Transcript
COLORADO BOULEVARD
Specific Plan
Ordinance No. 168,046
Effective August 9, 1992
As Amended Ordinance No. 178098
Effective January 11, 2007
Specific Plan Procedures
Amended pursuant to L.A.M.C. Section 11.5.7
Design Review Board Procedures
Amended pursuant to L.A.M.C. Section 16.50
TABLE OF CONTENTS
Specific Plan Boundary Map
Section 1. Establishment of the Specific Plan
Section 2. Relationship to Provisions of the Los Angeles Municipal Code
Section 3. Purposes
Section 4. Definitions
Section 5. Prohibitions
Section 6. Uses
Section 7. Building Standards
Section 8. Building Height
Section 9. Buffering Walls and Screening
Section 10. Yards
Section 11. Landscaping
Section 12. Existing Uses
Section 13. Parking and Street Access Requirements
Section 14. Sign Standards
Section 15. Permitted Floor Area Ratio and Project Permit Compliance Review
Section 16. Preservation of Cultural Resources
Section 17. Underground Utilities
Section 18. Lighting
Section 19. Design Review
Section 20. Owner Acknowledgment of Limitations
Section 21. Severability
A Part of the General Plan - City of Los Angeles
www.cityplanning.lacity.org (General Plan - Specific Plan)
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Colorado Blvd Specific Plan
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SUBAREA I
Colorado Blvd Specific Plan SUBAREA I
*wi t h t he fol l owi ng r est r i ct i ons:
- By Ri ght FAR = 1.0 t o 1
- Maxi mum FAR = 2.5 t o 1
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Colorado Blvd Specific Plan
SUBAREA II
*with the followingrestrictions:
- By Right FAR =1.0 to 1
- MaximumFAR =1.5 to 1
- Height Limitation =2 stories or 30 feet
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SUBAREA III
Colorado Blvd Specific Plan SUBAREA III
* with the following restrictions
- byRight FAR = 1.0 to 1
- Maxium FAR = 2.5 to 1
Colorado Boulevard Specific Plan
1
COLORADO BOULEVARD SPECIFIC PLAN
An ordinance establishing a Specific Plan for a portion of Colorado
Boulevard in the City of Los Angeles.
THE PEOPLE OF THE CITY OF LOS ANGELES
DO ORDAIN AS FOLLOWS:
Section 1. ESTABLISHMENT OF THE SPECIFIC PLAN
The City Council hereby establishes the Colorado Boulevard Specific Plan
applicable to that area of the City of Los Angeles shown within the solid
black lines and divided into three subareas as shown within the dashed
lines on the Specific Plan maps.
Section 2. RELATIONSHIP TO PROVISIONS OF THE LOS ANGELES
MUNICIPAL CODE
A. The regulations of the Specific Plan are in addition to those set forth
in the planning and zoning provisions of Los Angeles Municipal Code
(L.A.M.C.) Chapter I, as amended, and any other relevant ordinances
and do not convey any rights not otherwise granted under the
provisions and procedures contained in that Chapter and other
relevant ordinances, except as specifically provided herein.
B. Wherever this Specific Plan contains provisions which require greater
setbacks, lower densities, lower heights, more restrictive uses,
greater parking requirements or other greater restrictions or
limitations on development than would be required by the provisions
contained in L.A.M.C. Chapter I, the Specific Plan shall prevail and
supersede the applicable provisions of that Code.
C. Uniform citywide procedures for review of applications for projects
within specific plan areas in accordance with applicable specific plan
requirements and the City Charter are established in L.A.M.C.
Section 11.5.7.
Section 3. PURPOSES
Colorado Boulevard within the Specific Plan area is a significant
commercial area, particularly Subareas I and III. It is the purpose of this
Specific Plan to insure that future development in the Specific Plan area
occurs in a manner which is compatible with the surrounding residential
community and with the capacity of the circulation system. The following
general policies shall guide development within the Specific Plan area:
A. Intensity and type of commercial uses shall be consistent with the
character of the Eagle Rock Community. The regulations developed
in this Specific Plan are intended to protect nearby residential
neighborhoods from possible detrimental effects of commercial uses.
B. Subarea II shall have a pedestrian orientation. In this subarea, low
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intensity development shall be encouraged to take place as well as
the preservation of cultural resources.
C. Pedestrian-oriented design and development shall be encouraged
and the adverse environmental effects of development within the
Specific Plan area shall be minimized.
D. Transfer of unused permitted floor area shall be permitted from
properties within the pedestrian core area to other properties within
the Specific Plan area.
E. All new development shall include adequate buffering from nearby
residential uses. Unsightly existing and new uses shall be properly
screened, especially when fronting streets.
F. Multi-family residential development shall only be encouraged above
ground floor commercial or community-related uses within Specific
Plan Subareas I and III.
G. Shared parking for commercial uses shall be encouraged as well as
a peripheral parking program. To the extent feasible, parking shall
be provided in the rear of commercial lots.
H. Mature and healthy trees and green open space shall be preserved.
I. To the maximum extent feasible, cultural resources, architecturally-
significant or historic structures or community related landmarks shall
be preserved.
J . This Specific Plan for the Colorado Boulevard area is in conformance
with the Northeast Community Plan which calls for the development
of a Specific Plan for the purposes of designating land uses and
building intensities, and implementing programs for improvement of
circulation and traffic and other improvements in conformance with
the Community Plan.
K. This Specific Plan is designed to enhance Colorado Boulevard which
is characterized by its topography, strong visual and physical
definition as a major east-west commuter boulevard, two intersecting
freeway systems and stable adjacent residential areas.
L. This Specific Plan area is designed to address the problems in this
Colorado Boulevard commercial strip, which is characterized by the
concentration of auto-related businesses with no rear alleys in
commercial zones, and with considerable traffic.
M. This Specific Plan encourages preservation of these architecturally
and community-significant buildings, although many have received
citations for earthquake safety deficiencies.
