The intent and purpose of this chapter is to establish a Specific Plan to guide the physical development of a particular geographic area within the City. The subject site is constrained due to the size, site configuration (deep and narrow), location of one abandoned oil well, and potential view impacts to adjacent residential and commercial developments. The site is an infill parcel surrounded by existing high density residential developments to the immediate east and west, and light industrial development to the immediate north. In an effort to mitigate these constraints and to accommodate the city’s diverse housing needs, the concepts, regulations and conditions set forth in the SP-22, Summerland Residential Specific Plan are added to provide for the development of the site with single-family dwellings.

   The specific plan has been prepared in accordance with the requirements of the California Government Code §§ 64540 through 65507, and addresses all of the issues and topics specified in that code.

   B.   Location and boundary. The Specific Plan includes an approximate 0.96-acre area generally located on the north side of E. 23rd Street between Orange Avenue and Walnut Avenue. The boundaries of the area are more specifically set forth in Tentative Tract Map 82304.

   C.   Goals and objectives. Goals for the development within the SP-22, Summerland Residential Specific Plan, include the following:

      1.   Reduce the density allowed on the site from twenty dwelling units to sixteen dwelling units; and

      2.   Encourage the development of privately owned detached single-family dwellings; and

      3.   Provide architectural diversity and avoid uniformity of appearance while achieving a streetscape with pedestrian scale and ambiance consistent with Signal Hill’s small town character. (Ord. 2019-05-1506 § 1)

   The provisions of this chapter shall apply to all property shown as SP-22, Summerland Residential Specific Plan on the official zoning map. (Ord. 2019-05-1506 § 1)

   A.   Principal uses. Unlisted uses shall be prohibited. The following uses shall be permitted within SP-22, the Summerland Residential Specific Plan.

      1.   Detached single-family dwellings available for sale.

   B.   Accessory uses. The following accessory uses shall be permitted, in conjunction with the development of the single-family dwellings at the site.

      1.   Home occupations, not to exceed one such use per dwelling.

      2.   Open space and recreation facilities including swimming pools and spas.

      3.   Private garages.

      4.   Outdoor guest parking in designated parking stalls.

      5.   Transitional housing, supportive housing and licensed group homes serving six persons or fewer are an allowed land use “by right” per California Government Code Section 65583. (Ord. 2019-05-1506 § 1)

   A maximum of sixteen detached single-family dwellings shall be permitted on the site as indicated in the approved plans. (Ord. 2019-05-1506 § 1)

   A.   All property within SP-22, the Summerland Residential Specific Plan shall be developed and maintained in accordance with all provisions of the 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 review and approval by resolution of the Planning Commission, and in compliance with Chapter 20.52, “Site Plan and Design Review,” of the Signal Hill Municipal Code, and this chapter. Determination of “substantive change” hereunder shall be made at the sole discretion of the Director of Community Development.

   C.   Site Plan. Site development shall substantially conform to the Site Plan as approved by the Planning Commission.

   D.   Building design. The design theme and facade treatment shall be consistent with the “modern farmhouse” architectural themes as generally shown on the approved plans. Design elements, including, but not limited to, concrete tiled roofs, stucco finish with siding, decorative shutters, and sectional metal garage doors with windows. Materials and colors shall be consistent with those shown on the sample board on file in the Community Development Department. The floor plans shall substantially conform to the floor plans as shown on the approved plans.

   E.   Covenant. Prior to issuance of building permits a covenant agreement shall be recorded in a form approved by the City Attorney requiring a parking management plan establishing operating restrictions dealing with parking, use of garages, and similar provisions to enforce the parking, landscape maintenance, and other provisions of the specific plan. The city shall be a party to the covenant which shall be enforceable by the city with sufficient remedies including rights, after notice and the opportunity to cure, to perform the work and recover costs through a lien against the property of the association or nonperforming owners. (Ord. 2019-05-1506 § 1)

   A.   The maximum height of each structure shall not exceed twenty-five feet.

   B.   Measurement and determination of building heights shall be as in § 20.04.102, “Building Height,” of the Signal Hill Municipal Code, except that “natural ground elevation” referenced therein, shall be the elevation(s) of each building pad as established on the approved concept grading plan.

   C.   The maximum permissible number of stories shall be two. (Ord. 2019-05-1506 § 1)

   The following setback lines shall be provided from the property line measured to the closest habitable area of the units:

      1.   Street side setback (along E. 23rd Street) - ten feet minimum.

      2.   Front setback (along private street/driveway) - two feet minimum.

      3.   Rear setback - seven feet minimum.

      4.   Side setback - three feet and one and one-half inches minimum. (Ord. 2019-05-1506 § 1)

   A.   Required yards shall be those portions of the lot between the property line and the required setback line.

   B.   All required yards shall extend the full depth and width of the lot and shall be open from ground to sky, with the exception of the following: driveways, sidewalks, porches, patios, steps, provided these are at the finished grade of the first story.

   C.   Swimming pools and spas shall not be permitted in any required front setback, and shall not be located less than three feet from side or rear lot line. (Ord. 2019-05-1506 § 1)

   A.   Side-yard projections. Architectural projections, such as eaves, belt courses, and sills may be permitted to project not more than eighteen inches into required side yards.

   B.   Front and rear yard projections. Architectural projections may be permitted to project not more than eighteen inches into required front and rear yards.

   C.   The Director of Community Development may permit other similar architectural projections, provided that the size of the projection does not exceed the above limits. (Ord. 2019-05-1506 § 1)

   A.   Permitted fences, walls and hedges. Fences, walls and hedges not greater than six feet in height shall be permitted at all rear and side property lines, within required rear or side yards and at or to the rear of all front setback lines.

   B.   No fence, wall, gate or hedge over four feet in height shall be permitted in any required front setback. (Ord. 2019-05-1506 § 1)

   A.   Each dwelling unit has three bedrooms (or rooms that could be used as a bedroom as determined by the Director of Community Development) and therefore, shall include a four hundred ten square-foot minimum two-car enclosed garage, minimum twenty feet by twenty and one-half feet interior clearance.

   B.   Garages must provide a minimum of seventy-two cubic feet of shelving for accessory storage area.

   C.   Ten uncovered off-street spaces shall be provided in the common area parking areas at all times. (Ord. 2019-05-1506 § 1)

   Trash and storage recyclable materials enclosure areas shall be provided of sufficient size to ensure containment of all solid waste materials generated from each dwelling, and to promote the city’s recycling program. Storage of trash bins shall be placed away from view from the public street or screened with landscaping or a low wall.

(Ord. 2019-05-1506 § 1)

   A single nameplate with the project address and complex name is permitted. All other signs, except for signs identified in Section 20.58.120 of the Signal Hill Municipal Code as being permissible in any zoning district without a sign permit are prohibited.

(Ord. 2019-05-1506 § 1)

   Exterior air-conditioning equipment shall be placed away from view from the public street or screened with landscaping or a low wall.

(Ord. 2019-05-1506 §1)

   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 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.

(Ord. 2019-05-1506 § 1)