Cerritos City Zoning Code
CHAPTER 22
36 ADP-12 AREA DEVELOPMENT PLAN TWELVE
§ 22.36.010 Location.
Area development plan twelve is bounded by property zoned single-family residential (RS-5000) to the east, 195th Street to the north and the Los Angeles Flood Control Channel and the Metropolitan Transportation Authority (MTA) right-of-way to the south and west. The subject property has approximately three hundred twenty feet of street frontage along 195th Street.
(Ord. 850 § 1 (part), 2002)
§ 22.36.020 Purpose and intent of an area development plan.
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 to 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.
The purpose of an area development plan is to promote appropriate land uses and to encourage the highest possible quality of design and environment within the designated area. Objectives, policies and standards are set forth in order to 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. Area development plan twelve (ADP-12) is necessary to effectively regulate residential development within the project area due to the unique configuration and orientation of the subject property. Regulations contained in ADP-12 are specifically designed to maintain the highest architectural quality and standards for residential development.
(Ord. 850 § 1 (part), 2002)
§ 22.36.030 Description of the development area and vicinity.
Area development plan twelve consists of a triangular shaped site measuring approximately 0.90 acres of mostly flat land. The site has approximately three hundred twenty feet of street frontage on 195th Street.
(Ord. 850 § 1 (part), 2002)
§ 22.36.040 Area development plan objectives.
The basic objectives of this plan are to:
(1)
Install/construct all area development plan improvements at one time.
(2)
Construct all homes at one time.
(3)
Encourage the development of a detached single-family residential community having a density no greater than 5.0 units per gross acre.
(4)
Realizing the odd shape of the subject property, provide a highly attractive, innovative design that will offer a stimulating residential living environment featuring generous landscaping that creates a desirable living environment through the development of a totally planned, park-like development.
(Ord. 850 § 1 (part), 2002)
§ 22.36.050 Area development policies.
In order to achieve the foregoing objectives, the following policies shall be applied in managing, designing and regulating development within area development plan twelve:
(1)
A plan shall be established to coordinate the design of visual elements throughout the area development plan for any common area landscaping, tree selection and placement, tract entrance treatment, perimeter walls and other similar features.
(2)
Exterior structure materials and treatments, roof materials and architectural design of structures shall be coordinated to provide an appearance of outstanding visual quality to the residents of the development and to motorists and pedestrians on the adjacent arterial street.
(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 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 landscaping shall be provided along the arterial street on the north side of the development area. The frontage area shall include meandering sidewalks and clusters of trees and dense landscaping.
(7)
Landscaped buffers shall be required on the south-west side of the site 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 street or surrounding land uses.
(9)
Roofing materials shall be clay or concrete mission-type tile.
(10)
Noise attenuation measures deemed necessary to achieve city standards shall be applied.
(Ord. 850 § 1 (part), 2002)
§ 22.36.060 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. 850 § 1 (part), 2002)
§ 22.36.070 Area map.
The document titled “Area Map/Area Development Plan Twelve” is adopted as a part of the area development plan. This map shows the boundaries of the development area, the location of the required street ingress and egress, the location of buffer areas and other development conditions.
(Ord. 850 § 1 (part), 2002)
§ 22.36.080 Illustrative map.
The document entitled “Illustrative Map/Area Development Plan Twelve” is adopted as a part of the area development plan. 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. 850 § 1 (part), 2002)
§ 22.36.090 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 access.
(Ord. 850 § 1 (part), 2002)
§ 22.36.100 Categories of land use.
The only category of land use within the development area shall be planned residential development.
(Ord. 850 § 1 (part), 2002)
§ 22.36.110 Permitted uses.
The following uses shall be permitted in the development area subject to the provisions of Section 22.36.140:
Detached single-family dwellings.
(Ord. 850 § 1 (part), 2002)
§ 22.36.120 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. 850 § 1 (part), 2002; Ord. 866 § 6, 2003)
§ 22.36.130 Intensity standards.
The following intensity standards shall apply:
(1)
Dwelling Units. There shall not be more than one dwelling unit on each residential lot.
(2)
Building Coverage. Building coverage shall be limited to forty percent of the lot area.
(3)
Floor Area Ratio. The floor area ratio (FAR) shall not exceed 0.70.
(4)
The relationship between the first and second story walls and architectural features, such as window design and location, exterior siding and trim materials, and colors shall be emphasized; and second story architectural relief and roof design features shall be required for the purpose of encouraging high quality design.
