Cerritos City Zoning Code
CHAPTER 22
12 DEVELOPMENT AREA TWO
§ 22.12.010 Location.
This area development plan applies to the area bounded by Artesia Boulevard, Artesia Freeway, Shoemaker Avenue extended, 183rd Street and Bloomfield Avenue. The area includes the entire right-of-way of each of the bounding streets and extends to the centerline of the Artesia Freeway.
(Ord. 427 § 5(1.10), 1973)
§ 22.12.020 Purpose and content.
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 replaces the usual zoning regulations. It is a “specific plan” as authorized for in Article 8 of Chapter 3 of the State Planning and Zoning Law. It must be consistent with and carry out the provisions and objectives of the adopted 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 purposes of an area development plan are to promote appropriate land uses and to encourage the highest possible quality of design and environment within the designated area. Principles and standards are set forth in order to capitalize upon 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. 427 § 5(1.20), 1973)
§ 22.12.030 Descriptions.
Development area two consists of approximately one hundred twenty-five acres of flat land. At the time of the adoption of this plan, the area is almost entirely used for dairy purposes or is vacant. A few single family dwellings are located in conjunction with the dairies. The city has undergone a transition from dairy and agricultural uses to urban and suburban development. The dairy activities within area two are expected to be relocated from the city in the near future.
The Artesia Freeway is adjacent to and north of the area. The area is visible from the freeway and has a freeway frontage of approximately two thousand feet. There is excellent freeway access to the area provided by ramps immediately adjacent to Bloomfield Avenue and Artesia Boulevard and one-half mile easterly at 183rd Street and Carmenita Road.
Bloomfield Avenue, a major highway bounding the west side of the area, is proposed to be developed as a specially designed and landscaped esplanade through the city, linking various community facilities including the Cerritos Civic Center, Cerritos High School, Heritage Community Park, and the Cerritos Regional Park. 183rd Street, bounding the south side of the area, is a secondary highway.
Shoemaker Avenue, bounding the east side of the area, a secondary highway, is proposed to be extended over the freeway and along the east side of the area.
At the northwest corner of Bloomfield Avenue, and 183rd Street, the city plans to construct a new civic center consisting of a city hall and community building. The Cerritos Public Library has previously been constructed on this site.
Cerritos Senior High School has been built at the southwest side of Bloomfield Avenue, a short distance south of 183rd Street.
Heritage Community Park is under construction on the east side of Bloomfield Avenue, a short distance south of 183rd Street.
Two churches have been constructed recently in the immediate vicinity along Bloomfield Avenue.
The remainder of the existing development across Bloomfield Avenue and 183rd Street from area two consists of single-family homes.
(Ord. 427 § 5(1.30), 1973; Ord. 538 § 2, 1977)
§ 22.12.035 Need for area development plan.
(a)
This area development plan is adopted in order to establish regulations, conditions, programs, standards, and criteria for the implementation of a regional commercial “town center” development providing a wide array of office-professional, retail-commercial, and recreational-commercial services and merchandising. It is further adopted as a means to insure a systematic execution of the policies, goals and objectives of the general plan. Among the adopted goals and objectives of the city, the general plan explicitly mandates that, because of its unique location, and the existence of the freeway system, the city should develop regional commercial facilities that will provide a superior selection of goods, services, and jobs, and, in addition, establish a balanced tax base.
(b)
The long-term continuance of the energy crisis, the inadequacy of transportation corridors for high vehicle capacity usage, and the divergence of commercial land use activities in the Los Angeles/Orange County area have resulted in the need for generalized regional commercial facilities providing a multitude of services and merchandise. The Los Cerritos Shopping Center, approximately one and one-half miles west of this development area, meets this goal and those characteristics which provide for a comprehensive marketplace.
(c)
Certain development considerations associated with the planning and implementation of this development area are unique to the city and this site in particular. The implementation of a regional market complex for retail sales and services requires a site which provides:
(1)
Access to and from highly traveled corridors providing a visual window to the site;
(2)
Available large parcels of land under the ownership of few individuals;
(3)
Incentives for development, such as public improvements (i.e., streets, gutters, lighting, etc.), redevelopment agency opportunities, and community goals and standards.
