Ordinance No. 2022-07-xxxx
July 12, 2022
ORDINANCE NO. 2022-07-xxxx
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
SIGNAL HILL, CALIFORNIA, APPROVING ZONING
ORDINANCE AMENDMENT 22-01, AMENDING TITLE 20
OF THE SIGNAL HILL MUNICIPAL CODE TO ADD
CHAPTER 20.26 ENTITLED “SP-23 HERITAGE SQUARE
CENTRAL BUSINESS DISTRICT SPECIFIC PLAN”, AND
AMENDING THE OFFICIAL ZONING MAP TO CHANGE
THE ZONING DESIGNATION OF AN APPROXIMATE 7.8-
ACRE SITE BETWEEN CHERRY AVENUE AND ROSE
AVENUE AND CRESCENT HEIGHTS STREET AND E.
BURNETT STREET FROM “COMMERCIAL TOWN
CENTER (CTC)” AND “CRESCENT HEIGHTS HISTORIC
DISTRICT SPECIFIC PLAN (SP-11)” TO “HERITAGE
SQUARE CENTRAL BUSINESS DISTRICT SPECIFIC
PLAN (SP-23)”, (APNS: 7214-005-010, -011, -900, -901, - 902, -903, -904, AND 7214-006-014, -015, -019, -020, -021) WHEREAS, California State law requires the City to adopt a General Plan with seven required elements, one of which is the Housing Element. The City’s Housing Element identifies Signal Hill’s housing needs and opportunities and establishes clear goals and objectives to inform future housing decisions; and WHEREAS, State law further requires the City’s Housing Element to be updated every eight years and also provides the Department of Housing and Community Development (HCD) unique authority over the Housing Element including determining whether the City has demonstrated sufficiently zoned capacity for housing to accommodate the number of units identified in the Regional Housing Needs Assessment (RHNA) allocation; and
WHEREAS, it has been determined by the Southern California Association of Governments (SCAG) that the City of Signal Hill must designate sites to accommodate its RHNA allocation of 517 residential units during this 6 th Cycle Housing Element planning
period of 2021-2029 (hereinafter, the “Housing Element Update’); and Ordinance No. 2022-07-xxxx
July 12, 2022
WHEREAS, concurrent with this Zoning Ordinance Amendment (ZOA 22- 01), City Council is considering approval of a General Plan Amendment (GPA 22-01) to adopt the Housing Element Update; and
WHEREAS, the Housing Element Update includes a Housing Inventory List made up of four sites (“Housing Sites”) to accommodate the mandated RHNA allocation in the extremely low-, very low-, low-, moderate-, and above-moderate income categories; and
WHEREAS, the approximate 7.8-acre site at the northwest corner of Cherry Avenue and E. Burnett Street, commonly known as the “Heritage Square Central Business District”, and legally described in Exhibit A attached hereto (“Site”), has been identified in the Housing Element Update as one of the Housing Sites and is designated to accommodate a maximum of 60 above-moderate income housing units; and WHEREAS, pursuant to Signal Hill Municipal Code (SHMC) Section
20.86.020, the Community Development Director (“Director”) has initiated ZOA 22-01 amending the SHMC by adding Chapter 20.26 entitled “SP-23 Heritage Square Central Business District Specific Plan”, attached as Exhibit C, and amending the Official Zoning Map to change the Site (APNs: 7214-005-010, -011, -900, -901, -902, -903, -904 and 7214-006-014, -015, -019, -020, -021) from “Commercial Town Center (CTC)” and “Crescent Heights Historic District Specific Plan (SP-11)” to “Heritage Square Central Business District Specific Plan (SP-23)”, attached as Exhibit B, and; WHEREAS, concurrent with the subject ZOA 22-01, the Community Development Director has initiated a General Plan Amendment (GPA 22-02) to amend the General Plan Land Use Element and the Generalized Land Use Map to reclassify the land use designations of three of the four Housing Sites identified in the Housing Element Update to accommodate the City’s RHNA allocation which includes the subject Site; and Ordinance No. 2022-07-xxxx
July 12, 2022
WHEREAS, pursuant to Government Code Section 65855 and Signal Hill Municipal Code, Chapter 20.86, “Amendments,” the subject Zoning Ordinance Amendment is properly a matter for City Council approval for enactment into an ordinance; and
WHEREAS, the City’s Housing Element Update is considered a “project” pursuant to the California Environmental Quality Act (CEQA), and ZOA 22-01 implements the City’s Housing Element Update (together, the “Project”); and WHEREAS, the City prepared an Initial Study/Recirculated Draft Environmental Impact Report (“REIR”) (SCH 2021050296) that analyzed the proposed Project’s environmental impacts in compliance with the provisions of CEQA. The Initial Study/RDEIR was made available to the public for review and comment for 45 days between January 28, 2022, and March 14, 2022. During the public review period, the City received no comments and thereafter prepared a final EIR (“FEIR”); and WHEREAS, on June 21, 2022, the Planning Commission held a duly noticed public hearing and all interested parties were given an opportunity to be heard regarding the proposed ZOA 22-01 and its potential environmental impacts, the EIR, and all evidence presented before and during the hearing and contained in the administrative record, and afforded members of the public an opportunity to comment on the proposed Project and the EIR; and
WHEREAS, pursuant to Resolution No. 856-06-21, the Planning Commission has recommended that City Council certify the EIR and approve the Mitigation Monitoring and Reporting Program relative to the Project; and WHEREAS, on July 1, 2022, pursuant to SHMC Section 20.86.060, a notice of public hearing before the City Council regarding ZOA 22-01 was mailed to all property owners within a 300-foot radius of the Site, was published in the Signal Tribune newspaper, was emailed and mailed by first-class mail to any person who has filed a Ordinance No. 2022-07-xxxx
July 12, 2022
written request for notice, and was posted in accordance with SHMC Section 1.08.010; and
WHEREAS, on July 12, 2022, the City Council conducted a duly noticed public hearing to consider the proposed ZOA 22-01, the EIR, and other GPAs and ZOAs related to the Housing Element Update; and
WHEREAS, at the July 12, 2022, public hearing, City Council certified the EIR and introduced ZOA 22-01; and
WHEREAS, the City has incorporated all comments received and responses thereto.
NOW, THEREFORE, the City Council of the City of Signal Hill, California, hereby ordain as follows:
Section 1. Recitals. The facts set forth in the recitals of this Ordinance are true and correct and incorporated by reference. The recitals constitute findings in this matter and, together with the staff report and other information contained in the record, are an adequate and appropriate evidentiary basis for actions taken in this Ordinance.
Section 2. General Plan Consistency. Pursuant to California Government Code Section 65855, and based on the entire record before the City Council, including all written and oral evidence presented, the City Council hereby finds that ZOA 22-01 is consistent with the General Plan because it is consistent with the following Goals and Policies of the Signal Hill General Plan:
LAND USE GOAL 1 – Manage growth to achieve a well-balanced land use pattern that accommodates existing and future needs for housing, commercial, and industrial land, open space, and community facilities and services, while maintaining a healthy, diversified economy adequate to provide future city revenues.
