/2015 3,690 View Ave.

Green Hills Plaza East Imperial Hwy - Santa Dollar Tree 15723 Imperial Hwy. 3/1/2019 9,618 Gertrudes Ave.

Five Below 15743 Imperial Hwy. 7/23/2024 10,070
Ross Dress for Less 15745 Imperial Hwy. #A 9/18/2017 30,000 Grocery Outlet 15745 Imperial Hwy. #B 2/12/2018 30,000
Marshalls Center East Imperial Hwy - Santa Marshalls 15906 Imperial Hwy. 5/12/1977 54,900 Gertrudes Ave.

Attachment "B"
La Mirada Discount Stores Map
Telegraph & Leffingwell
Shopping Center
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Leffingweil Rd Maanas Catering O
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Notary Public Fairacres On
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suk 4y. armsdale Ave Healthcare Center Bloefield Ave Courser Ave Leftingwes Rd LeffingwesRa oocy view Ave Valley View Ave os Coyotes Ave We35 LITICCK AVe Clearclen Aver Uestd S. L os Reyes Ave
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mpeial tiw a Imperial Hwy.

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Northgatel 194 EATERY Grayville Cr nola Ave Oxford bt
Hospitals of La Mirada Grayville D
wargoarot Ave. Gonzalez Marke View Tellin 0- Oak Creek Park 1 nan Gerces Avs Ramhurst Dr
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Imperial Plaza Northgate Plaza La Mirada Heights O Reginald M. Benton O T VISW Five Below Middle Schocl Marshalls
Deal Hunterz 97 Cent Plus
Ross Dress for Less Center
Dollar Tree Marshalls
Grocery Outlet
Attachment "C"
Area Discount Store Regulations
City Land Use Definition By-Right or CUP Key Regulation Downey Retail store that sells individual items generally obtained Current Moratorium Overstock/Disc through outlet, close- out, discontinued, liquidation, or overstock, primarily at a single discount price or in the low and very low-price ranges (e. g., $ 10. 00 or less);
Carson Discount Stores Retail establishment that sell a broad range of outlet, By-Right Min. Lot Area: Not permitted on lots less than 6 acres. Min close-out, discontinued, liquidation, or overstock and Separation: 1/2 miles from each discount store. Hours of general merchandise, primarily at single discount price Operation: 8:00 am to 9:00 pm and/or in the low and very low-price ranges. Parking: 1 stall for 250 SF Norwalk Discount Retail establishments less than 10,000 SF in floor area By-Right Min Lot Area - Existing shopping center with 3 tenants Stores, Small that sell a broad range of outlet, close-out, discontinued, Min Separation - 1 mile from each discount store Format liquidation, or overstock and general merchandise, Hours of Operation - 8:00 am to 9:00 primarily at a single discount price and/or in the low and Maintenance - Dumpsters with four sides with opening very low-price ranges Security - External surveillance cameras with access to Public Safety and LA County Sheriff Department
Illumination - Adequate lighting with lighting plan approved by PSD, CDD and LA County Sherriff Department.

Landscaping - Landscape and irrigation provided
Waste - One solid waste container in front of business
Pico Rivera Discount Stores Retail establishments that sell a broad range of outlet, CUP No additional regulations close-out, discontinued, liquidation, or overstock and
general merchandise, primarily at a single discount price and/or in the low and very low-price ranges.

ATTACHMENT "D"
ORDINANCE NO. XXX

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF LA MIRADA ADOPTING ZONING ORDINANCE AMENDMENT NO. 59,

ESTABLISHING LAND USE REGULATIONS APPLICABLE TO

DISCOUNT SALES (DISCOUNT STORE) ESTABLISHMENTS IN

COMMERCIAL ZONING DISTRICTS, INCLUDING CONDITIONAL USE

PERMIT AND LOCATION REQUIREMENTS, OPERATIONAL AND

MAINTENANCE STANDARDS, EXCEPTIONS, AND PROVISIONS
APPLICABLE TO EXISTING DISCOUNT SALES ESTABLISHMENTS;
RENUMBERING CHAPTER 21.58 (LOW-BARRIER NAVIGATION
CENTERS) AS CHAPTER 21.47; AND FINDING THE PROPOSED

AMENDMENT EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT (CEQA) PURSUANT TO SECTION 15061(B)(3) OF THE CEQA GUIDELINES.

A. Recitals.
(i) Pursuant to Chapter 21.120 of Title 21 of the La Mirada Municipal Code, the City may amend the text of the Zoning Ordinance to address changing land use conditions and establish appropriate regulations, subject to the applicable procedures and findings required for a Zoning Ordinance Text Amendment.
(ii) On December 10, 2024, the City Council adopted Interim Ordinance No. 739-U, establishing a temporary forty-five (45)-day moratorium on the establishment, operation, and expansion of Discount Stores within the City to allow staff to evaluate potential land use, concentration, operational, and maintenance impacts.
(iii) On January 14, 2025, the City Council adopted Interim Ordinance No. 740- U, extending the moratorium for an additional ten (10) months and fifteen (15) days, through December 8, 2025, to allow the City to continue its evaluation and development of permanent regulations.
(iv) On November 25, 2025, the City Council adopted Interim Ordinance No. 745-U, approving the second and final extension of the moratorium for an additional one (1) year, through December 8, 2026, to provide staff additional time to complete its research and develop permanent regulations applicable to Discount Sales establishments.
(v) During the moratorium period, City staff evaluated existing Discount Sales establishments, conducted field observations, reviewed regulatory approaches utilized by other jurisdictions, and coordinated between the Planning Division and Code Enforcement Division to develop appropriate land use, operational, and maintenance standards.
3299878
(vi) On September 8, 2026, the City Council conducted a Study Session to review and discuss the proposed regulatory framework for Discount Sales establishments and provided direction to staff regarding the preparation of permanent land use, operational, maintenance, and enforcement standards.
(Vil) On September 22, 2026, the City Council received an Administrative Report regarding subsequent legal review of the proposed regulatory framework and provided direction to proceed with a revised approach requiring a Conditional Use Permit for new Discount Sales establishments while allowing lawfully established existing establishments to continue operating subject to applicable operational and maintenance standards. (viii) On October 15, 2026, the Planning Commission of the City of La Mirada conducted a duly noticed public hearing concerning the adoption of this Ordinance and approved Resolution No. XXX recommending to the City Council adoption of Zoning Ordinance Amendment No. 59.
(ix) On November 10, 2026, the City Council of the City of La Mirada conducted a duly noticed public hearing concerning the proposed Ordinance. (X) All legal prerequisites to the adoption of this Ordinance have occurred.

