Chapter 22.56
ADP-21 AREA DEVELOPMENT PLAN TWENTY-ONE
Sections:
22.56.030 Description of the development area and vicinity.
22.56.040 Area development plan objectives.
22.56.050 Area development policies.
22.56.090 Categories of land use.
22.56.120 By-right development.
22.56.130 Intensity standards.
22.56.140 Site development standards.
22.56.150 Environmental performance standards.
22.56.160 Art in public places.
22.56.170 Community facilities district.
22.56.010 Location.
Area development plan twenty-one (ADP-21) is located on the south side of 183rd Street approximately six hundred fifty lineal feet west of Gridley Road. This area development plan generally applies to a unique L-shaped parcel within the Los Cerritos Center regional commercial use, bounded on the north by 183rd Street, beyond which exists commercial uses; on the east by commercial uses; on the south by Los Cerritos Center commercial uses; and on the west by the San Gabriel River Freeway (Interstate 605). Area development plan twenty-one is designated as Site B in the city of Cerritos 2021-2029 Housing Element. (Ord. 1053 § 4, 2026)
22.56.020 Purpose and intent.
As provided for in Chapter 22.10, 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 purposes of an area development plan are to promote appropriate land uses 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 capitalize upon 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. 1053 § 4, 2026)
22.56.030 Description of the development area and vicinity.
Area development plan twenty-one (ADP-21) has one street frontage: 183rd Street, which is a secondary arterial street measuring approximately eighty feet wide. The frontage on 183rd Street is one thousand three hundred and seventy lineal feet, and is improved to its ultimate rights-of-way. The development plan area covers approximately 19.53 acres in size. The site consists of commercial uses and parking facilities in support of Los Cerritos Center. Surrounding land uses include the other Los Cerritos Center commercial uses, to the south and east of the site; a commercial center to north of the area development plan located across 183rd Street; and the Interstate 605 freeway to the west. (Ord. 1053 § 4, 2026)
22.56.040 Area development plan objectives.
The basic objectives of this plan are to:
(1) Encourage uniform and cohesive development for the entire area, even if development occurs in phases;
(2) Provide a unique mix of residential, office, and commercial land uses through the creation of mixed-use development;
(3) Provide attractive and desirable medium- and high-density residential options;
(4) Provide an opportunity for the development of highly attractive residential uses featuring generously landscaped exterior spaces;
(5) Provide an environment suitable for the conduct of business and promotion of employment opportunities for the benefit of city residents;
(6) Ensure that the development area is developed in a manner that is compatible with the natural and physical attributes of the existing developments in the immediate area; and
(7) Provide an area of outstanding environmental character through the utilization of high quality architectural and landscape design elements. (Ord. 1053 § 4, 2026)
22.56.050 Area development policies.
In order to achieve the objectives noted in Section 22.56.040, the following policies shall be applied in managing, designing, and regulating development and use within the area development plan:
(1) Any development or reuse of properties within the area development plan shall be formally considered by the planning commission and city council, with the exception of by-right development permitted pursuant to Section 22.56.120 or modifications permitted pursuant to Section 22.56.140.
(2) Architectural and landscape treatment, such as lighting, common space design, and building materials, shall be coordinated to achieve a cohesive overall design concept for the entire area development plan, and designed to provide an attractive environment for motorists and pedestrians utilizing the adjacent bounding arterial street.
(3) The design and control of pedestrian and vehicular access and circulation shall be coordinated throughout the area in order to minimize vehicular interference with pedestrian traffic; minimize the visual and environmental impact of motor vehicle uses; and provide safe, convenient circulation throughout the area development plan.
(4) A sufficient landscape buffer shall be provided along the perimeter of the area development plan. Buffer areas shall include various elements such as sidewalks, clusters of appropriately scaled and selected trees, dense foundation planting, or walls.
(5) No greater density than the maximum density nor lesser density than the minimum density permitted by this area development plan shall be allowed.