(Ord. 850 § 1 (part), 2002; Ord. 868 § 18, 2003)
§ 22.36.140 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 to 22.74 of this code, the following standards shall apply to all residential lots within the development area:
(1)
Frontage, Minimum. The street frontage on each lot shall be no less than fifty feet.
(2)
Lot Width, Average. The average lot width of each lot shall not be less than fifty-four feet.
(3)
Gross Lot Area, Minimum. The minimum gross lot area of a residential lot shall not be less than six thousand five hundred square feet.
(4)
Gross Lot Area, Average. The gross average lot area of all lots shall not be less than seven thousand square feet.
(5)
Setbacks.
(a)
Front Yard Setback. The minimum setback shall be fifteen feet with the average setback being no less than eighteen feet.
(b)
Rear Yard Setback. The rear yard setback of each lot shall be no less than ten feet; except, when the rear property line abuts a street, the setback of the second story shall be a minimum of twenty feet. All setbacks shall be measured from the rear property line, or rear block wall, whichever is closest to the building structure.
(c)
Rear Yard Area. Within the rear thirty feet of the lot, there shall be a minimum rear yard area of not less than twenty percent of the lot area.
(d)
Side Yard Setback. There shall be a side yard setback of not less than five feet, except that there shall be a minimum setback of ten feet from the side wall or property line, whichever is closer, for the first floor and fifteen feet for the second floor for a side yard abutting a street. All setbacks shall be measured from the side property line or side block wall, whichever is closest to the building structure.
(6)
Architectural Features. Fireplaces, chimneys, eaves, cornices and similar architectural features may project into the required yards provided that no such features may project:
(a)
Within fifteen feet of the front property line, nor cover more than ten percent of the front yard; or
(b)
Within ten feet from the rear property line, wall or fence, whichever is closest; or
(c)
Within thirty inches from the side property line, wall or fence, whichever is closest.
(7)
Maximum Building Height. No building or structure shall exceed a height of thirty-five feet, nor exceed two stories.
(8)
Floor Area. The gross floor area per dwelling unit shall be no less than one thousand eight hundred square feet and the average gross floor area shall be no less than two thousand square feet.
(9)
Walls.
(a)
Walls that are required along the arterial street shall be of a decorative design. Any additional screening of streets or private yards shall be provided through the use of dense landscaping as approved by the director of community development.
(b)
A decorative block wall of at least eight feet in height, from the highest ground level on either side of the wall, shall be constructed on a rear or side yard property line adjacent to a nonresidential zone.
(c)
Property line walls within the interior of the subdivision shall be a minimum of six feet in height from the highest ground level adjacent to the wall.
(d)
Within five feet of the front property line, no wall or fence shall exceed a height of twenty inches and shall be limited to wrought iron, block or brick. Block wall materials will include slump block, split-face block, brick or other decorative stone. Block walls may be stucco covered providing the color of the stucco matches the primary color of the residential structure. Decorative open fencing, such as wrought iron, may be constructed to a maximum of five feet in height if the setback is at least five feet from the front property line. No chain link fence or chain link gate of any type shall be permitted on any developed part of this area plan.
(10)
Parking.
(a)
There shall be at least two off-street parking spaces for each dwelling unit within a completely enclosed garage with inside dimensions of at least twenty feet in width and twenty-two feet in length, excluding any service or utility area.
(b)
Three parking spaces may be provided per dwelling unit within a completely enclosed garage with inside dimensions of at least thirty feet in width and twenty-two feet in length, excluding any service or utility area.
(c)
There shall be at least one guest parking space per dwelling unit and each space shall measure a minimum of ten feet in width and twenty feet in length.
(d)
The repair of any vehicle must be screened from public view.
(e)
There shall be a concrete parking apron having a minimum length of twenty feet in front of the garage entrance within the property boundaries. The driveway shall be set back at least two feet from the closest side property line and the maximum width of the driveway shall not exceed twenty-five feet for a two-car garage and thirty-five feet for a three-car garage.
(f)
There shall be no tandem parking within a garage structure.
(g)
All driveways shall be decoratively paved. Additional materials as approved by the director of community development such as brick, stone, colored slate will be used in conjunction with concrete to insure a high level of design quality.
(11)
Streets. The design of the access street shall conform to the following standards and principles:
(a)
The angle of any street intersection shall always be at ninety degrees or approximately at ninety degrees.
(b)
Width of street as measured from curb face to curb face shall be at least twenty-six feet.
(c)
Curbs and gutters shall be of the standard types used in residential subdivisions throughout the city or as approved by the city engineer and the director of community development.
(d)
The total width of the parkway and sidewalk, on each side of the street, shall not be less than eight feet excluding the curb.
(12)
Sidewalks. A meandering concrete sidewalk at least four feet in width shall be installed along the arterial street.
(13)
Access Area.
(a)
The access area to the tract shall be designed to identify the location of a unique planned residential community development. The access area 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.
(14)
Landscaping. A minimum of forty percent of the front yard area shall be landscaped, except in the case of odd shaped lots or lots with less than four sides, the director of community development shall recommend the percentage, on a case by case basis, to insure that no hardship will exist while maintaining a high level of environmental quality in the tract. Decorative fountains and ponds constructed in front yards shall be subject to the approval of the director of community development. The following shall apply to landscaped common areas, buffers and parkways:
(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 common 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, twenty-four-inch box size or greater, of a variety approved by the director of community development for each dwelling unit. Existing mature trees, if any, which remain on the site shall be considered specimen trees and credited toward the total trees required.
(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.
(15)
Swimming Pools and Pool Equipment.
(a)
All reference to swimming pools in this section shall include inground and aboveground pools and spas, including portable spas, hot tubs and other such devices.
(b)
A swimming pool may encroach into a portion of the front yard, and may encroach into or be entirely located in a side yard; provided, that the director of community development and/or the planning commission find, in accordance with the provisions of this section, that the configuration of the residential lot, the location of the residence thereon, the relationship of the lot to the contiguous properties, and adjacent land uses will permit the construction of the swimming pool in the side or front yard while insuring that the swimming pool will be compatible with, and not detrimental to, the use of these surrounding properties. In order to determine that the swimming pool shall be compatible, the property owner shall comply with the following:
(i)
In any instance where a swimming pool is to be constructed entirely in the rear yard, encroaches not more than twenty-five percent into the side yard, or is located entirely or in part of a side yard abutting a street or a land use other than residential, an application for such approval shall be filed with, reviewed and approved by the director of community development in accordance with the provisions of Section 23.90.300 of this code.
(ii)
Except as provided in subsection (15)(b)(i) of this section, in any instance where a swimming pool encroaches more than twenty-five percent into the side yard or into any portion of the front yard, an application for such approval shall be filed with, reviewed and approved by the planning commission in accordance with the provisions of Section 23.90.400 of this code.
(c)
All swimming pools constructed in area development plan twelve shall comply with the following conditions:
(i)
There shall be a minimum setback distance of fifteen feet between the waterline of the swimming pool and any adjacent residential structure. However, said setback may be reduced to a minimum of ten feet provided that:
(A)
The swimming pool is located in the rear yard; and
(B)
The rear property line of the lot on which the pool is to be located abuts the side property line(s) of residential lot(s).
(ii)
Any swimming pool which encroaches twenty-five percent or more into the side yard, or any swimming pool which complies with the provisions of subsection (15)(c)(iii) of this section and which encroaches into the front yard, shall have a minimum setback distance of thirty-four feet between the waterline of the swimming pool and the front property line or ten feet forward of the front facade of the residential structure furthermost from the front property line, whichever is greater.
(iii)
Swimming pools may be permitted to encroach beyond the front facade of the residential structure furthermost from the front property line and into the front yard provided that:
(A)
The lot fronts on a cul-de-sac and has fifty percent of its street frontage along said cul-de-sac turnaround, or on a street curve which has less than a one hundred foot radius; or
(B)
The side of the lot on which the pool is to be located abuts a street or property which has a land use other than residential, or abuts the rear property fine(s) of residential lot(s). In no instance shall the swimming pool be entirely located in the front yard.
(iv)
There shall be a minimum setback of three feet between the waterline and any property line, fence, block or pool equipment. In addition, pool accessory equipment such as slides, diving boards and the like shall not be located in the front yard, closer than three feet to any rear or side property line, nor closer than forty feet from the front property line.
(v)
Pool heating and filtering equipment shall include all pumps, motors, blowers and similar devices and shall be approved by the director of community development and/or the planning commission; provided, that the equipment shall:
(A)
Be set back a minimum of fifteen feet from any adjacent residence;
(B)
Be set back a minimum of forty feet from the property line;
(C)
Not be located within the front yard; and
(D)
Not be higher than one foot below the height of the block wall(s) or solid fence(s) around the pool area. In addition, the director of community development and/or the planning commission, in reviewing the location of such equipment, may require that it be located along the rear property line and/or require the installation of sound attenuation materials including, but not limited to, solid cover, landscaped buffers and/or a ventilated enclosure if determined that sound emanating from the equipment may interfere with the use of adjacent residences.