B. Ordinance.

NOW, THEREFORE, the City Council of the City of La Mirada does hereby ordain as follows:

Section 1. The City Council finds that the facts set forth in the Recitals, Part A, of this Ordinance are true and correct.

Section 2. Section 21.20.020 - Permitted Land Uses of Title 21 of the La Mirada Municipal Code is hereby amended to include "Discount Sales (Discount Store) as follows:

Table 21.20.020
Permitted Uses in Commercial Zoning Districts
Use C-O C-1 C-4 (1) C-F
Discount Sales CUP 14 CUP 8, 14 CUP14 CUP14
(Discount
Store)
P = Permitted; CUP = Conditional Use Permit; X = Prohibited Notes:
2 14. Shall comply with Chapter 21.58. A Food-Oriented Discount Sales Establishment qualifying pursuant to Section 21.58.070 shall require Zoning Clearance in lieu of a Conditional Use Permit.

Section 3. Existing Chapter 21.58 21.47 of Title 21 of the La Mirada Municipal Code, entitled "Low-Barrier Navigation Centers," is hereby renumbered from Chapter 21.58 to Chapter 21.47. All sections, subsections, and internal cross-references within the chapter shall be correspondingly renumbered to reflect the change 21.58 to

21.47. For purposes of this Ordinance, existing Municipal Code text proposed for deletion or renumbering is shown in strikethrough, and new or replacement text is shown in italics.

Text not shown in strikethrough or italics is intended to remain unchanged.

Accordingly, all existing section numbers within the chapter shall be revised as follows:

Chapter 21.58 21.47

LOW-BARRIER NAVIGATION CENTERS

21.58.010 21.47.010 Purpose and intent.

21.58.020 21.47.020 Applicability.

21.58.030 21.47.030 Operational standards.

21.58.040 21.47.040 Monitoring and reporting.

21.58.050 21.47.050 Application procedure.

21.58.060 21.47.060 Sunset clause.

21.58.010 21.47.010 Purpose and intent.

These regulations are intended to facilitate the development of low-barrier navigation centers (LBNC) as set forth in California Government Code Section 65660 to 65663. A low-barrier navigation center provides essential housing-first, low-barrier, service- enriched shelters that are designed to help individuals experiencing homelessness transition into permanent housing. (Ord. 736, § 5 (part), 2025).

21.58.020 21.47.020 Applicability.

A low barrier navigation center that complies with the provisions of this chapter shall be permitted within the R-3 and R-4 zones, as well as the MUO and ESO overlays. (Ord. 736, § 5 (part), 2025).

21.58.030 21.47.030 Operational standards.

The operation of low barrier navigation center must adhere to the following:
(a) Connected services. It offers services to connect people to permanent housing through a services plan that identifies services staffing. (b) Coordinated entry system. It is linked to a coordinated entry system, so that staff in the interim facility or staff who co-locate in the facility may conduct assessments and provide services to connect people to permanent housing. (c) Homeless management information system. It has a system for entering information regarding client stays, client demographics, client income, and exit destination 3 through the local Homeless Management Information System as defined by Section 578.3 of Title 24 of the Code of Federal Regulations as may be amended from time to time. (d) A clear and enforceable code of conduct must be established for residents to ensure a safe and respectful living environment.
(e) Daily operations. Must operate 24 hours a day, seven days a week, to provide continuous support to residents.
(f) Code compliant. It complies with Chapter 6.5 (commencing with Section 8255) of Division 8 of the Welfare and Institutions Code as may be amended from time to time. (Ord. 736, § 5 (part), 2025).

21.58.040 21.47.040 Monitoring and reporting.
(a) Annual report. Each approved low barrier navigation center shall be subject to annual review by the city, including a review of management services. The permit grantee shall be responsible for filing an annual report to the city which includes the number of individuals served, outcome related to permanent housing placements, compliance with operation standards, and services provided at the facility. (b) Inspections. The city reserves the right to conduct periodic inspections to ensure compliance with this chapter and applicable health and safety regulations. (Ord. 736, § 5 (part), 2025).

21.58.050 21.58.050 Application procedure.

An application for a zoning clearance for a low barrier navigation center permit shall be filed pursuant to Chapter 21.96. The Director shall approve an application that meets the development standards set forth in this chapter without discretionary review or a public hearing, no more than 60 days after the application has been deemed complete. (Ord. 736, § 5 (part), 2025).

21.58.060 21.47.060 Sunset clause.

This chapter shall only remain in effect until January 1, 2027 and on that date is repealed, unless the Legislature of the State of California extends Article 12 of Chapter 3 of Division 1 of Title 7 of the Government Code to a later date. (Ord. 736, § 5 (part), 2025).

Section 4. Chapter 21.58, entitled "Discount Sales (Discount Stores), is hereby added to Title 21 of the La Mirada Municipal Code to read as follows:

21.58.010 - Purpose and Intent

21.58.020 - Definitions

21.58.030 - Review and Approval Process

21.58.040 - Permitted Locations

21.58.050 - Operational Standards

21.58.060 - Maintenance Standards

21.58.070 - Exceptions

21.58.080 - Existing Discount Sales Establishments

21.58.090 - Enforcement

21.58.010 - Purpose and Intent
4 The purpose of this chapter is to establish reasonable land use, operational, and maintenance standards for Discount Sales establishments in order to promote a diverse and balanced commercial environment, maintain the appearance and vitality of commercial centers, promote compatibility with surrounding uses, minimize potential impacts on surrounding properties, and protect the public health, safety, and general The City recognizes that Discount Sales establishments provide convenient and affordable goods to residents and serve an important role in the local economy. However, such establishments may present land use and operational considerations related to site compatibility, property maintenance, merchandise display and storage, litter, shopping carts, loading and deliveries, outdoor storage, security, and other conditions that warrant additional review and regulation.

It is therefore the intent of this chapter to provide for the case-by-case review of new Discount Sales establishments through the Conditional Use Permit process and to establish operational and maintenance standards that promote compatibility with surrounding uses, maintain the quality and appearance of commercial properties, and minimize potential adverse impacts associated with Discount Sales operations.

21.58.020 - Definitions
For purposes of this chapter, the following terms shall have the meanings set forth in Chapter 21.200 (Definitions) of this title:

1. Business Operator

2. Discount Sales (Discount Store)

3. Food and Beverage Products

4. Food-Oriented Discount Sales Establishment

5. Industrial Park

6. Integrated Center

7. Merchandise Display Area

8. Shopping Cart Containment Area

9. Shopping Center
Unless otherwise provided in this chapter, all other words and phrases shall have the meanings established in Chapter 21.200 or elsewhere in this title.