Land Use Policy 1.2 – Provide opportunities for a variety of residential densities and housing styles.
Finding regarding Policy 1.2 – The Specific Plan allows the opportunity for a mixed-use development, offering a variety of uses to co-exist including commercial, and residential uses Ordinance No. 2022-07-xxxx
July 12, 2022
such as multi-family and single-family housing. The density allows a maximum of 60 dwelling units, 54 of which are higher density townhomes and a maximum of six single-family
dwellings. The Specific Plan is expected to follow appropriate and accepted design standards to ensure the mixed uses coexist compatibly.
Land Use Policy 1.3 – Support the maintenance of residential areas and encourage in-fill of vacant lots close to transportation, municipal facilities, and shopping opportunities.
Finding regarding Policy 1.3 – The Heritage Square Central Business District Specific Plan is within walking distance of SP-1, SP-6, and the CTC zones, which all provide popular retail opportunities and restaurants. The Long Beach Transit 22, 23, and 24 Lines pass directly by the site on Cherry Avenue and the 104 Line located along Willow Avenue and Walnut Avenue is within walking distance, facilitating the use of public transportation by residents, and visitors.
Land Use Policy 1.5 – The distribution and intensity of land uses shall be consistent with the land use map and descriptions for each of the land use categories in Section VI of the Land Use Element.
Finding regarding Policy 1.5 – The Heritage Square Central Business District Specific Plan is consistent with the
Generalized Land Use Map and Section VI of the Land Use Element in that the Key Land Use Changes noted on the
Generalized Land Use Map recommend establishment of the Central Business District (CBD). The Town Center text
recommends the City prepare a mixed-use Central Business District Specific Plan for the Town Center district designated within the 7.8-acre area proposed for rezoning to SP-23. The only difference is that the proposed SP-23 extends the
western boundary to Rose Avenue rather than ending midway between Gardena Avenue and Rose Avenue. However, this
difference does not create inconsistency, because the
conceptual plan for the western portion of the Heritage Square Central Business District Specific Plan (SP-23) (Exhibit C) proposes single-family dwellings fronting on Rose Avenue which are low-density and are consistent with the existing general plan designation, Crescent Heights Historic District Specific Plan (SP-11), and with the adjacent property also designated SP-11.
Ordinance No. 2022-07-xxxx
July 12, 2022
Land Use Policy 1.7 – Broaden the City’s tax base by attracting commercial and industrial development to the City which will provide economic and employment benefits to the community while insuring compatibility with other general plan goals and policies.
Finding regarding Policy 1.7 – ZOA 22-01 will enable a mixeduse development that also includes a variety of commercial retail uses. The conceptual plan proposes a venue for
socializing, shopping, dining, and recreating in a high-quality view-oriented urban environment as described in Section VI of the Land Use Element. As development is completed, it will provide economic and employment benefits to the City of Signal Hill. These new businesses through their sales and business license taxes will expand the City’s tax base.
LAND USE GOAL 2 – Ensure that new development is consistent with the City's circulation system, availability of public facilities, existing development constraints, and the City's unique characteristics and natural resources.
Land Use Policy 2.6 – Encourage the development of oil field areas through the removal or relocation of wells and pipelines, or with site plan designs that encourage the joint use of land for oil production and other urban uses while maintaining essential access to petroleum resources.
Finding regarding Policy 2.6 – The site has four active oil and gas wells and nine idle wells. Only one active well will remain and will continue production in the conceptual development scenario and all nine idle wells will be abandoned to
accommodate development. The implementation of
appropriate and historic design standards, well access, and distancing from the residential units will allow for the oil well and mixed uses to co-exist compatibly.
LAND USE GOAL 3 – Assure a safe, healthy, and aesthetically pleasing community for residents and businesses.
Land Use Policy 3.3 – Ensure a sensitive transition between commercial or industrial uses and residential uses by means of such techniques as buffering, landscaping, and setbacks.
Finding regarding Policy 3.3 – ZOA 22-01 implements
Specific Plan standards which require that no more than six single-family dwellings be developed fronting along Rose Avenue, as a transition into the Crescent Heights Historic District Specific Plan residential neighborhood. In addition, the architectural design of these homes will be required to adhere Ordinance No. 2022-07-xxxx
July 12, 2022
to that specified in the Crescent Heights Historic District Specific Plan. Front yard setbacks will also adhere to the Crescent Heights Historic District Specific Plan. The transition from the mixed-use commercial uses to the residential uses includes an internal private street and landscaping separating the townhomes, which also buffer the transition from the commercial uses to the single-family dwellings.
Land Use Policy 3.4 – Promote mixed-use development and ensure compatible integration of adjacent uses to minimize conflicts.
Finding regarding Policy 3.4 – ZOA 22-01 implements
Specific Plan standards which require SFDs on fronting on Rose Ave. to adhere to certain development and design
standards for the adjacent Crescent Heights Historic District Specific Plan standards and will allow for mixed uses including commercial retail, residential, and an existing active oil well.
Land Use Policy 3.7 – Maintain and enhance the quality of residential neighborhoods.
Finding regarding Policy 3.7 – ZOA 22-01 enables a mixeduse commercial and residential development (Exhibit D) and requires that the residential uses along Rose Avenue be single-family dwellings, and that the front yard setbacks and architectural design adhere to the Crescent Heights Historic District Specific Plan standards, to buffer the interface and maintain the quality of the Crescent Heights Historic District neighborhood. In addition, the maximum height of the
townhomes which interface with the three-story Crescent Square residential neighborhood will also be three-story and will be an ownership residential product rather than rental, similar to both adjacent neighborhoods.
Land Use Policy 3.12 – Encourage and promote high quality design and physical appearance in all development projects.
Finding regarding Policy 3.12 – Adoption of the Specific Plan zoning designation requires that future development of the Heritage Square project be reviewed by the Planning
Commission at a future date under the City’s Site Plan and Design Review process. As part of the review, the refined project details will be presented at a public workshop before the Planning Commission. This will ensure the high-quality design includes the use of offsets and recesses for improved building façade articulation, staggered rooflines, balconies, Ordinance No. 2022-07-xxxx
July 12, 2022
and a variety of building materials and colors to avoid uniformity, to provide visual interest, reduce mass, and achieve streetscapes with pedestrian scale and ambiance consistent with Signal Hill’s small-town character. The Specific Plan will require rooftop equipment be screened from public view. Signage and landscaping are also a part of design review to ensure the overall, mixed-use project is a modern high quality development project.
Land Use Policy 3.14 – Reinforce Signal Hill’s image and community identity within the greater Long Beach Metropolitan area.
Finding regarding Policy 3.14 – The Heritage Square Central Business District Specific Plan (SP-23) establishes a central gathering, socializing and view-oriented development district which is intended as a signature Signal Hill experience, and which reflects the oil field history of the city.
LAND USE GOAL 4 – Ensure that future land use decisions are the result of sound and comprehensive planning.
Land Use Policy 4.1 – Consider all General Plan goals and policies, including those in other General Plan Elements, in evaluating proposed development projects, for General Plan consistency.
