Chapter 22.17
ADP-7 AREA DEVELOPMENT PLAN
Sections:
22.17.020 Purpose and intent of an area development plan.
22.17.030 Description of the development area and vicinity.
22.17.040 Area development plan objectives.
22.17.050 Area development policies.
22.17.100 Categories of land use.
22.17.130 Residential uses and home occupations.
22.17.150 Intensity standards.
22.17.160 Site development standards.
22.17.170 Environmental performance standards.
22.17.010 Location.
Area development plan seven is bounded by the Riverside Freeway (State Route 91) on the north, Artesia Boulevard on the south, Norwalk Boulevard to the east and single-family residential to the west. The area has approximately five hundred feet of street frontage on Norwalk Boulevard and approximately three hundred twenty-five feet on Artesia Boulevard. (Ord. 662 § 1 (part), 1987)
22.17.020 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. It replaces the usual zoning regulations. It 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 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. 662 § 1 (part), 1987)
22.17.030 Description of the development area and vicinity.
Development area seven consists of approximately 5.67 acres of flat vacant land bounded by the 91 Freeway off-ramp and right-of-way to the north; single-family residential to the west; Artesia Boulevard and commercial uses in the city of Artesia to the south; and Norwalk Boulevard and a retail commercial shopping center to the east. The site has approximately five hundred feet of street frontage on Norwalk Boulevard and approximately three hundred twenty-five feet on Artesia Boulevard. A gasoline service station containing .42 acres is located directly on the northwest corner of Artesia and Norwalk Boulevards. The entire site is within the Los Coyotes redevelopment project area. (Ord. 662 § 1 (part), 1987)
22.17.040 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 townhouse living environment featuring generously landscaped common activity areas;
(3) Provide the residents of the area with a desirable living environment through the development of a totally planned, parklike neighborhood. (Ord. 662 § 1 (part), 1987)
22.17.050 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:
(1) At the time of adoption of this area development plan, a tentative map and a precise plan which addresses all parcels included in the area development plan shall be required;
(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 arterial street;
(3) The design and control of pedestrian and vehicular circulation including streets and walks, shall be coordinated throughout the area in order to minimize vehicular interference with pedestrian traffic, deemphasize the visual 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 utilized in order to assure the quality of development and the continued level of upkeep necessary to realize the objectives of this area development plan;
(5) No parcel or unit of development shall have greater density than the maximum permitted by this area development plan;
(6) Sufficient landscaped setbacks shall be provided on the south and east sides of the development area. The setback area shall include meandering sidewalks and clusters of trees and dense landscaping;
(7) Efficient landscaped setbacks on the north (freeway) and the west (residential) shall be provided in accordance with city design standards and shall be provided as part of the site development. The freeway buffer shall be developed in accordance with design standards that are applied to private developers of projects adjacent to the 605 and 91 Freeways in the city;
(8) Dwelling units shall be oriented and designed to blend with required buffers at the freeway sides;
(9) Roofing materials shall be of Class “C” or better as defined in the city’s adopted current building code and similar to roofing materials of new housing in the city;
(10) The plan shall permit a maximum degree of flexibility consistent with a high standard of development. (Ord. 662 § 1 (part), 1987)
22.17.060 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. 662 § 1 (part), 1987)
22.17.070 Area map.
The document entitled “Area Map/Development Area Seven” is adopted as a part of the area development plan. This map shows the boundaries of the development area, the location of required street entrance, the location of buffer, and other conditions. (Ord. 662 § 1 (part), 1987)
22.17.080 Illustrative plan.
The document entitled “Illustrative Plan/Development Area Seven” is adopted as a part of the area development plan. The illustrative plan represents a 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. 662 § 1 (part), 1987)
22.17.090 Net land area.
“Net land area” means that area of a parcel of land or unit of development exclusive of public streets, rights-of-way, and recreation vehicle storage areas. (Ord. 662 § 1 (part), 1987)
22.17.100 Categories of land use.
The only category of land use within the development area shall be planned residential development. (Ord. 662 § 1 (part), 1987)
22.17.110 Introduction.
Planned residential development uses shall be permitted in the development area subject to the provisions of this plan. (Ord. 662 § 1 (part), 1987)
22.17.120 Permitted uses.
The following uses shall be permitted in the development area subject to the provisions of Section 22.16.170:
(1) Single-family dwellings (attached or detached). (Ord. 662 § 1 (part), 1987)
22.17.130 Residential uses and home occupations.
Sections 22.40.210 and 22.40.240 of this code shall apply to this area development plan. (Ord. 770 § 3(d), 1996: Ord. 662 § 1 (part), 1987)
22.17.140 Conditional uses.
It is recognized that certain uses of property are customarily found in residential areas. The presence of these uses is intended primarily for the benefit of residents within, but not limited to, the general area of the permitted conditional use. The uses listed below may be permitted, if, in each case, the findings below are made.
