Cerritos City Zoning Code
CHAPTER 22
51 ADP-16 AREA DEVELOPMENT PLAN SIXTEEN
§ 22.51.010 Location.
Area development plan sixteen is generally located on the northeast corner of Bloomfield Avenue and Artesia Boulevard. This area development plan generally applies to the triangular area bounded on the west by Bloomfield Avenue, on the south by Artesia Boulevard, and on the north and east by the Artesia Freeway (Route 91), excluding one parcel located on the easterly portion of the area, currently developed with an open space use.
(Ord. 975 § 1 (part), 2013; Ord. 988 § 1, 2014)
§ 22.51.020 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. 975 § 1 (part), 2013)
§ 22.51.030 Description of the development area and vicinity.
Area development plan sixteen (ADP-16) has two street frontages: Bloomfield Avenue, which is a major arterial street measuring approximately one hundred feet wide; and Artesia Boulevard, which is a major arterial street measuring approximately one hundred feet wide. The frontages are six hundred sixty lineal feet and six hundred five lineal feet, respectively, and are improved to their ultimate rights-of-way. The development area covers approximately 5.9 acres in size. Surrounding land uses include: the Artesia Freeway (Route 91) to the north, beyond which exists an existing single-family residential development zoned RS-6500; an existing water well site zoned open space (OS), to the east; an existing regional commercial shopping center, zoned area development plan two (ADP-2), to the south across Artesia Boulevard; and to the west, across Bloomfield Avenue, is an Artesia Freeway (Route 91) off-ramp and an existing convenience service station zoned neighborhood commercial (CN).
(Ord. 975 § 1 (part), 2013; Ord. 988 § 2, 2014)
§ 22.51.040 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 high quality amenities;
(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. 975 § 1 (part), 2013)
§ 22.51.050 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 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 Artesia Freeway (Route 91) and bounding arterial streets while providing visual and acoustic buffering between the development area and adjacent land uses. Architecture, lighting, walkways, 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; deemphasize 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 streets and adjacent freeway.
(6)
No greater density than the maximum permitted by this area development plan shall be allowed.
(7)
A sufficient landscape setback shall be provided along Bloomfield Avenue, Artesia Boulevard, and the Artesia Freeway (Route 91). The setback 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. 975 § 1 (part), 2013)
§ 22.51.060 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. 975 § 1 (part), 2013)
§ 22.51.070 Area map.
The document entitled “Area Map/Area Development Plan Sixteen” 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. 975 § 1 (part), 2013)
§ 22.51.080 Illustrative plan.
The document entitled “Illustrative Plan/Area Development Plan Sixteen” 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. 975 § 1 (part), 2013)
§ 22.51.090 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. 975 § 1 (part), 2013)
§ 22.51.100 Categories of land use.
The categories of land use within the development area shall be planned residential development or regional commercial uses.
(Ord. 975 § 1 (part), 2013)
§ 22.51.110 Permitted uses.
The following uses shall be permitted in the development area subject to the provisions of this chapter:
(1)
Multifamily dwellings; and
(2)
Permitted uses of the CR zone, subject to an approved precise plan for a commercial development.
(Ord. 975 § 1 (part), 2013)
§ 22.51.120 Intensity standards.
Regional commercial uses that are permitted in this area development plan, subject to an approved precise plan, shall be subject to the intensity standards in Section 22.27.600. The following intensity standards shall apply to residential development within area development plan sixteen:
(1)
Density. Dwelling unit density shall not exceed sixty 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 seven hundred sixty square feet of net land area.
(2)
Building Coverage. There shall be no more than sixty percent coverage of the net land area by residential buildings, accessory buildings, parking structures, and any covered structures.
(Ord. 975 § 1 (part), 2013)
§ 22.51.130 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. Any regional commercial development within the development area shall be required to adhere to the development standards in Section 22.27.700. In addition to the development standards established by and under Chapters 22.70 and 22.74, the following standards shall apply to residential development within area development plan sixteen:
(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 for all units greater than seven hundred twenty square feet in area, with the exception of units facing the Artesia Free-way (Route 91) or within thirty-five feet from the property line adjacent to the freeway. 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 forty 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 sixty-five percent of the total unbuilt land area.
(3)
Building Setbacks.
(a)
Adjacent to Bloomfield Avenue and Artesia Boulevard. The setback of any buildings or structures (excluding perimeter block walls and decorative fences) shall be a minimum of thirty feet as measured from the face of the street curb.
(i)
Any modifications or widening of Bloomfield Avenue in accordance with city improvement projects may reduce the required setback of any buildings or structures along Bloomfield Avenue to a minimum of twenty-two feet from the face of the street curb, which shall be deemed legal and conforming.
(b)
Adjacent to the Artesia Freeway (Route 91). The setback of any buildings or structures (excluding perimeter block walls and decorative fences) shall be a minimum of five feet; provided, that the average setback is a minimum of twelve 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 thirty-five feet as measured from the adjacent property line.
(d)
Architectural Features. Features such as balconies, awnings, and eaves may encroach into the setback area no more than five feet; provided, that said features are set back a minimum of five feet.
(e)
Adjacent to Interior Roads. There shall be a minimum setback of three feet from any property line adjacent to an interior roadway.
(4)
Building Dimensions. In general, no building shall have a horizontal dimension greater than five 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)
Maximum Building Height. No building or structure shall exceed a maximum height of seventy-five feet from finish grade, including staircases and elevator shafts. Architectural features that exceed a maximum height of sixty-two feet shall not cover more than five percent of the total roof area.
(6)
Dwelling Unit Area. The gross area per dwelling unit, not including patios or balconies, shall be no less than five hundred fifty square feet for studio units, no less than seven hundred twenty square feet for one-bedroom units, and no less than one thousand square feet for two-bedroom units.
(7)
Architecture. The following architectural standards shall apply for residential development within area development plan sixteen:
(a)
All buildings and structures within the area development plan and/or same residential development 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 twenty 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 the Artesia Freeway (Route 91) to ensure that said building elevations are visually treated as part of the uniform development, drawing design elements from the primary arterial street facade.
(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 street and patio furniture, shall be routinely maintained and/or replaced as necessary and shall be subject to city approval.
(g)
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.
(h)
In order to provide for a measure of architectural harmony, all roofs shall consist of clay mission, mission-type light concrete tile, or other concrete roof tile, subject to approval by the department of community development. All roofs within the same residential development shall be consistent in design, color, and materials.
(8)
Parking.
(a)
There shall be at least 1.0 off-street parking space for each studio dwelling unit, 1.5 off-street parking spaces for each one-bedroom dwelling unit, and 1.75 off-street parking spaces for each two-bedroom unit.
(b)
There shall be at least 0.25 off-street parking space for each dwelling unit provided for visitors of the residential development.
(c)
Exterior parking spaces shall be at least nine feet by twenty feet or eleven feet by twenty feet for spaces adjacent to a landscaped area or wall, and shall be arranged in a manner that will not impair the traffic safety of any unit in the development. Parking structure spaces shall be at least nine feet by eighteen 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-five feet in width for two-way traffic.
(e)
Parking shall be designed in accordance with a parking management plan subject to city approval. Parking management plans shall indicate the location and allocation of parking stalls for individual units, visitors, and for physically handicapped designated spaces. The plan shall also include means for addressing and minimizing the visibility of vehicles from public view, including vehicles parked on roof levels of parking structures above the height of residential buildings and/or architectural treatments.
(f)
Parking structures or parking garages shall have vehicle access ramps fully contained within the structure so that they are fully screened from public view by residential buildings and/or architectural treatments. Parking structures and vehicle access ramps shall not be apparent from the exterior of the development.
(g)
Roof levels of parking structures shall be fully screened from public view from the exterior of the development. Light fixtures and large vehicles located on roof levels of parking structures shall maintain a low profile and shall not be visible. Screening elements must be decoratively enhanced to blend with surrounding roof elements and architectural treatments.