Finding regarding Policy 4.1 – The Heritage Square Central Business District Specific Plan (SP-23) is consistent with Section VI of the Land Use Element, and the Housing and Circulation Elements in that it would help meet the 6th Cycle Housing Element RHNA allocation and extend pedestrian and trail connectivity across the City.
Land Use Policy 4.4 – Encourage citizen participation in planning and the land use decision making process and development of land use programs and policies.
Finding regarding Policy 4.4 – The Housing Sites Inventory List was developed through an extensive community outreach effort, which included a survey, presentations to City Council, the Planning Commission, the Diversity Coalition Committee, the Sustainable City Committee, the local American University of Health Sciences, residents and management of the four affordable housing facilities, stakeholder groups, local business owners, and to all residents via the water bill.
Following approval of the Specific Plan, the design details and refined site plan for the Heritage Square project will be subject to a future Site Plan and Design Review process. As part of Ordinance No. 2022-07-xxxx
July 12, 2022
this process, the proposed design details and refined site plan for the project will be presented at a public workshop and public hearing before the Planning Commission. It will be the developers’ responsibility to meet on their own with nearby neighbors who may be affected by proposed new
development and receive feedback. Required community
outreach meetings will help identify development issues early in the design review process.
HOUSING GOAL – Accommodate the housing needs of all income groups as quantified by Regional Housing Needs Assessment.
Policy – Designate sites that provide for a variety of housing types.
Finding regarding Policy – The proposed ZOA 22-01
establishes the Heritage Square Central Business District Specific Plan (SP-23) zoning designation allowing a mixeduse commercial and moderate- to high-density residential development. The Specific Plan will provide above moderate housing and help add to the housing inventory needed to meet the RHNA allocation for the 6th Cycle Housing Element.
Housing Goal – Attain barrier and constraint free governmental codes, ordinances, and policies.
Policy – Affirmatively further housing goals through City codes, ordinances and policies that enhance the housing quality of life experienced by residents.
Finding regarding Policy – The ZOA 22-01 will allow
development of above moderate residential housing. The
proposed Specific Plan addresses the 6th Cycle Housing
Element RHNA requirement by utilizing one of the four
identified Housing Sites.
Section 3. Specific Plan Consistency. Pursuant to California Government Code Section 65455, the City Council finds that the Site will be subject to the proposed Heritage Square Central Business District Specific Plan (SP-23).
Section 4. Zoning Ordinance Amendment. Subject to its adoption at its second reading, the City Council approves ZOA 22-01, (1) adding Chapter 20.26 to the Signal Hill Municipal Code, to read as shown in Exhibit C, and (2) amending the City of Signal Hill Official Zoning Map to change the zoning designation of an approximately 7.8- acre site (APNs: 7214-005-010, -011, -900, -901, -902, -903, -904 and 7214-006-014, - 015, -019, -020, -021), from “Commercial Town Center” and “Crescent Heights Historic District Specific Plan (SP-11)” to “Heritage Square Central Business District Specific Plan (SP-23)” as shown on Exhibit B attached hereto and incorporated herein by reference.
Ordinance No. 2022-07-xxxx
July 12, 2022
Section 5. CEQA. The City Council has certified the EIR, adopted the CEQA Findings of Fact, and adopted the Mitigation Monitoring and Reporting Program relative to the Project by adoption of Resolution No. 2022-07-xxxx, which is hereby incorporated by reference as if fully set forth herein.
Section 6. Severability. If any section, subsection, sentence, clause, or phrase of this Ordinance, or the application thereof to any person or circumstances, is held to be unconstitutional or to be otherwise invalid by any court of competent jurisdiction, such invalidity shall not affect other provisions or clauses of this Ordinance or application thereof which can be implemented without the invalid provisions, clause, or application, and to this end such provisions and clauses of the Ordinance are declared to be severable.
Section 7. Certification and Effective Date. Subject to adoption at its second reading, the City Clerk shall certify to the passage and adoption of this Ordinance by the City Council of the City of Signal Hill and shall cause a summary of this Ordinance to be published in accordance with Government Code Section 36933, in a newspaper of general circulation which is hereby designated for that purpose, and this ordinance shall take effect thirty (30) days after its passage. Further, the City Clerk is directed to cause the amendments adopted in Section 4 of this Ordinance to be codified in the City of Signal Hill Municipal Code.
Section 8. Custodian of Records. The City Clerk is the custodian of records for these proceedings, and the administrative record is available at Signal Hill City Hall, located at 2175 Cherry Avenue, Signal Hill, CA 90755.
Ordinance No. 2022-07-xxxx
July 12, 2022
PASSED, APPROVED AND ADOPTED at a regular meeting of the City Council on this day of , 2022.
____________________________________
KEIR JONES
MAYOR
ATTEST:
___________________________
CARMEN R. BROOKS
CITY CLERK
CITY OF SIGNAL HILL )
COUNTY OF LOS ANGELES ) ss.
STATE OF CALIFORNIA )
I, CARMEN R. ROOKS, City Clerk of the City of Signal Hill, California, do hereby certify that Ordinance No. 2022-07-xxxx was introduced by the City Council of the City of Signal Hill, California, at a regular meeting held on the 12th day of July, 2022, and that the same was adopted by the City Council of the City of Signal Hill, California, at a regular meeting held on the day of , 2022, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
__________________________
CARMEN R. BROOKS
CITY CLERK
Exhibit A
Legal Description
City of Signal Hill Property -
Exhibit B
Amended Zoning Map
SP-23
Exhibit C
Chapter 20.26, SP-23 Heritage Square Central Business District Specific Plan [Attached behind]
1 EXHIBIT C
Chapter 20.26
SP-23 HERITAGE SQUARE CENTRAL BUSINESS DISTRICT SPECIFIC PLAN Sections:
20.26.010 Purpose
20.26.020 Adoption of SP-23, Heritage Square Central Business District Specific Plan
20.26.030 Applicability
20.26.040 Use classifications
20.26.050 Prohibited uses
20.26.060 Development standards
20.26.070 Off-street parking
20.26.080 Vehicular and pedestrian access
20.26.090 Trash, recyclable, and organic materials
20.26.100 Landscape materials and turf replacement
20.26.110 Sign standards
20.26.120 Mechanical Equipment
20.26.130 Utilities, public facilities, and services
20.26.010 Purpose.
A. The purpose and intent of this chapter is to guide the physical development of a particular geographic area within the city and to establish the mixed-use Heritage Square Central Business District Specific Plan, designated SP-23, on the official zoning map of the City. The preparation and adoption of a specific plan are authorized by Chapter 3 of Article 8 of the State Planning and Zoning Law. The Heritage Square Central Business District Specific Plan replaces the usual development otherwise applicable to the property under the previous zoning designations and serves as a basis for the city to consider and act upon a more detailed mixed-use development proposal. The Heritage Square Central Business District Specific Plan provides for an integrated mixed-use commercial and residential development consistent with general plan objectives, policies, and programs and aimed at creating an urban environment suitable for pedestrian activity, pedestrian and vehicular access, increased commercial opportunities, and increased, integrated housing of a variety of types. The combination of urban standards, building form, commercial and residential building design standards, are intended to generate a varied and engaging development which is centrally located and view-oriented, with an emphasis on outdoor commercial activities, a venue for socializing, shopping, and dining, with an ownership residential element.
