Chapter 22.14
DEVELOPMENT AREA FOUR
Sections:
22.14.020 Purpose and content.
22.14.040 Area development objectives.
22.14.050 Area development policies.
22.14.100 Categories of land use.
22.14.110 Approving authority.
22.14.130 Specific and accessory uses.
22.14.160 Site development standards.
22.14.170 Environmental performance standards.
22.14.010 Location.
Development area four is bounded by South Street, the extension of Shoemaker Avenue, Coyote Creek, the extension of 195th Street, Bloomfield Avenue and the southerly and easterly borders of Tract Number 8079. The area includes the right-of-way to the centerline of the bounded streets. (Ord. 515 § 2, 1976: Ord. 426 § 4(1.10), 1973)
22.14.020 Purpose and content.
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 replaces the usual zoning regulations. It is a “specific plan” as authorized in Article 8 of Chapter 3 of the State Planning and Zoning Law, and whenever the expression area development plan is used herein, it means specific plan. 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 set forth all regulations, conditions, programs and necessary legislation which shall be necessary or convenient for the systematic implementation of the Cerritos general plan, and, in so doing, promotes appropriate land uses and encourages the highest possible quality of design and environment within the development area four. Principles 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. The general plan states that an area development plan should be prepared for this area and that “care should be taken to assure quality development based upon the new objectives of the city.” The general plan continues that this area “is recommended for residential lots of 8,500 square feet and more with graduated lot sizes within a density of 2.0 to 5.5 dwelling units per acre.” (Ord. 426 § 4(1.20), 1973)
22.14.030 Description.
Development area four consists of approximately one hundred and sixteen acres of flatland. The area is almost entirely used for dairy purposes or is vacant.
Except for approximately two thousand feet of border adjacent to an existing subdivision with lot sizes of up to approximately twenty thousand square feet, the development area is bordered by arterial highways, Coyote Creek, and the Cerritos Regional Park.
The Cerritos Regional Park is located directly south of the planned extension of 195th Street. As of the adoption and amendment of this plan, the park land has been cleared of structures and plans for approximately eighty-five acres of play area, picnic areas, campgrounds, swimming pool, gymnasium and lake have been completed and construction has begun.
Bloomfield Avenue, a major highway bounding the west side of the area, is proposed to be developed as a specially designed and landscaped esplanade through the city, linking various community facilities including the civic center, a high school, a community park and the Cerritos Regional Park. (Ord. 515 § 3, 1976: Ord. 426 § 4(1.30), 1973)
22.14.040 Area development objectives.
(1) Due to the area’s proximity to such regional park facilities as picnic areas, day camping areas and a manmade lake, unique opportunities are available for single-family residential development of a type different from that in any other area in the city, either existing or planned. This area development plan is intended to capitalize upon the highly desirable characteristics of the area and its vicinity by integrating common open space within a low-density single-family residential development.
(2) The major objectives to this plan are to:
(a) Provide for a residential environment that fosters meaningful human interaction, neighborhood identity, and the opportunity to enjoy a verdant, pedestrian-oriented and park-like community;
(b) Provide for a residential environment that will compliment the natural beauty of the planned Cerritos Regional Park. (Ord. 515 § 4, 1976: Ord. 426 § 4(1.40), 1973)
22.14.050 Area development policies.
In order to achieve the foregoing objectives, the following policies shall be applied in designing, managing, and regulating developments within development area four.
(1) Particularly high standards of development shall be applied to realize the unique potential of the area;
(2) Special attention shall be directed to establishing a plan for street trees and providing for coordination of fencing and tract entrance design in order to establish a unified system of visual elements around and through the development area;
(3) Alternate possibilities are available for interrelating the development area with an existing subdivision, Tract 8079, on the western border of the development area. The approving authority may provide for a street along the border between Tract 8079 and the development area if deemed desirable and a sufficient number of the property owners in Tract 8079 are willing to participate in providing for street and public utility improvement costs on an assessment district or other acceptable basis;
(4) Circulation plans shall provide vehicular, pedestrian and bicycle access to the regional park;
(5) In order to encourage the development of custom-built homes within an approved tentative tract, precise plans will be accepted for the subdivision with lots indicated as planned for future development to be reviewed under a separate precise plan;
(6) A maximum amount of flexibility, consistent with the intent of the area development plan, shall be provided in order to encourage imaginative design;
(7) Equestrian and motor vehicle use of common open space shall be prohibited. (Ord. 515 § 5, 1976: Ord. 426 § 4(1.50), 1973)
22.14.060 Definitions.
Unless the context otherwise requires, words and phrases used in this area development plan shall have the same meaning as when used in the city development code. (Ord. 426 § 4(1.60), 1973)
22.14.070 Area map.
The map entitled “Area Map/Development Area 4” is adopted as a part of this area development plan. This map defines the location of required streets and access points and other features that are to be observed in the same manner as the other principles, standards, requirements, regulations, conditions and programs of this plan. (Ord. 426 § 4(1.64), 1973)
22.14.080 Illustrative plan.
The document entitled “Illustrative Plan/Development Area 4” is adopted as a part of the area development plan. The illustrative plan represents a concept of how the objectives, policies and standards of the area development plan could be implemented. 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. 426 § 4(1.66), 1973)
22.14.090 Net land area.
“Net land area” means that area of a lot, parcel of land or unit of development exclusive of streets, parkways, and alleys. (Ord. 426 § 4(1.68), 1973)
22.14.100 Categories of land use.
The only permitted category of land use within the development area is planned residential development, PRD. (Ord. 426 § 4(1.70), 1973)
22.14.110 Approving authority.
An approving authority is an officer or body having authority to approve a precise plan either originally or upon appeal. (Ord. 426 § 4(1.75), 1973)
22.14.120 Permitted uses.
The following use shall be permitted within the planned residential development land use category of the development area: Single-family dwelling. (Ord. 426 § 4(2.30), 1973)
22.14.130 Specific and accessory uses.
All specific and accessory uses applicable to this zone shall be authorized by and subject to the regulations set forth in Chapter 22.40, Specific Uses, of this code. (Ord. 866 § 2, 2003: Ord. 770 § 3(c) (part), 1996; Ord. 517 § 6, 1976; Ord. 426 § 4(2.35), 1973)
22.14.140 Interim uses.
The following interim uses shall be permitted within the development area:
(1) Growing of flowers, turf, row crops, etc.;
(2) Plant nursery;
(3) Existing dairy and agricultural uses subject to the provisions of Chapter 23.50, Nonconformities;
(4) Comparable uses as determined according to the provisions of Section 22.20.100 of this code. (Ord. 426 § 4(2.44), 1973)
22.14.150 Temporary uses.
Refer to Section 22.20.450 of this code. (Ord. 426 § 4 (2.45), 1973)
22.14.160 Site development standards.
In addition to the development standards established by and under Chapters 22.70 to 22.74 of this code and the intensity and site development standards of the RS-6500 single-family zone, Sections 22.22.600 and 22.22.700 of this code, the following standards shall apply within the development area; provided, that in instances of conflicting requirements, the more restrictive standards shall apply:
(1) Setback from an Arterial Street.
(A) Two-story building: A two-story building shall be no closer than thirty feet from a property line adjacent to an arterial street.
(B) Single-story building: A single-story building shall be no closer than twenty feet from a property line adjacent to an arterial street.
(2) Lot Area and Density. The minimum lot area shall be no less than six thousand five hundred square feet with no greater than one dwelling unit for each nine thousand square feet of net land area within the recorded tract or parcel map.
(3) Lot Area, Average. The average lot area of a recorded tract or parcel map shall be no less than eight thousand square feet.
(4) Floor Area. The gross floor area of any dwelling unit shall be no less than one thousand four hundred fifty square feet and the average gross floor area of all dwelling units in a unit of development shall be no less than one thousand nine hundred square feet, except as provided in subsection (5) of this section. The average gross floor area shall be computed from all proposed dwellings within any approved tentative tract, or if such tentative tract is partially recorded, the average gross floor area shall be computed from all proposed dwellings within the partial recordation. No building permits or group of building permits shall be issued to a single applicant wherein the average gross floor area requirements, as stated in this subsection, are not met; unless a previous building permit, or group of building permits within the same tract, when averaged with the permits requested, meets the average gross floor area requirements of the one thousand nine hundred square feet.
(5) Building Separation. The following separation shall be provided between dwelling units:
(A) Except as provided in subsection (B) of this subsection, there shall be a minimum separation between dwelling units of not less than twenty feet with a minimum side yard setback of not less than five feet for each lot.
(B) The required minimum separation between dwelling units may be reduced to not less than fifteen feet on not more than forty percent of the lots; and may be reduced to not less than ten feet on an additional twenty percent of the lots if:
(i) There is a minimum side yard setback of five feet for each lot;
(ii) The average dwelling unit floor area, as provided in subsection (4) of this section, is not less than two thousand four hundred square feet per dwelling unit;
(iii) The minimum floor area for any dwelling unit is not less than one thousand eight hundred square feet.
(6) Common Open Space. Common open space shall comprise not less than one thousand square feet of land area per dwelling unit. Said area shall be developed and designated for the use and enjoyment of the residents within the development.
(A) Subdivisions within this development area shall be designed so as to insure convenient access to common open areas by way of sidewalks or other walkway systems.
(7) Roofs. In order to provide for architectural harmony, roof design shall conform to the following requirements:
(A) All roofs shall be surfaced with either Spanish tile or wood shakes;
(B) Maximum exposure of roof surface shall be provided along arterial streets to lessen the exposure of wall surfaces facing such streets.
(8) Block Walls and Fences. Block walls and fences are to be unifying elements throughout the development area. All block walls and fences shall, therefore, be coordinated to serve a common theme in terms of color, materials, dimensions, and location. The design and location of all block walls and fences shall be subject to the approval of the approving authority.
(9) Building Walls. A substantial area of all second story walls exposed to an arterial street shall incorporate decorative wood, stone, or brick siding.
(10) Landscaping.
(A) Within a unit of development, there shall be no less than one tree of at least twenty-four-inch box and of a species approved by the director of community development for each dwelling unit, such trees to be planted in either common or private open areas.
(B) All landscaped common areas shall be maintained by an electric remote automatic sprinkler system approved by the director of community development.
(C) Landscaping plans shall be prepared by a certified landscape architect and shall show the location of turf, trees, shrubs, walks, fences, and any ponds, fountains, or other decorative features within green areas. The plans shall clearly indicate a 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. The landscaping shall be installed and maintained in accordance with such plan.
(11) Entrance Areas.
(A) Entrances to the development area shall be designed to suggest arrival at a special residential location. The entrance areas shall include clusters of trees, landscaped median strips, and planter signs identifying the development. Entrance identification signs shall be constructed of permanent materials and be designed to reduce the possibility of destruction and vandalism.
(B) Entrance identification names shall be approved by the director of community development and may be required to include a common descriptor such as village or community.
(12) Retention of Control and Maintenance of Common Areas and Facilities.
(A) When a precise plan provides for multiple ownership of common spaces, or common facilities, approval shall be conditioned upon:
(i) The preservation and maintenance of such common spaces or facilities for the purposes shown in the precise plan; and
(ii) The control of activities within common areas or facilities including the prohibition of any use of such areas or facilities by motorcycles or other motorized recreational vehicles.
(B) In addition to an easement or other interest granted to the city, limiting the future use of the open space and preserving such space, one or a combination of the following methods of administering such spaces, areas, or facilities may be used, subject to the approval of the city council in each case:
(i) Retention of ownership, control and maintenance of all such spaces, areas or facilities by the applicant;
(ii) Establishment of a nonprofit association or 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;
(iii) Establishment of a maintenance assessment district;
(iv) Such other procedures approved by the city council.
(C) The applicant shall submit evidence to the approving authority of the manner in which he will comply with the requirements of this section.
(D) The open space shall be maintained in a safe condition and in a state of good repair.
(i) Any failure to maintain the open space shall be, and the same is declared to be, unlawful and a public nuisance endangering the public health, safety and general welfare of the public and a detriment to the surrounding community.
(ii) In addition to any other remedy provided for by law for the abatement, removal and enjoinment of such public nuisances, the city, after giving proper notice, may cause the necessary work of maintenance or repair to be done, and the cost thereof shall be assessed against the property owners within development area four and the city may record a statement of costs incurred for such work which shall be collected in the same manner as property taxes are collected.
(13) Cable Television Conduit. The developer shall be required to install and stub a conduit system to the lot of each single-family dwelling for the future installation of a community antenna television system. The conduit system shall remain the property of the developer and shall be installed within the easement granted to the General Telephone Company and Southern California Edison Company. It is noted here that the city is considering the grant of a franchise to a community antenna television corporation and intends to provide for this system in advance of the grant of the franchise in order to alleviate the burden of installation after construction of a residential development. The conduit system shall be in accordance with the current development standards for cable television. The approving authority may, as a condition of the precise plan approval, authorize the applicant to maintain ownership of the community television system conduit until such time as a franchise for cable television is awarded. Record of this system shall be made by the city with the proposed franchisee in the event a franchise is granted. Said specifications for the conduit system shall be subject to the approval of the director of public works.
(14) 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 from 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 of the structure was constructed to allow an area for said unit, and provided that in both cases that the units are not visible and/or audible from an adjacent property, structure, and/or street. The application for the approval of the installation of a unit on the roof of a structure shall be filed with, reviewed, and approved by the planning commission in accordance with the provisions of Section 23.90.400, except that written notification thereof shall be given in accordance with the provisions of Section 20.93.400.
(ii) No 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) including traffic 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 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. The ARI sound rating number of any air conditioning unit shall be nineteen or less 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. Fans are prohibited from being located on the sides of a unit.
(vii) Units shall have two-speed and/or variable speedmotors and controls to mitigate noise levels and to conserve energy use.
(viii) Portable window and wall units may be permitted, provided that they comply with the above set forth standards, except conditions (iii) and (vi).
(b) Attic Ventilators.
(i) Units may be located within 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 twenty-four inches in height and shall not extend 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, and said colors shall be compatible with other structures in the neighborhood.
(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 unit shall be filed with, reviewed, and approved by the planning commission in accordance with the provisions of Section 23.90.400, except that written notification thereof shall be given in accordance with the provisions of Section 20.93.400.
(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 planning commission 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 planning commission 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. 868 §§ 10, 11, 2003; Ord. 770 § 1 (part), 1996; Ord. 544 § 2 (part), 1977; Ord. 530 §§ 2, 3, 4, 1976; Ord. 515 § 6, 1976: Ord. 426 § 4(2.70), 1973)
22.14.170 Environmental performance standards.
The environmental performance standards established under Chapter 22.80 of this code shall apply in development area four. (Ord. 426 § 4(2.80), 1973)