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 developments 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.

   B.   Purpose and intent. The purpose and intent of this chapter is to establish a specific plan to guide the physical development in a particular geographic area within the city and to create the Gateway Center North, a coordinated commercial center. The subject Gateway Center North site is 13.63 acres located in the North End neighborhood and consists of two separately owned properties located in Signal Hill. It is adjacent to an existing commercial property located in Long Beach. The site has multiple constraints due to active and abandoned oil wells, and limited street frontage due to adjacency to the I-405 freeway. One parcel is developed with a retail store and associated parking with access from E. 33rd Street and California Avenue. The second parcel is vacant and only has access from California Avenue with no access to E. 33rd Street. Neither parcel has access to Atlantic Avenue. There are established residential neighborhoods to the immediate north and east, and commercial and light industrial development to the immediate northwest. In an effort to mitigate site constraints and to create a coordinated commercial center, the concepts, regulations, and conditions set forth in the SP-12, Gateway Center North specific plan are added to provide for the phased development of the Center.

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

   D.   Goals and objectives. Goals for the development within the SP-12, Gateway Center North specific plan include the following:

      1.   Establish a unique review process for phased development, ensure conformity to the approved full build-out conceptual site plan for build-out of the Gateway Center North commercial center, and ensure the quality of design and architectural diversity;

      2.   Retain, revitalize, and renovate the existing Target store and commercial center;

      3.   Facilitate development of 23,500 square feet of new commercial building pads, including a 5,000 square-foot freestanding pad designed to house a drive-thru restaurant with outdoor dining;

      4.   Facilitate development of a 177,345 square-foot, three-story self-storage facility; and

      5.   Establish a project sign program for the Gateway Center North site, including renovation of an existing freeway-oriented pole sign and a review procedure for future tenant signs. (Ord. 2021-05-1519 § 5 (part))

   The provisions of this chapter shall apply to all property shown as SP-12, Gateway Center North specific plan on the official zoning map. (Ord. 2021-05-1519 § 5 (part))

   A.   Full build-out conceptual site plan. The Gateway Center North commercial center will be developed in phases, and each new development will undergo a separate site plan and design review (SPDR) by the Planning Commission. Therefore, the adoption of the specific plan includes a full build-out conceptual site plan which represents the completion of all phases of development of the commercial center. The full build-out conceptual site plan will remain on file with the Community Development Department. As the phased development is reviewed under SPDR, the Planning Commission will be required to first determine that the proposed use is a permitted use within the Gateway Center North specific plan. The Planning Commission will also be required to make a determination of substantial conformity with the full build-out conceptual site plan, including the number, location, orientation, and size of commercial buildings, parking, circulation, and landscape areas. In order to facilitate these determinations for each phase of development, the commercial center project has been divided into Areas One through Four.

   B.   Conceptual design elements. A determination of conformity of building design and materials requires that at the time of SPDR, the Planning Commission make a determination that the building design for each phase of development substantially conforms to the Gateway Center North specific plan approved design elements. The required design elements include:

      1.   Variation of building roofline, angle, and height;

      2.   Variation of building materials and colors;

      3.   Combined use of stone, siding and window treatments; and

      4.   Articulation of elevations to reduce mass.

   C.   Phased development areas. It is anticipated that build-out of the Gateway Center North commercial center will be completed in four phases, maximum. The first phase is known, but the timing and sequence of the additional phases is not known. In the first phase is the interior and exterior remodel of the existing Target retail store, including construction of a tower element, and new tenant signs. In the subsequent phases, which may be one or two phases, construction of a new one hundred seventy-seven thousand three hundred forty-five square-foot storage facility and twenty-three thousand five hundred square feet of freestanding commercial pads, including a five thousand square-foot drive-thru restaurant will occur. The phased review process includes review of each phase of development by the Planning Commission during SPDR. Each of the four possible phases of development have been identified as Areas One through Four on the approved area conceptual site plan on file with the Community Development Department. The area boundaries are the building footprints and are described within the separate area sections of this specific plan. Each area has its own development standards and will be required to be in substantial conformity with the full build-out conceptual site plan, as well as the approved conceptual design elements in order for the Planning Commission to make the required determinations of conformity. Specific conditions of approval for each area SPDR will be prepared at the time of the SPDR and will include detailed building, design, parking, circulation, and landscape conditions. The specific SPDR conditions will be dependent on the timing of development of the particular area, and the status of improvements at the time of review. The goal of the conditions of approval for each area of development will be to ensure that full build-out of the Gateway Center North commercial center will conform to the full build-out conceptual site plan and the approved design elements. (Ord. 2021-05-1519 § 5 (part))