(1) Criteria and limitations provided in this section are satisfied;
(2) The proposed uses will be compatible with the residential neighborhood;
(3) The general requirements for a conditional use permit as provided in Section 23.10.210 of this code are satisfied.
(a) Child Care.
(i) Large site with sufficient open space to provide separation of play areas from adjacent residences and buffering from the traffic or other noise sources,
(b) Comparable uses as determined according to the provisions of Section 22.20.100 with appropriate criteria and limitations as determined by the planning commission after public hearing subject to appeal to the city council. (Ord. 662 § 1 (part), 1987)
22.17.150 Intensity standards.
On any parcel of land or unit of development, the following intensity standards shall apply:
(1) Dwelling Unit Density. Dwelling unit density shall not exceed maximum permitted by the general plan, and shall in addition meet the following requirements:
(a) The dwelling unit density for any parcel or unit of development submitted for a subdivision map/precise plan approval shall be no greater than one dwelling unit per every three thousand eight hundred square feet of gross land area,
(b) Single-family detached housing developments shall conform to the RS-5000 standards;
(2) Building Coverage. There shall be no more than forty-five percent coverage of the net land area by main buildings, including fifty percent of the balconies or overhangs. (Ord. 662 § 1 (part), 1987)
22.17.160 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 Chapter 22.70 to 22.74 of this code, the following standards shall apply to all parcels or units of development of one or more acres within the development area:
(1) Private Usable Open Space. Private usable open space shall be provided for each dwelling unit immediately adjacent, private and accessible to the unit for which it is designed to serve. The space shall not include driveway or parking areas, and shall be at ground level. It shall be distinguished from adjacent areas by a wall, wrought iron fence, or landscaping that rises above the adjacent areas. The space shall be no less than three hundred square feet in area.
(2) Recreation Open Space. The common recreation open space and open area for active recreation activities shall be equivalent to at least ten percent of the combined floor area developed on the site. The total recreation open space area shall be no less than ten thousand square feet and shall have a minimum dimension of fifty feet and a minimum average dimension of one hundred feet measured twenty feet away from a building wall with ground floor windows. However, the recreation open space shall be sufficient in size to be usable.
(3) Setbacks.
(a) Adjacent to Norwalk Boulevard and Artesia Boulevard. The setback of any buildings or structures (excluding perimeter block walls) shall be a minimum of twenty feet and average at least twenty-eight feet as measured from the face of the street curb.
(b) Adjacent to the Freeway Right-of-Way. The setback (excluding patio walls) shall be a minimum of twenty feet; however, if the director of community development determines that the efficiency of required or existing buffer areas shall not be impaired or decreased, interior streets and open parking spaces may encroach fifteen feet within the setback area.
(c) Adjacent Residential. The setback shall be a minimum of twelve feet and average fifteen feet.
(d) Adjacent Commercial. The setback from the commercial area on the northwest corner of Artesia and Norwalk Boulevards shall be at least twelve feet.
(e) Encroachments. Features such as chimneys and eaves may encroach a maximum of thirty inches into the setback area. Encroachment of parking areas and streets shall not be more than ten feet except for access roads.
(f) Walls. Walls within the area required to screen streets may encroach into the required setback area provided that the minimum setback distance shall be at least fifteen feet from the face of the 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 a common design approved by the director of community development. The spotlighting of specimen trees and the use of decorative walkway lights shall be required.
(g) Adjacent to Interior Streets. There shall be a minimum setback of five feet from a property line adjacent to an interior street.
(h) Adjacent to a Common Open Area. Adjacent to a private plaza, park, or similar open area, structures may abut the property lines and have openings into such area.
(4) Building Dimensions. In general, no building shall have a horizontal dimension greater than one hundred sixty 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. No building shall have a horizontal dimension in excess of one hundred feet without an offset or disruption within the length of the facade of at least ten feet.
(5) Building Spacing. Main buildings, other than those with common walls, shall be separated by a minimum distance of eight feet and an average of fifteen feet.
(6) Maximum Building Height. No building or structure shall exceed a height of thirty-five feet, or two stories.
(7) Dwelling Unit Area. The gross area per dwelling unit, not including patios, balconies or garages shall be no less than one thousand two hundred fifty square feet with an additional two hundred square feet for each bedroom in excess of two bedrooms with a minimum average of one thousand four hundred fifty square feet.
(8) Architecture.
(a) Roofs. In order to provide for a measure of architectural harmony, all roofs shall consist of at least a Class “C” or better material as defined in the city’s building code and be either clay mission or mission-type concrete tile.
(b) Chimneys and Eaves. Chimneys and eaves may extend thirty inches into any setback. The coverage of any part of a chimney or eave that extends more than thirty inches from a building shall be included when calculating building coverage.
(c) Trellises. Open trellis and beam construction shall be permitted to attach a garage or a carport to a dwelling and may also extend from the dwelling and must be set back three feet from greenbelt areas or five feet from adjacent residential uses or arterials. Trellis coverage shall not be considered in calculating building coverage.
(9) Parking.
(a) There shall be at least two and one-half off-street parking spaces for each dwelling unit, at least two of which shall be within the garage in accordance with Section 22.22.700(15)(b).
(b) Exterior parking spaces shall be at least nine feet by twenty feet or eleven feet by twenty feet for spaces siding on a landscaped area or wall, and all shall be arranged in a manner that will not impair the traffic safety of any unit of development.
(c) Parking spaces shall not be located within required yards abutting public streets.
(d) All garage parking spaces and driveways leading thereto shall be constructed of concrete.
(e) All parking shall be arranged so that vehicles serving the dwelling units are not required to back into a public street.
(f) There shall be no tandem parking.
(10) Walls and Fences.
(a) All fences shall be only of concrete or brick block and/or wrought iron. The design of walls and fences, along with the selection of landscape materials, are intended to be 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, materials, 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 purpose of providing privacy to the residential units and recreation areas and there shall be a setback of at least eight feet between the wall and the right-of-way for Norwalk or Artesia Boulevard. Areas between the periphery walls and Norwalk and Artesia Boulevards shall be fully landscaped and include meandering sidewalks.
(11) Buffers.
(a) In accordance with the provisions of Chapter 22.70 freeway buffers shall be constructed along the entire north boundary line of the area and shall be connected to the existing residential buffer area to the west.
(12) Greenbelts.
(a) No greenbelt between buildings, structures, units, or screening walls of at least six feet in height shall have a width of less than ten feet.
(b) All greenbelts between buildings or between buildings and pool/recreation area shall include a walkway of brick, stone, or concrete no less than four feet in width.
(13) Streets. The design of streets shall conform to the following standards and principles:
(a) Planted medians at least twelve feet wide shall be provided at the entrance street except emergency access road.
(b) Cul-de-sac and local streets may be less than the standard width for such streets in the city if it is determined via the approved tentative map and precise plan process by the approving authority that the proposed street design is safe, efficient, and enhances the residential quality of the neighborhood.
(c) The angle of any street intersection shall always be at ninety degrees or approximately at ninety degrees.
(d) Intersections shall be a minimum of one hundred twenty 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 city engineer.
(e) Cross intersections (four-legged) shall be discouraged, whereas T intersections (three-legged) shall be encouraged.
(f) The main access from Norwalk Boulevard into the development area shall be located as indicated on the area map and any temporary access points shall be subject to the approval of the director of community development.
(14) Streets and Driveways. Dead end streets and driveways exceeding one hundred feet from a collector street shall have a minimum thirty-foot radius cul-de-sac or turn around area approved by the Los Angeles County Fire Department. Any required emergency access driveways within green areas shall be at least twenty-five 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 when crossing a greenbelt. Entrances to emergency access drives shall be protected by removable or collapsible guard posts.
(15) Sidewalks. A meandering sidewalk four feet in width and constructed of the same material used for greenbelt walkways shall be installed along arterial streets as indicated on the area and illustrative maps.
(16) Security. Precise plans shall be reviewed by the community safety team and conditions may be established to insure the security of a proposed development.
(17) 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 fire department during the initial design stages is encouraged in order to assure that circulation, the location and type of fire hydrants, and other safety elements are integrated into a highly efficient system.
(18) Curbs and Gutters. Curbs and gutters shall be of the standard types used in residential subdivisions throughout the city or as approved by the city engineer.
(19) 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.
(b) All landscaped areas shall be provided with an automatic/permanent irrigation system 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) The landscaping plan shall be designed by a certified landscape architect and shall show the location of turf, trees, shrubs, walks, fences, landscaping lights, and any ponds, fountains, or other decorative features. The plan shall clearly portray an automatic permanent irrigation system, identify all plants by their botanical and common names, and indicate the location, number, and container size of all shrubs and trees.
(20) Entrance Areas.
(a) Entrance areas to the development area shall be designed to indicate arrival at a special residential location. The entrance areas shall include clusters of trees. Decorative entrance features and special decorative surfacing of sections of the roadway leading into the development area shall be required.
(b) Entrance identification name shall be approved by the director of community development and may be required to include a common descriptor such as village or community.
(21) 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.
(22) Soundproofing. Soundproofing of dwelling units shall be provided in accordance with the provisions of the environmental performance standards and the provisions of Chapter 22.70.
(23) Retention of Control and Maintenance of Common Areas and Facilities.
(a) When a precise plan which 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 shown 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 insure that such spaces, facilities, and areas are permanently preserved and maintained and are not partitioned;
(v) Such other procedures approved by the city attorney.
(c) The applicant shall submit evidence to the director of community development of the manner in which he 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 maintenance at a level of quality prescribed in the document approved by the approving authority.
(24) 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. Installation of a community antenna television system shall be subject to all terms and conditions adopted by the city for such cable.
(25) Signs. The provisions of Chapter 22.48 shall apply within the development area.
(26) Mechanical Equipment. Mechanical equipment, devices, or facilities which are ancillary to residential dwelling units including, but not limited to: air conditioning and filtration systems, attic ventilators, and solar energy 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 and/or side yards, except that units may be permitted on the roof, if the original design and construction of the structure allows an area for said unit, and provided that, in both cases, the units are not visible and/or audible from an adjacent property, structure, street and/or freeway. All units in this area development plan shall be provided with central air conditioning systems approved by the director of community development;
(ii) No noise, excluding surrounding outside traffic noise, shall be generated which causes the maximum noise level at any point on the property lines surrounding the premises on which noise is produced to exceed the background (ambient noise) by five dBA measured at the same point, or fifty dBA whichever is greater;
(iii) Units shall be mounted on a concrete slab and/or a platform determined to be structurally sound;
(iv) Units may be required to be screened to eliminate noise and/or visibility. In cases of screening, type and design of screen shall be subject to the approval of the director of community development;
(v) Units 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 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;
(vii) Units will be encouraged to have two-speed and/or variable speed motors and controls to mitigate noise levels, and to conserve energy use;
(viii) Portable window and wall units shall be prohibited.
(b) Attic Ventilators.
(i) Units may be located with the attic portion of the structure and/or the roof of the structure;
(ii) Wind turbine units located on the roof shall be located on that portion of the roof of the structure not visible from an abutting street. The unit shall not exceed above the highest point of the roof;
(iii) Low-profile roof-mounted attic fans and gable-end attic fans shall be permitted in lieu of a wind turbine and may be visible from an abutting street;
(iv) All units shall be painted with a color which is compatible with the colors of the structure and/or the color of the roof.
(c) Solar Energy Systems. The goals and objectives of the general plan encourage and promote an enhanced residential park-like environment through the implementation of aesthetically pleasing development and design standards of the development code. However, it is recognized that there is a need to encourage and promote an awareness in the community as to alternative means of conserving energy resources. It is further recognized that the use of solar energy can be a cost-effective means of space heating and cooling, and water heating; but that the use of said systems may be inconsistent with the goals and objectives of the community and imbalanced with the aesthetic character of the city’s residential neighborhoods. So as to insure that a process by which the goals and objectives of the community are balanced with the desire to implement alternative ways of conserving energy resources, the following procedures shall apply:
(i) The application for the approval of the installation of a solar energy system shall be filed with, reviewed, and approved by the director of community development;
(ii) In granting the approval of a system, conditions may be imposed which are necessary and desirable to carry out the purposes of this code and which are consistent with the policies, principles, regulations, criteria, and standards applied to other properties, uses, and developments in similar circumstances. Further, in considering said system, the director of community development shall impose conditions in order to provide a balance between the goals and objectives of the community and the general plan, and the recognized desire to allow solar energy systems as an alternative energy source. The director of community development shall take into consideration the goals and objectives of the general plan; impact of the system on the surrounding residential neighborhood; cost effectiveness of the conditions in relationship to the overall benefit of the system; consistency of conditions in relationship to other mechanical roof-mounted equipment; the changing “state of the art” and the aesthetic character of the system;
(iii) In order to provide for the health, safety and general welfare of the community and the applicant, all solar energy systems shall be required to have a building permit and any and all other permits required by the city and relating to the plumbing, electrical, and mechanical characteristics of the system. (Ord. 1007 § 5, 2016; Ord. 770 § 1 (part), 1996; Ord. 662 § 1 (part), 1987)
22.17.170 Environmental performance standards.
The environmental performance standards established under Chapter 22.80 of this code shall apply in the development area seven. (Ord. 662 § 1 (part), 1987)