20.26.020 Adoption of SP-23, Heritage Square Central Business District Specific Plan. The provisions of this chapter shall apply to all property shown as SP-23, Heritage Square Central Business District Specific Plan, on the Official Zoning Map. 2 20.26.030 Applicability.
A. The standards of this chapter shall be applicable to all development, redevelopment, expansions, and modifications of buildings and uses on all property shown on the official zoning map with the zoning designation of SP-23 Heritage Square Central Business District Specific Plan.
B. Site Plan and Design Review. SP-23 is intended to allow mixed-use commercial and residential development as a permitted use, to authorize the Director of Community Development (“Director”) to allow other compatible permitted uses, and to establish development and design standards. However, project approval will require review by the Planning Commission of a Site Plan and Design Review application pursuant to Chapter 20.52 of the Signal Hill Municipal Code.
20.26.040 Use Classifications.
A. All land uses shall conform to the purpose and intent of the SP-23 Heritage Square Central Business District Specific Plan and shall comply with the following:
1. Land Use Operations. No operations conducted on any property shall create objectionable and/or obnoxious dust, light, matter, mud, noise, odor, refuse, smoke, steam, vibration, maintenance needs of grounds or buildings, or other nuisance(s). No land use shall be detrimental to the health and welfare of the Signal Hill community.
2. Unlisted or Similar Compatible Uses. Any land use that is not specifically listed in the land use table below, shall not be allowed or permitted within the SP-23 zone area. However, the Director shall have the authority to determine whether the proposed use may be permitted when all of the following findings are made by the Director in writing and mailed to property owners and residents within a 100-foot radius of the Heritage Square Central Business District property boundaries, and posted on the property:
a. The proposed use is substantially similar to a listed permitted use. b. The proposed use is compatible with the purpose and intent of this chapter.
c. The proposed use has similar traffic, noise, light, odor, and other operational impacts as a listed permitted use.
d. The operation of the proposed use will not be detrimental to existing uses in the SP-23 area.
B. Appeals. Decisions of the Director may be appealed by filing an appeal in writing with the city clerk within 10 calendar days of the date of mailing or posting of the notice of the Director’s decision. An appeal fee shall accompany any filing.
1. Appeals shall be heard by the Planning Commission. The Planning Commission may sustain, modify, or overrule the decision of the Director. The determination of the Planning Commission shall be final unless appealed in writing to the City Clerk within ten calendar days of receipt of the commission’s denial.
2. Decisions of the Planning Commission may be appealed to the City Council utilizing the same procedures as provided herein. The decision of the City Council shall be final.
3 C. Unlisted Use Permit Findings. Consideration of and findings for the determination of the classification, permissibility, or applicability of an unlisted or similar compatible use, as defined in subsection A of this section, shall be based on the degree of compatibility between the use in question and other uses in the SP-23 district.
Technical evidence and scientific means, when available, shall be considered in determining the form and intensity of performance standards typically associated with any identifiable type of use in question.
D. Unlisted Standards and Permit Requirements. When the Director makes the findings of subsection BA of this section in writing, the proposed use will be treated in the same regulatory manner as similar listed permitted uses for allowable location(s), including permits required and all other applicable standards and requirements of this chapter.
E. Exiting oil and gas wells may remain pursuant to SHMC Chapter 16; however, no new oil and gas wells, or drill sites may be created on the site.
F. Prohibited Uses. Unlisted uses shall be prohibited, unless deemed substantially similar to a listed permitted use pursuant to subsections A, B, and Cabove.
G. Permitted Uses. The uses stated below shall be classified and authorized as shown on the table.
P - Permitted use
C - Conditionally permitted
A - Accessory use
T- Temporary use permit required
X - Prohibited
Table 20.23-1 SP-23 Permitted Uses
Land Use Type Use Category Procedure Section
Residential Uses
Multi-family dwellings P Chapter 20.52
Condominiums P Chapter 20.50
Chapter 20.52
Family day care (M) P
Live-work dwellings (A) P Chapter 20.52
Accessory dwellings (ADU) (B) P State Law or any future local ADU ordinance
Tennis courts, pools, spas,
community rooms, or similar
recreational facilities
A Chapter 20.52
4 Pet Wash, Pet Run, Pet Park or
similar facilities
A Chapter 20.52
Temporary tract offices/model
homes
T Section 20.66.210
BBQ area, tot playground, splash
pad or other outdoor recreational
facilities
A Chapter 20.52
Manager/ Leasing Offices A Chapter 20.52
Home occupations (A) A Section 20.04.384
Satellite dish antenna (C) P Chapter 20.64
Parks/Plazas/Open Spaces Uses
Outdoor amphitheater P
Play area or similar public
recreational facility
P
Public/community plaza/garden P
Street markets/events (D) T Section 20.66.210
Public/Utilities Uses
Antenna/Communication
Equipment
C Section 20.20.020 Public
Utilities (Y)
Drill Site X
Retail Uses
Apparel P
Art, art galleries P
Artist supplies P
Baked goods (E) P
Bicycles sales/rental P
Books, card/gift shop P
Christmas tree/pumpkin lot T Section 20.66.210
Flowers, florists, plant store P
Furniture (new) P
General retail not otherwise listed P
5 Grocery stores with alcoholic
beverage sale (F)
C
Hobby supplies, craft store, toy
store
P
Ice cream/candy/nuts/and other
confectionary
P
Pet store P
Pharmacy P
Photographic supplies P
Shoes P
Sporting goods P
Eating and Drinking Establishments
Restaurants, without alcohol (G) P
Restaurants, with alcoholic
beverages (G)
C Chapter 20.64
Restaurants/sandwich
shops/delicatessen, take out or
fast food only, without alcohol or
drive-thru (H)
P
Drive-thru X
Vendor sales (I) C
Alcoholic beverage
manufacturing with tasting room
or area (J)
C Chapter 20.64
Bar or cocktail lounge C Chapter 20.64
Outdoor seating A
Services
Animal grooming P
ATM's interior/exterior wallmounted, walk-up only (K)P Barber, beauty, manicure and
cosmetics salons/shops
P
Bank, savings and loan, credit
union
P
Dry cleaning (L) P
General office (for service
businesses.)
P
6 General service business P Chapter 20.26.030 C & D
Medical, dental and optical lab
(retail)
P
Shoe repair P
Tailor and alterations P
Footnotes for Chart of Permitted SP-23 Uses
A. Requires a business license. Refer to section 20.04.384 for home occupation requirements.
B. Allowed externally on properties with single-family homes. Townhomes may have internal/ Jr. or garage conversions pursuant to State law.
C. Shall not be located in any required setback area; where determined by the Director to be feasible, antennas shall be mounted on the ground; no antenna shall exceed 25 feet in height above grade; antennas shall be screened by landscaping or fencing to the extent feasible, for the purpose of minimizing visibility from adjoining streets and properties; and no antenna shall be of a bright, shiny or glare reflective finish or color.