   A.   Principal uses. Unlisted uses shall be prohibited. The uses permitted in the CG, Commercial General Zoning District pursuant to Section 20.20.020 of the Signal Hill Municipal Code (SHMC) shall be permitted within SP-12, Gateway Center North specific plan with the addition of the following conditionally permitted use:

      1.   A self-storage facility, including RV and boat storage in conformity with the approved conceptual site plan for the Center and located in Area Two.

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

      1.   Commercial accessory uses which are contained within and accessory to an approved primary commercial use. (Ord. 2021-05-1519 § 5 (part))

   A.   All property within the Gateway Center North 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 only be made after review and approval by resolution of the Planning Commission, and in compliance with SHMC Chapter 20.52, "Site Plan and Design Review", and this chapter. Determination of "substantive change" hereunder shall be made at the sole discretion of the Director of Community Development. (Ord. 2021-05-1519 § 5 (part))

   Maximum building height standards are established for each development area based on the existing, proposed, and permitted uses in each area. (Ord. 2021-05-1519 § 5 (part))

   The specific plan establishes minimum required setbacks for each development area based on existing setbacks on the developed portion of the site and proposed setbacks on the undeveloped portions of the site, and requires overall conformity with the full build-out conceptual site plan. (Ord. 2021-05-1519 § 5 (part))

   A.   Phased development. Since development throughout the Gateway Center North commercial center will be phased, the minimum parking standard for development of any of the development areas, prior to full build-out, will be to either maintain the existing number and design of parking spaces within the Gateway Center North specific plan area, or if new parking spaces or a new parking layout is proposed, it must substantially conform to the full build-out conceptual site plan for the commercial center. As each area develops, conditions of approval for the SPDR will specify the requirements for development of new parking, or restriping, and will be based on the status of other development phases. All improvement requirements will be based on the goal of phased compliance with the full build-out conceptual site plan at full build-out of the commercial center.

   B.   Gateway Center North full build-out. Upon full build-out of the Gateway Center North specific plan, the entire site, including total parking, circulation, and landscaping areas shall be substantially the same as the approved full build-out conceptual site plan and shall provide a minimum of 492 parking spaces. (Ord. 2021-05-1519 § 5 (part))

   A.   Upon full build-out of the Gateway Center North commercial center, the landscape entry and other landscape areas shall substantially conform to the conceptual site plan approved for the entire commercial center.

   B.   Maximum allowed hardscape. Hardscape in front and street-side setbacks is limited to driveways and walkways only (hardscape includes paved materials, both permeable and non-permeable). The remaining area shall be landscaped and maintained.

   C.   Turf in new development. Turf in new development is subject to SHMC Chapter 13.10, water conservation in landscaping.

   D.   Turf replacement.

      1.   Turf is not a required or preferred landscape material. Drought tolerant landscape materials that retain water on site are strongly encouraged when replacing existing turf.

      2.   Turf replacement in landscape areas of two thousand five hundred square feet or greater is subject to SHMC Chapter 13.10, water conservation in landscaping. (Ord. 2021-05-1519 § 5 (part))

   A.   Center monument signs. The approved project monument signs for the Gateway Center North specific plan include a maximum of three signs located adjacent to E. 33rd Street, as noted on the approved full build-out conceptual site plan and shall be six feet tall, eight feet wide, consisting of fabricated aluminum and wood with push thru acrylic lettering and logos, and shall substantially conform to the approved design plans.