(d)
It is essential that special standards be adopted to assure:
(1)
The integrity of the concepts;
(2)
The viability of the area as a commercial “town center” that will benefit from, rather than be adversely affected by, the impact of the Los Cerritos Shopping Center, and
(3)
Maximize the sales tax revenue, positive community identity and enhance urban design attendant with development under a unified concept. The special standards proposed for this unique area are considered to be the highest and best use of the land and in the best interest of the citizens of Cerritos.
(Ord. 538 § 3, 1977)
§ 22.12.040 Area development objectives.
Development area two is uniquely located within the community. More than any other existing or potential development area in the city, this site offers an opportunity to create a significant focal point of community life which will be a primary source of community identity and pride. It is important that the area be developed for the long-term benefit of the community and in a manner which is reasonable and equitable to the property owners involved. The major objectives of this area development plan are to:
(1)
Establish a “town center” that provides for office professional, governmental, institutional, retail, and recreational uses. Facilities for these various activities should be selectively combined with the nearby civic center, high school, community park, and churches in order to form an active focal point of community life;
(2)
Provide an area of outstanding environmental character, including a high quality of visual design, suppression of noise and protection of public health and safety;
(3)
Realize additional tax revenues that can be used to improve the quality of public services for all the citizens of Cerritos;
(4)
Minimize any undesirable impact on the surrounding residential areas.
(Ord. 427 § 5(1.40), 1973)
§ 22.12.050 Area development policies.
In order to achieve the foregoing objectives, the following policies shall be applied in designing, managing and regulating developments and uses within area two:
(1)
The town center concept of development shall be implemented through an overall site design scheme of either:
(A)
A variety of commercial cluster areas which each are encouraged to provide a particular type of use, service, and/or activity; or
(B)
A regional commercial mall or shopping center utilizing a design approach which develops the entire area into a singular, comprehensive, and coordinated commercial complex; both oriented towards the community and regional marketplace.
(2)
Intensity and development standard incentives may be authorized and approved so as to encourage unique, innovative, and imaginative architectural design, site planning, development schemes, and developments consistent with the goals and objectives of this plan.
(3)
Major tenants and primary activity areas shall be oriented within the interior of the site and near the Artesia Freeway so as to utilize the exposure of this highly traveled corridor in the best interest of the site and tenants. Secondary tenants shall be oriented along the arterial streets so as to encourage pedestrian and vehicular movement from the exterior to the interior of the site.
(4)
Architectural and landscape treatment shall be designed to provide an attractive environment to motorists from Artesia Freeway and arterial highways while providing visual and acoustic buffering between the development area and adjacent residential areas. Identity for the development area shall be promoted by use of low-profile planter signs designating entrance into the Cerritos town center. Architecture, signs, lighting, walks, and landscaping shall be coordinated to achieve a harmony of all elements with an overall design concept for the entire development area.
(5)
The design and control of pedestrian and vehicular circulation shall be coordinated in order to provide safe and convenient access to all facilities within the area and provide a distinctive pedestrian link between the development area and nearby public facilities. Safe ingress and egress points shall be established and pedestrian traffic shall be separated from vehicular traffic. Provision shall be made for public transit passenger loading and unloading within the development area. Loading and unloading of goods shall be shielded from public view.
(6)
Retention of ownership in larger parcels and further combination of parcels for large-scale development shall be encouraged. Use of undersized parcels shall be limited to activities and facilities which will complement rather than disrupt the integrity of large scale “town center” type development.
(7)
Particularly high standards of development shall be applied to realize the unique potential of the area, to attract desirable recreational and commercial establishments, and to provide a desirable environment for surrounding residents.
(8)
The maximum degree of flexibility, consistent with the type of development and protection desired, shall be provided in order to encourage imaginative design and management.
(Ord. 427 § 5(1.45), 1973; Ord. 538 § 4, 1977)
§ 22.12.060 Definitions.
Unless the context otherwise requires, words and phrases used in this area development plan shall have the same meaning as when used in the city development code.
(Ord. 427 § 5(1.50), 1973)
§ 22.12.070 Area map.
The map entitled “Area Map/Development Area 2” is adopted as a part of this area development plan. This map defines the permitted location of land uses and describes the general location of vehicular and pedestrian circulation, buildable areas, parking areas, open spaces, and other features which are to be observed in the same manner as the other principles, standards, and requirements of this plan. In connection with precise plan approvals, the land use boundaries and areas for each use, as shown on the area map, may be altered for just cause; provided, that no land use area within a parcel or unit of development shall be increased or decreased by more than ten percent.