(vi)
The swimming pool shall be enclosed with a minimum six-foot fence or wall with self-latching gates. If any portion of the swimming pool or the accessory equipment or heating and filtering equipment encroaches into any portion of the side or front yard, as provided herein-above, then there shall be constructed on the property a decorative block wall which shall be compatible with the surrounding walls and harmonious with the architectural design of the residential structure and area, and shall be first approved as to location and design by the director of community development.
(16)
Patios, Patio Covers and Solariums. Patios, patio covers and solariums are intended for outdoor recreation purposes and are not to be used for storage or as a habitable room. Patios, patio covers and solariums shall be restricted to side and rear yard areas and shall not cover more than thirty-two percent of the side and rear yard areas.
(a)
Patios. Paved patio surfaces, including wood decking, may extend to a side or rear property line providing that the surface remain at least six feet below the top of the property line wall of no more than twelve inches higher than existing grade, whichever is more restrictive.
(b)
Patio Covers. Patio covers shall be allowed subject to the following:
(i)
Open wood lattice only unless a solid cover matches the pitch and roofing material of the main residence;
(ii)
Patio covers and structural supports shall be set back at least five feet from the side property line or block wall, whichever is closest and at least ten feet from the rear property line or block wall, whichever is closest;
(iii)
Wood patio structures shall be painted or stained with a color that is compatible with the trim or stucco of the residence;
(iv)
Freestanding gazebos, including gazebos over pools and spas, shall comply with the same standards as for patio covers.
(c)
Solariums.
(i)
The setback requirements for patio covers shall be applicable for solariums;
(ii)
The side panels shall be readily removable 0.125 inch maximum thickness plastic windows or insect screening with thirty-inch maximum kneewalls;
(iii)
The straight slope portion of the roof shall be a minimum of 0.280-inch-thick laminated glass and the curved portion shall be a minimum of 0.125-inch thickness. Alternate materials may be used in place of the glass providing the materials are approved by the director of community development and comply with the city’s building code requirements.
(17)
Roofing Materials. Roofing materials shall be clay or concrete mission-type tile.
(18)
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.
(19)
Signs. Signs shall be permitted as provided in Chapter 22.48 of this code, including, but not limited to, one sign per dwelling unit containing only the resident’s name and/or address on no more than one square foot of sign area.
(20)
Television and Radio Antennas. Television and radio antennas, including satellite dish antennas, shall not be roof-mounted or attached to any accessory structure such as a patio cover and shall not extend above the height of property line block walls. Antennas may be placed in enclosed attics.
(21)
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.
(22)
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, condition 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 installed in this area development plan must also possess the lowest sound rating available as to prevent noise generated from said unit from adversely impacting adjacent residences.
(v)
Units should have variable speed motors and controls, which can be adjusted to reduce noise levels and to conserve energy use.
(vi)
Portable window and wall units shall be prohibited.
(b)
Attic Ventilators.
(i)
Units may be located within the attic portion of the structure.
(ii)
Roof-mounted attic ventilators, including fans and wind turbine units, are not allowed.
(23)
Security. Precise plans shall be reviewed by the community safety team and conditions may be established to insure the security of a proposed development.
(24)
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.
(25)
Retention of Control and Maintenance of Common Areas and Facilities.
(a)
When a precise plan which provides for multiple ownership with common spaces 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 spaces, 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 home-owners’ 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.
(26)
Architectural Review. Precise plan approval shall be conditioned upon the review and approval by the homeowners’ association or other entity which will administer control of the common areas of the tract for any exterior modifications to any existing structure or new construction of any type including, but not limited to, room additions, accessory structures, patio covers and block walls.
(27)
Soundproofing. Soundproofing of dwelling units shall be provided in accordance with the provisions of the environmental performance standards, Chapter 22.80, and the provisions of Article 7 of the city’s approved development standards adopted pursuant to Chapter 22.70 of this code.
(Ord. 850 § 1 (part), 2002; Ord. 868 §§ 19, 20, 2003)
§ 22.36.150 Environmental performance standards.
The environmental performance standards established under Chapter 22.80 of this code shall apply in area development plan twelve. The director of community development shall recommend conditions deemed necessary to insure that the Cerritos environmental performance standards are met.
(Ord. 850 § 1 (part), 2002)
