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 22-02, AMENDING TITLE 20 OF
THE SIGNAL HILL MUNICIPAL CODE TO ADD CHAPTER
20.46 ENTITLED “SP-24 TOWN CENTER NORTHWEST
SPECIFIC PLAN", AND AMENDING THE OFFICIAL ZONING
MAP TO CHANGE THE ZONING DESIGNATION OF AN
APPROXIMATE 8.4 ACRE SITE (APN: 7212-011-034) AT THE
NORTHEAST CORNER OF E. WILLOW STREET AND
WALNUT AVENUE FROM “COMMERCIAL CORRIDOR
SPECIFIC PLAN (SP-6)” TO “TOWN CENTER NORTHWEST
SPECFIC PLAN (SP-24)”
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 CaliforniaAssociation of Governments (SCAG) that the City of Signal Hill must designate sites to accommodate its RHNA allocation of 517 residential units during this 6th Cycle Housing Element planning period of 2021-2029 (hereinafter, the “Housing Element Update”); and WHEREAS, concurrent with the subject Zoning Ordinance Amendment (ZOA) 22-02, the Community Development Director has initiated a General Plan Amendment (GPA 22-01) to adopt the Housing Element Update; and
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July 12, 2022
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 8.4-acre site at the northeast corner of the intersection of E. Willow Street and Walnut Avenue, in the Central Neighborhood, commonly known as “Town Center Northwest” and legally described in Exhibit A attached hereto is one of the Housing Sites and is designated to accommodate a minimum of 166 and a maximum of 267 above moderate housing units; and
WHEREAS, pursuant to Signal Hill Municipal Code (SHMC) Section
20.86.020, the Community Development Director (“Director”) has initiated ZOA 22-02 amending the Official Zoning Map to change the zoning designation of the Town Center Northwest site (APN 7212-011-034) from “Commercial Corridor Specific Plan (SP-6)” to “Town Center Northwest Specific Plan (SP- 24)”, attached as Exhibit B and amending the SHMC by adding Chapter 20.46 entitled “SP-24 Town Center Northwest Specific Plan”, attached as Exhibit C; and
WHEREAS, concurrent with the subject ZOA 22-02, the Director has initiated a General Plan Amendment (GPA 22-02) amending the General Plan Land Use Element and the Generalized Land Use Map to (GPA 22-02) reclassifying the land use designations of three of the four Housing Sites, or parts thereof, identified in the Housing Element Update to accommodate the City’s RHNA allocation. Town Center Northwest is designated appropriately for the proposed project and is not included in GPA 22-02; and WHEREAS, pursuant to Government Code Section 65855 and SHMC Chapter 20.86, “Amendments,” the subject Zoning Ordinance Amendment is properly a matter for Planning Commission review and recommendation for City Council approval for enactment into an ordinance; and
WHEREAS, the Housing Element Update is considered a “project” pursuant Ordinance No. 2022-07-xxxx
July 12, 2022
to the California Environmental Quality Act (CEQA), and ZOA 22-02 implements the Housing Element Update (together, the “Project”); and
WHEREAS, the City prepared an Initial Study/Draft Environmental Impact Report (“DEIR”) that analyzed the proposed Project’s environmental impacts in compliance with the provisions of CEQA and which was made available to the public for review and comment for 45 days between September 30, 2021, and November 15, 2021, during which time one comment was received and addressed in a subsequent Recirculated Draft EIR (“RDEIR”); and
WHEREAS, due to a change to the building heights of the proposed Orange Bluff site, the DEIR was revised and the 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 (“EIR”); 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 22-02 and its potential environmental impacts, the EIR, (SCH 2021050296), 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. This Ordinance hereby incorporates by reference, as if fully set forth herein, Resolution No. 856-06-21 recommending that the City Council certify the EIR and approve the Mitigation Monitoring and Reporting Program; and WHEREAS, on July 1, 2022, pursuant to SHMC Section 20.86.060, a notice of public hearing before the City Council regarding ZOA 22-02 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 written request for notice, and was posted in accordance with SHMC Section 1.08.010; and Ordinance No. 2022-07-xxxx
July 12, 2022
WHEREAS, on July 12, 2022, the City Council conducted a duly noticed public hearing to consider each of the GPAs, the ZOAs and the EIR, and the City Council adopted the EIR and approved the first readings of the ZOAs and the HEU will be considered by the City Council at a later public hearing following receipt of all comments from the State and prior to October 15, 2022; and
WHEREAS, the City has incorporated all comments received and responses thereto.