(Ord. 427 § 5(1.55), 1973)
§ 22.12.080 Illustrative plan.
The document entitled “Illustrative Plan/Development Area 2” is adopted as part of the area development plan. The illustrative plan represents a concept of how the objectives, policies, and standards of the area development plan could be implemented. 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. 427 § 5(1.60), 1973)
§ 22.12.090 Categories of land uses.
The area development plan provides for one category of land uses: town center commercial.
(Ord. 538 § 5, 1977)
§ 22.12.095 Use approvals.
The land uses provided for in this plan are permitted only when approved as conditional uses and only if it is found in each case that the purposes, objectives, policies, principles, and criteria and intent of this area development plan will be achieved. A precise plan shall be approved only if the intent and requirements of the area development plan are satisfied. The criteria for use approval shall include the following:
(1)
The general requirements for a conditional use permit as provided in Section 23.10.210 of this code are satisfied.
(2)
The criteria, standards, requirements and limitations provided for in this area development plan are satisfied.
(3)
The use conforms to the objectives, policies and intent of this area development plan and that no detrimental effect or nuisance will be created.
(4)
Suitable evidence shall be provided that no negative environmental effects shall be caused by reason of odor, noise, glare, vibration, fumes, smoke, particulate matter, or refuse matter and that no unsafe or dangerous conditions are to be created such as the use or storage of explosives, radioactive materials, or other similarly hazardous materials.
(5)
The use will serve to enhance the special identity of the area, ensuring that the physical design follows the theme established for the development and promotes community activity.
(6)
The site plan and activities relating to the use are so designated as to adequately and safely provide pedestrian access, vehicular access, parking, utilities and other public and private required service, ensuring that innovative and unique feasible solutions are considered and incorporated in the overall plan.
(7)
The use will be functionally located and related to other uses within the area, i.e., retail shopping uses will be contiguous and other functionally interrelated land uses such as banks, offices, and restaurants or medical offices, pharmacies and laboratories.
(Ord. 427 § 5(2.10), 1973; Ord. 538 § 6, 1977)
§ 22.12.100 Permitted uses.
The following uses may be permitted subject to the criteria and limitations of Section 22.12.095 and other conditions the planning commission, redevelopment agency, and/or city council deem necessary to realize the intent of the area development plan:
(1)
Office Related.
(a)
Accounting, auditing, and bookkeeping services,
(b)
Administrative office,
(c)
Advertising services,
(d)
Architectural, engineering, and planning services,
(e)
Business and management consulting services,
(f)
Collection agencies,
(g)
Credit services,
(h)
Data processing services,
(i)
Dental clinic, labs, offices,
(j)
Detective and protective services,
(k)
Duplicating, mailing, and stenographic services,
(l)
Employment services,
(m)
Engineering and architectural services,
(n)
Financial institutions,
(o)
Insurance services,
(p)
Investment services,
(q)
Medical clinics, labs and offices,
(r)
Optometrist,
(s)
Pharmacy,
(t)
Photographic services,
(u)
Public utility offices,
(v)
Real estate services,
(w)
Research services,
(x)
Security and commodity brokers, dealers, and exchanges,
(y)
Tax consultation,
(z)
Telephone answering service;
(2)
Retail Related.
(a)
Apparel stores,
(b)
Appliance stores,
(c)
Art galleries, frame shops,
(d)
Automotive accessories,
(e)
Bakery sales shop,
(f)
Bicycle shops,
(g)
Bookstores,
(h)
Camera stores,
(i)
Candy, nut, and confectionery stores,
(j)
Department stores,
(k)
Drugstores,
(l)
Florist shops,
(m)
Gift stores,
(n)
Grocery stores,
(o)
Furniture stores,
(p)
Hardware stores,
(q)
Optical goods stores,
(r)
Package liquor stores,
(s)
Paint, glass and wallpaper stores,
(t)
Pet shops (completely enclosed),
(u)
Radio, television and music sound system stores,
(v)
Shoe shops,
(w)
Specialty shops,
(x)
Sporting goods stores,
(y)
Stationery stores,
(z)
Theaters, not including drive-ins,
(aa)
Toy stores,
(bb)
Variety stores,
(cc)
Comparable uses as determined according to the provisions of Section 22.20.100;
(3)
Service Related.
