Chapter 22.52
ADP-17 AREA DEVELOPMENT PLAN SEVENTEEN
Sections:
22.52.020 Purpose and intent of an area development plan.
22.52.030 Description of the development area and vicinity.
22.52.040 Area development plan objectives.
22.52.050 Area development policies.
22.52.100 Categories of land use.
22.52.130 Intensity standards.
22.52.140 Site development standards.
22.52.150 Environmental performance standards.
22.52.160 Art in public places.
22.52.170 Community facilities district.
22.52.010 Location.
Area development plan seventeen is located on the east side of Pioneer Boulevard approximately two hundred fifty lineal feet north of South Street. This area development plan generally applies to the triangular area bounded on the west by Pioneer Boulevard, on the north and east by a Los Angeles County metropolitan transportation authority (LACMTA) right-of-way, and on the south by a property zoned community commercial (CC). (Ord. 978 § 1 (part), 2013)
22.52.020 Purpose and intent of an area development plan.
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 and replaces the usual zoning regulations. The area development plan must be consistent with and carry out the provisions and objectives of the general plan of the city. It serves as a basis for the city to consider and act upon more detailed precise plans prepared by landowners, developers and public agencies.
The purpose of an area development plan is to promote an appropriate land use and to encourage the highest possible quality of design and environment within the designated area. Objectives, policies and standards are set forth in order to promote the special qualities and opportunities of the area while permitting the flexibility required to consider unique and imaginative designs. An area development plan establishes a pattern for the arrangement of land uses, circulation systems, open spaces and other features as necessary to coordinate developments on adjacent parcels of property and in order to achieve a functionally and visually integrated development of the entire area. (Ord. 978 § 1 (part), 2013)
22.52.030 Description of the development area and vicinity.
Area development plan seventeen (ADP-17) has one street frontage: Pioneer Boulevard, which is a major arterial street measuring approximately one hundred feet wide. The frontage is approximately two hundred ninety lineal feet, and is improved to its ultimate right-of-way. The development area covers approximately one and two-tenths acres in size. Surrounding land uses include: the Los Angeles County metropolitan transportation authority (LACMTA) right-of-way to the north and east, beyond which exists an existing commercial shopping center and single-family residential development located in the city of Artesia; an existing commercial shopping center, zoned community commercial (CC), to the south; and to the west, across Pioneer Boulevard, an existing commercial shopping center located in the city of Artesia. (Ord. 978 § 1 (part), 2013)
22.52.040 Area development plan objectives.
The basic objectives of this plan are to:
(1) Encourage the development of the entire area development plan at one time;
(2) Provide a highly attractive, innovative and stimulating residential living environment featuring generously landscaped exterior spaces;
(3) Provide the residents of the area with a desirable living environment through the development of a comprehensively planned, park-like neighborhood;
(4) Protect and enhance the natural, social and physical attributes of the development area so as not to detrimentally affect adjacent developments; and
(5) Provide an area of outstanding environmental character, high quality visual design, suppression of noise and protection of public health and safety. (Ord. 978 § 1 (part), 2013)
22.52.050 Area development policies.
In order to achieve the foregoing objectives, the following policies shall be applied in managing, designing and regulating development and use within the area plan:
(1) At the time this area development plan is formally considered by the planning commission and city council, a tract map and a precise plan, which addresses the entire area development plan, shall be submitted for concurrent consideration and approval.
(2) Architectural and landscape treatment shall be designed to provide an attractive environment to motorists from the adjacent bounding arterial street while providing visual and acoustic buffering between the development area and adjacent land uses. Architecture, lighting, common spaces, and landscaping shall be coordinated to achieve a harmony of all elements with an overall design concept for the entire area development plan.
(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; de-emphasize the visual, environmental and psychological impact of motor vehicle facilities; and provide safe, convenient circulation throughout the area development plan.
(4) Particularly high standards of development shall be employed in order to ensure the quality of development and the continued level of upkeep necessary to realize the objectives of this area plan.
(5) Landscaping, fencing, architectural materials and architectural design shall be integrated to provide an appearance of outstanding visual quality to motorists and pedestrians on the bounding arterial street and commercial shopping center.
(6) No greater density than the maximum permitted by this area development plan shall be allowed.
(7) A sufficient landscape buffer shall be provided along Pioneer Boulevard and the Los Angeles County Metropolitan Transportation Authority (LACMTA) right-of-way. The buffer areas shall include any of the following: enhanced pedestrian sidewalks, clusters of trees, dense landscaping, and decorative walls or fences.
(8) The plan shall permit a maximum degree of flexibility consistent with a high standard of development in order to encourage imaginative design and management.
(9) Noise attenuation measures deemed necessary to achieve city interior noise standards shall be applied to the residential buildings. (Ord. 978 § 1 (part), 2013)
22.52.060 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. 978 § 1 (part), 2013)
22.52.070 Area map.
The document entitled “Area Map/Area Development Plan Seventeen” is adopted as a part of the area development plan and is attached to the ordinance codified in this chapter. This map shows the boundaries of the development area, the location of the required access entrances, and other development conditions. (Ord. 978 § 1 (part), 2013)
22.52.080 Illustrative plan.
The document entitled “Illustrative Plan/Area Development Plan Seventeen” is adopted as a part of the area development plan. The illustrative plan represents one concept of a desirable implementation of the objectives, policies and standards of the area development plan. The illustrative plan is intended to serve as a guide rather than a set of specifications and, as such, is illustrative rather than mandatory. (Ord. 978 § 1 (part), 2013)
22.52.090 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. 978 § 1 (part), 2013)
22.52.100 Categories of land use.
The only category of land use within the development area shall be planned residential development. (Ord. 978 § 1 (part), 2013)
22.52.110 Permitted uses.
The following uses shall be permitted in the development area subject to the provisions of this chapter:
(1) Multifamily dwellings. (Ord. 978 § 1 (part), 2013)
22.52.120 Accessory uses.
Section 22.40.210 shall apply to this area development plan. (Ord. 978 § 1 (part), 2013)
22.52.130 Intensity standards.
The following intensity standards shall apply to residential development within area development plan seventeen:
(1) Density. Dwelling unit density shall not exceed twenty units per net acre. In addition, the dwelling unit density in this development plan submitted for precise plan approval shall be no greater than one dwelling unit per every two thousand two hundred fifty square feet of net land area.
(2) Building Coverage. There shall be no more than thirty-five percent coverage of the net land area by residential buildings, accessory buildings, garages, and any covered structures. (Ord. 978 § 1 (part), 2013)
22.52.140 Site development standards.
In connection with precise plan approval, the approving authority may permit minor deviations from the following site development standards if it is found that there are practical reasons for such deviations and that the changes conform to the spirit and intent of the area development plan. In addition to the development standards established by and under Chapters 22.70 and 22.74, the following standards shall apply to area development plan seventeen:
(1) Private Usable Open Space. Private usable open space, such as a patio or a balcony, shall be provided to accommodate the open space needs of residents. Private usable open space shall be provided to all units. This space shall 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 sixty 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 percent of the total unbuilt land area.
(3) Building Setbacks.
(a) Adjacent to Pioneer Boulevard. The setback of any buildings or structures (excluding perimeter block walls and decorative fences) shall be a minimum of twenty feet as measured from the face of the street curb; provided, that at least seventy-five percent of the total building frontage shall be set back a minimum of twenty-seven feet, as measured from the face of the street curb.
(b) Adjacent to the Los Angeles County Metropolitan Transportation Authority (LACMTA) Right-of-Way. The setback of any buildings or structures (excluding perimeter block walls and decorative fences) shall be a minimum of six feet; provided, that the average setback is a minimum of fourteen feet.