D. Temporary Uses. Temporary uses that build community such as open-air markets, festivals or other special events may be permitted on a case–by-case basis pursuant to Section 20.66.210.
E. Baked goods- All products manufactured on premises shall be sold only on premises.
F. Alcoholic beverages must be packaged and sold for off-premises consumption only.
G. Restaurants with and without alcohol - Outdoor dining is permitted as part of the restaurant use; area used shall be calculated toward parking requirements as floor area.
H. Take out restaurant - Restaurant primarily for off-site consumption of food or drink, containing no more than four seats.
I. Vendor food sales - Indoor/outdoor food sales without a permanent cooking facility and/or fixed place for seating.
J. The following special development standards shall apply to alcoholic beverage manufacturing (ABM), including liquor, beer and wine, with tasting rooms:
1. An ABM with tasting room shall comply with ail federal, state and local laws and regulations, including a valid license from the California Alcohol Beverage Control (ABC) Board for the specific type of alcoholic beverage manufacturing occurring on-site.
2. An ABM with tasting room may not exceed production of fifteen thousand (15,000) barrels per year.
3. An ABM with tasting room may not be located within 750 feet of the nearest property line of any school, church, religious facility, residential zoning district, or other ABM with tasting room.
4. All production activities shall be located completely inside the ABM facility.
5. All on-site storage shall be located within the ABM facility.
6. Hours of operation for an ABM with tasting room shall be established by the associated conditional use permit.
7. The purchase, consumption, tasting and sale of alcoholic beverages shall be limited to only those products produced on-site.
8. Food may be sold in a form that is ready to eat at the time of sale. A full service kitchen and service of food prepared within the ABM or tasting room shall be permitted 7 pursuant to the associated conditional use permit conditions of approval and required food service licensing by the Los Angeles County Public Health Department. Mobile food service and food trucks with required food service licensing by the Los Angeles County Public Health Department which are located outside of the ABM and tasting room may be permitted pursuant to the conditional use permit conditions of approval.
9. Ancillary retail sales shall be limited to only those retail items directly associated with the on-site ABM facility and tasting room.
10. The ABM with tasting room shall not charge an admission fee, cover charge or require a minimum purchase.
11. A sewage plan and all on-site infrastructure shall be approved by the appropriate City or County departments and shall include a waste water pre-treatment system, clarifier, or equivalent filtering device.
12. If the ABM with tasting room can demonstrate that manufacturing will not be operated/conducted at the same time as the tasting room hours of operation, then the number of off-street parking spaces for manufacturing use/area may be considered for omission from the total number of required parking space for the business. Any such determination will be noted as a conditional use permit condition of approval.
13. Outdoor seating is permitted as part of the ABM with tasting room use and the area designated for outdoor seating shall be calculated at the same parking ratio as required for the tasting room.
14. An ABM with tasting room shall comply with Chapter 9.16 "Noise" of the Signal Hill Municipal Code.
15. No publicly accessible exterior pay telephones shall be located on the ABM premises.
16. Tours of the ABM and tasting room are allowed as an accessory activity. The operator shall ensure that tours do not negatively impact adjacent businesses or property owners.
17. An ABM with tasting room may be restricted from utilizing natural ventilation practices that may negatively impact neighboring businesses or properties and may be required to install mechanical air filtration systems to the satisfaction of the Director.
K. Development standards for automated teller machines (ATM's) walk-up or drive-up. (Interior ATMs shall not be regulated.) Prior to the installation of an ATM machine, the applicant shall: (a) obtain approval of a site plan pursuant to Chapter 20.52; (b) obtain a building permit; and (c) pay building permit fees as established by the city council by resolution and may be adjusted from time to time. The site and elevation plans are subject to police and community development department review and approval. The following shall be included on the plans:
1. Proposed architecture shall complement existing building design and architectural theme.
2. Trash receptacle shall be provided.
3. Security lighting shall be provided.
4. Sign program shall accompany the site plan submittal.
L. Dry cleaning retail - Dry cleaning of clothes in enclosed machines using nonflammable cleaning compounds and including sponging and pressing, with no on-site laundry plant.
M. Pursuant to SB 234 (2019-2020 Legis. Session), as may be amended. 8 20.26.050 Prohibited Uses. The following uses are specifically prohibited within the SP-23 District area:
A. Auto parts (sale of).
B. Auto repair and service.
C. Check cashing.
D. Gasoline service stations.
E. Ice and food product dispensing machines in exterior locations.
F. Commercial marijuana activity.
G. Medical offices.
H. Pool halls.
I. Adult entertainment business.
20.26.060 Development standards.
A. Commercial lot area. The commercial lot area shall not be less than 4.4 acres and minimum new commercial building area shall not be less than 18,000 square feet. The location and orientation of commercial uses shall be substantially the same as the conceptual site plan shown in Exhibit D to the ordinance codified in this chapter and on file with the office of the city clerk.
B. Residential orientation and dimensions.
1. Townhomes. Townhomes shall be generally situated and oriented in the central portion of the site, west of the north-south drive aisle, formerly Gardena Avenue, in substantially the same area as shown on the conceptual site plan in Exhibit D to the ordinance codified in this chapter and on file with the office of the city clerk.
2. Single-family dwellings. The lot area for the single-family dwellings shall be no less than 50 feet in width and approximately 80 feet in depth and shall front on Rose Avenue.
C. Dwelling unit density. The maximum residential density shall be 60 units within the 3.4-acre residential area identified in the conceptual site plan and the orientation of all shall substantially comply with the conceptual site plan as shown in Exhibit D to the ordinance codified in this chapter and on file with the office of the city clerk.
1. Single-family units. The maximum number of single-family dwelling units shall be no greater than six.
2. Townhome units. The maximum number of townhomes shall be no greater than 54.
D. Commercial square footage. The minimum gross building square footage for commercial use permitted in SP-23 shall be 48,400 square feet, including the existing 14,000 square foot commercial building at the northeast corner of the site.
1. Additional commercial square footage is desirable but would require a parking study and subsequent environmental review based on the Environmental Impact Report (SCH No. 021050296) (EIR) certified for the four housing sites included in the 6th Cycle Housing Element Update. Any subsequent environmental review would occur 9 during the Site Plan and Design Review phase, pursuant to Chapter 20.52 of the Signal Hill Municipal Code.
E. Building height. Building heights in SP-23 shall be as follows:
1. Townhomes. The height of the townhomes shall not exceed three-stories, approximately 40 feet, measured from existing grade, with the option of rooftop balconies added to the base height, subject to design approval under Site Plan and Design Review, Chapter 20.52, with the exception of chimneys and rooftop antennas when approved by the Director per standards set forth in Chapter 20.52.
2. Single-family dwellings. The single-family dwellings shall not exceed twostories, with a maximum height 25.5 feet, measured from existing grade, except for chimneys and rooftop antennas when approved by the Director per standards set forth in Site Plan and Design Review, Chapter 20.52. Building heights shall comply with Sections
20.66.090 Building Height, and 20.04.102 Building Height.
3. Commercial buildings. The height of commercial buildings in SP-23 shall not exceed 36 feet or two stories, measured from existing grade, except for a 5-foot projection allowed above the roof line for screening of rooftop equipment or architectural features, when approved by the Director per standards set forth in Site Plan and Design Review, Chapter 20.52.