(a)
Apparel repair, alteration, and cleaning,
(b)
Barber and beauty shops,
(c)
Banks and savings and loan institutions,
(d)
Day care centers,
(e)
TV stations,
(f)
Instant printing and duplicating services,
(g)
Public service facilities (government, civic, and utility),
(h)
Shoe repair,
(i)
Travel service,
(j)
Convention center,
(k)
Hotel or motels;
(4)
Food Related.
(a)
Bars and cocktail lounges, provided such uses are a part of a bona fide restaurant,
(b)
Delicatessens and dairy product sales (excluding drive-ins and carry-outs),
(c)
Restaurants and sidewalk cafes (excluding drive-ins and carry-outs);
(5)
Recreation Related.
(a)
Health and athletic clubs (excluding massage parlors and other similar facilities),
(b)
Recreational uses, such as tennis courts, swimming pools, bowling alleys, ice and roller skating rinks, racketball courts,
(c)
Theaters, not including drive-ins,
(d)
Specialty recreation centers, such as family billiard facilities and other recreation uses conducted within completely enclosed buildings;
(6)
Comparable uses as determined according to the provisions of Section 22.20.100.
(Ord. 427 § 5(2.30) (part), 1973; Ord. 505 § 2, 1975; Ord. 538 § 7, 1977)
§ 22.12.110 Other uses.
It is recognized that certain other uses can be compatible with the permitted uses of this area development plan, but that it is the intent of this plan to restrict and control the location, site design, and/or activities of these compatible uses. Therefore, the following uses may be permitted in the development area if it is found in each case that the criteria and limitations in Sections 22.12.090, 23.10.210, and the specific criteria associated with each use as hereinafter set forth are satisfied:
(1)
Government facilities;
(2)
Hospitals and medical clinics;
(3)
Veterinary clinic (completely enclosed);
(4)
Institutions of a social, educational, philanthropic, or charitable nature;
(5)
YMCA and YWCA facilities (except lodging);
(6)
Automobile service center (including car wash, gasoline service pumps, lube, oil and tune-up and other similar minor automobile repairs); provided, that:
(a)
The service centers shall be setback at least five hundred feet from the right-of-way lines of Bloomfield Avenue and 183rd Street,
(b)
No more than two service centers shall be permitted in the entire development area,
(c)
Service centers shall be separated by a minimum of one thousand feet,
(d)
The minimum area of the service center lot or parcel of development shall not be less than one acre,
(e)
The proposed architecture and site location shall enhance the appearance and character of the adjacent properties and uses,
(f)
Feasibility of arranging ingress and egress without interference or hazard to circulation patterns,
(g)
The service center shall be located on the periphery of the area designated as town center shopping recreation, and as indicated on the area map, so as not to interfere with pedestrian movement and shopping,
(h)
Nuisances due to noise or other features associated with the activities and operation of the service center shall be sufficiently mitigated through physical location, design, or other measures;
(7)
Parking structure; provided, that:
(a)
The structure will serve immediate adjacent use(s) not separated from the structure by a public street,
(b)
Feasibility of arranging ingress and egress without interference or hazard to circulation pattern. Access must be gained through the interior of the parcel(s) not by a public street,
(c)
The structure is designed to compliment the architecture of adjacent building(s),
(d)
Vehicles on each level of the structure be shielded by at least three-foot-high solid walls with an exterior finish which matches and/or compliments the exterior finishes of adjacent building(s),
(e)
The structure is surrounded by a dense row of trees and climbing or hanging evergreen plants,
(f)
The top level includes evergreen trees in boxes and no more than twelve-foot-high light stands (including pedestals),
(g)
The interior is well illuminated so that vision surveillance from one end to another of each level can be easily achieved,
(h)
Light sources including fluorescent are enclosed and covered with an obscure lens,
(i)
Stairs are shielded from residential areas and public streets by building materials which match and/or compliment adjacent buildings.
(Ord. 427 § 5(2.30) (part), 1973; Ord. 505 § 3, 1975; Ord. 538 § 8, 1977; Ord. 794 § 1, 1998; Ord. 817 § 1,2000)
§ 22.12.120 Interim uses.
