Cerritos City Zoning Code

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 a specific plan as authorized by Article 8 of Chapter 3 of the State Planning and Zoning Law. It replaces the usual zoning regulations. It must be consistent with and carry out the provisions and objectives of the general plan and the Los Cerritos redevelopment plan, as amended, 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.

Objectives, policies 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.

Development area five consists of approximately ninety-eight acres of developed land. The project area, designated as Auto Mall/Restricted Commercial on the general plan, presently is occupied by existing land use activities including: a multi-residential buildings apartment complex consisting of one hundred fifty units constructed within ten semi-detached residential buildings; twelve automobile dealerships; and three office buildings. The apartment complex is approximately located in the middle of the development area.

The physical natural environment of the development area generally lacks topographic variation and all auto dealer uses and the apartment complex have been attractively landscaped, including landscaping and rock waterfalls on the parcels at the southwest and northwest corners of Studebaker Road and 183rd Street. Public improvements including streets, curbs, gutters, water, sewer and lighting were provided under the planning and implementation program of the redevelopment agency.

Adjacent to and not included in the development area are various commercial, industrial and residential developments which have been so designed to be compatible and harmonious with the development area. Separated by the San Gabriel River Freeway, the Los Cerritos Regional Shopping Center was developed in 1972, and includes five major department stores; more than one hundred twenty-one specialty shops, financial institutions, restaurants and theaters. The department stores and specialty shops are linked by a fully enclosed, attractive, air-conditioned concourse.

In addition to the Los Cerritos Regional Shopping Center, and northeast of the development area, approximately thirty-five acres are developed with a regional commercial shopping center which includes restaurants, offices and retail uses.

Southwest of the development area, on the north side of South Street, there is a two- and three-story complex consisting of four office buildings integrated by a covered concourse which was completed in early 1972. In addition, on the corners of South Street and Studebaker Road, with the exception of the southwest and northwest, there are two established service stations. Also, single-family residential units, designed to be harmonious with the character and activities of the automobile shopping center, have been developed south of the boundaries of the development area. Mitigating design characteristics have been provided to control and reduce those impacts which might result as a nuisance, or detrimental effect to residential development. Additional Auto Mall/ Restricted Commercial development and Liberty Park on the south side of South Street completes the design and character of the street frontage along South Street.

The San Gabriel River Flood Control Channel, developed adjacent to and west of the development area, provides a flood control facility for the health, safety and welfare of the southeast region of Los Angeles County.

North of the development area are located light industrial structures established and constructed prior to the initial adoption of this development plan and which provide a variety of industrial uses.

Circulation corridors implemented to provide an efficient and nonhazardous circulation pattern between the interfaces of vehicles and pedestrians have been established. The San Gabriel River Freeway, adjacent to the development area, provides a north/south freeway corridor which has ingress/egress onto South Street, a major arterial street providing vehicular access to the development area and the Los Cerritos Shopping Center.

Arterial streets within the immediate location of the development area have been designed so as to provide for the projected vehicle capacities of the area, based upon the ultimate development of all properties. As part of an effort to increase the circulation to and from the Los Cerritos Shopping Center and the Auto Square, the southbound and northbound off-ramps of the San Gabriel River Freeway have been improved to accommodate the increase in traffic flow.

This area development plan is adopted in order to establish regulations, conditions, programs, standards and criteria for the implementation of a regional commercial shopping center providing automobile and related merchandise services. 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.

The inadequacy of transportation corridors for high vehicle capacity usage, and the divergence of land use activities in the Los Angeles/Orange County areas has resulted in the need for generalized regional commercial facilities providing a multitude of services and merchandise. The Los Cerritos Shopping Center contiguous with this development area will continue to meet this goal and those characteristics which provide for a comprehensive marketplace.

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 marketable complex for automobile sales and services requires a site which provides: (1) access to and from a highly traveled corridor 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; and (4) the previous establishment of a commercial market, acceptable and compatible with proposed new, noncompetitive commercial uses.

It is essential that special standards be adopted to assure: (1) the integrity of the concepts; (2) the viability of the area as a specialized commercial 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 comparable to the Los Cerritos Center. The special standards proposed for this unique area are considered to be the highest and best use of the land and in the best interests of the citizens of Cerritos.