   B.   Freeway oriented sign. The approved project freeway oriented sign for the Gateway Center North specific plan includes one existing freeway-oriented sign located adjacent to the I-405 freeway at the southeast corner of the approved full build-out conceptual site plan. The existing sign renovation includes converting the pole sign to a monument style sign. The renovated freeway sign shall be seventy-five feet tall, twenty feet thirty inches wide with a six-foot depth, and shall substantially conform to the approved design plans.

   C.   Tenant signs. Tenant signs will be reviewed under SPDR by the Planning Commission and will become part of the comprehensive project sign program once approved. (Ord. 2021-05-1519 § 5 (part))

   The following standards shall apply to all fences, walls and hedges located in any commercial or industrial district.

   A.   Except for retaining walls, the height of a fence, wall or hedge shall be measured from the highest finished grade on either side of any fence, wall, or hedge.

   B.   Fences, walls and/or hedges shall be measured as a single unit if built or planted within three feet of each other.

   C.   Corner cutoff area. There shall be a corner cutoff area at the intersection of any two streets, a street and alley, or any two alleys. The corner cutoff area shall be measured from a point not less than thirty feet from the intersection of the two property lines. Nothing in excess of three feet in height, with the exception of buildings, may be located within the corner cutoff. This includes fences, walls, monument signs, hedges and other landscaping. Where due to an irregularly shaped lot, or a lot on a curved street, when a typical corner cutoff area cannot be provided, an area shall be established which will adequately protect intersection visibility. Such area shall be approved by the Director of Community Development.

   D.   Permitted fences, walls and hedges. Fences, walls, and hedges not greater than six feet in height shall be permitted on or within all rear and side property lines and on or to the rear of all front setback lines. No fence, wall, or hedge over four feet (commercial) or three feet (industrial) in height shall be permitted in any required front yard or in the required street-side of a corner lot.

   E.   Exceptions. The Director of Community Development may permit fences, hedges, and walls in excess of six feet where it is determined that the additional height is necessary due to unusual site conditions such as sloped lots, grade differences between lots, existing adjacent development or, specialized security needs. However, in no event shall a fence, wall, or hedge be permitted in excess of ten feet.

   F.   Retaining wall - protecting cut below natural grade. Where a retaining wall protects a cut below natural grade and is located within three feet of a property line separating lots, such retaining wall may be topped by a fence, wall, or hedge, but the height shall be measured from the highest actual finished grade on either side.

   G.   Retaining wall - containing fill. When a retaining wall contains a fill, the height of the retaining wall built to retain the fill shall be considered as contributing to the permissible height of a fence, solid wall, or hedge, providing that in any event a protective fence or wall not more than 42 inches in height, as measured from the grade retained, may be erected at the top of such retaining wall and any portion of such fence, wall or hedge above the otherwise permitted height shall comply with Section 20.04.291.

   H.   Nothing in this section shall be deemed to set aside or reduce the requirements for fencing by local, state, or federal law or regulation. (Ord. 2021-05-1519 § 5 (part))

   Trash storage and recyclable materials enclosure areas shall be provided of sufficient size to ensure containment of all solid waste materials generated from each commercial use and to promote the city's recycling program, and shall include a third bin for organics. Storage of trash bins shall be placed away from view from the public street or screened with landscaping or a low wall. (Ord. 2021-05-1519 § 5 (part))

   Architectural projections, which do not provide additional floor area, may project into any required yard and shall not exceed thirty inches. (Ord. 2021-05-1519 § 5 (part))

   Whether roof mounted or ground mounted, mechanical equipment shall be, to the extent possible, screened from the public view, including from hilltop areas. Screening material shall complement and be consistent with the overall architectural and landscape theme of the Gateway Center North commercial center. Where public visibility will be minimal, the Director of Community Development may permit use of landscaping to screen ground mounted equipment. No mechanical equipment, including electrical transformers, shall be located in any required setback area. (Ord. 2021-05-1519 § 5 (part))

   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. (Ord. 2021-05-1519 § 5 (part))

   A.   Areas One through Four. The Gateway Center North commercial center will be developed in phases, and each new development will undergo a separate SPDR by the Planning Commission. In order to facilitate the review, each commercial building in the center has been assigned an area number, one through four. The area numbers do not represent the timing or sequence of development, but are simply a way to define the area of development throughout the phased process. The areas provide the path for the required determinations of conformity.