The following and similar uses may be permitted in any part of the development area pending the authorization and development of a permanent use:
(1)
Growing flowers, turf, row crops, etc.;
(2)
Plant nursery;
(3)
Outdoor recreation, such as a little league ball park (temporary);
(4)
Existing agricultural uses may continue subject to the provisions of Chapter 23.50, Nonconformities.
(Ord. 427 § 5(2.30) (part), 1973; Ord. 505 § 4, 1975)
§ 22.12.130 Temporary uses.
For temporary uses, refer to Section 22.20.450 of this code.
(Ord. 427 § 5(2.30) (part), 1973; Ord. 505 § 5, 1975)
§ 22.12.135 Conditional uses.
The following uses may be permitted in the ADP-2 zone if it is found in each case that the indicated criteria and limitations are satisfied and if specific conditions are imposed to carry out the purposes and intent of this code:
(1)
Public and private auctions may be permitted in the ADP-2 zone if it is found in each case that:
(a)
The site has adequate size, shape, location, and configuration to permit the development of said use, ensuring that there shall not be a detrimental effect on adjacent properties and that adequate buffering and screening is provided for all activities;
(b)
There is feasibility of arranging ingress and egress without interference or hazard with adjacent land uses and properties, with street traffic, or with the overall circulation pattern of the entire coordinated development;
(c)
There is compatibility with adjacent land uses, structures, activities, and the architectural theme of the development and the community;
(d)
The site is located, designed, and oriented in a manner that will encourage integration and compatibility of adjacent developments;
(e)
The criteria of Section 23.10.210 are satisfied; and
(f)
Specific conditions are imposed to carry out the purpose of this code.
(Ord. 827 § 10, 2001)
§ 22.12.140 Prohibited uses.
All uses are prohibited unless provided for and authorized under the area development plan. Under no circumstances shall the following activities be permitted, either independently or as an adjunct of a permitted use:
(1)
Residential dwellings other than continued use of existing dwellings;
(2)
Junk and salvage yards;
(3)
Storage of lumber, bulk materials, and refuse except building materials during the course of construction of authorized facilities;
(4)
Drilling, boring, mining, quarrying, exploration or removal of water, oil, minerals, gravel or earth except excavation and filling of land in connection with authorized development;
(5)
Bars and cocktail lounges that are not part of a bona fide restaurant;
(6)
Massage parlors and other similar facilities;
(7)
Drive-in and carry-out restaurants;
(8)
Fortunetelling.
(Ord. 505 § 6, 1975; Ord. 645 § 5, 1986)
§ 22.12.150 Area plan revision.
Periodic Review. Within one year from the initial adoption, this area development plan shall be reviewed by the city and a public hearing shall be held to determine if any revisions are necessary.
(Ord. 427 § 5(2.57), 1973; Ord. 505 § 8 (part), 1975)
§ 22.12.160 Intensity standards.
On any parcel of land or unit of development the following intensity standards shall apply, except that, on those existing parcels which may be less than one acre, the provisions of Section 22.24.600 shall apply:
(1)
Building Coverage. The building coverage shall be not greater than forty percent of the net land area of any parcel or unit of development.
(2)
Building Coverage Incentive. It is the intent of this section to permit additional building coverage on any parcel of land or unit of development where, because of extensive property frontage along a street right-of-way, and/or extensive parcel area, the costs for necessary public improvements and/or dedications necessary to ensure development are found to exceed the normal costs for development. Therefore, the maximum building coverage may be increased by either subsections (a) or (b) below:
(a)
A percentage equal to the arterial street frontage of any unit of development divided by the total arterial street frontage of the development area not to exceed ten percent; and
(b)
A percentage equal to the area of any unit of development divided by the total area of the development area not to exceed ten percent.
(3)
Floor Area. The floor area shall be not greater than two hundred fifty percent of the net land area of any parcel or unit of development.
(Ord. 427 § 5(2.60), 1973; Ord. 505 § 8 (part), 1975; Ord. 538 § 9, 1977; Ord. 804 § 1, 1999; Ord. 817 § 2, 2000)
§ 22.12.170 Site development standards.
The city development standards established by and under Chapters 22.70 to 22.79 of this code shall apply to development area two. In the event of any conflict between those development standards and the standards as set forth in this area development plan, the most stringent standards shall apply. The term “existing parcels which may be less that one acre,” as hereinafter used, means and refers to a parcel under common ownership as recorded in the assessment roll on the date of adoption of the ordinance codified in this section. Existing parcels which may be less than one acre shall be exempted from the provisions of subsection (4) of this section; however, the provisions of Section 22.24.700 shall apply.