(c) Other Adjacent Land Uses. The setback of any buildings or structures (excluding perimeter block walls and decorative fences) shall be a minimum of nine feet as measured from the adjacent property line; provided, that at least seventy percent of the building elevations are set back a minimum of eighteen feet from the adjacent property line.
(d) Adjacent to Interior Roads. Interior roadways shall be separated from perimeter block walls and/or decorative fences and shall be buffered by dense landscaping, including landscape planters, shrubs, or trees.
(4) Building Dimensions. In general, no building shall have a horizontal dimension greater than one hundred twenty-five 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) Building Spacing. All buildings shall be separated by a minimum distance of at least twenty feet and an average of twenty-five feet (excluding perimeter block walls and decorative fences).
(6) Maximum Building Height. No building or structure shall exceed a maximum height of thirty-seven feet from finish grade, and shall not exceed a maximum of three stories.
(7) Dwelling Unit Area. The gross area per dwelling unit, not including patios or balconies, shall be no less than one thousand one hundred seventy-five square feet for two-bedroom units, and no less than one thousand seven hundred square feet for three-bedroom units.
(8) Architecture. The following architectural standards shall apply for development within area development plan seventeen:
(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 thirty 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.), and/or other enhanced materials deemed comparable by the department of community development.
(c) All buildings shall exhibit four-sided architecture, by which enhanced architectural detailing, building projections, 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 through the development.
(d) Special attention shall be given to the appearance of building elevations that immediately face Pioneer Boulevard and/or adjacent uses to ensure that said building elevations are visually treated as part of the uniform development.
(e) Architectural accent lighting shall be incorporated to further enhance the building elevations, while maintaining the standards set forth in Section 22.15.290.
(f) 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.
(g) 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.
(h) All aspects of design, material and color shall be subject to precise plan approval to ensure that the general design of the residential development conforms to the purpose and intent for the area plan.
(i) In order to provide for a measure of architectural harmony, all roofs shall consist of clay mission or mission-type light concrete tile.
(9) Parking.
(a) There shall be at least two garage parking spaces for each dwelling unit. The interior dimensions of the garage shall be no less than twenty feet in width and twenty-two feet in depth, and shall remain free and clear of any permanent structures, including, but not limited to, walls, utility equipment and storage facilities, that preclude the parking of vehicles.
(b) There shall be at least four-tenths visitor off-street parking space for each dwelling unit.
(c) Exterior parking spaces shall be at least ten feet by twenty 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-four feet in width for two-way traffic. Drive aisle width may be reduced to a minimum of fourteen feet and shall be deemed legal and conforming; provided, that the drive aisle length shall not exceed fifty lineal feet and shall provide access to a maximum of two dwelling units.
(e) All garage parking spaces and driveway aprons 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.
(f) 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 result in unifying elements throughout the development area. All walls and fences shall be coordinated to serve a common theme in terms of design, color, materials and location. The design, color, material and location of walls and fences shall be subject to the approval of the department of community development.
(b) Decorative walls and fences shall be wholly 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 fifteen feet from the face of street curb along Pioneer Boulevard.
(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-four 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-four 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) Sidewalks. A sidewalk measuring a minimum of five feet in width shall be installed along arterial streets.
(13) Security. Precise plans shall be reviewed by the community safety division in conjunction with the Los Angeles County sheriff’s department and conditions may be established to ensure the security of a proposed development. A security lighting plan shall be designed and implemented to ensure resident safety throughout the development and for the purpose of deterring criminal activity, including graffiti, throughout the development. In addition, all units of the area development plan shall be equipped with secondary window locks on the first floor for security purposes.
(14) Fire Protection. All precise plans shall be reviewed by the Los Angeles County fire department to assure that satisfactory consideration has been provided for fire protection. Close coordination with the Los Angeles County fire department during the initial design stages is encouraged in order to ensure that circulation, location, type of fire hydrants, and other safety elements are integrated into a highly efficient and protective system.
(15) 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 in accordance with a 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 a specific style or type of lighting fixture shall be required to create harmony and compatibility of architectural elements within the area development plan.
(c) Landscape lighting inclusive of the down-lighting, up-lighting or spot-lighting of specimen trees, decorative walkways, fountain, sculpture, and common spaces shall be required.
(d) Accent lighting shall be designed and integrated into the architecture of the buildings, with an emphasis on inset, tucked-away light fixtures in lieu of externally mounted light fixtures, to showcase key architectural features of the buildings and key elements of the 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.
(16) 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.
(17) Landscaping.
(a) The pattern, form and relationship of public and private open spaces and the design of landscaping shall be developed in harmony, integrating and complementing the permitted land use and the architectural design of buildings within 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 arterial street frontages and adjacent uses.
(b) Landscaping design shall include a variety of open space areas, utilizing trees and shrubs of variable heights, with a variegated grouping pattern of trees, shrubs and groundcover.
(c) A minimum of forty percent of the area plan not covered by buildings or structures shall be landscaped. A majority of the landscaping shall be within visible open areas.
(d) All landscaped areas shall be provided with an automatic irrigation system as approved by the department of community development.
(e) 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.
(f) Any and all revisions or modifications to landscaped or common areas shall be subject to city approval. Dead, dying, or diseased landscape 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.
(18) Entrance Area.
(a) The entrance to the development area shall be designed to indicate arrival at a special residential location. Decorative entrance features and/or architectural elements such as decorative walls, planters, fountains, landscape lighting, specimen trees, and special decorative surfacing of sections of the roadway and walkways leading into the development area shall also be required as approved by the department of community development.
(19) 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, including balconies and patios, as excess storage of personal belongings or materials is prohibited.
(20) Soundproofing. Soundproofing of dwelling units shall be provided in accordance with this code as it pertains to environmental performance standards. To ensure that no noise will be created, additional mitigation measures may be required by the department of community development as deemed necessary.
(21) 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 entire area development plan, including all areas between buildings and the face of street curbs or adjacent uses. All perimeter walls and decorative fences shall be properly maintained, including routine painting, washing, and/or replacement of broken elements or fixtures. Any preservation or maintenance activities as a result of weathering, damage, and/or criminal activity shall 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 ownership, 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.
(22) Cable Television Conduit. The developer shall be required to install and stub a conduit system to each dwelling and to similarly convenient locations for the service of recreation areas.
(23) Satellite Dish Antennas. Satellite dish antennas shall be located such that they are not within public view. The location of satellite dish antennas shall be subject to the review and approval of the department of community development.
(24) Signs. All signs shall conform to the provisions of Chapter 22.48. For sale, rent, or lease signs shall be subject to city approval and in accordance with a master sign program 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 program shall ensure that all signs are compatible with the high quality 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 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 the roof and shall be located in private patios or commons space areas and screened from public view. In all cases, the units shall be not be visible 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) All air conditioning units located within private patios shall be fully screened from public view by way of a screen wall designed to match, and be contiguous with, patio enclosure walls. All other air conditioning units shall be fully screened from public view by way of similar screen walls that are designed to blend with the architecture of the adjacent building or structure. Screen walls shall be greater in height 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.
(26) Trash Receptacles. Trash bins and/or waste containers shall be stored wholly within the unit garages and hidden from public view at all times except during scheduled trash pick-up times in accordance with a city-approved solid waste plan. (Ord. 978 § 1 (part), 2013)
22.52.150 Environmental performance standards.
The environmental performance standards established under Chapter 22.80 shall apply to area development plan seventeen. (Ord. 978 § 1 (part), 2013)
22.52.160 Art in public places.
The art in public places program provisions established under Chapter 22.94 shall apply to area development plan seventeen. (Ord. 978 § 1 (part), 2013)
22.52.170 Community facilities district.
A community facilities district shall be required and formed for all residential development within area development plan seventeen in order to offset the cost of added demand on city services resulting from such development. (Ord. 978 § 1 (part), 2013)
22.52.180 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. 978 § 1 (part), 2013)