Establish a regional automobile shopping center with ancillary and coordinated commercial sales, services and uses;

Establish the cooperation and coordination of the participants in the development and operation of the commercial complex;

Establish a long range and on-going source of economic strength to the community in terms of employment and tax revenue for community services;

Protect and enhance the natural, social and physical attributes of the development area so as not to detrimentally affect adjacent existing developments; and

Establish innovative and quality site planning and architectural design maintaining a prosperous and marketable specialized commercial complex unique and individual in itself.

New car showrooms shall be developed under established architectural design standards locating facilities adjacent to park-like open areas and public plazas.

Architecture and design of street furniture, signs and landscaping shall provide an attractive environment to motorists while providing a visual and acoustical buffering between the development area and adjacent developed areas.

Attractive park-like open spaces, and waterscape designs shall be encouraged resulting in pedestrian concourses, open areas, and public plazas directed towards the various elements of the development.

Design and control of pedestrian links and vehicular circulation shall be coordinated in order to provide safe and convenient access to all facilities within area.

Provision shall be made for public transit passenger loading and unloading within the development area.

Aesthetically pleasing entrances to the development area shall be established through the implementation of design and development standards compatible with those as are hereinafter set forth on parcels which are outside the boundaries of the area.

Automobile storage facilities shall be enhanced by the generous use of landscaping and shall enhance the appearance and character of the entire development.

Integration of the individual elements of the development by way of a pedestrian walkway crossing over the San Gabriel River Freeway and/or Studebaker Road, and/or a minibus system with the Los Cerritos Regional Shopping Center shall be encouraged.

Design of buildings, landscaping and all site improvements shall be integrated to adhere to and be compatible with established architectural design standards throughout the development area.

Development characteristics which result as a visual or audible detriment or nuisance to the development area, and/or the community shall be discouraged.

Ancillary uses to the primary use of an auto shopping center shall be integrated into the plan provided that said facilities enhance the design, efficiency and feasibility of the primary use.

A merchants association comprised of lot owners, automobile dealership owners, and others as may be deemed applicable to membership shall be established and said association shall require participation and cooperation in the development, maintenance and marketing of the services provided by this commercial complex.

Diversity of goods shall be encouraged while preserving open space areas.

Retention of ownership in larger parcels and further combination of parcels for large-scale development shall be encouraged.

The development of airspace shall be encouraged so as to ensure that open space and greenbelt areas are preserved.

Particularly high standards of development shall be applied to realize the unique potential of the area, to attract desirable commercial establishments, and to provide a desirable environment for surrounding residents.

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.

Off-street parking by customers and employees shall be required in order to eliminate any adverse impacts on adjacent uses, particularly residential uses.

The general requirements for a conditional use permit as provided in Section 23.10.210 of this code are satisfied;

The criteria, standards, requirements and limitations provided for in this area development plan are satisfied;

The use conforms to the objectives, policies and intent of this area development plan and that no detrimental effect or nuisance will be created;

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;

The use will be functionally located and integrated with other related uses in accordance with the intent to develop the center under a concept of unification and coordination ensuring that goods and services are marketed within a commercial park-like environment;

The use will serve to enhance the special identity of the area ensuring that the physical design follows the Cerritos Auto Square Architectural Design Standards established for the development;

The site plan and activities relating to the use are so designed 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;

The standards, guidelines, requirements, provisions and conditions as may be required by the planning commission, redevelopment agency, city council or any other agency which may have jurisdiction over the development of a particular property are satisfied.

Specialized Commercial Zone. The sale of new automobiles shall be the principal use of any proposed facility.

Related Commercial Zone.

Office Commercial Zone.

Open Space Zone.

Sale of used cars and passenger trucks;

Sale of new passenger trucks;

Sale of vehicle parts and equipment;

Auto repair; and

Comparable uses as determined according to the provisions of Section 22.20.100 of this code.