N. This Specific Plan calls for buffering walls and screening to protect
the adjacent single-family residential community from the light, noise,
visual blight, air pollution and other nuisances caused by the
commercial development on Colorado Boulevard.
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O. This Specific Plan will encourage economic viability of the area for
both residents and businesses alike.
P. This Specific Plan is necessary in order to assure that development
proceeds in an orderly fashion and in conformance with the General
Plan of the City of Los Angeles.
Section 4. DEFINITIONS
The following words and phrases wherever used in this Specific Plan shall
be construed as defined in this Section. Words and phrases not defined
herein shall be construed as defined in L.A.M.C. Section 12.03, 17.02,
91.0402 through 91.0423 and 91.6203.
Blank Wall: A Blank Wall is a Street Wall or vehicle entry which faces the
street and which has no architectural detailing, art work, landscaping,
windows, doors or similar features.
Building Frontage: That portion of the perimeter wall of a building or
structure which fronts on a public street or on a courtyard that is accessible
from a public street.
Community Parking Pilot Area: Subarea II of this Specific Plan which
generally consists of those lots which have street frontage on Colorado
Boulevard between College View and Loleta Avenues and on Eagle Rock
Boulevard between Colorado Boulevard and Yosemite Drive.
Cultural Resource: A building or structure which is listed on the National
Register of Historic Places or on the City's list of Cultural Historic
Monuments.
Director: The Director of Planning or the Director's designee.
Donor Site: A lot located within Subarea II from which unused Permitted
Floor Area may be transferred to a Receiver Site within the Specific Plan
area, pursuant to Section 15 of this plan.
Fast Food Restaurant: A restaurant immediately adjacent to an
automobile parking area, from which patrons are served at a counter and
a drive-through window.
Floor Area Ratio: A multiplier applied to the buildable area of a
commercially or residentially zoned lot in order to determine the maximum
allowable square footage of a building.
Mixed-Use: One or more buildings on a lot or lots which contain both
commercial and residential uses and in which the residential portion of the
building does not exceed a floor area ratio of one to one (1:1).
Neighborhood Amenities: Uses or services regularly used by
neighborhood residents, such as child care facilities, community centers,
senior citizen centers, libraries, parks, museums, or neighborhood
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recreational centers, and other similar uses and services as determined
by the Zoning Administrator. Sale of goods or products may only be
incidental to the main service use.
Open Space: Land which is free of buildings, surface parking, driveways
for automobiles or trucks and other improvements, except for planted
areas or recreational facilities. Open Space does not include required
setbacks.
Permitted Floor Area, Additional: Floor area in excess of that permitted
by the Base Permitted Floor Area allowed on Receiver Sites, pursuant to
the procedures set forth in Section 15 of this Specific Plan.
Permitted Floor Area Ratio, Base: The Floor Area Ratio permitted on a
lot in the Specific Plan area prior to the transfer of floor area, pursuant to
the procedures set forth in Section 15 of this Specific Plan.
Permitted Floor Area Ratio, Unused: The square footage remaining
after subtracting the actual floor area contained within all existing buildings
on the Donor Site from the Base Permitted Floor Area on the Donor Site,
prior to any transfer of floor area.
Premises: A building or portion thereof used for a single business.
Project: The construction, erection, addition to or structural alteration of
any building or structure or a change of use on a lot located in whole or in
part within the Specific Plan area. A Project does not include interior
remodeling of a building which does not increase the floor area.
Receiver Site: A lot within Subareas I or III to which Unused Permitted
Floor Area Ratio may be transferred. The term Receiver Site does not
include a lot containing a Cultural Resource.
Subarea I: A portion of this Specific Plan area bounded by Eagle Dale
Avenue on the west and mid-block between Windermere
Avenue/Ellenwood Drive and the alley west of Eagle Rock Boulevard on
the east, as indicated in the map in Section 1 of this Specific Plan.
Subarea II: A portion of this Specific Plan area bounded by mid-block
between Windermere Avenue/Ellenwood Drive and the alley west of Eagle
Rock Boulevard and Dahlia Avenue/Loleta Avenue on the east as
indicated in the map in Section 1 of this Specific Plan.
Subarea III: A portion of this Specific Plan area bounded by Dahlia
Avenue/Loleta Avenue and Eagle Vista Drive as indicated in the map in
Section 1 of this Specific Plan.
Street Wall: A Street Wall is an exterior wall of a building which faces
Colorado Boulevard, Eagle Rock Boulevard or any street which intersects
either Colorado or Eagle Rock Boulevard.
Transparent: A clear or lightly tinted material with a light transmission
level of not less than 40 percent and which is used for doors or windows,
including display windows.
Unoccupied Tower: A structure, attached to a building, which is solely
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an architectural feature, which has a vertical dimension greater than its
horizontal dimension, which is designed so that it may not be occupied by
individuals, goods, materials or equipment, and which is not used for
warehousing or office purposes.
Section 5. PROHIBITIONS
No building permit, certificate of occupancy or change of use permit for a
Project in the Specific Plan area shall be issued unless the Director
determines, pursuant to applicable procedures set forth in L.A.M.C.
Section 11.5.7, that the Project conforms to the applicable provisions of
this Specific Plan.
Appeals from such a determination of the Director may be made pursuant
to the procedures set forth in L.A.M.C. Section 11.5.7 C 6.
Section 6. USES
A. Permitted Uses. Any use permitted in the C4 Zone on the effective
date of this Specific Plan shall be permitted within the Specific Plan
area on C4 zoned lots, with the following limitations.