(1)
Site Design.
(a)
Mall or cluster-type arrangements around internal pedestrian ways shall be provided in the town center shopping and recreation zones to promote close business interactivity and pedestrian circulation.
(b)
Strip development along arterial highways shall be prohibited, clustering of similar uses shall be encouraged.
(2)
Arterial Streets. Bloomfield Avenue and 183rd Street shall be developed with landscaped parkways and medians.
(3)
Minimum Parcel Area.
(a)
The minimum parcel area for the submittal of a precise plan, except for existing parcels which may be less than one acre, shall be three acres. A precise plan application will not be accepted for a development unless it incorporates a design and covers an area of three acres or more, except for existing parcels which may be less than one acre. A precise plan for development of a site in excess of these prescribed requirements which constitutes part of a larger and/or adjacent parcel(s) shall include plans indicating the design of the development of the remainder of the larger and/or adjacent parcel(s). If a parcel of less than three acres results because of the approval and partial development of a precise plan of three acres or more, then a precise plan application will be accepted for the development of that partial parcel regardless of its size.
(b)
Since the intent of this area development plan could be defeated or seriously impaired by inadequate division of land into parcels not adapted to the type of design concept of the development contemplated, no parcel shall be divided in ownership except as shown on an approved precise plan and as approved under the requirements and regulations of the municipal code and the State Subdivision Map Act and in conformity with the intent of this plan.
(4)
Building Setbacks.
(a)
Adjacent to a Freeway. There shall be a thirty-five-foot minimum setback, with an average setback of eighty feet from the freeway right-of-way. There shall be a five-foot minimum setback for parking and/or traffic aisles from the freeway right-of-way and said setback shall be heavily landscaped. The precise plan of development shall include generous landscaping next to building facades facing the freeway. Building facades facing the freeway shall not be continuous and shall include architectural design features and offsets for open areas to be developed with parking and/or landscaping.
(b)
Adjacent to 183rd Street, Shoemaker Avenue and Bloomfield Avenue. There shall be a forty-five-foot minimum building and parking setback from the curb face of an arterial street and the entire setback area shall be fully landscaped on the condition that the building does not exceed thirty-five feet in height or two stories, whichever is lower. No parking structure shall be constructed within one hundred feet of the curb. All proposed projects shall include a line of sight study of all windows facing residential areas to ensure that privacy is maintained. Such studies shall be subject to the review and approval of the director of community development.
(i)
On corner parcels that measure at least eight acres in size and that have a total arterial street frontage measuring at least eight hundred lineal feet, a fifty-five-foot encroachment into the required one hundred foot setback may be permitted for buildings totalling a maximum of five stories in height. Said encroachment may be permitted when it does not occupy more than fifteen percent of the entire setback area on an arterial street and when the horizontal dimension of the building facade does not exceed twenty-five percent of that arterial street frontage.
(c)
Adjacent to Park Plaza Drive and Towne Center Drive. There shall be a thirty-foot minimum building setback from the curb face of interior streets and roadways. Architectural features shall be allowed to project into the setback area as follows:
(i)
At finished grade level, a maximum of five feet; provided, that these features shall not cover more than five percent of the setback. area; and
(ii)
At a height no less than twelve feet measured from finished grade, a maximum of eight feet; provided, that these features shall not cover more than ten percent of the setback area.
There shall be a fourteen-foot minimum parking setback from the curb face of interior streets and roadways. The entire required setback area for building and parking, with the exception of access driveways and pedestrian walkways shall be fully landscaped.
(d)
From Adjacent Property Lines. Buildings shall be set back at least fifteen feet from property lines between adjacent parcels except that buildings may be located closer to the property line if approved as part of a unified precise plan of development.
(5)
Building Height.
(a)
Buildings within forty-five feet and one hundred feet of the curb face of an arterial street shall not exceed a height of two stories or thirty-five feet, whichever is lower. However, buildings not exceeding five stories or seventy feet in height, whichever is less, may be approved subject to the provisions of subsection (4)(b)(i) of this section.
(b)
Buildings located one hundred feet beyond the curb face of an arterial street shall not exceed a height of one hundred twenty-five feet.
(6)
Architectural Considerations.
(a)
Relationships of Adjoining Structures. Harmonious composition of masses, colors, and textures shall be sought. The architectural style of all buildings shall be of high quality design, including the use of high quality materials on all exterior elevations, and shall be of a harmonious character. Unique and generous amounts of landscaping shall be required around all buildings.
(b)
Materials. Natural building materials such as granite, marble, brick, and stone are encouraged. These shall not be used merely as design treatment of front elevations but rather with consistency throughout the structure.
(c)
Colors. The use of subdued colors is preferred for the larger building masses. Brighter colors may be used for accents.
(d)
Roofs. Special emphasis shall be given to the harmonious composition of roofs as viewed from public areas, living areas, and offices. Where more than one roofing material is used, one type, style, and color shall predominate throughout each cluster or group of buildings.
(e)
Views. Desirable views shall be promoted while protecting the privacy of existing and proposed land uses.
(f)
Signs. Temporary and permanent signs, both exterior and interior shall be integrated into the overall design. Exterior signs shall be in accordance with Chapter 22.48 of this code and such signing principles and standards as may be established under the subsection (16) of this area development plan.
(g)
Exterior Equipment. Exterior equipment, including antennas and air conditioners may be mounted only on the roof of a building and such equipment shall be screened from public view.
(7)
Open Space.
(a)
The pattern, form, and relationship of open spaces and their landscape treatment shall be developed as a harmonious composition complementing the architectural composition.
(b)
Some open spaces shall penetrate from the exterior of the area to the interior in order to provide visibility of the area as a whole and to invite access.
(8)
Pedestrian Circulation.
(a)
A system of attractive pedestrian ways shall extend throughout the development area.
(b)
Within each group of related land uses and occupancies, pedestrian ways shall directly connect all activities with minimal interruption by vehicular traffic.
(c)
Pedestrian ways shall be separated from vehicular traffic by parkways, landscaped mounds, hedges, planters, and bridges. Through roads shall not separate parking lots from the uses intended to be served by the parking.
(d)
There shall be a pedestrian walk along arterial streets which shall be at least six feet in width and separated from the street by landscaped mounds as required under subsection (15) of this section. Other interior pedestrian walks shall be six feet wide or wider depending on the anticipated volume of traffic.
(e)
Pedestrian walks shall be decoratively surfaced.
(9)
Bicycle Ways. Provisions shall be made for a system of bicycle paths and bicycle parking areas to serve all major facilities.
(10)
Public Transit.
(a)
Bus stops shall be provided along the boundary arterial streets at locations with direct access to interior areas.
(b)
Provision shall be made for a public transit system serving all major facilities.
(11)
Vehicular Traffic.
(a)
Points of ingress and egress from arterial streets shall be limited to those locations indicated on the area map. The two primary private street access and public service easements shall connect perpendicularly with Bloomfield Avenue and 183rd Street, and shall extend into the property a minimum of three hundred feet. Along this three-hundred-foot length, no cross traffic circulation shall occur.
(b)
The internal road system shall be designed to reduce traffic on arterials generated by uses in the development area and to guide vehicles to their destination as directly and easily as possible with minimum interference of pedestrian movement. The internal road system need not be as shown on the illustrative plan, but shall provide access to the interior of the property. There shall be a coordinated alignment of the internal road system between and through adjacent and abutting parcels.
(c)
A primary private street and utility service easement providing access to and through the interior portions of the development area shall be established so as to ensure that highly intensified developments located on the interior of the development area will have adequate traffic circulation patterns.
(d)
Special consideration shall be given to routes of emergency vehicles to institutional uses and hospitals.
(12)
Parking.
(a)
Off-Street Parking Requirements for Office Uses. The parking space and improvement requirements of Chapter 22.74 of this code shall apply, except as set forth in subsection (12)(b) of this section, and within parking structures as modified herein. Parking spaces located within parking structures may be reduced to not less than eight feet six inches in width and eighteen feet in length and aisles not less than twenty-six feet in width for two-way traffic and twenty feet in width for one-way traffic.
(b)
Off-Street Parking Requirements for Commercial Uses.
(i)
Five car spaces shall be provided for each one thousand square feet for the first one hundred thousand square feet of gross floor area;
(ii)
Four and three-quarters car spaces shall be provided for each one thousand square feet of gross floor area for additional square footage above one hundred thousand square feet up to five hundred thousand square feet;
(iii)
Four and one-half car spaces shall be provided for each one thousand square feet of gross floor area exceeding five hundred thousand square feet.
(13)
Service and Loading Areas. Loading, unloading, and service activities shall be provided for either in underground truck tunnels or in service lanes screened from public view.
(14)
Utilities.
(a)
All utility lines shall be placed underground.
(b)
Utility equipment shall be underground, within buildings, or enclosed within decorative solid screens or dense landscaping.
(15)
Landscaping.
(a)
Adjacent to Freeways. Adjacent to the right-of-way of the Artesia Freeway, there shall be a landscaped area at least five feet wide containing a variegated pattern of trees and shrubs.
(b)
Adjacent to Arterial Streets. Adjacent to Bloomfield Avenue, there shall be a curvilinear sidewalk within a landscaped strip of not less that forty-five feet in width measured from the curb face; however, this requirement may be reduced to at least thirty-three feet for existing parcels which may be less than one acre. Adjacent to 183rd Street and Shoemaker Avenue, there shall be a landscaped area, at least forty-five feet wide measured from the curb face or the planned curb line of the ultimate street right-of-way, containing a variegated grouping of trees, shrubs, and ground cover. A curvilinear sidewalk within this landscaped area shall be constructed where viable. The landscape strip along Bloomfield Avenue and 183rd Street shall include landscaped mounds of variable dimensions, but averaging four feet in height, twenty feet in width, and not exceeding twenty-five percent variation from those average dimensions. Landscaped walkways along arterial streets shall be a uniform landscaping theme and uniformity maintained by either the property owner or through an assessment district, at the city’s option.
(c)
Adjacent to Interior Streets. Adjacent to interior streets there shall be a landscaped strip of at least fourteen feet incorporating earth mounding.
(d)
Parking Areas. Within any parking area, twenty-four-inch box trees shall be planted for every five single-row parking stalls or every ten double-row parking stalls. This requirement may be reduced if a dense row of trees is planted along the dividing lines of double parking rows. The director of community development shall make recommendations deemed necessary to insure that parking areas include dense landscaping. The landscaping of parking areas shall not be included as a part of the landscaping required as a provision of subsection (15)(e) of this section.
(e)
Open Areas. At least twenty-five percent of the area of each site not covered by buildings shall be landscaped with plant materials.
(16)
Street Furniture and Signs. All exterior street furniture and signs, including traffic signs and signals, lighting, benches, fire hydrants, and mail boxes, waste receptacles, telephone booths, newspaper racks, kiosks, and similar structures shall be designed and located in accordance with specifications approved by the director of community development and the director of public works. Such specifications shall provide for the coordinated installation of street furniture and signs throughout the development area and may control such things as: dimensions, colors, materials, type faces, symbols, and location. In addition, signs shall conform to the requirements of Chapter 22.48 of this code.
(17)
Access for the Physically Handicapped. Access must be provided for the physically handicapped to floors other than that closest to grade in office buildings by means of an elevator. Access to office uses on floors other than that closest to grade may be by stairs; provided, that the offices are less than one thousand square feet in total area per floor or that the office uses are incidental to and operated in conjunction with another use (i.e., warehousing, manufacturing, retail sales) within the same building except when the only available toilet facilities are on other levels.
(18)
Alarm Systems and Additional Security Devices. Commercial, office, and industrial buildings shall be required to be installed with periphery alarm system wiring approved by the director of community development. In those instances where the proposed use of the property may require additional security devices, then the director of community development may require, in addition to the periphery system wiring, the installation of an approved alarm system device.
(Ord. 427 § 5(2.70), 1973; Ord. 505 §§ 7, 8 (part), 1975; Ord. 517 § 7, 1976; Ord. 538 §§ 10, 11, 12, 13, 1977; Ord. 770 § 1 (part), 1996; Ord. 772 § 1, 1996; Ord. 794 § 2, 1998; Ord. 804 § 2, 1999; Ord. 817 §§ 3, 4, 5, 2000; Ord. 912 § 22, 2006; Ord. 956 § 1, 2010)
§ 22.12.180 Environmental performance standards.
The environmental performance standards established under Chapter 22.80 of this code shall apply in development area two.
(Ord. 427 § 5(2.80), 1973; Ord. 505 § 8 (part), 1975)
§ 22.12.190 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. 538 § 14, 1977)