21.58.030 - Review and Approval Process

1. Conditional Use Permit (CUP) Required.

Prior to the establishment or operation of a new Discount Sales establishment, a Conditional Use Permit shall be obtained pursuant to Chapter 21.110 (Conditional Use Permit). The Conditional Use Permit shall be subject to the requirements of this chapter and all other applicable provisions of this title. 5 2. Application Requirements.

In addition to the application requirements for a Conditional Use Permit, an application for a new Discount Sales establishment shall include the following:
a. Operational Statement - A written operational statement describing the proposed business operations and demonstrating compliance with all applicable operational and maintenance standards of this chapter. The statement shall include, at a minimum, the proposed hours of operation, delivery and loading activities, merchandise and inventory storage, shopping cart management, refuse and recycling operations, and any other information determined necessary by the Community Development Director to verify compliance with this section.
b. Site Plan - A site plan identifying the location of the proposed discount store within the property or shopping center and depicting parking areas, pedestrian and vehicular circulation, loading and delivery areas, refuse and recycling enclosures, outdoor areas, and other site features necessary to demonstrate compliance with this section.
c. Floor Plan - A finished floor plan depicting the gross floor area and complete interior layout of the establishment, including all shelving, racks, cases, tables, bins, baskets, checkout areas, interior storage areas, entrances, exits, customer aisles, accessible paths of travel, and other fixtures or operational areas. The floor plan shall clearly identify and show the dimensions of the various merchandise display areas and provide sufficient detail to determine compliance with the requirements of this chapter.
d. Additional Information - The Community Development Director may require additional plans, information, or documentation reasonably necessary to determine compliance with this section and other applicable provisions of this title.

3. Review and Approval.

The Planning Commission may approve a Conditional Use Permit for a Discount Sales establishment upon making the findings required pursuant to Chapter

21.110 and determining that the proposed use complies with the requirements of this chapter and all other applicable provisions of this title.

The Planning Commission may impose reasonable conditions of approval necessary to ensure compatibility with surrounding uses, address potential operational or site-related impacts, and ensure continued compliance with the requirements of this chapter.

4. Continued Compliance.

Following approval of a Conditional Use Permit, the Discount Sales establishment shall be operated in substantial conformance with the approved operational statement, site plan, floor plan, conditions of approval, and other approved 6 4. Continued Compliance.

Any expansion, intensification, or material modification of the approved use or plans shall be subject to review and approval in accordance with Chapter 21.110 and other applicable provisions of this title.

21.58.040 - Permitted Locations.

1. Commercial Zoning Districts
New Discount Sales establishments may be permitted in commercial zoning districts in which Discount Sales is identified as a conditionally permitted use pursuant to Section 21.20.020 (Permitted Land Uses), subject to approval of a Conditional Use Permit pursuant to Chapter 21.110, except as provided in Section

21.58.070, and compliance requirements of this chapter.

2. Existing Discount Sales Establishments
Lawfully established Discount Sales establishments operating prior to the effective date of this chapter shall be subject to the provisions of Section 21.58.080 (Existing Discount Sales Establishments).

21.58.050 - Operational Standards.

All Discount Sales establishments, including establishments lawfully operating prior to the effective date of this chapter, shall comply with the following operational standards.

For a Discount Sales establishment subject to a Conditional Use Permit, these standards shall constitute minimum requirements and may be supplemented by conditions of approval imposed pursuant to Chapter 21.110.

1. Deliveries and Loading Hours
Deliveries, loading, unloading, and related activities shall be permitted only during the following hours:

Monday through Saturday: 7:00 a.m. to 8:00 p.m.

Sunday: 9:00 a.m. to 8:00 p.m.

All delivery and loading activities shall be conducted in a manner that minimizes noise and disturbance to surrounding properties. Engines shall not be unnecessarily idled, and the use of horns, amplified sound, or other noise- generating equipment shall be limited to that reasonably necessary for the delivery or loading activity.
7 2. Loading and Unloading Areas
Loading and unloading activities shall occur only within designated loading areas or other locations approved pursuant to this chapter. Such activities shall not obstruct required parking spaces, drive aisles, sidewalks, accessible paths of travel, fire lanes, emergency access, or any public right-of-way, including public streets and sidewalks.

3. Temporary Exterior Staging
Temporary exterior staging of merchandise, inventory, pallets, boxes, delivery materials, or similar items shall be limited to areas approved for loading and unloading and shall not exceed one (1) hour per delivery or loading activity. All materials shall be moved indoors or otherwise removed from the staging area immediately upon completion of the delivery or loading activity.

4. Outdoor Display and Storage
Outdoor storage, display, or sale of merchandise is prohibited, including the placement of merchandise racks, pallets, boxes, shipping containers, inventory, or similar materials outside the building, except where otherwise expressly permitted by this title or approved by the City.

5. Interior Storage
Inventory, merchandise awaiting placement for sale, boxes, pallets, delivery materials, and other stored items shall be maintained within designated interior storage areas identified on the approved floor plan.

Interior storage areas shall be fully enclosed and physically separated from merchandise display areas and customer-accessible portions of the store by permanent walls and doors approved by the City and consistent with applicable Building and Fire Code requirements. Storage areas shall be screened from public view and shall not consist of portions of the retail sales floor temporarily blocked or partitioned for storage purposes.

Temporary barriers, curtains, merchandise shelving, stacked merchandise, pallets, boxes, or similar materials shall not be used to create or screen an interior storage area.

Stored materials shall not encroach into merchandise display areas, customer aisles, entrances, exits, accessible paths of travel, or other areas intended for customer circulation or emergency access.

6. Merchandise Display
Merchandise offered for sale shall be displayed only on shelving, racks, cases, tables, bins, baskets, or other fixtures designed and intended for retail merchandise display. All display fixtures shall be of a durable, finished, and commercially manufactured design and shall maintain a cohesive interior design theme and visual appearance throughout the sales floor. 8 7. Table and Bulk Merchandise Displays
Tables, bins, baskets, or similar fixtures used for the display of loose, bulk, promotional, seasonal, or miscellaneous merchandise shall be limited to no more than five percent (5%) of the total merchandise display area identified on the approved floor plan.

Such fixtures shall be compatible in design, materials, and appearance with the store's primary merchandise display system and shall contribute to a cohesive and orderly retail environment. Temporary, unfinished, improvised, or makeshift display fixtures shall not be permitted.

Such displays shall be maintained within designated merchandise display areas and shall not obstruct customer aisles, entrances, exits, accessible paths of travel, emergency access, or other required circulation areas.

8. Organization of Merchandise
Merchandise shall be maintained within designated merchandise display areas and arranged in an orderly manner by merchandise type, product category, or other clearly identifiable grouping.

Merchandise displays shall maintain a consistent and organized visual appearance throughout the customer-accessible areas of the store. Merchandise shall not be placed, stacked, accumulated, or stored in customer aisles, on floors, in entrances or exits, or outside approved merchandise display fixtures or designated display areas.

