A.   Application of the Specific Plan Concept. 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 specific plan sets standards against which development can be judged and imposes controls on the use of the subject parcels. 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. 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. In an effort to accommodate the city's diverse housing, commercial and industrial needs, the concept, regulations and conditions set forth in the Pacific Coast Highway specific plan provide for the development of projects that will stimulate the economic vitality of the project area. The Pacific Coast Highway specific plan document and Chapter 20.30 are implementation documents, consistent with the adopted goals and policies of the city of Signal Hill general plan and prepared in conformance with California Government Code Sections 65450 through 65457.

   B.   Location and Boundaries of the Specific Plan. The specific plan area encompasses an approximately one-mile stretch along the north side of Pacific Coast Highway, located within the incorporated border of Signal Hill; extending from the alley just east of Junipero Avenue to Reservoir Drive. Major intersecting streets include Stanley, Molino, Temple, Orizaba, Freeman, Obispo, Coronado and Redondo Avenues.

   C.   Goals and objectives of the Pacific Coast Highway specific plan define the intended focus of the document. Future amendments to this specific plan will be consistent with the goals and objectives stated as follows:

   1.   Enhance the visual image and livability of the residential neighborhoods adjoining Pacific Coast Highway by assuring that new commercial uses do not infringe upon the peace, quiet and security of the neighborhood;

   2.   Improve the appearance and economic vitality of Pacific Coast Highway by establishing consistent design themes for public and private improvements including enhanced paving, landscaping, community walls, entry points, street furniture, lighting, building architecture, signage, awnings, banners, etc.;

   3.   Provide opportunities for development of limited commercial uses compatible with adjacent residential uses;

   4.   Encourage the development of residential uses along Pacific Coast Highway as a means of consolidating and recycling substandard size commercial parcels, and providing a customer base for Pacific Coast Highway commercial uses;

   5.   Establish precise zoning areas and land use designations for permitted, prohibited and conditional land uses, and allow opportunities for the reuse of existing commercial and industrial buildings;

   6.   Encourage lot consolidation and comprehensively planned commercial, industrial, residential or mixed-use development projects by providing development incentives and facilitating the entitlement process;

   7.   Encourage mixed-use type development adjacent to PCH transit corridor facilities;

   8.   Establish an implementation program with funding strategies and achievable near and long-term objectives.

(Ord. 99-02-1247 § 3 (part))

   The text of the Pacific Coast Highway specific plan is incorporated into this chapter by reference. The provisions of this chapter and the Pacific Coast Highway specific plan shall apply to all property displayed as SP-10, Pacific Coast Highway specific plan, on the official zoning map.

(Ord. 2011-04-1423 § 4; Ord. 99-02-1247 § 3 (part))

   The uses stated below shall be classified and authorized in each area within the SP-10, PCH specific plan as shown on the table. Unlisted uses shall be prohibited.

 

 

 

 

 

 

 

 

 

(Ord. 2017-11-1497 § 5; Ord. 2016-01-1484 § 3; Ord. 2011-10-1440 § 2; Ord. 2011-04-1424 § 3; Ord. 2009-08-1403 § 1; Ord. 2000-06- 1273 §§ 1, 2; Ord. 2000-03-1270 §§ 1, 2; Ord. 99-02-1247 § 3 (part))

   A.   In addition to the land uses listed in 20.30.030, within opportunity areas 1--3, as shown on the project area map (on file at the Community Development Department) the city may approve an alternative land use plan by adopting a subsequent specific plan amendment in accordance with the same procedures for the adoption of this specific plan. Subsequent specific plans shall conform to the following minimum standards:

   1.   Environmental compatibility with surrounding sensitive land uses shall be determined by the preparation of a subsequent environmental document.

   2.   The minimum land area required for any proposed subsequent specific plan within planning area 1--residential opportunity area shall be ten thousand (10,000) square feet.

   3.   The minimum land area required for any proposed subsequent specific plan within planning area 2--residential, industrial, commercial opportunity area shall be 1.5 acres.

   4.   The minimum land area required for any proposed subsequent specific plan within planning area 3--industrial opportunity area shall be ten thousand square feet.

   B.   The city may approve a subsequent specific plan for the following land uses in planning areas 1--3, opportunity areas:

X = Prohibited    S = Specific Plan Required

 

 

   C.   The city shall make the following findings when approving a subsequent specific plan for an alternative development project as follows:

   1.   The proposed project is of a size and scale and arranged on the development site so that, to the extent possible, it protects the adjacent neighborhood from excessive noise, traffic, light glare, odors, dust, etc.

   2.   The proposed project displays high quality architecture and landscape design.

   3.   The proposed project provides opportunities and services that benefit the local community.

   4.   The proposed project can be developed and operated in a manner compatible with the adjacent neighborhood.

   5.   The proposed project achieves the goals of the PCH specific plan.

(Ord. 2009-08-1403 § 2; Ord. 99-02-1247 § 3 (part))

   A.   Nonconforming uses may be continued as provided in Chapter 20.82 of the Signal Hill Municipal Code. A baseline inventory of the businesses occupying the buildings within the Pacific Coast Highway specific plan area on the date of approval of the specific plan is on file in the community development department.

   B.   Determinations of what constitutes a less intensive commercial or industrial use shall be reviewed in accordance with the provisions of Section 20.82.024(C).

   C.   Existing nonconforming storage yards shall, within one year of the approval date of this ordinance, construct a new screen fence setback five feet from the future right-of-way line. Yards created by the required setback shall be fully landscaped as described in the landscaping and design section and include an automatic irrigation system.