(6) Any such development or reuse of properties within the area development plan for residential purposes shall be consistent with a high standard of development. (Ord. 1053 § 4, 2026)
22.56.060 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. 1053 § 4, 2026)
22.56.070 Area map.
The document entitled “Area Map/Area Development Plan Twenty-One” is adopted as a part of the area development plan and is attached to the ordinance codified in this chapter. The map shows the boundaries of the development area. (Ord. 1053 § 4, 2026)
22.56.080 Net land area.
“Net land area” shall mean that area of a parcel of land or unit of development exclusive of public streets or rights-of-way, if any, which may exist. (Ord. 1053 § 4, 2026)
22.56.090 Categories of land use.
The categories of land use within the development area shall be planned residential development or regional commercial uses. (Ord. 1053 § 4, 2026)
22.56.100 Permitted uses.
The following uses shall be permitted in the development area subject to the provisions of this chapter and any conditions the planning commission and/or city council deem necessary to realize the intent of the area development plan, subject to approval of a precise plan that demonstrates architectural compatibility with surrounding uses:
(1) Multi-family dwellings; and
(2) Permitted uses of the regional commercial (CR) zone, subject to the provisions of Chapter 22.27. (Ord. 1053 § 4, 2026)
22.56.110 Conditional uses.
The following uses shall be permitted in the development area if an application for a conditional use is submitted for the development area, subject to other conditions the planning commission and/or city council deem necessary to realize the intent of the area development plan:
(1) Conditional uses of the regional commercial (CR) zone, subject to the provisions of Chapter 22.27. (Ord. 1053 § 4, 2026)
22.56.120 By-right development.
Pursuant to California Government Code Sections 65583 and 65583.2, residential developments within this area development plan that contain a minimum of twenty percent affordability for lower-income households, shall be permitted “by right,” as defined by Sections 65583 and 65583.2 of the Government Code, without discretionary review. Projects not containing a minimum of twenty percent of affordable units shall be subject to approval of a precise plan. Residential developments within this area development plan that contain a minimum of twenty percent affordability for lower-income households shall be subject to:
(1) Environmental Performance Standards. The environmental performance standards established under Chapter 22.80 shall apply to residential developments submitted under this section. The director of community development shall recommend conditions deemed necessary to ensure that objective environmental standards are met.
(2) Technical Studies. Technical studies for an air pollutant and greenhouse gas emissions analysis, a noise and vibration impact analysis, and a traffic impact analysis and vehicle miles traveled screen analysis, to ensure site-specific environmental concerns are reviewed and addressed, shall be submitted to the department of community development for administrative review. (Ord. 1053 § 4, 2026)
22.56.130 Intensity standards.
Regional commercial uses that are permitted or conditionally permitted in this area development plan, subject to a precise plan, shall be subject to the intensity standards under Section 22.27.600. The following intensity standards shall apply to residential development within the area development plan:
(1) Density. Dwelling unit density shall not exceed eighty units per net acre, and shall be at a minimum of thirty units per net acre. A five percent buffer may be applied to the minimum density requirement at the discretion of the department of community development.
(2) Building Coverage. There shall be no more than sixty percent coverage of the net land area by residential buildings, accessory buildings, parking structures, and any covered structures. (Ord. 1053 § 4, 2026)
22.56.140 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. Any regional commercial development within the development area shall be required to adhere to the development standards in Chapters 22.27, 22.70, and 22.74. Notwithstanding other provisions of the code, the following standards shall apply to multi-family residential uses within this area development plan:
(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 for all units greater than seven hundred twenty square feet in area. This space shall be distinguished from adjacent areas by a wall, decorative 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 forty-five percent of the total unbuilt land area.
(3) Building Setbacks.
(a) Adjacent to 183rd Street. The setback of any buildings or structures (excluding perimeter block walls and decorative fences) shall be a minimum of thirty feet as measured from the face of the street curb.
(b) Adjacent to the San Gabriel River Freeway (Interstate 605). The setback of any building or structures (excluding perimeter block walls and decorative fences) shall be a minimum of five feet; provided, that the average setback is a minimum of twelve feet.
(c) Adjacent land uses east of the area development plan. The setback of any buildings or structures (excluding perimeter block walls and decorative fences) shall be a minimum of thirty-five feet, as measured from the adjacent easterly property line.
(d) Architectural Features. Features such as balconies, awnings, and eaves may encroach into the setback area no more than five feet.
(e) Adjacent to Interior Roads. There shall be a minimum setback of five feet from an interior roadway.