9. Shopping Carts
Where shopping carts are provided, the operator shall maintain all shopping carts on the premises and implement a shopping cart containment and retrieval program.

During business hours, employees shall regularly retrieve shopping carts from parking areas, sidewalks, drive aisles, landscaped areas, and other portions of the property and return them to an approved Shopping Cart Containment Area.

Shopping carts shall not be allowed to accumulate outside designated Shopping Cart Containment Areas.

At the close of business each day, all shopping carts shall be collected and placed within an approved Shopping Cart Containment Area.

Any Shopping Cart Containment Area shall be subject to review and approval by the Community Development Department and shall be architecturally compatible with the design, materials, and overall appearance of the shopping center.

Shopping Cart Containment Areas shall not occupy required parking spaces or obstruct drive aisles, pedestrian walkways, accessible paths of travel, fire lanes, emergency access, or other required vehicular or pedestrian circulation areas. 9 Shopping Cart Containment Areas shall not occupy required parking spaces or obstruct drive aisles, pedestrian walkways, accessible paths of travel, fire lanes, emergency access, or other required vehicular or pedestrian circulation areas.

10. Compliance with Approved Floor Plan
The Discount Sales establishment shall be operated in accordance with the floor plan approved pursuant to this chapter. Designated interior storage areas, merchandise display areas, customer circulation areas, entrances, exits, and other operational areas shall be maintained in the locations and configuration shown on the approved floor plan.

Any material modification to the approved floor plan that affects interior storage, merchandise display, customer circulation, accessibility, emergency access, or compliance with this chapter shall be submitted to the Community Development Department for review prior to implementation. Modifications to an establishment operating pursuant to a Conditional Use Permit shall be processed in accordance with Chapter 21.110.

Routine rearrangement of merchandise or display fixtures that does not alter designated storage areas, required circulation, accessibility, emergency access, or other applicable standards shall not require additional approval.

11. Public Safety Coordination and Letter of Agency
The business operator shall coordinate with the City's Public Safety Department and shall execute and maintain a current Letter of Agency, or other documentation approved by the Public Safety Department, authorizing appropriate law enforcement activity on the premises.

Security cameras shall be installed and maintained in good working condition to monitor building entrances, exits, exterior areas, and other locations determined necessary by the Public Safety Department. Camera placement and coverage shall be subject to review by the Public Safety Department.

In the event of reported criminal activity or a public safety incident, relevant security footage shall be made available to law enforcement upon request, consistent with applicable law.

The Letter of Agency and other required public safety documentation shall be renewed or updated as required by the Public Safety Department.

12. Promotional Activities, Crowd Management, and Cleanup Promotional events, special events, and similar activities shall occur entirely within the discount store unless a Temporary Use Permit or other required City approval is obtained.

During periods of increased customer activity, the business operator shall provide crowd and pedestrian management as necessary to ensure that entrances, exits, 10 sidewalks, accessible paths of travel, drive aisles, parking areas, fire lanes, and emergency access remain unobstructed.

The operator shall maintain the premises and surrounding areas free of litter, debris, packaging, and other materials generated by the business or promotional activity. Cleanup shall occur throughout the activity and immediately following its conclusion.

13. Entrance Trash Receptable
At least one trash receptacle shall be provided and maintained near the primary customer entrance of the discount store in a location approved by the Community Development Department.

The receptacle shall be durable, covered where appropriate, maintained in a clean and sanitary condition, and architecturally compatible with the building and shopping center and approved by the Community Development Department. The receptacle shall not obstruct pedestrian access, accessible paths of travel, building entrances or exits, or other required circulation areas.

The receptacle shall be emptied at least daily and more frequently as necessary to prevent overflow, odors, litter, or the accumulation of refuse around the receptacle.

21.58.060 - Maintenance Standards
All Discount Sales establishments, including establishments lawfully operating prior to the effective date of this chapter, shall comply with the following maintenance standards.

1. Property Maintenance.

The premises, including parking areas, sidewalks, pedestrian areas, landscaped areas, loading areas, storefronts, and areas immediately adjacent to the business, shall be maintained in a clean, safe, orderly, and well-maintained condition.

2. Litter and Debris.

Trash, litter, discarded merchandise, cardboard, packaging materials, and other debris associated with the business shall be removed at least daily and more frequently as necessary to prevent accumulation on the premises or surrounding areas

3. Trash and Recycling.

Trash and recycling containers shall be maintained within approved enclosures and shall remain closed except when being accessed. Containers shall not be 11 allowed to overflow, and trash, cardboard, merchandise, pallets, or other materials shall not be stored or accumulated outside an approved enclosure.

4. Graffiti.

Graffiti shall be removed in accordance with the applicable provisions of the La Mirada Municipal Code. Surfaces affected by graffiti removal shall be repaired, repainted, or refinished as necessary to maintain a uniform appearance.

5. Exterior Lighting.

Required exterior lighting serving entrances, pedestrian areas, parking areas, loading areas, and other areas necessary for public safety shall be maintained in good working condition. Lighting fixtures shall be maintained, directed, and shielded in accordance with approved plans and applicable City requirements to minimize glare onto adjoining properties.

6. Security Measures.

Security cameras, lighting, and other security measures required pursuant to this chapter or by the Public Safety Department shall be maintained in good working condition and shall remain operational as required.

7. Windows and Storefronts.

Storefront windows, doors, façades, and associated building surfaces shall be maintained in a clean and well-maintained condition. Window signs, advertisements, coverings, merchandise, shelving, and other materials shall comply with applicable sign regulations and shall not substantially obstruct required visibility into or out of the establishment.

Broken, damaged, deteriorated, or visibly unfinished storefront components shall be repaired or replaced in a timely manner.

8. Landscaping.

All required landscaping associated with the premises shall be maintained in a healthy, orderly, and well-maintained condition. Landscaped areas shall not be used for merchandise display, storage, temporary staging, refuse, or placement of shopping carts.

9. Abandoned and Obsolete Signs.

All signs, sign faces, tenant panels, advertisements, and other identifying features associated with a previous business shall be removed or replaced prior to occupancy. This requirement shall apply to building-mounted signs, monument signs, freestanding signs, directional signs, directory signs, and other signage located on the premises or within the shopping center identifying the business.

Vacant, blank, damaged, faded, outdated, or obsolete tenant panels shall not remain on monument signs, directory signs, or other shared signage serving the shopping center.
12 Building surfaces, monument signs, sign structures, or other areas containing outlines, discoloration, mounting holes, exposed wiring, brackets, adhesive residue, or other visible remnants of removed signage shall be repaired, repainted, replaced, or otherwise refinished to provide a clean and uniform appearance consistent with the surrounding building or sign structure.