F. Setbacks. Setbacks in the SP-23 District area shall be as follows:
1. Setbacks for the townhomes shall be a minimum of nine feet from any right of way and/or dedication along Crescent Heights Street and E. Burnett Street. The private internal north-south drive aisle known as Gundry Avenue shall have a minimum setback of five feet.
2. The single-family homes fronting on Rose Avenue shall comply with the adjacent Crescent Heights Historic District front setback requirements and shall be a minimum of 20 feet. Internal and street side and rear yard setbacks shall be a minimum of five feet, in conformity with the Crescent Heights Historic District setback requirements.
3. Setbacks for the commercial buildings in the SP-23 shall be consistent with the underlying Commercial Town Center (CTC). Front setbacks shall be a minimum of 15 feet, street side setbacks shall be a minimum of 10 feet from any right-of-way and/or dedication along Crescent Heights Street and E. Burnett Street, and a minimum of five feet from the internal north-south drive aisle, or any internal property line.
4. All required setbacks shall be open from ground to sky, with the exception of driveways, sidewalks, walkways, landscaping, lighting, outdoor seating area, signage, or public art.
5. Any architectural feature shall project no more than two feet into a required setback area.
G. Fences walls and hedges.
1. Townhomes. Townhome fences, walls and hedges shall not exceed six feet in height in any side, or rear yard, and four feet within front yard setbacks.
2. The single-family dwellings fronting on Rose Avenue shall comply with the adjacent Crescent Heights Historic District heights for fences wall and hedges. The maximum height for rear and side yards is six feet. Within front yard setbacks fences, wall, and hedges shall not exceed four feet in height.
10 3. Commercial fences, walls, and hedges may not exceed six feet inheight at any internal property line, or three feet in height at property lines along Cherry Avenue, Crescent Heights Street or East Burnett Street with the exception of decorative entry ways at entrances which shall be considered during the Site Plan and Design Review, Chapter
20.52, phase of the project. No fencing shall be allowed along the internal north-south private drive aisle.
4. Measurements shall be made from the highest finished grade on either side of any fence, wall or hedge. A fence, wall or hedge may be permitted above the maximum height if requested in writing and approved by the Director.
5. Architectural embellishments such as pilasters, archways, sculptures, and similar elements, may be permitted to project above the maximum height on any fence, wall, or hedge, subject to the approval of the Director, provided that such embellishment does not significantly increase the overall average height or apparent mass of the wall.
6. The design of fences and walls shall be consistent with the architectural design or theme of the associated townhomes, single-family dwellings or commercial development. Fences shall be constructed of a decorative wrought iron or tubular material. Walls shall be a decorative split face block wall and may have a smooth stucco finishing to match the color and material of the development or another matching material of the proposed residential or commercial development. Walls shall have a decorative capping of a material or color matching the development and capped pilasters shall be placed every 30 feet. Chain link fences are prohibited except for dark vinyl-coated fences used in conjunction with landscape buffering and screening with planting. Barbed wired and razor wire fencing are prohibited. All proposed fences and walls shall submit a fences and walls plan to the Director for review and approval.
7. All fences and walls shall require permits for construction.
H. Residential open space. All new residential development in SP-23 is required to provide open space. Setback areas cannot be used to satisfy open space requirements. Types of open space allowed include common outdoor open space, common indoor open space, and private open space in accordance with Table 20.26-2 below.
Table 20.26-2 SP-23 Open Space Requirements
Type of Open Space Requirements Notes
Residential: Common
outdoor open space
A minimum of 1,000square
feet of outdoor open space
shall be provided.
Outdoor open space is to
be lawn, garden, or other
natural landscaping and
may include paved
surfaces for walking,
swimming pools, play
areas, courtyards, terraces,
decks, and BBQ areas. At
11 least 10% of the open
space shall be planting.
Residential: Common
indoor open space
At least one (1) community
room or indoor recreation
room of a minimum of 500
square feet shall be
provided.
Indoor common open
space area shall be
adjacent to and accessible
from a common outdoor
open space area. Area may
be passive or active
recreational facilities,
meeting spaces, exercise
rooms, computer terminals,
or other activity space.
Residential: Private open
space
At least 50% of all
residential dwelling units
shall provide private open
space on a balcony, patio
or terrace.
Minimum area of private
open space per dwelling
unit is 80 square feet with
dimensions of 8 feet wide
by 10 feet wide.
I. Commercial open space. Public spaces of a variety of sizes should be incorporated throughout the commercial areas of SP-23 to accommodate outdoor dining, events, opportunities for public gathering and place making.
1. Minimum outdoor common eating area shall be16,350 square feet.
2. Color, form and texture are an integral part of the design of these public spaces. The public spaces shall be designed keeping the following guidelines in mind. a. Public exterior spaces should be designed with flexibility for physical use and to accommodate a range of desired activities such as outdoor seating, entertainment spaces and pedestrian connectivity.
b. Public exterior spaces should also include focal points such as fountains, plazas, artwork, architectural features, accent trees, and specialty paving. c. Public exterior spaces should promote pedestrian connections by being well lit and with high visibility. Emphasis should be on pedestrian amenities like benches, landscaping, shade trees, decorative lighting, trash receptacles and bicycle racks.
J. Design standards. The following standards underscore basic design principles that are intended to produce high-quality buildings and a vibrant mixed-use development.
1. Building siting. Residential dwellings shall be located along and oriented toward the internal street and drive aisles, with the exception of the single-family dwellings fronting Rose Avenue. Dwellings adjacent to Crescent Heights Street and E. Burnett Street shall have sufficient windows and variety of materials to reduce mass and enhance the aesthetic of the dwellings. The residential area shall be connected by a decorative pedestrian walkway and integrated with use of public exterior spaces, landscaping, 12 lighting, and consistent façade treatments and design elements of the same or complementary architectural style.
2. Architectural design.
a. Single-family dwellings. The single-family dwellings fronting Rose Avenue shall be limited in architectural style to the preferred styles described in Section XI. B. Preferred Architectural Styles of the Crescent Heights Historic District Specific Plan (SP-11) as follows:
i. Craftsman Bungalow
ii. Period Revival (Mission, Spanish, Italian, Tudor)
iii. Eclectic Stucco Box
iv. Farmhouse
b. Treatment of building façades. At least three materials shall be used on any building façade visible from any street, drive aisle or pedestrian path. Any one material must comprise at least 20% of the building facade (or frontage), excluding windows, doors or balconies. A change in material must be offset by a minimum of six inches in depth.
c. Vertical articulation. Facades greater than 75 feet in length along a right-of-way must be separated into a primary façade no greater than 50 feet and secondary bays by a 3-foot-deep recess. A minimum of one entrance way shall be provided per primary façade.
d. Massing and scale. At least two of the following strategies must be used in a manner that reinforces the 25-foot module, with no element exceeding 25 feet in length.
balconies.
i. Change in roof parapet height or shape.
ii. Change in roof style.
iii. Change in architectural style.
iv. Change in building height, minimum eight-foot difference. v. Change in frontage type if used.
vi. Use of upper floor projections such as bay windows or
7. Pedestrian scaled entrances. Building entrances must incorporate at least one of the following entry features:
a. Shopfront
b. Gallery
c. Arcade with Shopfront frontage
d. Forecourt
e. Terrace/Stoop
f. Porch
8. Awnings and canopies. All awning and canopies shall accentuate the character-defining features of a building, as follows:
a. Shall be mounted to highlight architectural features, such as moldings, that maybe found above the storefront and shall be at least eight feet high, measured from the finished grade and be proportional to the opening in which it is shading.
b. Shall match the shape of the opening that they are shading. c. May be constructed of metal, wood, or fabric.