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 locations, site design and activities of these compatible uses. Therefore, the following uses may be permitted in the specialized commercial zone, related commercial zone or office professional zone if it is found in each case that:

These other uses include:

Specialized Commercial Zone. Section 22.27.600 of this code shall apply.

Related Commercial Zone. Section 22.26.600 of this code shall apply.

Office Commercial Zone. Section 22.24.600 and Section 22.24.700(3) of this code shall apply.

Specialized Commercial Zone. The minimum parcel area shall be one and eight-tenths acres. For parking display or storage lots as described in Section 22.15.230(7) of this code, the minimum parcel area shall be eight-tenths of an acre if the parking display or storage lot is directly adjacent to an automobile dealership described by Section 22.15.130(1) and if the parking display or storage lot maintains reciprocal ingress and egress with said dealership.

Related Commercial Zone. The minimum parcel area shall be two acres.

Office Commercial Zone. The minimum parcel area shall be two acres.

Adjacent to Studebaker Road, South Street and 183rd Street. Buildings shall be set back a minimum of fifty-eight feet measured from the face of curb of said streets. If there is an existing building on the parcel of land or unit of development and the required setback cannot be met as the building exists, the building setback may be reduced, but shall not be less than thirty-three feet, as measured from the fact of the curb of said streets. In order to maintain a consistent architectural theme throughout the area plan, the appearance of the existing building shall be upgraded or altered and a ten-foot encroachment within the setback area may be allowed. The encroachment, however, shall be along no more than seventy-five percent of the building facade facing the street. At least fifty percent of the required fifty-eight-foot setback area shall be fully landscaped and a thirty-three-foot minimum landscaped setback area shall be maintained adjacent to the curb of said streets. The required landscape setback area may be reduced to a minimum of eighteen feet as measured from the street curb face for existing parcels which are less than one acre in size and surrounded by streets and/or a freeway.

Adjacent to Crusader Avenue and Dumont Avenue. Buildings shall be located a minimum of thirty-five feet measured from the face of curb of such street and a twenty-five-foot minimum landscaped setback area shall be maintained adjacent to the curb of such streets.

Adjacent to Auto Square Drive. Buildings shall be located a minimum of thirty-five feet from the face of curb of such street and a twenty-five-foot minimum landscaped setback are shall be maintained adjacent to the curb of such street. Paved vehicle circulation lanes/areas may encroach a maximum of ten feet into the required landscaped setback area providing the aggregate length of all encroachments does not exceed twenty-five percent of the parcel’s street frontage. The proposed encroachment within the landscaped setback area shall be heavily screened with vegetation and must be provided as part of a precise plan. The display of vehicles shall not be allowed in the reduced setback area.

Adjacent to a Similar or Nonresidential Land Use Parcel. Buildings shall be set back a minimum of twenty feet measured from property lines of adjacent parcels which have similar land uses, and the required setback shall be fully landscaped, except that buildings may be located closer to or on the property line, if approved by the governing authority as a part of a unified precise plan of development.

Adjacent to Residential Parcels. Buildings shall be set back a minimum of fifty feet measured from the property line of any residential parcel or a distance equal to the height of the building, whichever is greater, and a twenty-foot minimum landscaped setback area shall be maintained adjacent to the residential property line.

Adjacent to the San Gabriel River Freeway. Buildings shall be set back a minimum of twenty feet measured from the property line. The required setback may be reduced to a distance of five feet from the property line, if the closest point of the freeway centerline elevation is at least ten feet above the grade of the site at the property line adjacent to the freeway. The height of buildings located within twenty feet of the property line shall be limited to twenty-eight feet. Setback areas not used for display or on-site circulation purposes shall be fully landscaped.

Parking Display or Storage Lot. There shall be a minimum thirty-three-foot setback between the face of the street curb to the outdoor display, storage or facilities associated with parked automobiles or other vehicles, and the setback area shall be fully landscaped. Individual vehicle display areas may be allowed within the landscaped setback area providing the display areas are approved as part of the precise plan. The setback may be reduced to a minimum of eighteen feet, as measured from the face of the street curb, for parcels which are less than one acre in size and surrounded by streets and/or a freeway. The number of decorative concrete pads allowed for the display of a single vehicle shall be determined by street frontage of parcel. Display pads on the same parcel shall be at least fifteen feet apart and at least ten feet from property lines.

