Chapter 7.14 Lot Development Standards
7.14.10 Purpose of this Chapter
The purpose of this Chapter is to establish performance standards, development standards and the findings required for the modification of any applicable development standard for all lot development. Lot development includes development of a single lot or of multiple lots.
7.14.20 Applicability of this Chapter
This Chapter applies to all development in the City of La Habra Heights regardless of the Zone District.
7.14.30 Performance Standards for Lot Development
All new development and modifications to existing structures must adhere to the City’s lot development performance standards designed to maintain community character, privacy, views and public health and safety.
A. Primary Criterion. Lot development must be designed to minimize impacts on community character, the surrounding neighborhood and natural features.
B. Design Considerations in Lot Development. The development and site plan review of lot development must consider potential alternative designs regarding the placement of structures and uses within the lot in order to optimally meet the goals and policies of the City of La Habra Heights General Plan.
C. Environmental Impacts. Lot development shall have minimal adverse impacts on the environment, hydrology and natural topography including ridgelines.
D. Drainage and Water Courses. Lot development must preserve or enhance natural storm water and other drainage courses and not result in negatively altered flows onto other properties.
E. Grading. All lot and multi-lot development must employ a Grading and Earthworks plan that ensures that the structure conforms to the site rather than the reverse.
F. Environmental Protection. Development shall minimize the loss of significant trees and not result in adverse impacts upon sensitive environmental features, natural topography, ridgelines, open space preserves or Open Space Conservation areas.
G. Multiple-Lot Design. Multiple lot development must include a variety of architectural designs, styles and sizes. The development must be planned so as to avoid the uniformity typically seen in conventional tract development. (Ord. 2015-01 § 25)
7.14.40 Development Standards for Lot Development
The following sections implement the City of La Habra Heights General Plan goals and policies related to all lot development as a means to protect views, privacy, and community and neighborhood character.
A. Comprehensive Site Development Plan Review. Conceptual site development plans are required for new development that involves yard uses or modifies structural areas or heights that do not meet ministerial development standards. This review must identify any possible adverse impacts that may arise from that development as well as any existing development nonconformities. As part of any discretionary review of a proposed development, mitigation of existing conditions may be required to conform to the goals and policies of the City of La Habra Heights General Plan.
B. Accessory Structures and Uses. Accessory structures and uses shall be located at different elevations and distances from each other and from the primary residence of not less than twenty (20) feet horizontally and a corresponding amount vertically based upon the slope of the lot, in order to conform to the existing topography. (Thus, for example, a horizontal offset of 20 feet would result in no vertical offset on a flat lot and a 10 foot vertical offset on a 2.1 sloped lot.)
C. Selection of Development Site. Where there are multiple developable areas within a lot in compliance with the requirements of this Article, new development shall be placed in the area that has the least significant adverse impact on the natural surroundings, including ridgelines (refer to Exhibit 7-9). Applications for development approvals shall identify what alternative building areas were considered and why the proposed site was determined to have the least adverse impact on the surroundings, including natural topography (defined as that which existed prior to 1978), ridgelines, protected views, neighbor privacy and neighborhood and community character.
Exhibit 7-9 Significant Ridgelines
D. Grading Requirements. The use of mass grading techniques in the creation of lot development areas, including grading that creates large linear of planar surfaces continuous between lots or development areas, are prohibited. Contour grading and other techniques must be utilized to mimic the look of natural landform (Refer to Chapter 7.17).
E. Remediation of Existing Nonconformities. Existing nonconformities must be reviewed as part of any requested Standards Modification to ensure that the requested Standards Modification does not exacerbate the existing nonconformity. Potential remedies that may be required to correct an existing nonconformity that directly relates to the proposed project or adversely affecting health and safety may include, but not be limited to, those identified in Table 7-2.
F. Storm Water Management. Provisions for storm water and other water runoff must be planned for the entire development in a comprehensive manner. Storm water and drainage requirements must not only conform to any SUSMP requirements but must also conform to the City Storm Water Management Program (CSWMP) requirements. These include, but may not be limited to, the following:
1. The development must maintain or improve the site’s existing runoff characteristics.
2. All development resulting in more than one-thousand (1,000) square feet, but less than three-thousand (3,000) square feet of new hardscape or other impervious surface shall be subject to SUSMP requirements. These will include, but not limited to, onsite retention of storm water runoff.
3. All development that results in a net increase in the hardscape or impervious area of three-thousand (3,000) square feet or greater will require application of SUSMP to consider both existing and new development areas within the development site.
4. Runoff after the initial SUSMP required retention must be distributed over the property and released in a manner that approximates or improves upon the distribution and manner existing prior to the development. Additionally, swales and other similar devices may be used to contain and percolate runoff up to and beyond SUSMP required limits. All sport courts must be designed for safe release of post SUSMP runoff water. Areas used by animals regulated by this Municipal Code must be graded in such a manner to adequately impound and/or control water runoff pursuant to the applicable SUSMP or NPDES requirements.
5. No routine disposal of any water onto roads will be allowed.
6. All streets, driveways and vehicle parking areas are considered to be hardscape. Gravel parking areas are not permitted within those areas where gravel could be transported into the public road.
7. All new development or redevelopment projects, as defined by Section 4.16.90(L)(1), shall comply with the low impact development requirements of the Municipal NPDES Permit, as required by Section 4.16.90(L)(2).
G. Trash Receptacles. Trash receptacles and enclosures visible from the adjacent right-of-way or adjacent properties must be fully screened.
H. Siting of Waste Disposal. The siting of on-site liquid waste disposal systems must be set back from storm water drainage courses, blue line streams, surface water areas or other areas that may be subject to periodic flooding such as in canyon bottoms.
I. Property Address. The address of the property must be clearly visible from the access road. All lettering must be at least five (5) inches in height.
J. Right-of-Way (ROW) and Parkway Maintenance and Encroachment. Plans must be prepared for maintenance of Parkway and ROW and an Encroachment Permit obtained for any encroachment into those areas. Permit application procedures are identified in Article 8.
K. Existing Code Violations. Existing Building Code violations must be remedied before or as part of the proposed development.
L. Open Space Conservation. Development adjacent to Open Space Conservation property must include notification of the owner of that property of restrictions on development including prohibitions on creating access trails onto the conservation property, the use of invasive plant species, the use of animal forage plantings, provision of water accessible to wildlife, and light trespass.
M. Variable Setbacks. Simultaneous development of more than one parcel shall provide that structural front yard setbacks not be uniform within the developments but must vary by at least thirty (30) percent between adjacent lots to avoid uniformity (refer to Exhibit 7-10). Similarly, other yard setbacks must exhibit non-uniformity between parcel developments.
N. Variable Structure Design. Simultaneous development of more than one parcel must exhibit variable architectural styles and building footprint varying by at least thirty (30) percent between adjacent primary residential structures (refer to Exhibit 7-10).
O. Roadway Design. Roadway construction required for subdivisions or multiple-lot development must use existing La Habra Heights roadways as their standard and must provide access infrastructure. New roadway cross-sections cannot exceed the existing roadway cross-sections in the area and shall similarly conform to the alignments that are representative of the area (refer to Exhibit 7-10). Modifications to existing roadways that would require a change in the roadway designation that would result in a significant impact or a change in the level of service, are not permitted.
Exhibit 7-10. Multiple Lot Development Standards
P. Roadway Capacity. Any alteration or modification to a roadway providing access to the development will not be permitted to adversely impact the character of the neighborhood.
Q. Environmental Protection. Lot development shall not adversely impact any environmentally significant features, open space preserves, Open Space Conservation areas or areas with significant environmental species. The species identified on the State of California Natural Diversity Database and those sensitive habitats identified and mapped by Los Angeles County are available at the Planning Division.
R. Infrastructure Requirements. All utility services, including cable, must be placed underground. This requirement does not apply to solar systems. Further, hydrologic studies for storm water and other water runoff must be performed for the entire development to assess and mitigate cumulative impacts. Similarly, solid and liquid waste handling must be planned for the entire development and any adverse cumulative effect prevented.
S. Fire Protection. Special requirements related to hydrants, fire-flow, water pressure, and emergency access designed to facilitate fire prevention and suppression may be required as identified during the development review process.
T. Modifications Not Allowed. Pre-existing legal parcels of less than an acre that were created as water tank sites or for other nonresidential purposes may be developed only if such development requires no Standards Modifications or Variances beyond those for structure height and size and setbacks as described in Chapter 7.18.
U. Development in Hazard Areas. Development in flood or seismic hazard zones must demonstrate that mitigation can be implemented. Such documentation must be provided by certified and/or licensed professionals for the respective discipline.
1. Active Fault Line. For those parcels located within the designated Alquist-Priolo Special Studies Zone (APSSZ) for the Whittier Fault, all new habitable development (pursuant to the definition of the APSSZ) must comply with applicable APSSZ requirements. Maps indicating the APSSZ provided by the California Geological Survey are on file at the Community Development Department.
2. Drainage Channel. Existing hydrologic characteristics of a site must be identified on the Development Application. No structures or grading may be constructed within twenty (20) feet of the high water line of a designated blue line stream or storm water drainage channel. Lesser setbacks may be permitted if it can be demonstrated by a qualified engineer that such development or grading will not result in any adverse alteration to the surface or subsurface drainage characteristics of the parcel. The placement of any structures adjacent to a blue line stream must conform to the applicable Streambed Alteration Permit requirements of the U. S. Army Corps of Engineers.
3. Septic Tanks/SUSMP Requirements. Septic tanks, dry wells, cesspools, leach lines, retention basins or cisterns must be set back a minimum distance of twenty-five (25) feet from the down-slope property line or from any storm water drainage channel. The setback requirements herein do not supersede any other requirements governing the installation or use of septic tanks or any pertinent Standard Urban Storm Water Mitigation Plan (SUSUMP) Ordinance requirements. (More information is available through Los Angeles County Department of Public Works.)
4. Flood and Slope Dedications and Easements. No development or grading is permitted within any recorded flood or slope dedication or easement that would be in violation of the terms of the recorded dedication or easement.
V. Slope Density Requirements. All new parcels must conform to the Slope Density Formula that governs minimum new residential parcel sizes (refer to Table 7-9.1). No new residential parcel may be created that has a net area of less than one acre. New Open Space-Resource Production parcels must be a minimum of five (5) acres, except that pursuant to a lawful subdivision in compliance with Article 9, Open-Space Resource Production parcels of not less than 2 acres may be created where:
1. the average slope of the parcel to be subdivided is less than 10%;
2. the parcel is surrounded by existing development on all sides; and
3. the uses, including all well heads, parking and other activities on the site, remain fully screened from the view of adjacent properties, including the public right-of-way.
This requirement is not subject to relaxation by a standards modification.
|
Average Slope of a New Parcel to Be Created by the Proposed Subdivision |
Minimum Lot Area in Gross Acres |
|---|---|
|
Less Than 30% |
1.00 (43,560 sq. feet) |
|
30% |
1.06 (46,174 sq. feet) |
|
31% |
1.13 (46,223 sq. feet) |
|
32% |
1.21 (52,708 sq. feet) |
|
33% |
1.30 (56,628 sq. feet) |
|
34% |
1.44 (62,726 sq. feet) |
|
35% |
1.61 (70,132 sq. feet) |
|
36% |
1.84 (80,150 sq. feet) |
|
37% |
2.14 (93,218 sq. feet) |
|
38% |
2.55 (111.078 sq. feet) |
|
39% |
3.16 (137,650 sq. feet) |
|
40% |
4.00 (174,240 sq. feet) |
|
41% and above |
5.00 (215,800 sq. feet) |
W. Parcel Size and Dimensions. For newly created parcels, seventy-five (75) percent of that parcel’s land area must conform to the minimum dimension requirements specified in Exhibit 7‑12. For example, a portion of a one (1) acre parcel must have a minimum dimension of one-hundred and fifty (150) feet in all directions and must be at least seventy-five (75) percent of the parcel’s land area (or three-quarters (3/4) of an acre).
X. Limit on Variances and Modification. Applications for tract and parcel maps must demonstrate that the resulting lots may be developed without requiring any Variance or Standards Modification other than those that may be required for building height and structural size as described in Chapter 7.18 or those that would have been required to develop the pre-existing lots.
Y. Non-Uniform Parcel Frontage. The widths of all parcels’ frontage along roads must vary by more than thirty (30) percent between all adjacent parcels (refer to Exhibit 7-10).
|
MINIMUM PARCEL DIMENSIONS (Based on formula ft. = 150 + 290*log A (number of acres) |
|||||||
|---|---|---|---|---|---|---|---|
|
Parcel Area (acres) |
Minimum. Dimension (feet) |
|
Parcel Area (acres) |
Minimum. Dimension (feet) |
|
Parcel Area (acres) |
Minimum. Dimension (feet) |
|
1 |
150 |
|
4 |
325 |
|
7 |
395 |
|
1.25 |
178 |
4.25 |
332 |
7.25 |
399 |
||
|
1.5 |
201 |
4.5 |
339 |
7.5 |
404 |
||
|
1.75 |
220 |
4.75 |
346 |
7.75 |
408 |
||
|
2 |
237 |
5 |
353 |
8 |
412 |
||
|
2.25 |
252 |
5.25 |
359 |
8.25 |
416 |
||
|
2.5 |
265 |
5.5 |
365 |
8.5 |
420 |
||
|
2.75 |
277 |
5.75 |
370 |
8.75 |
423 |
||
|
3 |
288 |
6 |
376 |
9 |
427 |
||
|
3.25 |
298 |
6.25 |
381 |
9.25 |
430 |
||
|
3.5 |
308 |
6.5 |
386 |
9.5 |
434 |
||
|
3.7 |
315 |
6.75 |
390 |
9.75 |
437 |
||
Exhibit 7-12. Minimum Parcel Dimensions
(Ord. 2015-01 §§ 26 – 28; Ord. 2014-01 § 3; Ord. 2009-08 § 3; Ord. 2008-07 § 1)
7.14.50 Findings Required for Approval of a Standards Modification for Lot Development
In addition to the General Findings required by Section 7.19.80, the following additional findings must be made for the approval of a Standards Modification:
A. The composite effect of all lot development activities enhances community and neighborhood character and does not promote the appearance of uniformity typical of tract development.
B. The requested modification will not adversely affect environmentally sensitive features, open space preserves or Open Space Conservation areas.
C. The requested modification will not adversely affect infrastructure serving existing homes, neighborhoods or the community.