   D.   Existing vacant or abandoned nonconforming buildings shall be secured against vandalism. Any boards used to board over windows and doors shall be painted a neutral color to match the existing building.

   E.   Any existing landscaped setback area along Pacific Coast Highway shall be maintained free from trash and debris.

   F.   Penalties for noncompliance with subsections C or D above shall be as provided in Chapter 1.16.

(Ord. 99-02-1247 § 3 (part))

   A.   Buildings and improvements shall be designed and reviewed in compliance with Chapter 20.52 of the Signal Hill Municipal Code, and the landscape and design guideline contained in the Pacific Coast Highway specific plan document on file with the community development department.

   B.   All improvement projects including new buildings, additions to existing buildings, exterior renovations, exterior remodeling or repainting of existing buildings shall be subject to planning commission review and approval. The planning commission will follow the site plan and design review process set forth in Section 20.52 when reviewing improvement projects for conformance with the plan.

   C.   The exceptions for small buildings and projects contained in Chapter 20.52 shall not apply in the Pacific Coast Highway specific plan area.

(Ord. 99-02-1247 § 3 (part))

   A.   Residential properties shall comply with the requirements of Section 20.10.072, “Residential Districts”.

   B.   Commercial properties shall comply with the requirements of Section 20.20.055, “Commercial Districts”. (Ord. 2015-11-1481 § 21)

   A.   Required setbacks for all new development shall be the number of feet stated below as measured from the established future right-of-way line. The future right-of-way line is fifty feet from the centerline of Pacific Coast Highway. Setbacks shall be as follows:

   1.   Front and street side setbacks to buildings shall be ten feet.

   2.   Front and street side setback to parking lots shall be five feet.

   3.   No setback shall be required when adjoining an interior side or rear within Areas 1 and 2.

   4.   No setback shall be required when adjoining a building wall on an interior side or rear within Areas 1 and 2.

   5.   Rear setbacks for parking lots shall be ten feet within Areas 1 and 2.

   B.   Yards created by the required setback shall be fully landscaped and include automatic irrigation systems. Landscaping shall be consistent with the landscape and design guidelines in the Pacific Coast Highway specific plan document.

(Ord. 2009-08-1403 § 3; Ord. 99-02-1247 § 3 (part))

   The maximum building height as measured from the adjacent curb height on Pacific Coast Highway shall not exceed thirty feet.

(Ord. 99-02-1247 § 3 (part))

   The number of parking space, and the design, construction, and striping of parking areas shall be consistent with Chapter 20.70 of the Signal Hill Municipal Code.

(Ord. 99-02-1247 § 3 (part))

   Nonresidential development comprising twenty-five thousand square feet or more of building area shall comply with Section 20.20.075 of the Signal Hill Municipal Code and provide transportation related improvements including carpool or vanpool preferential parking spaces, bicycle racks and transportation information displays as specified.

(Ord. 99-02-1247 § 3 (part))

   Trash storage and recyclable materials enclosure areas shall be provided of sufficient size to ensure containment of all solid waste materials generated from the site and to promote the city's recycling program. The size of the enclosure(s) shall be determined by the planning director based upon the size and nature of the facility proposed, but shall not be less than five square feet in height with solid metal panel gates equipped with self-closing devices. Adequate access shall be provided to the enclosure(s) to facilitate ease of trash/recyclable removal.

(Ord. 99-02-1247 § 3 (part))

   A.   Signs shall be consistent with Signal Hill Municipal Code Chapter 20.58. Signs shall be designed in a manner consistent with the architectural vocabulary of the building. Signs shall also be appropriate in scale and proportion to the building so as to enhance, rather than visually detract from or dominate the architecture of building facades or the site. Signs shall also be of such size and design as to complement and be consistent with the highest quality of signs existing or planned along the adjoining commercial traffic corridor.

   B.   The Planning Commission may approve irregular size or type signs when it determines that building setbacks, hilly topography, or existing building's location or configuration limit the suitable locations for conforming signs or that conforming signs would not be visible to the passerby on Pacific Coast Highway.

(Ord. 2002-05-1303 §§ 1, 2; Ord. 99-02-1247 § 3 (part))

   New outdoor advertising structures are prohibited in the Pacific Coast Highway specific plan area. All existing outdoor advertising structures are considered nonconforming.

(Ord. 99-02-1247 § 3 (part))

   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 compressors, air conditioning units, or similar mechanical equipment shall be situated so as to be unobtrusive and shall be shielded from public view.

(Ord. 99-02-1247 § 3 (part))

   A.   All onsite water supply, wastewater collection and sewage facilities shall be provided by the developer in accordance with the city standard plans. Storm drainage facilities shall be provided in accordance with the Los Angeles County flood control district standards. Sewage facilities must also be consistent with Los Angeles County sanitation district requirements.

   B.   All new utility lines serving the site include natural gas, electrical, water, wastewater and communications lines shall be placed underground by the developer.

(Ord. 99-02-1247 § 3 (part))

   The maximum wall height for parking areas shall be three feet or thirty-six inches. All other proposed walls, fences or hedges shall that surround a property shall comply with Section 20.20.070 of the Signal Hill Municipal Code.

(Ord. 99-02-1247 § 3 (part))

   A.   Commercial uses within Area 1 or Area 2 of the Pacific Coast Highway specific plan shall not operate for business between the hours of 9:00 p.m. and 8:00 a.m.

   B.   Extended hours of operation may be permitted under a conditional use permit for the following uses:

   1.   Eating and drinking establishments listed as permitted or conditionally permitted in Section 20.30.030.

   C.   Section 20.30.120(A) shall not apply to commercial uses that were lawfully established prior to September 9, 2008.

(Ord. 2009-08-1403 § 4)