Building Projections, Canopies, Trellises and Overhangs. Canopies, trellises, overhangs and similar building projections shall extend into the setback area not closer than twenty-five feet for new buildings and fifteen feet for existing buildings to the property line on an arterial street and not closer than fifteen feet to the property line on an interior street. The height of the building projection shall not be greater than fifteen feet measured from the top of the street curb, except for existing buildings which must be upgraded to be consistent with the area plan architectural design theme. The approving authority shall determine the appropriate height for existing buildings as part of the precise plan approval process. The building projection shall not cover more than twenty percent of the setback area adjacent to an interior street.

Cluster arrangements of related facilities and uses integrated around a mall, plaza, internal pedestrian ways, and landscaped open areas shall be provided in the development plan to promote close dealership, interactivity and encourage pedestrian circulation from one facility to another.

The arrangement of facilities and uses shall be integrated with adjacent properties so as to become an integral element of the overall development plan.

Coordination of the Los Cerritos Center and the related activities of the Auto Shopping Center providing unique and innovative, well-planned pedestrian and vehicular circulation shall be of major consideration.

Provisions shall be established for safe and efficient vehicle and pedestrian movement throughout the entire development area.

The following standards shall constitute the Cerritos Auto Square Architectural Design Standards:

Provided that the Cerritos Auto Square Architectural Design Standards above are met, architectural designs and/or design elements prescribed by automotive corporations may be permitted in order to allow for individual branding among the various dealership buildings, subject to city approval.

Special emphasis shall be given to the harmonious composition of the roof as viewed from streets, freeways and other adjacent buildings. Roof scapes shall be carefully studied as a part of the precise plan approval. Roof materials and design shall be integrated to meet the Cerritos Auto Square Architectural Design Standards.

All mechanical equipment and ductwork shall be within the structure or depressed adequately within the roof structure. No equipment or ductwork shall be allowed on the roof of any structure within view from any street, freeway or adjacent building.

Gutters and downspouts shall be contained wholly within the internal components of the building so as not to be visible from the exterior. Other equipment such as vents and louvers shall be studied as part of and shall be compatible with the exterior elevation designs of the building, subject to the review and approval of the department of community development.

The abovementioned roof equipment and method used for screening shall be shown on all exterior elevations and cross sections of the buildings and shall be approved as part of the precise plan and development design theme.

Dark nonreflecting glass shall be required for all exterior windows and door surfaces, excluding windows and doors required for normal display purposes.

Mirrored or reflecting surfaces shall be prohibited.

Lighting shall be designed to afford safety and security, and shall serve to unify and enhance the general appearance of the proposed development.

The installation of a specific style or type of lighting fixture shall be required by the approving authority to create harmony and compatibility of architectural elements within the development area.

No light shall direct or deflect glare to streets, freeways or adjacent uses. Special attention shall be provided to ensure that illumination shall not have a negative environmental impact on the existing apartment complex within the development area, or on the existing residential development located southeast of the development area.

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.

Landscaping design shall include a variety of meandering greenbelt strips and open space areas, utilizing earth mounds of variable heights, but averaging four feet in height and having a maximum slope of two feet horizontal to one foot vertical, with a varigated grouping pattern of trees, shrubs and groundcover.

Landscaping shall be designed in accordance with a Landscape Master Plan subject to city approval. Palm trees shall serve as the signature tree for the Cerritos Auto Square in order to improve visibility into dealership properties while discouraging improper trimming of other tree species and providing a visual tie to palm trees found in existing median plantings. Specific tree and plant species shall be subject to the approval of the department of community development.

A minimum of fifteen percent of the area of each site not covered by buildings or structures shall be landscaped. A majority of the landscaping shall be within visible open areas. Distribution of required landscaping throughout the site is encouraged rather than being primarily along streets or freeway.

Special attention shall be given to the landscape design in areas facing the 605 freeway. Where there is not sufficient room to provide landscape planters for shrubs and trees, vertical landscape elements such as espaliers, creeping vines, and landscape screens shall be encouraged in order to enhance and soften the dealership campus along the freeway frontage.

A waterscape may be incorporated within the open space and landscaped areas, and such landscaping and waterscape shall penetrate from the exterior of the parcels to the interior in order to provide visibility to the interior of the development and to invite access.

The outdoor storage of items including but not limited to wares, merchandise, materials, equipment, crates, bottles or other similar items, excluding the normal display of vehicles shall be prohibited.

Storage of vehicles other than those specifically determined to be required for display purposes shall be screened through the design of enclosures consisting of decorative split face or slump stone walls, landscaping and/or earth mounds.

Vehicle storage areas shall be maintained in a safe and nonhazardous condition and shall provide equipment and/or facilities for fire protection and security.

All exterior street furniture and signs including but not limited to traffic signals, lighting, benches, fire hydrants and mailboxes, waste receptacles, telephone booths and other graphics shall be designed and located in accordance with specifications approved by the director of community development and the director of public works. Said specifications shall control such items as: dimensions, colors, materials, type, symbols and location.

All directional and district identification signs shall be in accordance with a Master Sign Program subject to city approval, which shall control such items as: dimensions, colors, materials, type, symbols and location.

The provisions of Chapter 22.48 shall apply to all signs.

A system of attractive landscaped pedestrian walkways interconnecting the land uses in the development shall be designed as part of the overall plan to ensure that pedestrian movement is safe, efficient and within a park-like environment.

Pedestrian walkways shall be separated from vehicular traffic and those areas of the development which are not visually aesthetically pleasing shall be separated by landscaped mounds, parkways, hedges, planters, bridges and waterways.

Pedestrian walkways shall be of concrete or other similar material and the design shall be approved by the director of community development.

Pedestrian-related circulation systems, including but not limited to mini and shuttle bus modes of transportation shall be encouraged and stressed as a primary element of the development.

Points of ingress and egress from arterial streets shall be permitted in only those locations where it is found to be necessary for safe and efficient vehicular circulation.

Innovative designs 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 minimal interference of pedestrian movement shall be encouraged.

Provisions for screening the circulation of delivery trucks shall be provided in the design of the circulation plan.

The engineering procedures and standards of the city shall apply to all street improvements.

In addition to the parking space and improvement requirements of Chapter 22.74 of this code, the director of community development may require additional parking spaces and improvements so as to enhance the design of the development and to provide a harmonious circulation scheme between adjacent developments.

Adequate off-street parking shall be provided to accommodate all parking needs for employees, visitors, demonstration, rental, service, display and storage vehicles on the site or other sites approved by the city council. Employee parking shall be prohibited in adjacent residential developments. If parking requirements increase as a result of a change in use or number of employees, additional off-street parking shall be provided to satisfy the intent of Sections 22.15.210 through 22.15.390 and Chapter 22.74 of this code.

The number of display, new and used car storage, and service or repair storage parking spaces shall be determined by the director of community development, and may be in accordance with the “Space Guide and Facility Recommendations” as published by the manufacturer and established for the specific make of car authorized to occupy the automobile facility. Said parking guide shall be submitted to the director of community development as an attachment to the precise plan and shall be certified to be the most recent copy of said parking standards. The required number of parking spaces shall be determined by the “guides” established parking requirements for the anticipated annual sales potential plus one-half of that planned potential requirement.

Loading and unloading areas and such activities related to the sale or service of vehicles shall only be permitted in service lanes and/or areas screened from public view.

Loading and unloading of vehicles shall be prohibited on arterial and internal streets of the development area.

Open service bays and repair areas associated with automobile service facilities shall not be visible from any freeway, public street, plaza or pedestrian walkway.

Service bays and repair areas on parcels located adjacent to the existing multifamily residential units shall be oriented away from said complex in order to provide visual and audible protection to the apartment residents.

All outdoor trash and refuse storage shall be enclosed by a decorative block or masonry wall, and decorative solid gates at least six feet in height or one foot above the highest refuse stored, and shall be located in an area that is screened from public view.

The director of community development may require a decorative roof enclosure so as to meet the intent of Sections 22.15.210 through 22.15.390.