All replacement signage shall comply with applicable provisions of the La Mirada Municipal Code and any approved sign program applicable to the property or shopping center.

10. Code Compliance.

Each Discount Sales establishment shall remain in compliance with this chapter, all applicable provisions of the La Mirada Municipal Code, and, as applicable, the approved Conditional Use Permit, Zoning Clearance, operational statement, site plan, floor plan, Corrective Action Plan, conditions of approval, and other approved plans or documents.

11. Common Area Maintenance and Business-Generated Impacts.

The business operator shall maintain the areas immediately surrounding the discount store, including adjacent sidewalks, pedestrian areas, parking areas, landscaped areas, and shopping cart collection areas, free of litter, debris, discarded merchandise, shopping carts, and other materials generated by or associated with the operation of the business.

Where such conditions extend into common areas of a shopping center, the business operator shall promptly remove or correct the condition and shall coordinate with the property owner or property management as necessary to maintain the affected area in a clean, safe, and orderly condition.

Nothing in this subsection shall relieve the property owner of any maintenance responsibility otherwise required by the La Mirada Municipal Code or other applicable law.

21.58.070 - Exceptions

1. Food-Oriented Discount Stores.
a. Exception from Conditional Use Permit
A Food-Oriented Discount Sales Establishment, as defined in Section

21.58.020, shall not be required to obtain a Conditional Use Permit pursuant to Section 21.58.030. Such establishment shall instead obtain a Zoning Clearance pursuant to Chapter 21.96 (Zoning Clearance/Plan Check) prior to establishment or operation. The exception provided by this section shall not authorize a Food-Oriented Discount Sales Establishment in a zoning district or Planning Area where Discount Sales is otherwise prohibited. 13 b. Zoning Clearance Requirements.

An application for a Zoning Clearance shall include an operational statement, site plan, finished floor plan, and any additional information determined necessary by the Community Development Director to verify compliance with this chapter.

The floor plan shall clearly identify the total Merchandise Display Area and the portions devoted to Food and Beverage Products sufficient to demonstrate that at least seventy-five percent (75%) of the total Merchandise Display Area is devoted to Food and Beverage Products and therefore qualifies as a Food-Oriented
Discount Sales Establishment.
c. Continued Qualifications.

A Food-Oriented Discount Sales Establishment shall continuously meet and maintain the required seventy-five percent (75%) thresholds for Discount Sales and the Food and Beverage Merchandise Display Area. Any modification that causes the establishment to fall below either of the required thresholds shall result in loss of the exception provided by this section and shall require approval of a Conditional Use Permit pursuant to Section 21.58.030 prior to continued operation as a Discount Sales establishment.
d. Continued Compliance.

Food-Oriented Discount Sales Establishments shall comply with all other applicable requirements of this chapter, including the operational standards Section 21.58.050, maintenance standards
of Section 21.58.060, and enforcement provisions of Section 21.58.090.

21.58.080 - Existing Discount Stores

1. Applicability.

Any Discount Sales establishment lawfully established and operating within the City prior to the effective date of this chapter may continue to operate at its existing location without obtaining a Conditional Use Permit, subject to compliance with the requirements of this section.

An existing Discount Sales establishment permitted to continue pursuant to this section shall not be subject to termination or abatement solely because a Conditional Use Permit is required for new Discount Sales establishments under this chapter.

Except as expressly provided herein, existing Discount Sales establishments shall comply with the applicable operational standards of Section 21.58.050, 14 maintenance standards of Section 21.58.060, and enforcement provisions of Section 21.58.090. The continuation rights provided by this section are specific to the Discount Sales establishment and Business Operator lawfully operating as of the effective date of this chapter.

2. Zoning Clearance Required for Existing Establishments.

Within sixty (60) days following written notice from the City, each existing Discount Sales establishment shall submit an application for a Zoning Clearance pursuant to Chapter 21.96 for the purpose of documenting the existing lawful operation and establishing the baseline conditions under which the establishment may continue to operate.

The Zoning Clearance application shall include an operational statement, site plan, finished floor plan, and any other information reasonably required by the Community Development Director to document the existing operation and determine compliance with this chapter.

Approval of a Zoning Clearance pursuant to this subsection shall not constitute approval of a new Discount Sales establishment or require an existing lawful establishment to obtain a Conditional Use Permit.

3. Compliance Review and Corrective Action.

As part of the Zoning Clearance review, the Community Development Department shall identify any operational or maintenance conditions that do not comply with the applicable requirements of this chapter. The City shall provide written notice to the Business Operator identifying the required corrective actions.

Within thirty (30) days of the City's written notice, the Business Operator shall submit a Corrective Action Plan to the Community Development Department. The Corrective Action Plan shall identify each outstanding item, the corrective action necessary to achieve compliance, applicable implementation milestones, and the anticipated completion date for each item.

Milestones shall be established at reasonable intervals based on the nature and complexity of each corrective action and shall demonstrate continued progress toward full compliance within the applicable compliance period. The Community Development Director may require periodic status updates, photographs, invoices, permits, contracts, or other documentation reasonably necessary to verify progress.

Failure to substantially meet an approved milestone or completion date, without an extension approved by the Community Development Director, shall constitute a failure to comply with the approved Corrective Action Plan and may be subject to the enforcement provisions of Section 21.58.090.
15 4. Compliance Period.

All required operational and maintenance corrections shall be completed within one (1) year from the date of the City's written notice. Compliance with this requirement shall include timely completion of the milestones and corrective actions established in the approved Corrective Action Plan.

The Community Development Director may approve modifications to individual milestones or the corrective action schedule for good cause, provided that full compliance is achieved within the one-year compliance period.

If an existing Discount Sales establishment fails to achieve full compliance within the one-year compliance period, the establishment shall no longer be eligible to continue operating pursuant to the existing establishment provisions of this section and shall cease operation unless and until a Conditional Use Permit is approved pursuant to Section 21.58.030. Obtaining a Conditional Use Permit shall not relieve the establishment of its obligation to correct any outstanding violations of Sections

21.58.050 and 21.58.060.

Failure to timely achieve compliance shall also constitute a violation of this chapter and shall be subject to the enforcement provisions of Section 21.58.090 and all other applicable provisions of the La Mirada Municipal Code.

Nothing in this subsection shall authorize continuation of a condition that presents an immediate threat to public health or safety, obstructs required accessibility, interferes with fire or emergency access, or otherwise constitutes an imminent hazard.

5. Failure to Obtain Required Zoning Clearance.

An existing Discount Sales establishment that fails to submit a complete application for the required Zoning Clearance within sixty (60) days following written notice from the City shall no longer be eligible for the continuation provisions of this section and shall be required to obtain approval of a Conditional Use Permit pursuant to Section 21.58.030 prior to continued operation.

