Chapter 22.37
ADP-13 AREA DEVELOPMENT PLAN THIRTEEN
Sections:
22.37.020 Purpose and intent of an area development plan.
22.37.030 Description of the development area and vicinity.
22.37.040 Area development plan objectives.
22.37.050 Area development policies.
22.37.100 Categories of land use.
22.37.130 Intensity standards.
22.37.140 Site development standards.
22.37.150 Environmental performance standards.
22.37.010 Location.
Area development plan thirteen is located on the southeast corner of Carmenita Road and 183rd Street. The site is bounded by a single-family residence and a portion of the SR-91 freeway off-ramp to the south, Carmenita Road to the west, 183rd Street to the north, and Alexander Avenue to the east. (Ord. 903 § 1 (part), 2005)
22.37.020 Purpose and intent of an area development plan.
As provided for in Chapter 22.10 of this code, an area development plan is an instrument for guiding, coordinating and regulating the development of property within a given area. It is similar to a “specific plan” as authorized in Article 8 of Chapter 3 of the State Planning and Zoning Law and replaces the usual zoning regulations. The area development plan must be consistent with and carry out the provisions and objectives of the general plan of the city. It serves as a basis for the city to consider and act upon more detailed precise plans prepared by landowners, developers and public agencies.
The purpose of an area development plan is to promote an appropriate land use and to encourage the highest possible quality of design and environment within the designated area. Objectives, policies and standards are set forth in order to promote the special qualities and opportunities of the area while permitting the flexibility required to consider unique and imaginative designs. An area development plan establishes a pattern for the arrangement of land uses, circulation systems, open spaces and other features as necessary to coordinate developments on adjacent parcels of property and in order to achieve a functionally and visually integrated development of the entire area. (Ord. 903 § 1 (part), 2005)
22.37.030 Description of the development area and vicinity.
Area development plan thirteen (ADP-13) has three street frontages: Carmenita Road, which is a one-hundred-foot wide major arterial; 183rd Street, which is a eighty-foot wide secondary arterial; and Alexander Avenue, which is a sixty-foot wide residential collector street. The frontages are one hundred fifty lineal feet, three hundred thirty-five lineal feet, and one hundred thirty lineal feet, respectively, and are improved to their ultimate rights-of-way. The development area covers approximately 1.05 acres in size. The property is currently flat and vacant with the exception of some natural vegetation on the eastern half and remnants of a former service station on the western half. Surrounding land uses include: an existing single-family residence, zoned RS-6500, to the south; a portion of the SR-91 freeway off-ramp to the southwest; an existing office building, zoned COP, across Carmenita Road to the west; an existing single-family residential development, zoned RS-6500, to the northwest across Carmenita Road and 183rd Street; the Cerritos Post Office, zoned OS, to the north across 183rd Street; an existing single-family residential development, zoned RS-5000, to the northeast across 183rd Street; and an existing single-family residential development, zoned RS-5000, to the east and southeast across Alexander Avenue. (Ord. 903 § 1 (part), 2005)
22.37.040 Area development plan objectives.
The basic objectives of this plan are to:
(1) Encourage the property owner to develop the entire area plan at one time.
(2) Provide a highly attractive, innovative and stimulating affordable for-sale senior housing development featuring generously landscaped common activity areas.
(3) Provide the residents of the area with a desirable living environment through the development of a comprehensively planned, park-like neighborhood. (Ord. 903 § 1 (part), 2005)
22.37.050 Area development policies.
In order to achieve the foregoing objectives, the following policies shall be applied in managing, designing and regulating development and use within the area plan:
(1) At the time this area development plan is formally considered by the planning commission and city council, a tract map and a precise plan, which address the entire area development plan, shall be submitted for concurrent consideration and approval.
(2) Landscaping, fencing, roof materials and architectural design shall be integrated to provide an appearance of outstanding visual quality to motorists and pedestrians on the bounding streets and freeway off-ramp.
(3) The design and control of pedestrian and vehicular access and circulation, including roads and walks, shall be coordinated throughout the area in order to minimize vehicular interference with pedestrian traffic; de-emphasize the visual, environmental and psychological impact of motor vehicle facilities; and provide safe and convenient circulation throughout the development area.