NOW, THEREFORE, BE IT ORDAINED, that the City Council of the City of Signal Hill, California, does hereby find 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, City Council hereby finds that ZOA 22-02 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 for the opportunity of a mixed-use development (Exhibit D), offering a variety of uses to co-exist including commercial, and multi-family residential housing. The Specific Plan is expected to follow appropriate and accepted design standards to ensure the mix of uses co-exist 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.
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Finding regarding Policy 1.3 – The Town Center Northwest 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 104 Line is located at the main intersection of the proposed Specific Plan, along E. Willow Street and Walnut Avenue, 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 Town Center Northwest Specific Plan is designated within the Town Center land use category of Section VI of the City’s General Plan Land Use Element. The proposed General Plan Amendment is consistent with the goals of the said category in that it offers the opportunity for retail stores, offices, entertainment and dinning as well as neighborhood shopping centers and mixed-use development as described in the vision in Section VI for the Town Center designation. Future development will require Site Plan and Design Review pursuant to Section 20.52 of the SHMC to
ensure compatible land uses and cohesive design including architecture, landscape, and signage.
Land Use Policy 1.6 – Ensure an adequate supply of commercial and industrial land for potential commercial and industrial expansion and development.
Finding regarding Policy 1.6 – The Town Center Northwest site currently houses four active, seven idle and four abandoned oil wells, an oil well drill site, and an oil field related storage yard, despite its prime location within an urban setting and surrounding developed properties. Development of the site with the
proposed conceptual site design for a residential and
commercial mixed- used project will result in abandonment of nine wells. Only two active wells will be retained. Therefore, consistent with the description of the “3.1 Town Center” use in the Land Use Element, the Project will result in entertainment and dining. Moreover, though the site will no longer be limited to commercial use, the General Plan Amendment is consistent with Policy 1.6 because its re-designation to Town Center Northwest Specific Plan ensures adequate supply of
“commercial and industrial land” through development of commercial uses while maintaining the oil well drill site as a permitted use.
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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 ensuring compatibility with other general plan goals and policies.
Finding regarding Policy 1.7 – ZOA 22-02 will enable a mixeduse development that will allow for new retailers and restaurants. When development occurs, 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 an active oil and gas well drill site which will remain for oil production as a permitted use, four active wells and outside of the drill site and seven idle wells. Two of the active wells and all seven of the idle wells will be abandoned to accommodate development. The
implementation of appropriate and historic design standards will allow the oil well drill site 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 3.4 – Promote mixed-use development and ensure compatible integration of adjacent uses to minimize conflicts.
Finding regarding Policy 3.4 – ZOA 22-02 implements Specific Plan standards which will allow for mixed – uses including commercial, retail, residential, and an active oil well drill site.
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 Ordinance No. 2022-07-xxxx
July 12, 2022
Town Center Northwest project be reviewed by the Planning Commission at a future date under the City’s Site Plan and Design Review process. Prior to this additional review, the refined project details will be presented at a public workshop before the Planning Commission. This will ensure the highquality design elements such as the use of offsets and recesses for improved building façade articulation, staggered rooflines, balconies, and a variety of building material and colors, to avoid uniformity, 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 3.17 – Promote "smart growth" principles that encourage development that is economically viable, creates a sense of community, and preserves natural resources. Smart growth includes narrower streets, mixed uses, smaller setbacks, open spaces, habitat preserves and parks, infill development and compact commercial centers, and the reuse of brownfields.