(4) Building Dimensions. In general, no building shall have a horizontal dimension greater than five hundred lineal feet unless, at the time of precise plan review, a greater length is found to be in conformance with the intent of this plan.
(5) Maximum Building Height. No building or structure shall exceed a maximum height of seventy-five feet from finish grade, including staircases and elevator shafts. Building heights shall be governed by the overall architectural design, cohesiveness, and line-of-sight, and shall be subject to the approval of the department of community development.
(6) Dwelling Unit Area. The gross area per dwelling unit, not including patios or balconies, shall be no less than five hundred fifty square feet for studio units, no less than seven hundred twenty square feet for one-bedroom units, and no less than one thousand square feet for two-bedroom units.
(7) Architecture. The following architectural standards shall apply for development within the area development plan:
(a) All buildings and structures within the area development plan shall adhere to a unified architectural design theme. Such theme shall integrate mass, height, materials, colors, textures, and character for the purpose of maintaining a consistent scheme throughout the area development plan.
(b) A minimum of forty percent of the combined area of all building elevations, excluding the area of window, door, and balcony openings, shall be faced with enhanced materials including, but not limited to: brick, natural stone (granite, limestone, marble, sandstone, etc.), wood/simulated wood, and/or other enhanced materials deemed comparable by the department of community development.
(c) All buildings shall maintain four-sided architecture, by which enhanced architectural detailing, building projects, and offsets are incorporated on all building elevations in order to create visual interest and depth. Design elements shall be creatively repeated on all building elevations in order to foster a unified architectural motif throughout the development.
(d) Articulation. Architectural articulation elements shall be provided to differentiate unique elements of project design through the inclusion of architectural detailing, colors and materials, and similar design elements.
(i) Buildings within the area development plan shall be well articulated with architectural detailing, colors and materials, and stylistic design elements and shall include four-sided architecture. To satisfy this requirement, architectural detailing, colors and materials, and stylistic design elements must be included on each elevation of a proposed structure.
(ii) Facades visible from a primary or side street shall not extend horizontally more than twenty-five feet in length without incorporating articulating features such as glazing, overhangs, cornices, canopies, columns, pilasters, trellises, arches, or clearly defined projecting or recessed architectural elements.
(e) Development standards and architectural detailing provisions shall apply to all building elevations within the area development plan.
(f) Entrances. Building entrances should be clearly defined and easily accessible for area development plan residents.
(i) Common entrances to buildings and individual unit entrances shall include both weather protection and incorporate enhanced architectural treatments.
(A) Weather protection can come in the form of a recessed doorway, minimum twenty-four inches, or a projected awning, minimum of twenty-four inches.
(B) Architectural treatments shall include, but are not limited to, window details, towers, decorative veneer or siding, and porches/stoops.
(ii) Entrances shall be identifiable through the inclusion of window details, towers, decorative veneer or siding, porches, and/or changes in roof line or wall planes.
(g) Architectural accent lighting shall be incorporated to further enhance building elevations, while maintaining the standards set forth in subsection (16) of this section.
(h) Awnings, shade structures, and site amenities shall be designed to complement the architectural design theme of the development and shall be uniform in style and design. Site amenities, including site furniture and barbecue areas, shall be routinely maintained, and/or replaced as necessary and shall be subject to city approval.
(i) Trellises and pedestrian arbors shall be designed in order to enhance the architecture of the development or provide screening of units from adjacent uses and shall be subject to city approval.
(j) Windows and Doors. Windows and doors should complement architectural design and assist in the articulation of entrances and individual units.
(i) Windows shall be recessed at least two inches from the plane of the surrounding exterior wall or have a trim/windowsill that projects a minimum of two and one-half inches in depth.
(ii) Windows and doors shall be consistent with the proposed architectural style and designed in accordance with the locally adopted building code.
(iii) Materials and colors used shall be consistent and compatible with surrounding buildings in the area development plan.
(k) All aspects of design, material and color shall be subject to the approval of the department of community development to ensure that the general design of residential development conforms to the purpose and intent for the area development plan.
(l) In order to provide for a measure of architectural harmony, all roofs shall be consistent in architectural style, color, and design.