13 9. Window design. All windows must be recessed a minimum of two inches from the surrounding wall plane. Storefronts of all commercial buildings shall contain clear openings and windows for a minimum of 70% of the total area facing sidewalks, pedestrian walkways, or publicly accessible outdoor space areas.
10. Screening. All exterior mechanical and electrical equipment shall be screened or incorporated into the design of the buildings so as not to be visible from public view. Equipment to be screened includes, but is not limited to, all roof-mounted equipment, air conditioners, heaters, utility meters, cable equipment, telephone entry boxers, backflow preventions, irrigation control valves, electrical transformers, pull boxes, and all ducting for air conditioning, heating, and blower systems. Screening materials shall match in paint color and exterior material of the building. Rooftop mechanical and electrical equipment shall be placed on corners of buildings to the extent possible behind a permanent 5-foot parapet wall matching the colors and materials of the facade of the building, screening it from the street view. All screening shall be permanently maintained.
11. Lighting. Streets within or adjacent to the Crescent Heights Historic District. Street lights on Rose Avenue, E, Burnett Street and Crescent Heights Street shall conform to the standards established in the Crescent Heights Historic District Specific Plan, Chapter X, Section C, “Public Works Improvements, Street Lights Standards”, and shall allow both cobra head street lights mounted on power poles, placed on the side of the street with the sidewalk, and ornamental historic pedestrian-scale globe lights with a lower level of illumination to match those within the historic district. a. All lighting of the building, landscaping, parking areas, and similar facilities shall be hooded and directed to reflect away from adjoining properties. Up lighting and down lighting shall be utilized when feasible on buildings and in landscaping area.
12. Noise. All multi-family units and projects shall comply with all SHMC and State of California Building Code thermal and noise insulation requirements.
20.26.070 Off-street parking.
A. All areas of a lot to be used for the purposes of parking, loading, storage or access to any parking, loading or storage area shall be graded, surfaced, drained, and marked in accordance with all city standards and the provisions of this title. Parking stalls shall be clearly delineated by striping not less than three inches wide and appropriately labeled for loading, handicap parking, or other specified purpose, where necessary.
Wheel stops and/or six-inch concrete curb shall be required for all parking stalls.
Directional arrows and signs shall be placed on and off-site where required by the city engineer. In addition, parking area surfaces and grades shall comply with Section
20.70.080 of this title.
B. The following off-street parking standards shall apply to all new development. Parking shall be provided on a generalized land use basis, and the applicant shall demonstrate the adequate provision of spaces per individual landuse.
Table 20.23-3 SP-23 Parking Requirements
14 Land Use Required Guest Stall Size and
Aisle Widths
Single-family units 1-3 BR: 2 garage
spaces/unit
4-5 BR: 3 garage spaces
n/a 20.10.130
Townhome units 1-3 BR: 2 garage
spaces/unit
4-5 BR: 3 garage spaces
1 space for
every 4 units
20.10.130
Commercial, Retail,
Office
1 per 250 sq. ft. G.F.A n/a 20.70.090
Restaurants, Bars,
Alcohol Beverage
manufacturing with
tasting rooms
1 per 100 sq. ft. G.F.A n/a 20.70.090
Brewery/Distilling/
Manufacturing
1 per 1000 sq. ft. G.F.A. n/a 20.70.090
Outdoor dining
area
1 per 200 sq. ft. G.F.A n/a 20.70.090
C. Calculations. All fractions resulting in 0.5 or greater are to be rounded up, all others rounded down, except in the case of guest parking in which case all fractions shall be rounded up to the next whole number.
D. Square footage. Unless otherwise specified, square footage shall be based upon gross floor area of the building as defined in Section 20.04.300, which states that said floor area applies not only to the ground floor area, but also to any additional stories or basement of the structure. All horizontal dimensions shall be taken from the exterior faces of walls, including enclosed porches. Outdoor areas shall be measured to include all floor area required for seating.
20.26.080 Vehicular and pedestrian access.
A. A safe and convenient zone in which vanpool, carpool, or car share vehicles may deliver or board their passengers should be incorporated into the design of parking lots. Also, safe and convenient access from the external circulation system to bicycle parking facilities on site should be incorporated. Parking lot design should incorporate sidewalks or other designated pathways, allowing pedestrians to follow direct and safe routes from the external pedestrian circulation system to each building in the development.
B. Access and location. Access to parking lots and parking spaces shall comply with Section 20.70.070 of the Signal Hill Municipal Code. 15 C. Pedestrian paths, trails, and access to, from, and throughout the commercial and residential development shall be a priority item and shall be reviewed in detail under a future Site Plan and Design Review, Chapter 25.52 of the City of Signal Hill Municipal Code.
20.26.090 Trash, recyclables, and organic materials.
A. Trash storage and recyclable materials enclosures shall be located on the site of sufficient size to ensure containment of all solid waste materials generated from each dwelling or business, and to promote the city’s recycling and organics programs.
The number and size of the enclosure(s) shall be determined by the City Engineer/ Public Works Director.
B. General Standards. All enclosures shall comply with the following:
1. All enclosure walls shall be a minimum of six feet tall, made of solid masonry or concrete block or equivalent material and matching in color to the main building(s).
2. Provided enclosures shall accommodate bins, each with a three cubic yard capacity. The number and size of bins shall be consistent with those shown on the approved site plan. Adequate access at the ground level shall be provided to facilitate ease of trash/recyclable removal.
3. All enclosure gates shall be heavy-gauge metal with solid or opaque screening and be designed with cane bolts on the doors to secure the gates when in the open position. Doors or gates to an enclosure shall be self-closing types. Latches shall be no higher than five feet.
4. All enclosures shall include a solid roof.
5. An accessible path of travel to the trash enclosure shall be provided.
6. All refuse collection areas shall be maintained in a clean, safe, and sanitary condition.
C. The developer shall be responsible for scheduling additional trash removal pick-ups if necessary.
20.26.100 Landscape materials and turf replacement.
A. General Landscape Standards. The landscaping standards provided in this section shall apply to all parcels within the SP-23 Heritage Square Central Business District Specific Plan and shall comply with Chapter 13.10 of the Signal Hill Municipal Code, Water Conservation in Landscaping.
1. Landscaping and a permanent irrigation system shall be maintained in the area between any property line abutting a public right-of-way and the dwelling, building or structure.