Finding regarding Policy 3.17 – The ZOA 22-02 promotes “smart growth” by implementing a Specific Plan allowing for mixed–use development, including commercial and residential uses to coexist with an active oil well. The implementation of a mixed– use development will include modern design guidelines that promote development that is economically viable, offers a sense of community and preserves natural resources.
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 Zoning Ordinance
Amendment was evaluated for General Plan consistency as indicated above. The Specific Plan addresses Land Use and Housing Element goals and policies. New development in the Town Center Northwest Specific Plan is guided by the
Commercial Corridor Specific Plan and by the Section VI description for the Town Center designation in the Land Use Element. The Specific Plan development and design guidelines promote orderly development, compatible land uses and
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cohesive design primarily through the Site Plan and Design Review procedure which includes review of the site plan, architecture, landscape, and signage.
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 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 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 22-02 establishes the Town Center Northwest Specific Plan zoning designation allowing a mixed-use commercial and 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 6
th 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 proposed ZOA 22-02 will allow development of above moderate residential housing. The
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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 Town Center Northwest Housing Site will be subject to the proposed Town Center Northwest Specific Plan (SP-24).
Section 4. Zoning Ordinance Amendment. The City Council approves the first reading of ZOA 22-02, (1) adding Chapter 20.46 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 8.4 acre site (APN: 7212-011-034), from “Commercial Corridor Specific Plan (SP-6)” to “Town Center Northwest Specific Plan (SP24)” as shown on Exhibit B attached hereto and incorporated herein by reference.
Section 5. Severability. If any section, subsection, sentence, clause or phrase of this Ordinance, or the application thereof to any person or circumstances, is to be 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 6. 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 the 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 the Ordinance to be codified in the City of Signal Hill Municipal Code.
Section 7. Custodian of records. The Community Development Director 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
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss.
CITY OF SIGNAL HILL )
I, CARMEN R. BROOKS, 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
Exhibit B
Amended Zoning Map
Exhibit C
Chapter 20.46 SP-24 Town Center North Specific Plan
[Attached behind]
EXHIBIT C
Chapter 20.46
SP-24 TOWN CENTER NORTHWEST SPECIFIC PLAN
Sections:
20.46.010 Purpose
20.46.020 Adoption of SP-24, Town Center Northwest Specific Plan
20.46.030 Applicability
20.46.040 Use classifications
20.46.050 Prohibited uses
20.46.060 Development standards
20.46.070 Off-street parking
20.46.080 Vehicular and pedestrian access
20.46.090 Trash, recycling, and organics storage areas
20.46.100 Landscape materials and turf replacement
20.46.110 Sign standards
20.46.120 Utilities, public facilities and services
20.46.010 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 Town Center Northwest Specific Plan, designated SP-24, on the official zoning map of the City. The preparation and adoption of a specific plan are authorized by Chapter 3 Article 8 of the State Planning and Zoning Law. The Town Center Northwest Specific Plan replaces the usual development otherwise applicable to the property under the previous zoning designation and serves as a basis for the city to consider and act upon a more detailed mixed-use development proposal. The Town Center Northwest 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. 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, with an emphasis on outdoor commercial activities, a venue for socializing, shopping, and dining, with either an ownership or rental residential element.
20.46.020 Adoption of SP-24, Town Center Northwest Specific Plan. The provisions of this chapter shall apply to all property shown as SP-24, Town Center Northwest Specific Plan, on the Official Zoning Map.
20.46.030 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-24 Town Center Northwest Specific Plan.
B. Site Plan and Design Review. SP-24 is intended to allow the 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 pursuant to Chapter 20.52 of the Signal Hill Municipal Code.
C. Minor Deviations and Modifications.
1. Minor adjustments to the plans, guidelines, regulations, and standards contained in this Specific Plan may be approved at the discretion of the Director; provided, however, that such deviations are deemed to be in substantial conformance with this Specific Plan and are not detrimental to the public health, safety, and welfare. Minor adjustments to the adopted Specific Plan must be consistent with the purpose and intent of the originally approved Specific Plan.
2. All minor adjustments must comply with the following findings:
a. The total number of dwelling units within this Specific Plan area shall not exceed 267.
b. The total commercial area within the Specific Plan shall not be less than 22,000 square feet.
c. The public health, safety, and welfare shall not be jeopardized by the proposed modifications.
d. No potentially significant environmental impacts are expected to occur as a result of the proposed modifications, unless the significant impacts have already been analyzed in a previously certified Environmental Impact Report (EIR). A modification that triggers public comment and review under the California Environmental Quality Act (CEQA) is not a “minor adjustment”.
D. The following modifications constitute “minor adjustments” to the approved Specific Plan and may be approved without amending the Specific Plan.
1. Slight modifications to the Specific Plan area boundaries that respond to more accurate or recent data or actual on-site conditions.
2. Minor changes to the circulation plan to accommodate actual conditions on-site or modify ingress and egress locations, or to respond to new information that was not available at the time the Specific Plan was originally prepared.
3. Modifications to the proposed Project to move and adjust components of the plan; provided, however, that a site plan is submitted to the City and reviewed by the and approved by the Community Development Department and the City Engineer. The site plan shall depict the location of all land uses and the relationships of the uses to one another.
4. Minor modifications to the design guidelines.
20.46.040 Use Classifications.
A. All land uses shall conform to the purpose and intent of the SP-24 Town Center Northwest 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-24 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 Town Center Northwest 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-24 area.
B. Appeals. Decisions of the Director may be appealed by filing such 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, whichever is earlier. An appeal fee, as determined by the City, 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.
C. Unlisted Use Permit Findings. Consideration of and findings for the determination of the use 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-24 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 subsection (A) of this section findings 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. Prohibited Uses. Unlisted uses shall be prohibited, unless deemed substantially similar to a listed permitted use pursuant to subsection C above.
F. 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 20.46-1 SP-24 Permitted Uses
Land Use Type Use Category Procedure Section
Residential Uses
Multi-family dwellings P Chapter 20.52
Condominiums P Chapter 20.52;
Title 18
Family day care (A) P
Live-work dwellings (B) P Chapter 20.52
Accessory dwellings (ADU) (C) P State Law or any future local ADU ordinance
Tennis courts, pools, spas, community
rooms, or similar recreational facilities
A Chapter 20.52
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 (B) A Section 20.04.384
Satellite dish antenna (D) P Chapter 20.64
Parks/Plazas/Open Spaces Uses
Outdoor amphitheater P
Play area or similar public recreational
facility
Public/Community Garden
Street markets/events (E) CUP/T Section 20.66.210
Public/Utilities Uses
Antenna/Communication Equipment C Section 20.20.020 Public Utilities (Y)
Drill site/Oil Operations Site (F) P Title 16
Existing Oil/Gas Wells (F)
Retail Uses
Apparel P
Art, art galleries P
Artist supplies P
Baked goods (G) P
Bicycles 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
Grocery stores with alcoholic beverage
sale (H)
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 (I) P
Restaurants, with alcoholic beverages
(I)
C Chapter 20.64
Restaurants/sandwich
shops/delicatessen, take out or fast
food only, without alcohol or drive-thru
(J)
P
Drive-thru C
Vendor sales (K) C
Alcoholic beverage manufacturing with
tasting room or area (L)
C Chapter 20.64
Bar or cocktail lounge C Chapter 20.64
Outdoor seating A
Services
Animal grooming P
ATM’s interior/exterior, wall-mounted,
walk-up only (M)
P
Barber, beauty, manicure and
cosmetics salons/shops
P
Bank, savings and loan, credit union P
Dry cleaning (N) P
General office (for service businesses.) P
General service business P Chapter 20.46.030 C & D
Medical, dental and optical lab (retail) P
Shoe repair P
Tailor and Alterations P Chapter 20.46.030 C & D
Footnotes for Chart of Permitted SP-24 Uses
A. Pursuant to SB 234 (2019-2020 Legis. Session), as may be amended.
B. Requires a business license. Refer to section 20.04.384 for home occupation requirements.
C. Internal / Jr. ADUs pursuant to State ADU legislation.
D. 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.
E. 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. However, in the event that an applicant wishes to have recurring events (e.g., monthly street festivals), an applicant may submit for a Conditional Use Permit (CUP) to hold recurring events. The duration and frequency of said events shall be subject to the conditions stipulated within the CUP.
F. The drill and oil operation site(s) are existing uses and shall be allowed as on-going uses as set forth in this Chapter 20.46, Signal Hill Municipal Code (SHMC) Title 16, and in accordance with CUP 97-03, and any other conditions approved under the future Site Plan and Design Review for the project, except that the minimum drill site dimensions shall not apply. The conceptual site plan intends the existing drill site to have a flexible size, reduced during non-maintenance periods and expanded as needed during maintenance activities. Existing oil and gas wells may remain, if allowed under Site Plan and Design Review, and shall be operated and maintained in accordance with Title 16 of the SHMC.
G. Baked goods. No loading docks shall be permitted for any baked goods manufacturer.
H. Grocery stores may have alcoholic beverages sold for on or off-site consumption, provided the use will have a valid and active license from the State Department of Alcoholic Beverage Control (ABC) to sell alcohol for on or off-site consumption.
I. Restaurants with and without alcohol. Outdoor dining is permitted as part of the restaurant use and area used shall be calculated toward parking requirements as specified in Table 20.46-3 floor area, except common dining areas.
J. Take out restaurant. Restaurant primarily for off-site consumption of food or drink, containing no more than four seats.
K. Vendor food sales. Indoor/outdoor food sales without a permanent cooking facility and/or fixed place for seating.
L. 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. All production activities shall be located completely inside the ABM facility.
4. All on-site storage shall be located within the ABM facility.
5. Hours of operation for an ABM with tasting room shall be established by the associated CUP.
6. The purchase, consumption, tasting and sale of alcoholic beverages shall be limited to only those products produced on-site.
7. 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 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 associated CUP conditions of approval.
8. Ancillary retail sales shall be limited to only those retail items directly associated with the on-site ABM facility and tasting room.
9. The ABM with tasting room shall not charge an admission fee, cover charge or require a minimum purchase.
10. A sewage plan and all on-site infrastructure shall be approved by the appropriate City or County departments and shall include a wastewater pre-treatment system, clarifier, or equivalent filtering device.
11. 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 CUP condition of approval.
12. 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, except for common areas.
13. An ABM with tasting room shall comply with Chapter 9.16 "Noise" of the Signal Hill Municipal Code.
14. No publicly accessible exterior pay telephones shall be located on the ABM premises.
15. 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.
16. 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.
M. Development standards for automated teller machines (ATM's) walk-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.
N. 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.
20.46.050 Prohibited Uses. The following uses are specifically prohibited within the SP-24 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.
20.46.060 Development standards. The standards in this Section shall govern properties within SP-24 in the event of a conflict with other provisions in the SHMC.
A. Commercial lot area. The minimum commercial area shall not be less than
3.4 acres and minimum commercial building area shall not be less than 22,000 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 lot area. The maximum number of residential units shall not be greater 267 units. The units shall be a wrap-unit style with units wrapped around a parking structure, in substantially the same area as shown on 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 and the orientation of all shall substantially comply with the conceptual site plan.
C. Dwelling unit density.
1. The maximum residential density shall be 267 units within the 4-acre residential area identified in the conceptual site plan and the orientation of all shall substantially comply with same plan shown in Exhibit D to the ordinance codified in this chapter and on file with the office of the city clerk.
2. Accessory Dwelling Units shall be permitted consistent with State law.
D. Commercial square footage. The minimum gross building area for commercial use shall not be less than 22,000 square feet and minimum outdoor dining area shall be 4,000 square feet.
E. Building height.
1. Residential units. The maximum residential building height in SP-24 shall not exceed 60 feet and five stories, measured from finished grade, except for chimneys and rooftop antennas when approved by the Director per standards set forth in Chapter
20.52, Site Plan and Design Review.
2. Commercial buildings. The height of commercial buildings shall not exceed 36 feet or two stories, measured from finished 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 Chapter 20.52, Site Plan and Design Review.
F. Setbacks. All buildings and parking areas shall be setback a minimum of 10 feet from any right of away and/or dedication along E. Willow Street and Walnut Avenue, a minimum of five feet from the internal rear and side property lines, and no setbacks are required within the internal Specific Plan area. 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. Any architectural feature shall project no more than two feet into the required setback area as described above.
G. Fences/walls/hedges. Fences, walls or hedges may not exceed eight feet high at the north or east internal property lines, nor may they exceed three feet high at property lines along Walnut Avenue and E. Willow Street. 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 required for retaining, or if requested in writing and approved by the Director.
1. Architectural embellishments such as pilasters, archways, sculptures, etc., 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.
2. The design of fences and walls shall be consistent with the architectural design or theme of the associated multi-family dwellings and commercial development.
3. Chain link fences are prohibited except for dark vinyl-coated fences used in conjunction with landscape buffering and screened with planting. Barbed wired and razor wire fencing is prohibited.
4. All proposed fences and walls shall submit a fences and walls plans to the Director for review and approval.
H. Open space. All new residential development in SP-24 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 20.46-2 below.
Table 20.46-2 SP-24 Open Space Requirements
Type Requirements Notes
Common
outdoor
open
space
A minimum of
1,000 square feet
of outdoor open
space shall be
provided.
Types of spaces contributing to outdoor open space
include lawn, garden, or other natural landscaping
and may include paved surfaces for walking,
swimming pools, play areas, courtyards, terraces,
decks, and BBQ areas. At least 10% of the open
space shall be planting.
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 other common indoor open
space area(s). Area(s) may be passive or active
recreational facilities, meeting spaces, exercise
rooms, computer terminals, or other activity space.
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 is 60 square
feet with dimensions of 6 feet wide by 10 feet wide.
I. Public exterior spaces. Public spaces of a variety of sizes should be incorporated throughout the commercial areas of SP-24 to accommodate outdoor dining, events, opportunities for public gathering and place making. Color, form and texture are an integral part of the design of these public spaces. The public spaces should be designed keeping the following guidelines in mind.
1. 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.
2. Public exterior spaces should also include focal points such as fountains, plazas, artwork, architectural features, accent trees, and specialty paving.
3. 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. To provide architectural interest, residential units shall face Walnut Avenue, though the entrance into the building need not occur from Walnut Avenue. Commercial buildings and public spaces shall be located along Willow Avenue.
The residential and commercial buildings shall be connected by a decorative pedestrian walkway and integrated with use of public exterior spaces, landscaping, lighting, and consistent façade treatments and design elements of the same or complementary architectural style.
2. Architectural design.
a. Treatment of building façades. At least three materials shall be used on any building façade visible from any street, drive aisle or pedestrian path. Each material must comprise at least 20% of the building facade (or frontage), excluding doors or balconies. A change in material must be offset by a minimum of six inches in depth. b. Vertical articulation. Facades greater than 75 feet in length along a right-of-way must be separated into primary façade no greater than 50 feet and secondary bays by a 1-foot-deep recess. An entrance way or a design to mimic an entrance way shall be provided per primary façade. In lieu of this requirement, a tower or other design element located at the corner of the building facing the right-of-way may be provided on the building.
3. Commercial pedestrian-scaled entrances. Building entrance types must incorporate at least one of the following entry features:
a. Shopfront
b. Gallery
c. Forecourt
d. Terrace/Stoop
e. Porch
4. Commercial awnings and canopies. Awning and canopies may be used when appropriate to the architectural style of the building. All awnings and canopies shall accentuate the character-defining features of a building, as follows:
a. Shall be mounted to highlight architectural features 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, concrete, steel, or other material appropriate to the architectural style.