B. Limitations.
1. The following uses shall not be permitted in Subareas II and III
and shall be permitted within Subarea I only after the Area
Planning Commission has approved the use as set forth in
Paragraph 2 below:
a. Automobile service station and other automobile-related
retail use;
b. Automobile repairing and painting;
c. Storage yard (automobile, machinery, construction
material);
d. Hospital and convalescent home;
e. Fast food drive-through restaurant:
f. Rental equipment yard;
g. Mini-shopping center;
h. Any business which operates between the hours of 9 p.m.
and 7 a.m.;
i. Motel and hotel; and
j. Rescue mission.
2. The above-listed uses may be permitted in Subarea 1, pursuant
to approval by the Area Planning Commission. The Area
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Planning Commission shall have authority to approve any such
use. The Area Planning Commission, in approving any of these
uses, shall make the findings contained in L.A.M.C. Section
12.24 E. Approval of uses through this procedure shall not be
construed as exempting the Project from other applicable
provisions of this Specific Plan.
3. In Subareas I and III, multi-family uses shall only be permitted
in Mixed-Use Projects with a residential density not to exceed
the density permitted in the R3 Zone.
4. No multi-family uses shall be permitted in Subarea II unless it
enhances or retains a Cultural Resource.
Section 7. BUILDING STANDARDS
A. Ground Level Development.
1. Every Project shall include a Street Wall, which shall extend for
at least 75 percent of the length of the street frontage, and shall
be located five feet from the front lot line.
2. Blank Walls shall be limited to segments of 15 feet in length,
except that Blank Walls which contain a vehicle entry door shall
be limited to the width of the door plus five feet.
B. Transparency of Street Walls. At least 60 percent of the area of the
first story Street Wall of any Project in Subarea II adjacent to
Colorado Boulevard or Eagle Rock Boulevard shall consist of
Transparent windows, doors, or openings affording views into retail,
office or lobby space. This Transparency requirement is 30 percent
for those Projects adjacent to streets other than Colorado or Eagle
Rock Boulevards. The Transparency area shall be calculated
separately for each street frontage and shall not be accumulated in
those cases where a Project includes first story Street Walls along
more than one street.
Section 8. BUILDING HEIGHT
Notwithstanding L.A.M.C. Section 12.21.1 A 10 to the contrary, no Project
within Subareas I or III shall exceed 55 feet in height above grade.
Notwithstanding L.A.M.C. Section 12.21.1 A 10 to the contrary, no Project
within Subarea II shall exceed 30 feet in height above grade.
Exceptions:
Unoccupied Towers located at the corners of buildings may extend
an additional 15 feet above the building height permitted in
Subsection A 2 above.
No portion of any roof structure, as described in L.A.M.C. Section
12.21.1 B 3, shall exceed the specified height limits in Subarea II by
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more than five feet and in Subareas I and III by more than ten feet.
In no case shall a roof structure permitted by L.A.M.C. Section
12.21.1 which exceeds the height limit specified in Subsection A
above be permitted to add floor area.
Section 9. BUFFERING WALLS AND SCREENING
A. Buffering Walls. Any Project located on a lot which abuts a
residentially zoned lot or a lot on which a residential use is located
shall include a solid, decorative masonry wall, 6 feet in height, as
measured from grade.
B. Screening.
1. Auto-servicing uses and storage yards shall be screened with
six-foot high landscaped, decorative screening from any
abutting streets or residential uses. When the storage yard is
used for the display of new cars, nursery materials, pottery or
other artifacts, the Director may waive the screening
requirement.
2. Notwithstanding any other provision of the L.A.M.C. to the
contrary, surface parking, when adjacent to a street, shall be
screened with a four-foot high, solid, decorative, masonry wall.
However, when surface parking abuts a residential use, then a
minimum wall height of six feet shall be required.
3. Roof-mounted mechanical equipment and/or duct work which
exceeds the height of the roof ridge or parapet wall, whichever
is higher, shall be screened from a horizontal view with
materials compatible with the design of the building.
Pursuant to the procedures set forth in L.A.M.C. Section 11.5.7
E and F, adjustments or exceptions may be granted from the
requirements of this Section for existing buffering, provided that
the Director finds that the existing buffering conforms to the
intent of this Section.
Section 10. YARDS
A. Subarea II (Neighborhood-serving pedestrian core).
1. A five-foot front yard and a ten-foot rear yard shall be required
for lots with a depth of 150 or more feet.
2. A five-foot front yard and a five-foot rear yard shall be required
for lots with a depth of less than 150 feet.
3. No portion of a Project above 15 feet in height shall be within 15
feet of the rear lot line.
B. Subareas I and III.
1. All lots shall have a five-foot front yard and a ten-foot rear yard.
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2. No portion of a Project above 15 feet in height shall be within 20
feet of the rear lot line.
C. This Section shall not apply to a Project which consists only of interior
or exterior remodeling.
Section 11. LANDSCAPING
Projects shall meet the requirements of this Section, as determined by the
Director.
A. At least five percent of a Project's total lot area shall be landscaped.
B. Twenty-four inch box trees shall be planted at 25 foot intervals along
the street frontage of lots on which Projects are located. However,
the planting of trees shall not obstruct driveways or interfere with
utilities. Existing street trees may be used to satisfy this provision.
Prior to issuance of any grading or other building permit for a Project,
a plan showing all existing and proposed trees on the lot shall be
submitted to the City Planning Department and the Street Tree
Division of the Bureau of Street Maintenance for approval. If the plan
calls for removal of existing trees, then the plan shall be prepared by
a reputable tree expert, as defined by L.A.M.C. Section 17.02, and
shall contain measures recommended by the tree expert for the
preservation of as many trees as possible and the number of
desirable trees that require removal. Replacement trees shall not be
smaller than 24 inch box trees, less than eight feet in height, or less
than two inches in trunk diameter and shall not have a crown spread
of less than five feet. Further, all trees shall be in a healthy growing
condition. Root bound trees are not acceptable.
C. At least seven percent of the total area of a surface parking area shall
be landscaped. This percentage shall be included in the computation
of the five percent requirement of Subsection A above. Twenty-four
inch box trees shall be planted at a ratio of one for every four surface
parking spaces and dispersed within the parking area so as to shade
the uncovered, unroofed surface parking area.
D. Parking structures shall have landscaping equal to at least two
percent of the total floor area of the parking structure. Half of this
required landscaped area shall be at the ground level in a buffer strip
within eight feet of the parking structure walls. Subterranean parking
spaces shall not be counted in the calculation of parking structure
floor area. However, if the highest level of a parking structure is
situated at the first story, then, notwithstanding the two percent
requirement above, a landscaped area shall be provided around the
outside of the parking structure and shall be at least seven percent
of the floor area of the first story.
E. All Mixed-Use Projects shall provide at least one hundred square feet
of Open Space area per dwelling unit. When feasible, the Open
Space shall be landscaped.
Colorado Boulevard Specific Plan
9
F. The front yard shall be attractively landscaped. However, no
landscaping is required for driveways or passageway areas when
surface parking or a parking structure is provided along the street
frontage.
G. It shall be the responsibility of the property owner of any Project to
maintain all landscape features located on private property, including
but not limited to plant material, signs, walkways, benches, and
fountains, in accordance with the following criteria:
1. Each fabricated feature shall be maintained in a condition as
near as possible to its original state when installed, both in
structural integrity and cosmetic appearance;
2. All vegetation shall be maintained, i.e., watered, fertilized,
trimmed, etc., in a first-class condition and shall be designed in
accordance with water conversation principles.
H. This Section shall not apply to a Project which consists only of
exterior remodeling or to a Project which does not add floor area
equal to or greater than 10 percent of the floor area of the existing
building.
Section 12. EXISTING USES
A. Existing uses on lots within the Specific Plan area shall be made to
conform to the screening and buffering requirements of Section 9
within five years from the effective date of this Specific Plan.
B. The owner of any lot in the Specific Plan area which contains
landscaping or on which landscaping is planted shall maintain that
landscaping in a first class condition.
C. The owner of any lot in the Specific Plan area which contains
landscape features, including but not limited to signs, walkways,
benches and fountains shall maintain these features in a condition as
near as possible to their original state when installed, both in
structural integrity and cosmetic appearance. If more than normal
maintenance work is required to comply with this requirement, as
determined by the Director, then the features shall be made to
comply within one year of the effective date of this Plan.
D. The Director may, upon a showing of good cause, grant an extension
of time for compliance with the requirements of this section, such
time not to exceed an additional two years.
Section 13. PARKING AND STREET ACCESS REQUIREMENTS
Projects shall meet the requirements of this Section, as determined by the
Director and the Department of Building and Safety.
A. Except for lots located in the Community Parking Pilot Area, tne
minimum parking requirements shall be as follows:
Colorado Boulevard Specific Plan
10
1. For residential portions of Mixed-Use Projects, the Project shall
provide for tenant parking on the subject lot, as required by
L.A.M.C. Section 12.21 A, 4(a), and guest parking at a ratio of
one-quarter of a parking space for each dwelling unit, in excess
of that required by the L.A.M.C. Provided, however, that any
condominium Project which has had a tentative tract map
approved by the Advisory Agency (which tract map has not yet
expired) or any apartment building or condominium (for which
the building permit issued by the Department of Building and
Safety prior to the effective date of this Specific Plan has not yet
expired) shall be exempt from the parking requirements
contained in this Paragraph.
2. For buildings with more than 50 percent of the floor area used
for office space, one parking space shall be required for each
500 square feet of floor area.
3. For restaurants of less than 1,000 square feet of floor area, one
parking space shall be required for each 200 square feet of floor
area. For restaurants of 1,000 square feet of floor area or more,
one parking space shall be required for each 100 square feet of
floor area.
4. Exception for Cultural/Historic Building. Notwithstanding any
provision of this section to the contrary, structures designated on
the National Register places, or State or City list of historical or
cultural monuments shall provide parking in accordance with
L.A.M.C. Section 12.21 A 4 (x) (2).
B. Parking Requirements for Projects Located within the
Community Parking Pilot Area. In lieu of complying with
Subsection A of this section, parking requirements for a commercial
Project or a mixed commercial and residential Project within the
Community Parking Pilot Area may be satisfied by the purchase of a
specified number of parking credits. The use of parking credits for
the residential portion of a mixed commercial and residential Project
shall only be permitted if expressly permitted by the administrative
guidelines.
1. The City Planning Commission, after a public hearing, shall
establish administrative guidelines as may be necessary to
implement the provisions of this subsection. Notice of the time,
place and purpose of the hearing shall be given my mailing
written notice at least 10 days prior to the date of the hearing to
any Certified Neighborhood Council with jurisdiction over the
Community Parking Pilot Area, the affected council office(s) and
any other relevant association or organization with jurisdiction
over the community Parking Pilot Area as determined by the
affected council office(s), and any other relevant association or
organization with jurisdiction over the Community Parking Pilot
Area as determined by the affected council office(s). Copies of
the guidelines shall be available from the Department of City
Planning. No parking credits may be used in lieu of complying
with Subsection A of this section until guidelines have been
adopted by the City Planning Commission.
Colorado Boulevard Specific Plan
11
2. Parking Credit Requirements.
a. The total number of parking credits required for a given use
is determined by adding together the parking credit
requirements for the use for each of the four time periods
during which the use will be open for business, as
identified in the following table. For example, a 1,000
square foot restaurant open 24 hours per day would be
required to purchase 33 parking credits (7 +10 +6 +10).