(h)
All parking spaces and driveway aprons within parking structures 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.
(i)
All parking shall be arranged so that vehicles accessing or serving the dwelling units are not required to back onto a public street.
(9)
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 eight feet from the face of street curb along Bloomfield Avenue and Artesia Boulevard.
(10)
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-five 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-five 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.
(11)
Sidewalks. A sidewalk measuring a minimum of four feet in width shall be installed along arterial streets.
(12)
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 located on the first floor of the area development plan shall be equipped with secondary window locks for security purposes.
(13)
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.
(14)
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. This shall include light fixtures located on all levels of parking structures.
(c)
The down-lighting, up-lighting or spot-lighting of specimen trees, decorative walkways, and enhanced pedestrian sidewalks 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, freeways 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.
(15)
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.
(16)
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 uses and the architectural design of buildings within the area development plan.
(b)
Landscaping design shall include a variety of greenbelt areas and open space areas, utilizing trees and shrubs of variable heights, with a variegated grouping pattern of trees, shrubs and groundcover.
(c)
A minimum of sixty 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)
Special attention shall be given to the landscape design along the Artesia Freeway (Route 91). Dense shrubs, trees, and landscape screens shall be encouraged in order to provide screening and enhance and soften residential development along the freeway frontage.
(e)
All landscaped areas shall be provided with an automatic irrigation system as approved by the department of community development.
(f)
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.
(17)
Entrance Area.
(a)
The entrance to the development area shall be designed to indicate arrival at a special residential location. Therefore, the entrance area shall include clusters of specimen trees. Decorative entrance features and/or architectural elements such as decorative walls, planters, fountains, landscape lighting, 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.
(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 development. The use of private usable open spaces as excess storage of personal belongings or materials is prohibited.
(19)
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.
(20)
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 along Bloomfield Avenue and Artesia Boulevard. All perimeter walls and decorative fences, including those adjacent to the Artesia Freeway (Route 91), 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 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 home-owners’ 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.
(21)
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.
(22)
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.
(23)
Signs. All signs shall conform to the provisions of Chapter 22.48. For sale, rent, or lease signs for residential development 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.
(24)
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 private open space areas, including patios and balconies, and shall be located on the roof of residential buildings. In all cases, the units shall be neither visible nor audible 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)
Units are required to be screened by parapet walls to eliminate noise and visibility. Raised parapets shall be a minimum of six inches greater 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 7.2 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.
(c)
Elevators. In addition to stairways, all floors above or below the ground floor shall be accessible by electrical/mechanical elevators of a size large enough to accommodate wheelchairs or walking devices. The type and quality of elevators shall be subject to the review and approval of the department of community development.
(25)
Access for the Physically Handicapped. Access must be provided for the physically handicapped to floors other than that closest to grade in all buildings and parking structures by means of an elevator or access ramp.
(26)
Trash Facilities. Trash facilities, including trash chutes, trash receptacles, or bins, shall be located wholly within parking or residential structures and hidden from public view to eliminate aesthetic impacts. Trash storage and facility areas shall be designed in accordance with a solid waste plan. The solid waste plan shall identify the location of trash facilities and/or storage areas and should identify on-site scheduled trash pick-up times. Trash facility maintenance shall be monitored and managed by a property management company or association of the residential development. If additional screening measures are necessary, the type and design of said screening shall be subject to the approval of the department of community development. In addition, trash facilities shall not be in conflict with fire department access to residential buildings and/or public open space or common areas, and are subject to approval by the fire department prior to development.
(Ord. 975 § 1 (part), 2013; Ord. 988 §§ 3, 4, 2014)
§ 22.51.140 Environmental performance standards.
The environmental performance standards established under Chapter 22.80 shall apply to area development plan sixteen.
(Ord. 975 § 1 (part), 2013)
§ 22.51.150 Art in public places.
The art in public places program provisions established under Chapter 22.94 shall apply to area development plan sixteen.
(Ord. 975 § 1 (part), 2013)
§ 22.51.160 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. 975 § 1 (part), 2013)