The Community Development Director may extend the sixty-day period upon a showing of good cause.

6. Changes to Existing Establishments.

The continuation rights provided by this section are limited to the existing operation documented through the approved Zoning Clearance.

A Conditional Use Permit pursuant to Section 21.58.030 shall be required prior to any expansion or intensification of the existing Discount Sales establishment that results in an increase of twenty-five percent (25%) or more in the gross floor area, Merchandise Display Area, hours of operation, delivery activity, or other quantifiable operational characteristic documented in the approved Zoning Clearance.
16 Changes that do not meet the threshold established above shall be submitted to the Community Development Department for review and may require an updated Zoning Clearance or other applicable City approval.

7. Change in Business Operator.

Any change in ownership or control of an existing Discount Sales establishment shall terminate the establishment's eligibility to continue operating pursuant to the existing establishment provisions of this section.

Prior to operation by a new owner or Business Operator, the establishment shall obtain approval of a Conditional Use Permit pursuant to Section 21.58.030 and shall satisfy all applicable requirements of Title 4 (Business Permits and Regulations) and this title.

For purposes of this subsection, a change in ownership shall include the sale, transfer, assignment, or other conveyance of the Discount Sales business to a different person or entity, or any other change that requires issuance of a new business license under Title 4.

A change in ownership of the real property on which the Discount Sales establishment is located, without a change in ownership or operation of the Discount Sales business, shall not by itself require a Conditional Use Permit.

8. Discontinuance of Use.

Notwithstanding any longer discontinuance period otherwise provided by this title, if an existing Discount Sales establishment ceases operation or is discontinued for sixty (60) consecutive days or more, the continuation rights provided by this section shall terminate. Any subsequent operation of a Discount Sales establishment at the location shall be considered a new Discount Sales establishment and shall require approval of a Conditional Use Permit pursuant to Section 21.58.030 prior to operation.

Maintenance of a business license, lease, utilities, inventory, signage, or other documentation or indicia of the business alone shall not constitute continued operation of the Discount Sales establishment.

9. Verification and Continued Compliance.

The City may conduct inspections or require documentation reasonably necessary to verify compliance with the approved Zoning Clearance, Corrective Action Plan, and applicable requirements of this chapter.

Following completion of required corrective actions, the Discount Sales establishment shall continuously maintain compliance with this chapter. Failure to timely achieve or maintain compliance shall constitute a violation and shall be subject to Section 21.58.090 and all other applicable remedies of the La Mirada Municipal Code.
17 21.58.090 - Enforcement.

1. Enforcement.

The provisions of this chapter shall be enforced in accordance with Chapter 21.14 (Enforcement) and all other applicable provisions of the La Mirada Municipal Code.

2. Violations.

Failure to comply with any requirement of this chapter, an approved Conditional Use Permit, Zoning Clearance, operational statement, site plan, floor plan, Corrective Action Plan, condition of approval, or other approval or requirement issued pursuant to this chapter shall constitute a violation of the Zoning Ordinance.

Violations shall be subject to all remedies authorized by the La Mirada Municipal Code, including administrative enforcement, penalties, abatement, cost recovery, and any other remedy available to the City.

3. Verification of Compliance.

Upon reasonable notice, the City may inspect the premises and require the Business Operator to provide information, plans, records, photographs, or other documentation reasonably necessary to verify compliance with this chapter and any applicable Conditional Use Permit, Zoning Clearance, Corrective Action Plan, or other approved plans or documents.

4. Continued or Repeated Violations.

Continued or repeated violations of this chapter, failure to comply with an approved Corrective Action Plan, or failure to maintain compliance with an approved Conditional Use Permit or Zoning Clearance shall be subject to progressive enforcement and any additional remedies authorized by the La Mirada Municipal Code.

Nothing in this section shall limit the City's authority to pursue any other enforcement action or remedy available under the La Mirada Municipal Code or applicable law.

Section 5. Section 21.200.030 - "B" Definitions of Article X, Chapter

21.200 (Definitions), of Title 21 of the La Mirada Municipal Code is hereby amended to add the following definition in alphabetical order, with all other provisions of the section remaining unchanged:
"Business Operator" The person or entity responsible for the day-to-day operation, management, or control of a business establishment.

Section 6. Section 21.200.050 - "D" Definitions of Article X, Chapter

21.200 (Definitions), of Title 21 of the La Mirada Municipal Code is hereby amended to add the following definition in alphabetical order, with all other provisions of the section remaining unchanged:
18 "Discount Sales (Discount Store)." A retail sales use in which at least seventy-five percent (75%) of the total Merchandise Display Area is devoted to merchandise sold in new or unused condition, consisting of outlet, close-out, discontinued, liquidation, overstock, or similar merchandise, offered at discounted, low, or very low-price points.

An establishment classified as Discount Sales may also be referred to as a "Discount Store."
The seventy-five percent (75%) threshold shall be calculated based on the total Merchandise Display Area shown on the approved floor plan and shall be continuously maintained during operation of the establishment.

Section 7. Section 21.200.070 - "F" Definitions of Article X, Chapter

21.200 (Definitions), of Title 21 of the La Mirada Municipal Code is hereby amended to add the following definition in alphabetical order, with all other provisions of the section remaining unchanged:
"Food and Beverage Products" Food and non-alcoholic beverage products intended for human consumption, including fresh, refrigerated, frozen, canned, packaged, or similar grocery products. The term shall not include alcoholic beverages, tobacco or nicotine products, or merchandise not primarily intended for food consumption. "Food-Oriented Discount Sales Establishment" A Discount Sales establishment in which at least seventy-five percent (75%) of the total Merchandise Display Area is devoted to Food and Beverage Products. The qualifying merchandise display areas shall be identified on the floor plan approved as part of the zoning clearance and shall be continuously maintained during operation of the establishment.

Section 8. Section 21.200.100 - "" Definitions of Article X, Chapter

21.200 (Definitions), of Title 21 of the La Mirada Municipal Code is hereby amended to add the following definition in alphabetical order, with all other provisions of the section remaining unchanged:
"Industrial Park" An Integrated Center consisting of industrial, manufacturing, warehousing, distribution, research and development, office, or similar nonresidential uses. An Industrial Park may consist of one or more buildings or parcels and may include separate ownership interests, provided the properties function as a unified industrial development.
"Integrated Center." A development occupying an aggregate parcel area of five thousand (5,000) square feet or more and consisting of one or more buildings or parcels, under single or multiple ownership, that is developed or functions as a unified project through shared or interconnected ingress and egress, parking, vehicular or pedestrian 19 circulation, signage, landscaping, infrastructure, or other common site improvements. An Integrated Center may include a Shopping Center, Industrial Park, or other similarly coordinated development.

Section 9. Section 21.200.140 - "M" Definitions of Article X, Chapter

21.200 (Definitions), of Title 21 of the La Mirada Municipal Code is hereby amended to add the following definition in alphabetical order, with all other provisions of the section remaining unchanged:
"Merchandise Display Area" The interior floor area of a Discount Sales establishment devoted to the display and sale of merchandise, including areas occupied by shelving, racks, cases, tables, bins, baskets, and other approved merchandise display fixtures.

Merchandise display area shall not include interior check out areas, storage areas, offices, and restrooms.

Section 10. Section 21.200.200 - "S" Definitions of Article X, Chapter

21.200 (Definitions), of Title 21 of the La Mirada Municipal Code is hereby amended to add the following definition in alphabetical order, with all other provisions of the section remaining unchanged:
"Shopping Cart Containment Area" An area approved by the Community Development Department and specifically designated for the collection, storage, and containment of shopping carts associated with a business.

Section 11. Section 21.200.200 - "S" Definitions of Article X, Chapter

21.200 (Definitions), of Title 21 of the La Mirada Municipal Code is hereby amended to revise the existing definition of "Shopping Center" to read as follows, with all other provisions of the section remaining unchanged:
"Shopping Center" An Integrated Center consisting of three or more businesses occupied by retail, restaurant, personal service, office, or other commercial uses. A Shopping Center may consist of one or more buildings or parcels and may include separate ownership interests, provided the properties function as a unified commercial center.

Section 12. Based upon the substantial evidence presented to the City Council in connection with this matter, including the staff reports, supporting documentation, public testimony, and the record of proceedings, the City Council hereby makes the findings required pursuant to Chapter 21.120 (Zoning Ordinance Text/Map Amendment), including Section 21.120.040 (Required Findings for Zoning Code Amendment), of the La Mirada Municipal Code, as follows:
1) The proposed Zoning Ordinance Amendment is consistent with the goals, policies, and objectives of the General Plan in that it will:
a) Further Land Use Goal 1.0 and Policy 1.4 by establishing reasonable land use and operational standards that protect public health, safety, convenience, and welfare; 20 b) Further Land Use Goal 3.0 and Policies 3.2 and 3.3 by promoting a diverse and balanced mix of commercial uses and supporting economic enhancement of the City's commercial corridors, including Imperial Highway; c) Further Land Use Goal 6.0 and Policies 6. 1, 6.3, and 6.5 by establishing standards that promote property maintenance, improve commercial areas, and enhance the appearance and quality of commercial properties; and
d) Further Economic Goal 4.0 and Policies 4.1 through 4.3 by promoting property maintenance, improving and modernizing shopping centers, and establishing consistent operational, architectural, signage, landscaping, and property maintenance standards.
2) The proposed Zoning Ordinance Amendment will not adversely affect surrounding properties in that it will:
a) Establish a Conditional Use Permit process for new Discount Sales establishments to allow case-by-case evaluation of compatibility with surrounding properties, Shopping Centers, and commercial uses;
b) Provide the Planning Commission with the ability to evaluate site-specific conditions and impose appropriate conditions of approval to minimize potential land use and operational impacts;
c) Establish standards addressing deliveries, loading, merchandise storage and display, shopping carts, refuse, litter, security, property maintenance, and other operational conditions that could otherwise affect neighboring businesses and properties; and
d) Require ongoing compliance with approved plans and operational standards to ensure Discount Sales establishments are maintained in a manner compatible with surrounding commercial uses and the overall shopping center. 3) The proposed Zoning Ordinance Amendment promotes the public health, safety, and general welfare and serves the goals and purposes of this title in that it will:
a) Establish clear and consistent standards for the location, operation, and maintenance of Discount Sales establishments;
b) Promote safe and orderly business operations by regulating deliveries, loading, merchandise storage and display, shopping carts, pedestrian and vehicular circulation, emergency access, lighting, security, and refuse; c) Protect the appearance, functionality, and long-term vitality of commercial properties through ongoing maintenance and property management standards; 21 d) Reduce potential nuisances and operational impacts that could affect customers, neighboring businesses, surrounding properties, and the public; and e) Provide a clear discretionary review, administrative compliance, and enforcement framework to ensure continued compliance with the Zoning Ordinance and other applicable provisions of the La Mirada Municipal Code.

Section 13. The City Council hereby finds that it can be seen with certainty that there is no possibility that the adoption of this Ordinance, and the regulations established hereby, may have a significant effect on the environment. Therefore, it is exempt from further review under the California Environmental Quality Act, and the Guidelines thereunder, pursuant to Section 15061(b)(3) of Title 14 of the California Code of Regulations.

Section 14. The City Council declares that, should any provision, section, paragraph, sentence, or word of this Ordinance be rendered or declared invalid by any final court action by a court of competent jurisdiction, or by reason of any preemptive legislation, the remaining provisions, sections, paragraphs, sentences and words of this Ordinance shall remain in full force and effect.

Section 15. The City Clerk shall certify to the adoption of this Ordinance and shall cause this Ordinance to be published and/or posted as required by law.

PASSED, APPROVED AND ADOPTED this _ day of - 2026.

Anthony A. Otero, Mayor
ATTEST:
1, Leticia Revilla, City Clerk of the City of La Mirada, California, do hereby certify that the foregoing Ordinance was introduced at a regular meeting of the La Mirada City Council held on the 10th day of November, 2026, and was finally adopted at a regular meeting of the City Council of the City of La Mirada held on the 24" day of November 2026, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

Leticia Revilla, City Clerk
22 ATTACHMENT "E"
ORDINANCE NO. XXX

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF LA MIRADA ADOPTING SPECIFIC PLAN AMENDMENT NO. 2026-01, AMENDING

THE LA MIRADA IMPERIAL HIGHWAY SPECIFIC PLAN TO ESTABLISH

LAND USE REGULATIONS FOR DISCOUNT SALES (DISCOUNT
STORE) ESTABLISHMENTS WITHIN APPLICABLE PLANNING AREAS;

AND FINDING THE PROPOSED AMENDMENT EXEMPT FROM THE

CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) PURSUANT
TO SECTION 15061(B)(3) OF THE CEQA GUIDELINES.

A. Recitals.
(i) Pursuant to Chapter 21.118 of Title 21 of the La Mirada Municipal Code, the City may adopt and amend specific plans in accordance with applicable law and the procedures and findings established therein.
(ii) On December 10, 2024, the City Council adopted Interim Ordinance No. 739-U, establishing a temporary forty-five (45)-day moratorium on the establishment, operation, and expansion of Discount Stores within the City to allow staff to evaluate potential land use, concentration, operational, and maintenance impacts.
(iii) On January 14, 2025, the City Council adopted Interim Ordinance No. 740- U, extending the moratorium for an additional ten (10) months and fifteen (15) days, through December 8, 2025, to allow the City to continue its evaluation and development of permanent regulations.
(iv) On November 25, 2025, the City Council adopted Interim Ordinance No. 745-U, approving the second and final extension of the moratorium for an additional one (1) year, through December 8, 2026, to provide staff additional time to complete its research and develop permanent regulations applicable to Discount Sales establishments.
(v) During the moratorium period, City staff evaluated existing Discount Sales establishments, conducted observations, reviewed regulatory approaches utilized by other jurisdictions, and coordinated between the Planning Division and Code Enforcement Division to develop appropriate land use, operational, and maintenance standards.
(vi) On September 8, 2026, the City Council conducted a Study Session to review and discuss the proposed regulatory framework for Discount Sales establishments and provided direction to staff regarding the preparation of permanent land use, operational, maintenance, and enforcement standards.
(vii) On September 22, 2026, the City Council received an Administrative Report regarding subsequent legal review of the proposed regulatory framework and provided direction to proceed with a revised approach requiring a Conditional Use Permit for new Discount Sales establishments while allowing lawfully established existing establishments to continue operating subject to applicable operational and maintenance standards. (viii) On October 15, 2026, the Planning Commission of the City of La Mirada conducted a duly noticed public hearing concerning Specific Plan Amendment No. 2026-01 and approved Resolution No. _ recommending that the City Council approve Specific Plan Amendment No. 2026-01 and adopt this Ordinance.
(ix) On October 27, 2026, the City Council of the City of La Mirada conducted a duly noticed public hearing concerning the proposed Ordinance.

Concurrently with consideration of Specific Plan Amendment No. 2026-01, the City Council considered Zoning Ordinance Amendment No. 59, which establishes comprehensive land use, operational, maintenance, and enforcement regulations for Discount Sales establishments in Chapter

21.58 of the La Mirada Municipal Code.
(xi) All legal prerequisites to the adoption of this Ordinance have occurred.

B. Ordinance.

NOW, THEREFORE, the City Council of the City of La Mirada does hereby ordain as follows:

Section 1. The City Council finds that the facts set forth in the Recitals, Part A, of this Ordinance are true and correct.

Section 2. The La Mirada Imperial Highway Specific Plan is hereby amended pursuant to Specific Plan Amendment No. 2026-01 to amend Table 6-1 (Permit Requirements) to add "Discount Sales (Discount Store)" as follows:

Table 6-1
La Mirada Imperial Highway Specific Plan
Permit Requirements
"P" - Permitted
"CUP" - Conditional Use Permit
"DR" Design Review Required
"--"- Not Permitted
Planning Area Planning Planning Area
One Area Two Three
Use or PA- | PA- PA- PA- PA- PA- |PA-PA- Reference
Activity 1A 1B 1C 2A 2B 3A 3B 3C
Discount CUP CUP CUP CUP CUP CUP CUP LMMC Chapter
Sales 21.58. CUP
required except
2 (Discount that a qualifying
Store) Food-Oriented
Discount Sales
Establishment
pursuant to Section

21.58.070 shall
require a Zoning
Clearance in lieu of
a Conditional Use
Permit.

Section 3. Based upon the substantial evidence presented to the City Council in • connection with this matter, including the staff reports, supporting documentation, public testimony, and the record of proceedings, the City Council hereby makes the findings required pursuant to Chapter 21.118 (Specific Plan), including Section Specific lan mend entiNo. 202thet, a Mindin Mune a God ompera rigal af Specific Plan, as follows:
1) The proposed specific plan amendment is consistent with and provides for the orderly, systematic, and specific implementation of the general plan.

The proposed Specific Plan Amendment is consistent with and provides for the orderly, systematic, and specific implementation of the General Plan because it establishes clear land use regulations for Discount Sales establishments within the La Mirada Imperial Highway Specific Plan area while maintaining the commercial character and intended land use pattern of the Specific Plan.

The amendment identifies the Planning Areas in which Discount Sales establishments may be conditionally permitted and requires compliance with the applicable review, operational, maintenance, exception, and enforcement standards established in Chapter 21.58 of the La Mirada Municipal Code.

The amendment further implements the General Plan by providing for case-by-case review of new Discount Sales establishments through the Conditional Use Permit process, promoting compatibility with surrounding commercial uses, supporting a diverse and viable commercial environment, maintaining the appearance and functionality of commercial centers, and protecting the public health, safety, and general welfare.
2) The land use and development regulations within the specific plan are comparable in breadth and depth to similar zoning regulations contained in this title.

The land use and development regulations established by Specific Plan Amendment No. 2026-01 are comparable in breadth and depth to similar zoning regulations contained in Title 21 of the La Mirada Municipal Code. The amendment identifies the 3 Planning Areas in which Discount Sales establishments may be conditionally permitted and requires compliance with the applicable review, operational, maintenance, exception, and enforcement standards established in Chapter 21.58.

These provisions provide a level of land use regulation, discretionary review, operational control, and ongoing compliance consistent with comparable commercial use regulations contained in the City's Zoning Ordinance, including the requirement for Conditional Use Permit approval of new Discount Sales establishments and the applicable exception for qualifying Food-Oriented Discount Sales Establishments.

Section 4. The City Council hereby finds that it can be seen with certainty that there is no possibility that the adoption of this Ordinance, and the regulations established hereby, may have a significant effect on the environment. Therefore, it is exempt from further review under the California Environmental Quality Act (CEQA) and CEQA Guidelines, and the Guidelines thereunder, pursuant to Section 15061(b)(3) of Title 14 of the California Code of Regulations.

Section 5. The City Council declares that, should any provision, section, paragraph, sentence, or word of this Ordinance be rendered or declared invalid by any final court action by a court of competent jurisdiction, or by reason of any preemptive legislation, the remaining provisions, sections, paragraphs, sentences and words of this Ordinance shall remain in full force and effect.

Section 6. The City Clerk shall certify to the adoption of this Ordinance and shall cause this Ordinance to be published and/or posted as required by law.

PASSED, APPROVED AND ADOPTED this _ day of - 2026.

Anthony A. Otero, Mayor
ATTEST:
1, Leticia Revilla, City Clerk of the City of La Mirada, California, do hereby certify that the foregoing Ordinance was introduced at a regular meeting of the La Mirada City Council held on the 10" day of November, 2026, and was finally adopted at a regular meeting of the City Council of the City of La Mirada held on the 24th day of November 2026, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

Leticia Revilla, City Clerk
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La Mirada City CouncilSeptember 22, 2026

La Mirada City Council
September 22, 2026