LAND USE WEEKDAY PARKING
CREDIT REQUIREMENTS
Parking Credits/10000
SF GLA
WEEKEND PARKING
CREDIT REQUIREMENTS
Parking Credits/10000
SF GLA
DAY NIGHT DAY NIGHT
Restaurant >/=1000 sq. ft. 7.00 10.00 6.00 10.00
Restaurant <1000 sq. ft 3.50 5.00 3.00 5.00
Office 2.00 0.47 2.00 .40
Retail 4.00 3.58 4.00 2.60
Service 1.74 2.00 1.74 2.00
Residential
1
0.99 1.25 1.10 1.25
1
. The required parking credits for a residential use shall be determined on a per dwelling unit
basis.
b. The Community Parking Pilot Area shall be divided into two
districts, one west of Highland View Avenue and one east
of Highland View Avenue. The number of available
parking credits shall be established separately for each
district. Parking credits must be purchased form the
available credits that are within the district in which the
project is located.
c. When a building or portion of a building contains two or
more uses, the number of credits required shall be the sum
of the credits required by each use independently.
d. The administrative guidelines may establish a maximum
square footage limit for individual commercial uses that
utilize parking credits to comply with parking requirements.
In such case, parking requirements shall be provided as
specified in Subsection A, above for any portion of a use
that exceeds the established maximum square footage
limit.
e. If a use changes to a new use that required fewer parking
credits, the excess credits shall be returned to the parking
credit pool upon issuance of a certificate of occupancy for
th new use. No refund will be given for the credits already
paid for but returned to the parking credit pool.
f. Any project or use that fails to pay the annual fee to
Colorado Boulevard Specific Plan
12
maintain the parking credits shall provide parking as
specified in Subsection A, above.
g. If a use that uses parking credits to satisfy its required
parking ceases to exists, and another use in the same use
category does not move into the space occupied by the
prior use and notify the Parking Credit Administrator in the
Department of City Planning by December 31 that it will
assume the parking credit lease secured by the prior use,
ten the credits allotted to the prior use are returned to the
pool and are available for lease to other uses.
3. Establishment of Parking Credits. Parking credits are created
when there are underutilized public on-street spaces, publicly
owned off-street spaces, or privately owned off-street spaces.
Except for credits created in conjunction with a community valet
service, described in Subdivision 4c, below, the number of
credits and the time period(s) of their availability shall be based
on a survey, which shall be approved by the Department of
Transportation. The survey shall document the occupancy of all
such spaces within the Community Parking Pilot Area on an
hourly basis between 8:00 am and 12:00 am for at least two
weekdays and two weekend days, none of which is a holiday.
The survey shall be updated every two years. Credits shall be
established separately for each of the following time periods:
Weekday -day - 8:00 am to 6:00 pm, Monday. through Friday
Weekday night - 6:00 pm to 12:00 am, Monday through Thursday
Weekend - day - 8:00 am to 6:00 pm, Saturday or Sunday
Weekend - night - 6:00 pm to 12:00 am, Friday through Sunday
4. Calculation of Available Parking Credits. The number of
available parking credits shall be established for each of the
time period enumerated in Subdivision 2, above, as follows:
a. On-street Credits. On-street credits shall be comprised
of underutilized metered and non-metered parking spaces
on Colorado Boulevard and Eagle Rock Boulevard, as
approved by the Department of Transportation.
I. A non-metered space shall be 23 linear feet of
street, which has no parking meter and where
parking is permitted and not restricted to permit
holders.
II. The number of available on-street parking credits
for each time period within a district shall be
equal to the average unused spaces within the
district, as established in the Parking Utilization
Survey, multiplied by the total number of on-street
parking spaces in the district.
b. Off-street Credits.
I. For sites that provide parking credits, the number
of available off-street parking credits for each site
in each time period shall be equal to the average
Colorado Boulevard Specific Plan
13
percent of unused spaces on the site, as
established in the Parking Utilization Survey,
multiplied by the total number of parking spaces
on the site.
II. Privately owned parking spaces may be added to
the inventory of parking credits, provided that the
owner of such spaces shall enter into a written
agreement with the city or the city’s designee to
make such spaces available for public parking
during at least one of the time periods for a term
of at least one year.
III. The total number of parking spaces on a site may
be adjusted upward from the number that are
striped for use, in order to accommodate stacked
parking, provided that a valet or similar service is
implemented pursuant to the provisions of
Paragraph c of this subdivision.
c. Valet Credits. The City Planning Commission may certify
a community valet service as a source of additional parking
credits in accordance with the certification procedures and
standards set forth in the guidelines and the following
provisions:
I. The community valet service is available to any
visitor to the distircts in the Community Parking
Pilot Area in which the community valet service is
to operate and where the valet credits will be
created.
II. The community valet service parks cars in
spaces dedicated exclusively to the community
valet service during the time period(s) of
operation. The spaces shall be made available to
the community valet service by written agreement
of their owner for a term of no less than one year.
III. The number of credits created shall be equal to
the number of cars the community valet serice
can park in dedicated spaces during the time
period(s) of operation.
IV. The community valet service qualified under all
other reuqirements provided by the L.A.M.C. to
operate publicly available valet service.
5. Fees. Applicants who lease parking credits to satisfy parking
requirements shall be assessed an annual fee of $39 for each
credit. The initial fee shall be prorated to reflect the portion of
the calendar year for which the credits will apply; subsequent
annual fees shall be paid each J anuary 1. The annual fee shall
be adjusted each December in an amount based on the
Consumer Price Index - All Urban consumers averaged for the
12 month period ending October 30, of each year, as
Colorado Boulevard Specific Plan
14
determined by the Department of City Planning to reflect the
change in the previous year’s Consumer Price Index. Fees for
parking credits shall be paid to the Department of Transportation
and maintained in the Colorado Boulevard Specific Plan
Community parking Credits fund for parking, transit or
pedestrian amenities in the Community Parking Pilot Area.
6. Enforcement. No building permit for a use that uses parking
credits to satisfy its parking requirements shall be issued until
the Department of Planning provides written clearance to issue
the building permit to the Department of Building and Safety.
Failure to renew the lease for the required parking credits and/or
failure to pay the parking credit fee by J anuary 10 of each year
shall result in the immediate cancellation of the certificate of
occupancy or use permit in accordance with L.A.M.C. Section
12.26E1(b).
7. Accounting of Available Parking Credits. The Department
of City Planning shall maintain a master inventory of parking
credits for each district. The information contained in the
inventory shall be available to the public.
8. New parking Credits. New parking credits may be added to
the inventory at any time, pursuant to this ordinance and to the
satisfaction of the Department of City Planning.
9. Review. The City Planning Commission shall review the
operation and effectiveness of the Community Parking Pilot
program within two years of the effective date of this section.
C. These parking standards may be superseded by conditions of
approval required by the Area Planning Commission, pursuant to
Subsection 6 B 2 of this Specific Plan.
D. Street Access. No building permit shall be issued for a Project
located on a lot which has a coterminous lot line with Colorado
Boulevard, until the Department of Transportation has reviewed, in
detail, and approved the adequacy of the parking lot or parking
structure design, including the number and placement of driveways
for street access.
E. Where the lot or lots to be developed have a lot line coterminous with
a street other than Colorado Boulevard, then direct access to or from
Colorado Boulevard shall not be encouraged.
F. Where the lot or lots to be developed do not have a lot line
coterminous with a street other than Colorado Boulevard, but do have
abutting the rear lot line a street or an alley which has an outlet to a
street other than Colorado Boulevard, then the site plans shall
incorporate street or alley access points in addition to those on
Colorado Boulevard.
G. No parking shall be permitted on that portion of a lot located between
the front lot line and any portion of a building which faces Colorado
Colorado Boulevard Specific Plan
15
Boulevard, Eagle Rock Boulevard or any street which intersects
either Colorado or Eagle Rock Boulevards.
H. The provisions of this Section shall not apply to Projects which
consist only of exterior remodeling.
Section 14. SIGN STANDARDS
A. Approval. No building permit or sign permit for an exterior sign shall
be issued, nor shall any exterior sign be installed, unless the
proposed sign has been reviewed and approved by the Director
pursuant to the provisions in Section 19. In making a determination,
the Director shall consider the type, area, height, shape, and
projection of the proposed sign.
B. Prohibitions. The following signs are expressly prohibited:
1. Off-site signs, except existing legally erected off-site commercial
signs located in the Specific Plan area may be replaced at a
new site provided that the new location is in Subarea I or III, and
the new sign otherwise is permitted pursuant to Division 62 -
Signs (Section 91.6220 - Off-Site Signs) of the L.A.M.C. and
meets all of the current ordinance requirements. The new sign
shall not exceed the display area of the sign being replaced and
shall be set back 5 feet from the front property line.
2. Roof signs.
3. Pole signs.
4. Animated signs, including flashing neon signs.
5. Mural signs.
Section 15. PERMITTED FLOOR AREA RATIO AND PROJECT PERMIT COMPLIANCE
REVIEW
A. Base Permitted Floor Area Ratio. Projects within the Specific Plan
area shall have a Base Permitted Floor Area Ratio of 1:1; however,
Unused Permitted Floor Area may be transferred as provided for in
this Section.
B. Maximum Permitted Floor Area Ratio.
1. The maximum Permitted Floor Area Ratio on lots within
Subareas I and III, including transfer of floor area or density
incentives, pursuant to Subsection D below, shall not exceed
2.5:1.
2. The maximum Permitted Floor Area Ratio on lots within Subarea
II, including Additional Permitted Floor Area for density
incentives pursuant to Subsections D below, shall not exceed
1.5:1.
Colorado Boulevard Specific Plan
16
C. Additional Permitted Floor Area. The Director may grant approval
of Additional Permitted Floor Area, pursuant to this Section.
D. Density Incentives.
1. Provision of Neighborhood Amenities in exchange for Additional
Permitted Floor Area shall be permitted in all subareas within
the Specific Plan area. The Director may approve an additional
three square feet of floor area for each square foot of
Neighborhood Amenities, provided the continued use of the floor
area for Neighborhood Amenities is guaranteed by covenant as
defined in Subsection G below.
2. Provision of usable publicly accessible landscaped Open Space
(i.e., landscaped courtyard, park, recreational area) in
exchange for Additional Permitted Floor Area shall be permitted
in all subareas within the Specific Plan area. The Director may
approve an additional one and one-half square feet of floor area
for each square foot of Open Space, provided maintenance of
the Open Space use is guaranteed by covenant. This Open
Space may be provided either on the lot on which the Project is
located or on another lot within the Specific Plan area.
3. Rehabilitation of Cultural Resources, described in Section 16 of
this Specific Plan, in exchange for Additional Permitted Floor
Area shall be permitted within the Specific Plan area. The
Director may approve an additional one square foot of floor area
for each square foot of floor area contained in the rehabilitated
Cultural Resource, provided the continuation and maintenance
of the Cultural Resource is guaranteed by covenant.
Rehabilitation of any Cultural Resource shall be to the U.S.
Secretary of Interior's standards and at the expense of the
applicant.
4. Provision of parking spaces for public use in excess of those
required by Section 13 of this Specific Plan or of those required
by the L.A.M.C., whichever is greater, in exchange for Additional
Permitted Floor Area shall be permitted within the Specific Plan
area, provided that such additional spaces are available for
users patronizing businesses other than the Project benefitting
from the development bonus. The Director may approve an
additional four hundred square feet of floor area for each
additional parking space, provided that maintenance of the
parking space for use by patrons of these other businesses is
guaranteed by covenant.
E. Transfer of Unused Permitted Floor Area. The Director, or the
Area Planning Commission on appeal, may approve a transfer of
Unused Permitted Floor Area from a Donor Site to a Receiver Site,
provided the transfer is in conformance with the following rules for
transfer:
1. Transfer of Unused Permitted Floor Area from a Donor Site
located within Subarea II is permitted only to Subareas I and III.
Colorado Boulevard Specific Plan
17
2. The Maximum Unused Permitted Floor Area from Donor Sites
in Subarea II that can be transferred to Receiver Sites within the
Specific Plan area shall not exceed 1:1.
3. Unused Permitted Floor Area may be transferred to a Receiver
Site from more than one Donor Site, and may also be
transferred to more than one Receiver Site from a single Donor
Site.
4. Record of Transfers. The Department of Planning shall
maintain a record of any transfers of Unused Permitted Floor
Area between parcels within the Specific Plan area, and other
records as may be necessary to provide a current and accurate
account of the transferred floor area available for use on any lot
within the Specific Plan area. These records shall be available
for public inspection.
F. Calculating Floor Area.
1. In calculating floor area, the area of an Unoccupied Tower shall
not be calculated as floor area.
2. In calculating floor area, the yard requirements in Section 10 of
this Specific Plan shall not reduce or limit the buildable area of
a lot.
G. Covenants. Prior to the issuance of building permits for a Project
utilizing one or more of the mechanisms listed in Subsection C above,
all fee owners of the lot or lots involved shall execute a covenant and
agreement in a form designed to run with the land and be binding on
future owners, assigns and heirs and which is satisfactory to the
Department of City Planning. The covenant shall acknowledge the
reduced Permitted Floor Area on a donor Site to the extent Unused
Permitted Floor Area was transferred to a Receiver Site, and shall
guarantee the continued provision of Neighborhood Amenities, the
rehabilitation and continued maintenance and operation of a Cultural
Resource or the continued provision of additional parking spaces for
the life of the Project, in exchange for Additional Permitted Floor Area.
The applicant shall record the covenant in the County Recorder's
Office and shall file certified copies with the Departments of City
Planning and Building and Safety.
H. Project Permit Compliance Review.
1. Authority. No building permit shall be issued for any Project
exceeding the Base Permitted Floor Area Ratio set forth in
Subsection A above, unless the Director, or the Area Planning
Commission on appeal, has granted a project permit compliance
approving Additional Permitted Floor Area pursuant to this
Section.
2. Findings. The Director, or the Area Planning Commission on
appeal, may approve a project permit compliance only if it
makes the following findings in addition to those set forth in
L.A.M.C. Section 11.5.7 C 2:
Colorado Boulevard Specific Plan
18
a. That the Project conforms to all applicable provisions of
and is consistent with the purposes and objectives of this
Specific Plan, the General Plan and all applicable L.A.M.C.
provisions, including:
i. That the transfer or density incentive results in Floor
Area Ratios and overall densities of the Donor and
Receiver Sites in conformance with this Specific Plan;
and
ii. That the total floor area of the proposed Project,
including any Additional Permitted Floor Area does
not exceed the maximum Permitted Floor Area Ratio
specified in Subsection B of this Section.
b. That the Project incorporates all feasible mitigation
measures recommended in any environmental
assessment;
c. That the increase in density generated by the proposed
transfer or density incentive is appropriate with respect to
location and access to the circulation system, other
existing and proposed developments, and the City's
supporting infrastructure;
d. That the transfer or density incentive does not result in a
Project which is out of scale with surrounding development
in the area or which is incompatible with surrounding uses;
e. That the transfer or density incentive serves the public
interest by providing public benefits, which mitigate the
impacts on transportation, housing, Open Space, and
cultural, community and public facilities caused by the
Project either by itself or cumulatively with other
developments.
3. Conditions of Approval. In approving any project permit
compliance, the Director or the Area Planning Commission on
appeal, may impose such conditions as it deems necessary to
protect the best interests of the surrounding property or
neighborhood, or to secure an appropriate development in
harmony with the objectives of the Specific Plan and of the
General Plan.
4. Procedure. A project permit compliance application and
determination shall be processed pursuant to L.A.M.C. Section
11.5.7 C.
5. Fees. A filing fee for an application for a project permit
compliance to the Director shall be pursuant to L.A.M.C. Section
19.01 J 1.
Colorado Boulevard Specific Plan
19
6. Appeals. An appeal from a project permit compliance
determination may be taken to the Area Planning Commission.
The time limits and procedures for such an appeal shall be
pursuant to L.A.M.C. Section 11.5.7 C 6.
I. Exemption. This Section shall not apply to a Project which consists
only of exterior remodeling.
Section 16. PRESERVATION OF CULTURAL RESOURCES
A. To the maximum extent feasible, Cultural Resources shall be retained
and enhanced.
B. Any portion of Unused Permitted Floor Area on a Cultural Resource
Site in Subarea II may be transferred to any Receiver Site located in
Subareas I and III. Any such transfer shall be evidenced by a
covenant and agreement executed by the transferor and transferee,
which document restricts the floor area on the Cultural Resource site
to the extent such Unused Permitted Floor Area is transferred to a
Receiver Site. The covenant, satisfactory to the Department of City
Planning, shall be in a form designed to run with the land and be
binding on subsequent owners, heirs and assigns. The covenant
shall be recorded in the County Recorder's Office and the applicant
shall file a certified copy of the recorded covenant with the
Department of City Planning. This transfer of Unused Permitted Floor
Area may be combined with any other transfer linked to the
rehabilitation of the Cultural Resource as described in Section 15 D
3 of this Specific Plan.
Section 17. UNDERGROUND UTILITIES
All new utility lines which directly serve a new Project shall be installed
underground. If underground service is not currently available, then
provisions shall be made for future underground service.
Section 18. LIGHTING
No building permit shall be issued for any Project unless the Director has
approved, as part of the project permit compliance procedure, an exterior
lighting plan in conformance with this Section. All exterior outdoor lamp
fixtures shall be shielded to minimize illumination of adjacent properties
and to reduce glare. Floodlighting of buildings shall be prohibited, as well
as the use of low-pressure sodium lighting devices. All exterior lighting,
except for purposes of safety, security and to illuminate signs and
billboards, shall be turned off at the end of business hours.