2. Landscaping and vegetation shall be maintained as follows:
a. All landscaped areas shall be kept and maintained in a manner that does not detract from the appearance of the immediate neighborhood, and that protects the health, safety and welfare of the user, occupants, and the general public. 16 b. All landscaped areas shall be kept and maintained in a neat and clean condition, free of weeds, debris, litter, dead, diseased, or dying vegetation and broken or defective decorative elements.
c. Vegetation in landscaped areas shall be mowed, groomed, trimmed, pruned, and watered to maintain a healthy, growing condition. d. Irrigation systems shall be kept in good working condition and repair to prevent leaks or public health hazards.
e. Vegetative overgrowth shall not be permitted in a manner that is likely to harbor rodents, vermin, insects, or other nuisances; or that impedes, obstructs, or denies pedestrian or other lawful travel on sidewalks, walkways, or other public rightsof-way. f. All property owners shall water, prune, weed and otherwise maintain landscaping in the parkway portions of adjoining streets, including street trees. g. Parkway landscaping shall be maintained by the abutting property owner.
B. Minimum landscape area. A minimum of 10% of the total specificplan area shall provide and be maintained as landscaped area. Setback area and other unused areas of the site that are not intended for future use may count toward the required percentage. Parking lot landscaping may not be counted toward meeting the minimum percentage.
1. Landscape planting shall emphasize drought-tolerant and native species, complement the architectural design of structures on the site and be suitable for the soil and climatic conditions of the site. Consistent with the purposes of California Government Code Section 65591 et seq. (Water Conservation in Landscaping Act), all new and rehabilitated landscape projects shall comply with the following water-conserving landscape requirements:
a. To the greatest extent possible, landscape material shall consist of drought-tolerant plants. Low-water-use plants shall be used in at least 50% of the total planted area. Planted areas shall consist of plant material well-suited to the given soil and climate of the region. Plant selection shall take into consideration water conservation through appropriate use and groupings of plants that are well adapted to sites and require similar watering needs and climatic, geological, and topographical conditions. b. The maximum area permitted for living turf shall be 30% of the total landscaped area on the site. Higher percentages may be permitted when sod is an essential part of the development’s common outdoor open space areas such as playing fields, gardens, dog runs, parks and residential model units. Turf usage shall only be permitted for highly visible and functional use areas. Natural turf shall not be permitted in areas difficult to irrigate, such as sidewalk strips, slopes over 15% or narrow pathways. c. Where decorative water features such as pools, ponds or waterfalls are used in landscaped areas, such features shall incorporate recycling of water and, where available, use of reclaimed water. Decorative water features shall be designed to minimize water loss.
C. Minimum landscaping of lot. The lot areas not utilized for vehicular and pedestrian access, shall be landscaped with plant materials, including some combination of trees, shrubs, groundcover, and living functional use turf. Decorative landscape 17 material, such as exposed mulch, rocks, or decomposed granite may be used but is to be an integral landscape design element and shall be limited to a maximum of 20% of the landscape area. Artificial turf and pavers may also be used as decorative landscape; however, artificial turf shall not be used in combination with living turf.
D. All living landscaped areas shall be provided with an automatic irrigation system, unless the Director finds that such an irrigation system, due to the size,location, or configuration of the landscaped area, cannot reasonably be installed and maintained.
E. Plant selection, container size and spacing shall be specified to achievean immediate effect of a filled-in landscape and to allow sustained growth of planting materials.
F. The minimum container size for interior lot trees shall be 15 gallons, and 24- inch boxes for street trees. Tree sizes are to meet to following percentages: 24-inch (or larger) boxes shall be a minimum of 35% of the total trees and 15-gallon containers shall be a maximum of 65% of the total trees.
G. Mature specimen trees in 36-inch and 48-inch boxes shall be provided for larger or prominent areas in sufficient quantity, subject to the approval of the Director, to provide variety and emphasis at main focal areas.
H. The minimum plant size for shrubs shall be 5 gallons.
I. Groundcover, including turf, shall be planted in a manner to provide 100% coverage within one year of initial planting.
J. Plant material installation standards:
1. Trees planted within 10 feet of a street, sidewalk, paved trail or walkway shall be a deep-rooted species or shall be separated from paved surfaces by a root barrier to prevent physical damage. A minimum distance of 10 feet is required between the center of trees to streetlight standards, water or sewer lines, water meters, back-flow prevention systems, sewer cleanouts and fire hydrants.
2. Screening plant material shall be used for utilities, fences, site walls and unadorned structure walls.
3. Trees and shrubs shall be planted and maintained in a manner that protects the basic rights of adjacent property owners.
4. Trees and shrubs shall be planted so that at maturity they do not interfere with traffic safety sight areas or require trimming to keep growth to a restricted height or width.
K. Hardscape and landscape replacement. In consideration of storm water/urban runoff protection subject to Chapter 12.16 of the SHMC and soil vapor mitigation subject to Chapter 16.24 of the SHMC, turf and hardscape replacement shall require approval by the Public Works and Community Development Directors prior to installation, to ensure maximum stormwater and methane mitigation is maintained. 18 M. Surface parking lots/areas. A minimum of 5% of every parking lot shall be devoted to landscape excluding setbacks and vehicle overhangs. The maximum vehicular overhang shall be three feet. Surface parking shall be divided into smaller landscaped lots or courts, with defined pedestrian connections, landscaping, and shade trees.
Surface parking lots should include ample shade trees to reduce the heat island effect. 24-inch to 48-inch box trees are preferred. A landscape plan shall include the parking area and shall consist of a combination of trees, shrubs and groundcover, the size, quantity, species and location of each. Automatic irrigation must be provided to all landscaped areas.
N. Stormwater. Low Impact Development (LID) stormwater treatment plans shall be required as part of the landscape plans pursuant to Chapter 13 and landscape areas shall be designed for capture and treatment, or infiltration capacity that is sufficient to prevent runoff from impervious surfaces.
20.26.110 Sign Standards. All signage including but not limited to commercial signage, projected signs, small thematic signage, on-site wayfinding signs and murals require a Comprehensive Sign Program approved by the Planning Commission during Site Plan & Design Review.
20.26.120 Mechanical Equipment. Roof appurtenances, such as vents or flashing, shall be positioned away from the street side of the structures or finished to match the roof color in order to minimize the visual impact. Exterior air-conditioning vents shall be oriented to face the interior courtyards whenever possible. All exterior air-conditioning vents shall be finished to match the building color. Landscape screening shall be provided for those exterior air-conditioner vents provided on the first floor.
20.26.130 Utilities, Public Facilities and Services.
A. On-site facilities. All on-site water supply, wastewater collection, and sewage lines and facilities shall be provided by the developer in accordance with the City of Signal Hill standard plans. Storm drainage facilities shall be provided in accordance with Los Angeles County Flood Control District standards. Sewage facilities must also be consistent with the Los Angeles County Sanitation District requirements.
B. Undergrounding. All new utility lines serving the site, including natural gas, electrical, water, wastewater, and communication lines shall be placed underground by the developer.
Exhibit D
SP-23 Conceptual Site Plan
The conceptual site plan for the Heritage Square Central Business District Specific Plan (SP-23) is as follows: