A.   The purpose and intent of this chapter is to guide the land use and operations of a unique educational land use at designated site at 1600 E. Hill Street and to establish the AUHS/AURA Specific Plan, designated as SP-25 on the official zoning map of the city. A specific plan and its function may be described by comparison with the general plan. The general plan expresses, in very broad terms, the city's planning of its future environment, generally on a long-term basis. Adopted by the city as a legislative act, the general plan may be amended, as required by changing circumstances. The specific plan, on the other hand, is a device used to implement the general plan by focusing on a particular parcel or parcels. The preparation and adoption of a specific plan are authorized by Chapter 3 of Article 8 of the State Planning and Zoning Law. The AUHS/AURA 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 unique educational land use. The specific plan sets standards, against which the function and operations of the use can be judged and imposes controls on the use of the subject site. The specific plan is more detailed than a general plan and can be viewed as a bridge between the general plan and individual project submittals. In an effort to accommodate the city's diverse uses, the concepts, regulations and conditions set forth in the AUHS/AURA Specific Plan, is added to provide for the development of both a private university and a private high school campus. The AUHS/AURA Specific Plan has been prepared in accordance with the requirements of the State Government Code (Sections 64540 through 65507) and addresses all the issues and topics specified in that code.

   B.   Location and Boundary of AUHS/AURA. The specific plan has an area of approximately 3.75 acres located on East Hill Street between Walnut Avenue and Gaviota Avenue.

(Ord. 2022-09-1541 § 2 (part), 2022)

   The provisions of this chapter shall apply to all property shown as SP-25 AUHS/AURA Specific Plan on the official zoning map.

(Ord. 2022-09-1541 § 2 (part), 2022)

   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-25 AUHS/AURA Specific Plan.

(Ord. 2022-09-1541 § 2 (part), 2022)

   A.   Principal Uses. The following uses shall be permitted within the SP-25. Unlisted uses shall be prohibited.

      1.   Private university; and

      2.   Private high school.

   B.   Accessory Uses. The following accessory uses shall be permitted, in conjunction with the development of a university.

      1.   Pharmacy;

      2.   Outpatient pediatric clinic;

      3.   Accessory uses to the high school in accordance with Section 20.25.050 and 20.25.060;

      4.   Open space; and

      5.   Garages, carports, and uncovered parking lots.

(Ord. 2022-09-1541 § 2 (part), 2022)

   A.   All property within the special plan shall be developed and maintained in accordance with all provisions of the AUHS/AURA Specific Plan and applicable ordinances and policies of the City of Signal Hill. In the event of inconsistency between the specific plan and any other ordinance or regulation of the city, the specific plan shall prevail.

   B.   Substantive changes to the physical improvements on the site may be made only after administrative review and approval by the director of community development, or the planning commission, in compliance with the findings of Section 20.52.050, "Site Plan and Design Review," of the Signal Hill Municipal Code, and this chapter.

   C.   Master Plan. As the guiding document for the AUHS/AURA Specific Plan, AUHS has prepared a master plan document that describes in detail the current and proposed educational facility, site plan, floor plans, and location and descriptions of all existing and proposed educational activities. Prior to proceeding with any changes to the site conditions, floor plans, or educational operations, SP-25 must be amended by the same public hearing process identified in the Signal Hill Municipal Code Chapter 20.86 "Amendments".

   D.   Enrollment and On-site Attendance.

      1.   The maximum allowed number of enrolled high school students is 80.

      2.   The maximum allowed number of all on-site students, faculty, and staff at any given time of day shall be 234.

(Ord. 2022-09-1541 § 2 (part), 2022)

   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. 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. Loading areas shall be sufficiently screened and shall not interfere with pedestrian ways.

   B.   The number of parking spaces and the design, construction, and striping of the parking areas shall be consistent with the site plan in the master plan document and as identified in the parking analysis report on file in the community development department. The site plan is attached as Exhibit D to Ordinance No. 2022-09-1541 and on file with the office of the city clerk.

   C.   Parking stalls shall measure nine feet in width by 20 feet in depth. Aisle widths shall measure 24 feet in width. The maximum vehicle overhang for any parking space shall be three feet.

   D.   Parking Analysis Report. The existing number of parking spaces as identified in the master plan on-site parking and circulation analysis report is 237. This number of spaces shall be maintained at all times.

   E.   Parking Permits. Parking permits shall be issued to all students, faculty, and staff. A maximum of 20 parking permits shall be provided for the high school students.

   F.   Parking Operations. Parking operations shall comply with the AUHS/AURA operations and parking and operations management plan required by subsection G, below.

   G.   AUHS/AURA Parking and Operations Management Plan. A parking and operations management plan shall be prepared by the applicant addressing, at a minimum:

      1.   Planned days and hours of operation of the pharmacy and clinic;

      2.   Expected number of daily clients at the pharmacy and clinic;

      3.   Limitations on pharmacy clients to those visiting and being treated at the clinic;

      4.   Safeguards against break-ins;

      5.   A parking and traffic management plan specifying provisions for on-site drop-off and pick-up areas, ingress and egress, and parking management measures to keep AUHS and AURA faculty, staff, and students from parking on surrounding city streets; and

      6.   Provisions for periodic meetings with surrounding property owners to learn of and address any concerns.

   Such plan shall be provided to and approved by the community development department and kept on file at the department. Any proposed changes to the parking and operations management plan shall be approved ministerially by the community development director in writing. The director shall have the authority to refer any such proposed changes to the planning commission for consideration and action.

(Ord. 2022-09-1541 § 2 (part), 2022)