(8) Mixed-Use Development. Permitted uses in the regional commercial (CR) zone incorporated as part of a vertical mixed-use development within the area development plan must adhere to the following standards to ensure quality development. Mixed-use development must define an architectural style and provide the following elements in a stylistically appropriate manner:
(a) Building Hierarchy. Mixed-use buildings shall be designed to differentiate between the uses with the bottom level(s) containing a defined base; followed by a middle or body; and a top, cornice, or parapet cap. Commercial and office uses will occupy the bottom level(s) with residential uses above. Residential uses shall occupy at least fifty percent of the total floor area of a mixed-use building. Each level shall be differentiated with the inclusion of at least two of the following, and in accordance with the standards stated herein:
(i) Color or material changes.
(ii) Variations, projections, or recessions in the wall planes.
(iii) Variations in fenestration size or pattern.
(iv) Stylistic and decorative architectural detailing.
(b) Ground-Floor Character. Permitted uses located on the ground-floor shall be designed in such a manner as to be engaging and inviting for pedestrians walking within the development area.
(c) Ground-Floor Building Entries and Building Heights.
(i) Ground-floor building entries shall be consistent with standards found in subsection (7)(g) of this section, and ground floor building heights may exceed the typical floor-to-floor height of upper levels to accommodate functional or architectural requirements.
(d) Ground-Floor Transparency.
(i) All public-facing mixed-use building walls shall include transparent windows and doors for at least fifty percent of the building wall area located between two and eight feet above the elevation of the sidewalk.
(ii) Building walls shall not extend more than twenty feet horizontally without a transparent window or door.
(iii) The ground floor transparency requirement shall not apply to parking garages.
(9) Parking.
(a) There shall be at least one off-street parking space for each studio dwelling unit, one and one-half off-street parking spaces for each one-bedroom dwelling unit, and one and three-quarters off-street parking spaces for each two-bedroom unit.
(b) There shall be at least one-quarter off-street parking space for each dwelling unit provided for visitors of residential development. Deviations from the on-site parking requirements may be granted by the department of community development based upon a parking management analysis demonstrating adequate shared on-site parking within the area development plan with appropriate access, circulation, and security.
(c) 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. Parking structure spaces shall be at least nine feet by eighteen feet and shall be arranged in a manner that will not impair the traffic safety of any unit in the development.
(d) Drive aisles shall be not less than twenty-five feet in width for two-way traffic. All drive aisle widths shall be subject to approval by the Los Angeles County fire department.
(e) Parking shall be designed in accordance with a parking management plan subject to city approval. Parking management plans shall indicate the location and allocation of parking stalls for individual residential units, visitors, and for physically handicapped designated spaces. The plan shall also include means for addressing and minimizing the visibility of vehicles from public view, including vehicles parked on roof levels of parking structures above the height of residential buildings and/or architectural treatments.
(f) Parking structures or parking garages shall have vehicle access ramps fully contained within the structure so that they are fully screened from public view by residential buildings and/or architectural treatments. Parking structures and vehicle access ramps shall not be apparent from the exterior of the development.
(g) Roof levels of parking structures shall be fully screened from public view from the exterior of the development. Light fixtures and large vehicles located on roof levels of parking structures shall maintain a low profile and shall not be visible. Screening elements must be decoratively enhanced to blend with surrounding roof elements and architectural treatments.
(h) All parking spaces and driveway aprons within parking structures shall be constructed of concrete, whereas roadways may be constructed of asphalt in accordance with city standards. Drive aisles into and around the area development plan shall have enhanced decorative paving at key drive aisle intersections and major vehicular access points, subject to city approval.
(i) 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 walls or fences shall be of decorative concrete, brick, block or decorative wrought iron, or a combination of the above. The design of walls and fences and the selection of landscape materials shall be completed in a manner that complements the design theme of the development area. All walls and fences shall be coordinated to convey as 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 department of community development.
(b) Decorative walls and fences shall be entirely contained within private property line boundaries of the development area; provided, that the minimum setback distance for such walls or fences shall be at least eight feet from the face of the street curb along 183rd Street.
(11) Interior Streets and Driveways. Interior dead-end streets and/or driveways that exceed one hundred feet in length shall have a minimum width of twenty-five feet and shall have a turnaround area as approved by the Los Angeles County fire department. Any required emergency access driveways 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.
(12) Vehicular Access. Sufficient two-way vehicular access must be provided along 183rd Street. Vehicular access shall be designed to ensure safe entering and exiting for vehicles and pedestrians.
(13) Pedestrian Circulation and Access.
(a) A sidewalk measuring a minimum of five feet in width shall be installed along all collector or arterial streets. All new internal sidewalks and/or pathways must be constructed at a minimum width of five feet with adequate lighting consistent with the standards found in subsection (16) of this section.
(14) Security. Precise plans shall be reviewed by the community safety division in conjunction with the Los Angeles County sheriff’s department. Said review shall result in the development of site specific conditions to ensure the security of the 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.
(15) 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. The developer shall work in close coordination with the Los Angeles County fire department during the initial design to ensure that circulation, design, location and type of fire hydrants, and other safety elements are integrated into the development of the site.
(16) Lighting.
(a) Lighting shall be designed to provide safety and security and shall serve to unify and enhance the general appearance of the residential development. All lighting shall be installed in accordance with a city-approved lighting plan and a photometric plan. The lighting plan shall examine the degree to which exterior lighting affects adjacent uses and shall consider the light source, level of illumination, and hours of illumination. The photometric plan shall depict the anticipated light levels generated by all exterior lights located on adjacent properties and immediately beyond the residential development boundaries. Both plans shall be subject to city approval and shall ensure that light fixtures and illumination levels do not adversely impact aesthetics and architectural elements of the development.
(b) The installation of lighting fixtures that complement and are compatible with the overall architectural design if the area development shall be required.
(c) The down-lighting, up-lighting, or spotlighting of specimen trees, decorative walkways, and enhanced pedestrian sidewalks shall be required.
(d) Accent lighting shall be designed and integrated into the architecture of the buildings, with an emphasis on inset light fixtures in lieu of externally mounted light fixtures, to showcase key architectural features of the buildings and landscaping and shall be subject to the approval of the department of community development.
(e) No light shall direct or deflect glare to residential unit interiors, streets, or adjacent uses. Special attention shall be provided to ensure that illumination shall not have a negative environmental impact on the land uses surrounding the area development plan.
(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 department of public works and community development. All curbs separating landscape and sidewalk areas from interior drive aisles or streets shall be of a right-angle design in accordance with city curb standards. Rolled or curved curbs and zero curb conditions shall not be permitted.
(18) Landscaping.
(a) The pattern, form and relationship of public and private open spaces and the design of landscaping shall be developed to complement the permitted land use and the architectural design of buildings within the area development plan. Dense shrubs, trees, and landscape screens shall be utilized to provide screening and enhance residential development along arterial street frontages and adjacent uses.
(b) A comprehensive landscape design that includes designs for a variety of open space areas shall utilize trees and shrubs of variable heights, with a variegated grouping pattern of trees, shrubs, and groundcover.
(c) A minimum of sixty percent of the area development plan not covered by buildings or structures shall be landscaped, open space, or used for parking purposes. A majority of the landscaping shall be within visible open areas.
(d) Special attention shall be given to the landscape design along the northern boundary of the area development plan. Dense shrubs, trees, and landscape screens shall be encouraged in order to provide screening and enhance and soften residential development along the freeway frontage.
(e) All landscaped areas shall be provided with an automatic irrigation system as approved by the department of community development.
(f) A greenbelt system linking buildings and residences with common activity areas and private recreation areas shall be provided. The greenbelt system shall be linked by sidewalks and/or pathways.
(g) Landscaping shall be designed in accordance with a landscape plan subject to city approval. 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, walkways, fences, and/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.
(h) Any and all revisions or modifications to landscaped or common areas shall be subject to city approval. Dead, dying, or diseased landscapes shall be replaced per the original city approved landscape plan and alternative plant materials or deviations from the original city approved landscape plan shall be prohibited.
(19) Entrance Area.
(a) The entrance to each residential development shall be designed to clearly signify arrival at a distinctive residential development. Decorative entrance features and/or architectural elements, including, but not limited to, decorative walls, planters, fountains, landscape lighting, specimen trees, and enhanced decorative surfacing of sections of the roadway and walkways leading into the development area shall be required as approved by the department 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 development. The use of private usable open spaces as excess storage of personal belongings or materials is prohibited.