(4) Particularly high standards of development shall be employed in order to ensure the quality of development and the continued level of upkeep necessary to realize the objectives of this area development plan.
(5) No greater density than the maximum permitted by this area development plan shall be allowed.
(6) A sufficient landscape setback shall be provided along Carmenita Road, 183rd Street and Alexander Avenue. The setback area shall include meandering sidewalks, clusters of trees, dense landscaping, and decorative perimeter block walls.
(7) Roofing materials shall be of clay mission or mission-type light concrete tile.
(8) Dwelling units shall be in clusters and designed in order to meet the needs of the residents of the development plan.
(9) The plan shall permit a maximum degree of flexibility consistent with a high standard of development.
(10) Noise attenuation measures deemed necessary to achieve city interior noise standards shall be applied to the residential buildings. (Ord. 903 § 1 (part), 2005)
22.37.060 Definitions.
Unless the context otherwise requires, words and phrases used in this area development plan shall have the same meanings as when used in this code. (Ord. 903 § 1 (part), 2005)
22.37.070 Area map.
The document entitled “Area Map/Area Development Plan Thirteen” is adopted as a part of the area development plan and is attached to the ordinance codified in this chapter. This map shows the boundaries of the development area, the location of the required street entrance, and other development conditions. (Ord. 903 § 1 (part), 2005)
22.37.080 Illustrative plan.
The development entitled “Illustrative Plan/Area Development Plan Thirteen” is adopted as a part of the area development plan. The illustrative plan represents one concept of a desirable implementation of the objectives, policies and standards of the area development plan. The illustrative plan is intended to serve as a guide rather than a set of specifications and, as such, is illustrative rather than mandatory. (Ord. 903 § 1 (part), 2005)
22.37.090 Net land area.
“Net land area” shall mean that area of a parcel of land or unit of development exclusive of public streets, rights-of-way, and recreational vehicle storage area, if any, which may exist. (Ord. 903 § 1 (part), 2005)
22.37.100 Categories of land use.
The only category of land use within the development area shall be planned residential development. (Ord. 903 § 1 (part), 2005)
22.37.110 Permitted uses.
The following uses shall be permitted in the development area subject to the provisions of this chapter:
(1) Multi-family dwellings. (Ord. 903 § 1 (part), 2005)
22.37.120 Accessory uses.
Section 22.40.210 of this code shall apply to this area development plan. (Ord. 903 § 1 (part), 2005)
22.37.130 Intensity standards.
On the area plan, the following intensity standards shall apply:
(1) Dwelling Unit Density. Dwelling unit density shall not exceed eighteen units per net acre and shall, in addition, meet the following requirements:
(a) The dwelling unit density in this development plan submitted for subdivision map/precise plan approval shall be no greater than one dwelling unit per every two thousand four hundred square feet of net land area.
(2) Building Coverage. There shall be no more than forty percent coverage of the net land area by residential buildings, accessory buildings, garages, and any covered structures, including overhangs in excess of thirty inches. (Ord. 903 § 1 (part), 2005)
22.37.140 Site development standards.
In connection with precise plan approval, the approving authority may permit minor deviations from the following site development standards if it is found that there are practical reasons for such deviations and that the changes conform to the spirit and intent of the area development plan. In addition to the development standards established by and under Chapters 22.70 and 22.74 of this code, the following standards shall apply to the development area:
(1) Private Usable Open Space. Private usable open space, such as a patio or a balcony, shall be provided to accommodate the open space needs of residents. Private usable open space shall be provided to all units. This space shall not include driveway or parking areas. It shall be distinguished from adjacent areas by a wall, wrought iron fence and/or landscape. The private usable open space for each unit shall be no less than forty square feet in area.
(2) Public Open Space. Public open space, including active recreation open space and passive open space, shall be provided and shall occupy at least thirty percent of the total unbuilt land area. The common recreation open space for active recreation activities shall be equivalent to at least ten percent of the combined floor area developed on the site.
(3) Setbacks.
(a) Adjacent to Carmenita Road. The setback of any buildings or structures (excluding perimeter block walls and temporary groundwater/soil remediation equipment as required by the Los Angeles Regional Water Quality Control Board) shall be a minimum of forty feet as measured from the face of street curb.
(b) Adjacent to 183rd Street. The setback shall be a minimum of twenty feet as measured from the face of street curb.
(c) Adjacent to Alexander Avenue. The setback shall be a minimum of forty feet as measured from the face of street curb.
(d) Other Adjacent Land Uses. The setback shall be a minimum of thirty feet from other adjacent land uses.
(e) Architectural Features. Features such as chimneys, balconies and eaves may encroach into the setback area no more than five feet.
(f) Walls. Walls within the area required to screen streets may encroach into the required setback area; provided, that the minimum setback distance for such walls shall be at least ten feet from the face of street curb. Any additional screening of streets or private yards shall be provided through the use of mounding, dense landscaping and decorative walls. Within the setback area, screen walls, benches, lighting, and other accessories shall be of common design approved by the director of community development. The down-lighting, up-lighting or spot-lighting of specimen trees and the use of decorative walkway lights shall be required.
(g) Adjacent to Interior Roads. There shall be a minimum setback of three feet from any property line adjacent to an interior roadway.
(4) Building Dimensions. In general, no building shall have a horizontal dimension greater than one hundred lineal feet unless, at the time of subdivision map/precise plan review, a greater length is found to be in conformance with the intent of this plan.
(5) Building Spacing. All buildings shall be separated by a minimum distance of at least fifteen feet and an average of twenty-five feet. Spacing between a residential building and a recreation building may be reduced to ten feet in limited areas; provided, that the average spacing is at least fifteen feet.
(6) Maximum Building Height. No building or structure shall exceed a maximum height of thirty-five feet from finish grade, whereas staircases and elevator shafts shall not exceed a maximum height of forty feet from finish grade. Architectural features that exceed a maximum height of thirty-five feet shall not cover more than ten percent of the total roof area.
(7) Dwelling Unit Area. The gross area per dwelling unit, not including patios or balconies, shall be no less than seven hundred fifty square feet for one-bedroom units and no less than eight hundred fifty square feet for two-bedroom units. The general mixture of one- and two-bedroom units as well as the mixture of very low-, low-, and moderate-income units shall be consistent with the guidelines established by the state of California and the Cerritos general plan.
(8) Architecture.
(a) Roofs. In order to provide for a measure of architectural harmony, all roofs shall consist of clay mission or mission-type light concrete tile.
(b) Trellises. Open trellis and beam construction shall be permitted, in order to enhance the architecture of the development. Open trellis coverage shall not be considered in calculating building coverage.
(9) Parking.
(a) There shall be at least one garage parking space for each dwelling unit, plus 0.9 open-air visitor parking spaces for each unit.
(b) Exterior parking spaces shall be at least nine feet by twenty feet or eleven feet by twenty feet for spaces adjacent to a landscaped area or wall, and shall be arranged in a manner that will not impair the traffic safety of any unit in the development.
(c) All garage parking spaces and driveway aprons shall be constructed of concrete, whereas roadways may be constructed of asphalt in accordance with city standards.
(d) All parking shall be arranged so that vehicles accessing or serving the dwelling units are not required to back onto a public street.
(10) Walls and Fences.
(a) All fences shall be of decorative concrete, brick, block or wrought iron. The design of walls and fences and the selection of landscape materials shall result in unifying elements throughout the development area. All walls and fences shall be coordinated to serve a common theme in terms of design, color, materials and location. The design, color, material and location of walls and fences shall be subject to the approval of the director of community development.
(b) Decorative walls and fences shall be permitted on the periphery of the development area for the units and recreation areas and there shall be a setback of a least ten feet between the wall and the face of curb along Carmenita Road and 183rd Street. Areas between the periphery walls and the face of curb along Carmenita Road and 183rd Street shall be fully landscaped and include meandering sidewalks.
(11) Greenbelt. A greenbelt is a linear pedestrian corridor of public open space consisting primarily of landscaping and a concrete walkway that is used to connect various areas within the development.
(a) No greenbelt between buildings, structures, units, or screening walls of at least six feet in height shall have a width of less than fifteen feet. Open trellis structures shall be allowed to encroach the greenbelt area as long as a minimum distance of eight feet is maintained between such structures.
(b) All greenbelts between buildings, or between buildings and spa recreation areas, shall include a concrete walkway measuring no less than four feet in width.
(12) Streets. The design of streets shall conform to the following standards and principles.
(a) Planted medians at least five feet wide shall be provided at the entrance street.
(b) The angle of any interior street intersection shall always be at or approximately at ninety degrees, unless otherwise approved by the director of public works and the director of community development.
(c) Interior street or driveway intersections shall be a minimum of one hundred feet apart on-center and can be reduced if one of the streets is not longer than one hundred fifty feet, unless otherwise approved by the director of public works and the director of community development.
(d) Cross (four-legged) intersections shall be discouraged, whereas “T” (three-legged) intersections shall be encouraged.
(e) The main access from Alexander Avenue into the development area shall be located substantially in the location as indicated on the area map and temporary access points for construction traffic shall be subject to the approval of the director of community development and the director of public works.
(13) Streets and Driveways. Dead-end streets and/or driveways that exceed one hundred feet in length from a collector street shall have a minimum twenty-six-foot radius cul-de-sac or turnaround area as approved by the Los Angeles County fire department. Any required emergency access driveways within greenbelt areas shall be at least twenty-six feet in width, sufficient in construction to support at least a seventeen-ton fire truck as approved by the Los Angeles County Fire Department without affecting the appearance of the driveway, and shall incorporate a decorative surfacing material such as brick or pebble aggregate. Crossing drives shall be protected by removable or collapsible guard posts.
(14) Sidewalks. A meandering concrete sidewalk five feet in width shall be installed along arterial streets as indicated on the area map and illustrative plan.
(15) Security. Precise plans shall be reviewed by the community safety division in conjunction with the Los Angeles County sheriff’s department and conditions may be established to ensure the security of a proposed development. A security lighting plan shall be designed and implemented to ensure resident safety throughout the development. In addition, all units located on the first floor of the area development plan shall be equipped with secondary window locks for security purposes.
(16) Fire Protection. All precise plans shall be reviewed by the Los Angeles County fire department to assure that satisfactory consideration has been provided for fire protection. Close coordination with the Los Angeles County fire department during the initial design stages is encouraged in order to ensure that circulation, location, type of fire hydrants, and other safety elements are integrated into a highly efficient and protective system.
(17) Curbs and Gutters. Curbs and gutters shall be of the standard types used in residential subdivisions throughout the city or as approved by the director of public works.
(18) Landscaping.
(a) Theme trees for parkways, entrances and median strips shall be of a size, species, number and location as determined by the director of community development and the director of public works.
(b) All landscaped areas shall be provided with an automatic irrigation system as approved by the director of community development.
(c) Within the proposed development, there shall be no less than one specimen tree for each dwelling unit, of a variety approved by the director of community development.
(d) Landscaping plans shall be designed and prepared by a licensed landscape architect in the state of California. Landscape architectural plans shall indicate the location of turf, trees, shrubs, walks, fences or other decorative features. The landscape architect shall also prepare an irrigation plan to convey the use of an automatic/permanent irrigation system and a hardscape plan identifying proposed surface treatments. Furthermore, the landscape architect shall prepare a lighting plan and planting plan identifying the location and placement of light fixtures and all proposed plant material. The planting plan shall also include a legend to identify the botanical names (genus and species) of all proposed plant material as well as recommended quantities, spacing requirements and plant sizes.
(19) Entrance Area.
(a) The entrance to the development area shall be designed to indicate arrival at a special residential location. Therefore, the entrance area shall include clusters of trees. Decorative entrance features, landscape lighting and special decorative surfacing of sections of the roadway leading into the development area shall also be required as approved by the director of community development.
(20) Storage. All storage areas shall be screened and maintained in a manner that prevents the creation of any nuisance or otherwise detracts from the property value or residential character of the neighborhood.
(21) Soundproofing. Soundproofing of dwelling units shall be provided in accordance with this code as it pertains to environmental performance standards. No plumbing shall be allowed in party walls. To ensure that no noise will be created, additional mitigation measures may be required by the director of community development as deemed necessary.
(22) Retention of Control and Maintenance of Common Areas and Facilities.
(a) When a precise plan that provides for multiple ownership with common spaces, common parking areas or common facilities is approved, such approval shall be conditioned upon the preservation and maintenance of such spaces, areas, or facilities for the purposes indicated in the precise plan.
(b) One or a combination of the following methods of administering such spaces, areas, or facilities may be utilized:
(i) Retention of ownership, control and maintenance of all such spaces, areas or facilities by the applicant.
(ii) Establishment of a maintenance assessment district.
(iii) Establishment of a nonprofit association corporation of all owners within the unit of development served, to assume responsibility for the preservation and maintenance of such common spaces, areas and facilities.
(iv) Deed restrictions to ensure that such spaces, facilities and areas are permanently preserved, maintained and are not partitioned.
(v) Such other procedures as approved by the city attorney.
(c) The applicant shall submit evidence to the director of community development of the manner in which it will comply with the requirements of this section. The approving authority may, at any time, require the establishment of a maintenance district that permits the city to provide for maintenance in the instance that the homeowners’ association or other controlling body or person fails to provide for the maintenance at a level of quality prescribed in the document approved by the approving authority.
(23) Cable Television Conduit. The developer shall be required to install and stub a conduit system to the lot of each dwelling and to similarly convenient locations for the service of recreation areas.
(24) Satellite Dish Antennas. Satellite dish antennas shall be located such that they are not within view from public arterial streets and from active recreation areas. The location of said satellite dish antennas shall be subject to the review and approval of the director of community development.
(25) Signs. The provisions of Chapter 22.48 of this code shall apply within the development area.
(26) Mechanical Equipment. Mechanical equipment, devices or facilities that are ancillary to residential dwelling units including, but not limited to, air conditioning and filtration systems, shall conform to the precise plan provisions established under Chapter 23.01 of this code. In case of conflict between these standards and the requirements established through covenants, conditions and restrictions of a residential area, the most restrictive standards shall apply.
(a) Air Conditioning and Filtration Systems.
(i) Units shall be prohibited on the roof and shall be located in the rear yard, side yard or balcony, except that units may be permitted on the roof if the original design and construction of the structure allows an area for said unit. In all cases, the units shall be neither visible nor audible from any adjacent properties, structures, streets or freeways. All residential units in this area development plan shall be provided with central air conditioning systems as approved by the director of community development.
(ii) No noise, excluding surrounding outside traffic noise, shall be generated that causes the maximum noise level at any point on the property lines surrounding the premises on which the noise is produced to exceed the average ambient noise level by five dB(A) measured at the same point, or to be fifty-five dB(A), whichever is greater.
(iii) Units shall be mounted on a platform determined to be structurally sound.
(iv) Units may be required to be screened to eliminate noise and visibility. If screening is necessary, the type and design of said screening shall be subject to the approval of the director of community development.
(v) Units shall not exceed a maximum sound rating of 7.2 decibels and shall be placed in a location on the property where the least amount of noise is heard by adjacent properties. All units to be installed in this area development plan must be proven to be the quietest possible, with the lowest sound rating number as identified in the most recent publication of the Air Conditioning and Refrigeration Institute (ARI) Directory of Certified Sound-Rated Outdoor Unitary Equipment.
(vi) Units shall have fans located on the top of the unit. No unit with a side fan shall be installed unless otherwise approved by the director of community development.
(vii) It will be encouraged that units have two-speed or variable-speed motors and controls to mitigate noise levels, and to conserve energy use.
(b) Attic Ventilators.
(i) Units may be located within the attic portion of the structure or the roof of the structure.
(ii) Gable-end attic fans shall be permitted in lieu of a wind turbine.
(c) Elevators. In addition to stairways, all floors above or below the ground floor shall be accessible by electrical/mechanical elevators of a size large enough to accommodate wheelchairs or walking devices. The type and quality of elevators shall be subject to the review and approval of the director of community development.
(27) Trash Receptacles. Trash receptacles shall be allocated to each residential cluster in the development plan. Trash receptacles shall be stored in an enclosed area to eliminate aesthetic impacts. If additional screening measures are necessary, the type and design of said screening shall be subject to the approval of the director of community development. (Ord. 903 § 1 (part), 2005)
22.37.150 Environmental performance standards.
The environmental performance standards established under Chapter 22.80 of this code shall apply to area development plan thirteen. (Ord. 903 § 1 (part), 2005)