Section 19. DESIGN REVIEW Design Review Board Procedures Amended pursuant
to L.A.M.C. Section 16.50.
The purpose of this Section is to provide guidelines and a procedure for
review and approval by the Director of the design of buildings within
Subarea II and signs within Subareas I, II and III.
Colorado Boulevard Specific Plan
20
A. Prohibition.
1. Within Subarea II of this Specific Plan area, no building permit
shall be issued for any Project unless the Project has been
reviewed and approved in accordance with the Design Review
Board Procedures of Section 16.50 and the Specific Plan
Procedures of Section 11.5.7 of the L.A.M.C.
2. No sign permit shall be issued for any new sign within the
Specific Plan area unless a graphic representation and location
plan of the sign has been reviewed and approved in accordance
with the Design Review Board Procedures of Section 16.50 of
the L.A.M.C.
10. Composition of Members.
The Design Review Board shall consist of seven voting members in
accordance with Section 16.50 D 3 of the L.A.M.C., except that to the
maximum extent practicable, three members shall be licensed
architects and two members shall be from among the following
disciplines: landscape architecture, urban planning, or architectural
historic preservation. The remaining members need not be design
professionals.
C. Design Review Guidelines. The following design elements shall be
complied with by developers and utilized by the Director, the Area
Planning Commission and the Design Review Board when evaluating
the design of a Project.
1. Recessed Windows and Door.
a. Windows shall be recessed a minimum of three inches
(including trim) from the finished wall, as more fully
described in Figures 17 to 21 in Appendix A in City Plan
Case File No. 87-0386 SP.
b. Main entry doors shall be sufficiently recessed so that the
door, upon outward movement, does not extend beyond
the adjacent finished wall, as more fully described in
Figures 17 to 21 in Appendix A in City Plan Case File No.
87-0386 SP.
2. Display windows required under Section 7 B shall be
constructed by "bays" and repeated as an architectural feature
if special dimensions allow, as more fully described in Figures
18 to 22 in Appendix A in City Plan Case File No. 87-0386 SP.
3. Beltcourse or similar architectural treatment shall be used to
define floor levels, as more fully described in Figure 23 in
Appendix A in City Plan Case File No. 87-0386 SP.
4. A building located on a corner shall incorporate architectural
features which orient the building to the corner by use of
curvilinear design at the corner, corner entry, a corner tower, or
a combination of these or similar architectural treatment, as
Colorado Boulevard Specific Plan
21
more fully described in Figures 20 to 24 in Appendix A in City
Plan Case File No. 87-0386 SP.
5. All buildings shall have parapet walls. Parapets shall be
enhanced with architectural detailing, such as brackets and
dental, architrave, cornice, frieze, or beltcourse.
6. Pedestrian entrances to buildings shall be at grade.
7. Detailing: All door and window openings shall contain
distinctive features utilizing techniques such as varying the
orientation, type, color, size and shape of the surrounding
materials, as more fully described in Figures 21 and 25 in
Appendix A in City Plan Case File No. 87-0386. SP.
8. All non Transparent wall surfaces shall be screened by the
planting of shrubs or vines which at maturity will cover the non
Transparent wall surface to a height of nine feet.
9. If security gates, shutters, or screening are installed over any
Transparent wall surface or door, then they shall be placed on
the interior of the building and hidden from view when not in
use.
10. No exterior stuccoing shall be allowed on buildings in existence
on the effective date of this Specific Plan, unless the building
was already stuccoed on the effective date.
11. Awnings, if used, shall be individually integrated with the shape,
form and dimensions of building bays or framing elements.
12. Seismic safety repairs shall be accomplished so that, to the
extent possible, when completed, the repairs are not visible
from the exterior of the building or the repairs are integrated into
the design of the exterior of the building.
13. Remodeling efforts which consists of removing previous
remodeling materials to restore or expose the original building
are encouraged. Remodeling efforts, however, which would
cover, remove or damage any of the exterior design or detailing
of a building shall be prohibited.
14. Materials Statement (General Guidelines).
a. Use of brick as a basic building material or as detailing
material is encouraged.
b. Stucco, or a similar surfacing material is permissible on
new construction, provided the finished surface is smooth
(30 silica sand finish). Textured surfaces shall not be
used.
c. The use of stucco or similar surfacing material may be
used for architectural detailing.
D. Development and Adoption for Further Design Guidelines. The
Design Review Board shall propose further design guidelines to
Colorado Boulevard Specific Plan
22
implement provisions of the Specific Plan. These guidelines may be
illustrations, interpretations or clarifications of policies, and may
address the color, materials, texture and/or design of features. The
guidelines shall have no force or effect until approved by the City
Planning Commission and updated as necessary, and copies of the
guidelines shall be available from the Department of City Planning.
Section 20. OWNER ACKNOWLEDGMENT OF LIMITATIONS
The Department of Building and Safety shall issue no building permit for
construction upon any lot within the Specific Plan area until such time as
the owner or owners of the lot or lots have executed and recorded with the
County Recorder, in a form designed to run with the land, binding on future
owners, assigns and heirs, and satisfactory to the City Attorney, an
acknowledgment and acceptance of the contents and limitations of this
Specific Plan.
Section 21. SEVERABILITY
If any provisions of this Specific Plan or the application thereof, to any
person or circumstance, is held to be unconstitutional or otherwise invalid
by any court of competent jurisdiction, such invalidity shall not affect other
Specific Plan provisions, clauses, or applications thereof which can be
implemented without the invalid provision, clause, or application and, to
this end, the provisions and clauses of this Specific Plan are declared to
be severable.
P:\DIVISION\Commplan\PlnBk-PA\SpecPlan Revised 2003\Colorado Blvd SP Revised 2007.wpd
Updated January 2007