(21) Soundproofing. Soundproofing of dwelling units shall be provided in accordance with applicable provisions of this code as it pertains to environmental performance standards. To ensure adequate noise abatement, additional mitigation measures may be required by the department 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 private and public open 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. Common areas and facilities shall be maintained for the area within the precise plan, including all areas between buildings and the face of street curbs along 183rd Street. All perimeter walls and decorative fences shall be properly maintained, including routine painting, washing, and/or replacement of broken elements or fixtures. The replacement or maintenance of amenities and facilities as a result of weathering or damage shall be completed to match the originally approved architectural design and style of the development.
(b) One or a combination of the following methods of administering such spaces, areas, or facilities may be utilized:
(i) Retention of control and maintenance of all such spaces, areas, or facilities by the developer.
(ii) Establishment of a maintenance assessment district.
(iii) Establishment of a property management company, association, or corporation 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 developer shall submit evidence to the department 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) Fiber Optic Conduit.
(a) The developer shall be required to install and stub fiber optic conduits to each dwelling and to locations throughout the precise plan to provide for service to common areas.
(24) Signs. All signs shall conform to the provisions of Chapter 22.48. For sale, rent, or lease signs for residential development shall be subject to city approval and shall abide by the terms and conditions set forth within the master sign program for the development as submitted to the department of community development. The master sign program shall indicate the location, size, and design of for sale, rent, or lease signs. The referenced program shall ensure that all signs are compatible with the design and architecture of the residential development. Temporary signs, such as flags, banners, balloons, and pennants, are prohibited.
(25) Mechanical Equipment. Mechanical equipment, devices, or facilities that are ancillary to residential dwelling units including, but not limited to, antennas, air conditioning systems, and filtration systems, shall conform to the precise plan provisions established under Chapter 23.01. In case of a conflict between these standards and the requirements established through lease agreements or 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 private open space areas, including patios and balconies, and shall be located on the roof of residential buildings. In all cases, the units shall be neither visible nor audible from any adjacent properties, structures, or streets. All residential units in this area development plan shall be provided with central air conditioning systems as approved by the department 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 are required to be screened by parapet walls to eliminate noise and visibility. Raised parapets shall be a minimum of six inches greater than the height of all units and shall be subject to the approval of the department of community development.
(v) Units shall not exceed a maximum sound rating of seven and two tenths 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 department 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.
(i) 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 department of community development.
(26) Access for the Physically Handicapped. Access must be provided for the physically handicapped to floors other than that closest to grade in all buildings and parking structures by means of an elevator or access ramp.
(27) Trash Facilities.
(a) Trash facilities, including trash chutes, trash receptacles, or bins, shall be located entirely within parking or residential structures and screened from public view at all times except during scheduled trash pick-up times in accordance with a city-approved solid waste plan. Trash storage and facility areas shall be designed in accordance with a solid waste plan. The solid waste plan shall identify the location of trash facilities and/or storage areas and should identify on-site scheduled trash pick-up times. Trash facility maintenance shall be monitored and managed by a property management company or association of the residential development. If additional screening measures are necessary, the type and design of said screening shall be subject to the approval of the department of community development. In addition, trash facilities shall not interfere with fire department access to residential buildings and/or public open space or common areas and are subject to approval by the fire department prior to development. (Ord. 1053 § 4, 2026)
22.56.150 Environmental performance standards.
The environmental performance standards established under Chapter 22.80 shall apply to this area development plan. (Ord. 1053 § 4, 2026)
22.56.160 Art in public places.
The art in public places program provisions established under Chapter 22.94 shall apply to this area development plan. (Ord. 1053 § 4, 2026)
22.56.170 Community facilities district.
A community facilities district may be required for residential development within the area development plan in order to offset the cost of additional demand on city services resulting from such development. (Ord. 1053 § 4, 2026)
22.56.180 Severability.
If any part or provision of this plan, or any application thereof to a particular parcel, situation or owner, is held to be contrary to law by a court of competent jurisdiction, such provision or application will not be deemed valid and subsisting, except to the extent permitted by law, but all other provisions or applications will continue in full force and effect. (Ord. 1053 § 4, 2026)