5. 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. Complete screening is not necessary for ground-mounted equipment when the utility or agency requires clearance or unobstructed access from the right-of-way. 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.
6. Lighting. 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.
7. Noise. All multi-family units and projects shall comply with all SHMC and State of California Building Code thermal and noise insulation requirements.
20.46.070 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, handicapped, etc., where necessary. Wheelstops 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. Loading areas shall be sufficiently screened and shall not interfere with pedestrian ways.
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 provisions of spaces per individual land use.
Table 20.46-3 SP-24 Parking Requirements
Land Use Required Guest Stall Size and Aisle
Widths
Residential Studio: 1 garage
space/unit
1 BR: 1.4 garage
spaces/unit
2 BRs: 1.6
garage
spaces/unit
3+ BRs: 2
garage
spaces/unit
Residential
spaces shall be
within a parking
structure or
covered area.
1 surface space for
every 4 units.
Guest spaces may
be provided within
a common
structure or on a
surface parking lot.
20.70.090
Aisle width: Two-way,
24 ft. min.
Commercial, Retail 1 per 250 sq. ft.
G.F.A
n/a 20.70.090
Restaurants, Bars,
Alcohol Beverage
tasing rooms
1 per 100 sq. ft.
G.F.A
n/a 20.70.090
Brewery/Distilling/M
anufacturing
1 per 1000 sq. ft.
GFA of areas
devoted to
manufacturing
and are not
accessible to the
public.
n/a
Outdoor dining area
(common or
associated with a
specific use)
1 per 200 sq. ft.
G.F.A
n/a
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.
20.46.080 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 within 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 this title.
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 pursuant to Chapter 20.52 of the Signal Hill Municipal Code.
20.46.090 Trash, recyclables, and organic materials
A. Trash and storage and recyclable materials enclosures shall be located on the site to be of service and 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/ director of public works.
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. 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 the enclosure shall be self-closing types. Latch shall be no higher than five feet.
3. All enclosures shall include a solid roof.
4. An accessible path of travel to the trash enclosure shall be provided.
5. All refuse collection areas shall be maintained in a clean, safe, and sanitary manner.
20.46.100 Landscape Standards
A. General Landscape Standards. The landscaping standards provided in this section shall apply to all parcels within the SP-24 Town Center Northwest 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 general public. 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 impedes, obstructs, or denies pedestrian or other lawful travel on sidewalks, walkways, or other public rights-ofway. 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 specific plan 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 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 visual 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 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 achieve an immediate effect of a filled in landscape and to allow sustained growth of planting materials.
F. 24- to 48-inch box trees are preferred and shall be included in large or more prominent landscape areas, plazas or open space. The minimum container size for interior lot trees shall be 15 gallon, and 24-inch box for street trees. Tree sizes are to meet to following percentages, 24-inch box (or larger) at a minimum of 35% and 15 gallon at a maximum of 65% of the total trees.
G. The minimum plant size for shrubs shall be five gallons.
H. Groundcover, including turf, shall be planted in a manner to provide 100% coverage within one year of initial planting.
I. 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 planting 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.
J. Hardscape and landscape replacement. Any deviation or changeout of hardscape or landscape materials requires administrative review and shall be approved by the Director, prior to installation, to ensure maximum stormwater and methane mitigation is maintained.
K. Stormwater. Required stormwater treatment facilities can be located in publicly accessible outdoor spaces but shall not be located in private outdoor spaces (common or personal), public right-of-ways, or public easements. Exceptions include permeable paving (as defined by applicable stormwater management standards), which can be used in private (common or personal) outdoor space; and landscape required stormwater planters, which may occupy up to 15% of the common outdoor space.
L. Surface parking lots/areas. A minimum of 10% 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.
Tree sizes shall be per Paragraph F, above. 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.
20.46.110 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 as a Site Plan & Design Review.
20.46.120 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-24 Conceptual Site Plan