Chapter 22.18
ADP-8 AREA DEVELOPMENT PLAN
Sections:
22.18.020 Purpose and intent of an area development plan.
22.18.030 Description of the development area and vicinity.
22.18.040 Area development plan objectives.
22.18.050 Area development policies.
22.18.100 Categories of land use.
22.18.130 Specific and accessory uses.
22.18.150 Intensity standards.
22.18.160 Site development standards.
22.18.170 Environmental performance standards.
22.18.010 Location.
Area development plan eight is bounded by singlefamily residential (RS-5000) on the north, Artesia Boulevard on the south, Shoemaker Avenue to the east and single-family residential (RS-5000), an Artesia Freeway on-ramp and a Los Angeles County sanitation district parcel to the west. The site has approximately one hundred seventy feet of street frontage on Shoemaker Avenue and approximately six hundred feet on Artesia Boulevard. (Ord. 687 § 1 (part), 1989)
22.18.020 Purpose and intent of an area development plan.
(a) 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 classified as a “specific plan” as authorized in Article 8 of Chapter 3 of the State Planning and Zoning Law, California Government Code Sections 65450 and 65457. 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.
(b) 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 unique to a given area while permitting the flexibility required to consider extraordinary 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 provide compatibility with developments on adjacent parcels of property and in order to achieve a functionally and visually integrated development of the entire area. (Ord. 687 § 1 (part), 1989)
22.18.030 Description of the development area and vicinity.
Development area eight consists of approximately 2.19 acres of flat vacant land bounded by single-family residential to the north; single-family residential and a parcel zoned open space which contains a sewage lift station owned by the Los Angeles County sanitation district to the west; Artesia Boulevard and single-family residential to the south; and Shoemaker Avenue and commercial office and single-family residential to the east. The site has approximately one hundred seventy feet of street frontage on Shoemaker Avenue and approximately six hundred feet on Artesia Boulevard. The entire site is within the Los Coyotes redevelopment project area. (Ord. 687 § 1 (part), 1989)
22.18.040 Area development plan objectives.
The basic objectives of this plan are to;
(1) Develop the entire area plan at one time;
(2) Encourage the development of a single-family residential community permitting zero lot line development allowing attached and detached structures having a density no greater than seven and one-half units per gross acre;
(3) Provide a highly attractive, innovative and stimulating residential living environment featuring generously landscaped common activity areas, adequate parking per unit and guest parking;
(4) Provide the residents of the area with a desirable living environment through the development of a totally planned, park-like neighborhood. (Ord. 687 § 1 (part), 1989)
22.18.050 Area development policies.
In order to achieve the foregoing objectives, the following policies shall be applied in managing, designing and regulating development within the area:
(1) At the time this area plan is formally considered by the planning commission and the city council, a tentative map and a precise plan which address all parcels included in the area development plan may also be submitted for concurrent consideration and approval.
(2) Landscaping, fencing, roof materials and architectural design shall be integrated to provide an appearance of outstanding visual quality to the residents of the development and to motorists and pedestrians on the surrounding arterial streets.
(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, reduce the visual and psychological impact of motor vehicle facilities, and provide safe and convenient circulation throughout the development area.
(4) The development standards implemented to realize the objectives of this development plan shall be such to assure the quality of development is equal to or above that required for other residential developments in the city.
(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 along the arterials 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) Landscaped setbacks on the north and west sides of the site adjacent to residential shall be provided in accordance with city design standards and shall be provided as part of the site development.
(8) Dwelling units shall be oriented and designed in order to minimize any adverse impacts from the adjacent arterial streets.
(9) Roofing materials shall be clay or concrete mission-type tile and similar in style and color to roofing materials of other new housing in the city.
(10) The plan has been prepared to allow design flexibility while requiring high standards of development.
(11) Noise attenuation measures deemed necessary to achieve city standards shall be applied. (Ord. 687 § 1 (part), 1989)
22.18.060 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. 687 § 1 (part), 1989)
22.18.070 Area map.
The document entitled “Area Map/Area Development Plan Eight” is adopted as part of the area development plan, and is attached to the ordinance codified in this chapter, on file in the office of the city clerk. This map shows the boundaries of the development area, the location of the required street entrance and emergency access, the location of buffer areas and other development conditions. (Ord. 687 § 1 (part), 1989)
22.18.080 Illustrative map.
The document entitled “Illustrative Map/Area Development Plan Eight” is adopted as part of the area development plan, and is attached to the ordinance codified in this chapter, on file in the office of the city clerk. The illustrative map represents a concept of a desirable implementation of the objectives, policies, and standards of the area development plan. The illustrative map is intended to serve as a guide rather than a set of specifications and, as such, is illustrative rather than mandatory. (Ord. 687 § 1 (part), 1989)
22.18.090 Net land area.
Net land area shall mean that area of a parcel of land or unit of development exclusive of public right-of-way areas. (Ord. 687 § 1 (part), 1989)
22.18.100 Categories of land use.
The only category of land use within the development area shall be planned residential development. (Ord. 687 § 1 (part), 1989)
22.18.110 Introduction.
Planned residential development uses shall be permitted in the development area subject to the provisions of this plan. (Ord. 687 § 1 (part), 1989)
22.18.120 Permitted uses.
The following uses shall be permitted in the development area subject to the provisions of Section 22.18.150:
(1) Single-family dwellings (attached or detached). (Ord. 687 § 1 (part), 1989)
22.18.130 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 § 3, 2003: Ord. 770 § 3(e), 1996: Ord. 687 § 1 (part), 1989)
22.18.140 Conditional uses.
It is recognized that certain uses of property are customarily found in residential areas. A use which may be compatible with the residential uses on and around the site may be permitted as a conditional use providing in each case that the use is intended primarily for the benefit of residents within, but not limited to, the general area of the permitted conditional use. Conditional uses may be permitted if, in each case, the findings below are made.
(1) The criteria and limitations provided in this section are satisfied;
(2) The proposed use 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;
(4) 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. 687 § 1 (part), 1989)
22.18.150 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 more specifically shall 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 fifty thousand eight hundred square feet of gross land area and the average parcel size shall be no less than three thousand five hundred square feet with no parcel being less than two thousand eight hundred square feet in size.
(2) Building Coverage. There shall be no more than forty percent coverage of the total land area of the entire development. For individual detached single-family residential lots, building coverage shall be limited to forty percent. (Ord. 868 § 12, 2003; Ord. 687 § 1 (part), 1989)
22.18.160 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. For all single-family residential lots within the development area, the intensity and site development standards of the RS-5000 single-family residential zone, as stated in Sections 22.22.600 and 22.22.700 of this code, shall apply. In addition to the development standards established by and under Chapters 22.70 to 22.74 of this code, the following standards shall apply to all parcels or units of development within the development area; provided, that in instances of conflicting requirements, the more restrictive standards shall apply:
(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 six feet above the adjacent areas. The space shall be no less than five 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 internal recreation open space area shall be no less than five thousand square feet, not including required setback areas, and the active or main area, including the pool, shall have a minimum width of twenty-five feet and a minimum length of one hundred feet.
(3) Setbacks.
(A) Adjacent to Shoemaker Avenue 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-five feet as measured from the face of the street curb:
(B) Adjacent to Existing Residential. The setback shall be a minimum of ten feet and average twelve feet.
(C) Encroachments. Features such as chimneys and eaves may encroach a maximum of thirty inches into the setback area. Parking areas and streets shall not encroach more than ten feet into the setback area except for access roads.
(D) Walls. Walls that are required to screen arterial streets shall be of a decorative design and may encroach into the required setback area provided that at least sixty-five percent of the setback distance shall be at least fifteen feet as measured from the face of the street curb. A perimeter wall with a height greater than six feet in height shall be setback a minimum of twelve feet from the face of the arterial street curb. Any additional screening of streets or private yards shall be provided through the use of dense landscaping. 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.
(E) Adjacent to a Common Open Area. Adjacent to a common open area, structures may abut the property lines and have openings into such area.
(4) Building Dimensions. In general, no building or buildings sharing a common wall shall have a horizontal dimension greater than seventy-five 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 fifty feet without an offset or disruption within the length of the facade of at least five feet.
(5) Building Spacing. Main buildings, other than those with common walls, shall be separated by a minimum distance of ten 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 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 a clay mission or mission-type concrete tile material with at least a class “C” or better fire rating as defined in the city’s building code.
(B) Chimneys and Eaves. Chimneys and eaves may extend thirty inches into any setback. The coverage of any part of a chimney or eaves 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 to a dwelling and may also extend from the dwelling into the private open space area providing the trellis is set back at least three feet from greenbelt areas and five feet from adjacent residential property lines and/or perimeter walls on adjacent arterial streets. Trellis coverage shall not be considered in calculating building coverage. However, trellis coverage shall not exceed forty percent coverage of any required private open space. Trellises shall be constructed of rough sawn wood and be compatible in color with the corresponding dwelling unit.
(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 of each unit in accordance with Section 22.22.700(15)(b).
(B) Guest parking spaces shall be at least nine feet by twenty feet or ten feet by twenty feet for spaces siding on a landscaped area or wall, and all spaces shall be arranged in a manner that will not impair the traffic safety to or from any dwelling unit in the development.
(C) Parking spaces must be located at least fifteen feet from the face of an arterial street curb face and must be completely screened from view along the arterial street.
(D) All garage parking spaces and driveways leading thereto shall be constructed of concrete.
(E) All parking shall be arranged so that vehicular access to each dwelling unit and guest parking space is taken from the interior streets of the development.
(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 required 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 Shoemaker Avenue or Artesia Boulevard except that up to thirty-five percent of the total length of the periphery wall may have a setback of five feet from said rights-of-way. Areas between the periphery walls and Shoemaker Avenue and Artesia Boulevard shall be fully landscaped and include meandering sidewalks.
(11) 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 eight feet.
(B) All recreation areas shall be provided with pedestrian access that will include a walkway of brick, stone, or concrete of at least four feet in width and separate from the interior street.
(12) 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 and efficient and provides adequate vehicular access.
(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) The main access street from Artesia Boulevard into the development area shall be aligned as close as possible with the center line of Alatha Street on the south side of Artesia Boulevard as indicated on the area map. Any temporary access points shall be subject to the approval of the directors of community development and public works.
(13) Streets and Driveways. Dead-end streets and driveways exceeding one hundred feet from the main or emergency access streets shall have a minimum thirty foot radius cul-de-sac or other 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 a fire truck 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 or approved decorative gate.
(14) Sidewalks. A meandering concrete sidewalk at least four feet in width shall be installed along arterial streets as indicated on the area and illustrative maps.
(15) Security. Precise plans shall be reviewed by the community safety team and conditions may be established to insure the security of a proposed development.
(16) Fire Protection. All precise plans shall be reviewed by the Los Angeles County fire department to assure that satisfactory consideration has been provided for fire protection. Close coordination with the 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 to form an efficient fire protection system.
(17) Curbs and Gutters. Curbs and gutters shall be of the standard types used in residential subdivisions throughout the city or as approved by the city engineer.
(18) Landscaping.
(A) 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, forty-eight-inch box size or greater, of a variety approved by the director of community development for each dwelling unit.
(D) The landscaping plan shall be designed by a certified landscape architect and shall indicate 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.
(19) Entrance Areas.
(A) The entrance area to the tract shall be designed to identify the location of a unique planned residential community development. The entrance areas shall include a variety of plant and landscaping materials. Decorative 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.
(20) Storage. All storage areas shall be screened and maintained in a manner that prevents the creation of any nuisance or otherwise detracts from the property value or residential character of the neighborhood.
(21) Soundproofing. Soundproofing of dwelling units shall be provided in accordance with the provisions of the environmental performance standards and the provisions of Article 7, Chapter 22.70.
(22) 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 and maintaining such space, 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.
(23) Cable Television Conduit. The city has awarded a franchise for a cable/fiber optic system within the city limits. Under provisions of this franchise, the franchisee is required to install all necessary cables, conduits, etc., to provide a complete CATV/fiber optic system serving each lot of this development. In order to facilitate this installation the developer shall be required to:
(A) Coordinate the design of the CATV/fiber optic system with the other utility lines serving the development. Actual design of the CATV/fiber optic system shall be the responsibility of the CATV franchisee.
(B) Take any measures necessary to provide the cable franchisee with access to the development for installation of the CATV/fiber optic system prior to installation of final street improvements. The developer shall be responsible for all coordination required to facilitate the franchisee in the installation.
(24) Signs. The provisions of Chapter 22.48 shall apply within the development area.
(25) 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 within attic space, 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 dwelling units in this area development plan shall be provided with central air conditioning systems subject to the approval of the director of community development.
(ii) Units shall be mounted on a concrete slab and/or a platform determined to be structurally sound.
(iii) Units may be required to be decoratively 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.
(iv) 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 most quiet 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.
(v) Units shall have fans located on the top of the unit. No unit with a side fan shall be installed.
(vi) Units will be encouraged to have two speed and/or variable speed motors and controls to mitigate noise levels, and to conserve energy use.
(vii) Portable window and wall units shall be prohibited.
(B) Attic Ventilators.
(i) Units may be located within the attic portion of the structure and/or the roof of the structure.
(ii) Roof-mounted wind turbine units shall be discouraged.
(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 the same color or as close as possible to 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 nonconforming 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 § 6, 2016; Ord. 868 §§ 13, 14, 2003; Ord. 770 § 1 (part), 1996; Ord. 687 § 1 (part), 1989)
22.18.170 Environmental performance standards.
The environmental performance standards established under Chapter 22.80 of this code shall apply in development area eight. (Ord. 687 § 1 (part), 1989)