   B.   Location and boundaries of Area One. The boundary of Area One is the footprint of the commercial building at the northeast corner of the site, housed at the time of adoption of this specific plan by a Target store. (Ord. 2021-05-1519 § 5 (part))

   A.   Conformity with the conceptual site plan. Site development shall substantially conform to the approved Gateway Center North full build-out conceptual site plan. The Planning Commission shall be required to make a determination of substantial conformity to the full build-out conceptual site plan for each phased development during SPDR. For each area, the determination will be based on the building location, orientation, and size of the existing building as shown on the full build-out conceptual site plan.

   B.   Conformity with conceptual design elements. Building design and materials shall substantially conform to the approved Gateway Center North conceptual design elements. The Planning Commission shall be required to make a determination of substantial conformity to the approved design elements. Since the commercial store in Area One is an existing facility, the determination will remain flexible, but the following required design elements shall include:

      1.   Variation of building roofline, angle, and height;

      2.   Variation of building materials and colors;

      3.   Combined use of stone, siding, and window treatments; and

      4.   Articulation of elevations to reduce mass. (Ord. 2021-05-1519 § 5 (part))

   A.   The maximum height of each structure in Area One shall not exceed forty feet. The maximum height of an accessory architectural element may be fifty-five feet, measured from the finished floor elevation of the existing pad.

   B.   Re-development building height. Should a new commercial structure to replace the existing structure be built, the determination of building height for Area One shall be as in SHMC Section 20.04.102, "Building height", except that "natural ground elevation" referenced therein, shall be the elevation(s) of each building pad as established on the approved conceptual grading plan.

   C.   The maximum permissible number of stories shall be three stories. (Ord. 2021-05-1519 § 5 (part))

   The setback lines shall be provided from the property line measured to the closest habitable area of the structures and shall substantially conform to the approved conceptual site plan and the existing setbacks as follows:

   A.   Front setback (California Avenue) - ten feet minimum.

   B.   Street-side setback (E. 33rd Street) - four feet five inches minimum and all existing landscape areas shall remain and be restored to their existing condition if damaged during construction activities.

   C.   Rear setback - zero feet minimum.

   D.   Interior side setback - zero feet minimum. (Ord. 2021-05-1519 § 5 (part))

   A.   Conceptual parking plan. Since development throughout the Gateway Center North specific plan will be phased, the minimum parking standard for development of any area shall be to either maintain the existing number and design of parking spaces within the Gateway Center North specific plan site, or if any changes are proposed, the parking and circulation layout and number of spaces within the development area proposed for change shall comply with the full build-out conceptual site plan for the commercial center. A conceptual parking plan shall be required to confirm the parking standard has been met. For Area One, the existing minimum parking to be maintained prior to full build out is one hundred seventy- four spaces as illustrated in the existing parking zones exhibit.

   B.   Gateway Center North full build-out. Upon full build-out of the Gateway North Center specific plan, the entire site, including total parking, circulation and landscaping areas shall be substantially the same as the approved full build-out conceptual site plan and shall provide a minimum of four hundred ninety-two parking spaces. (Ord. 2021-05-1519 § 5 (part))

   A.   Upon full build-out of the Gateway Center North commercial center, the landscape entry and other landscape areas shall substantially conform to the conceptual site plan approved for the entire commercial center.

   B.   Maximum allowed hardscape. Hardscape in front and street-side setbacks is limited to driveways and walkways only (hardscape includes paved materials, both permeable and non-permeable). The remaining area shall be landscaped and maintained.

   C.   Turf in new development. Turf in new development is subject to SHMC Chapter 13.10, water conservation in landscaping.

   D.   Turf replacement.

      1.   Turf is not a required or preferred landscape material. Drought tolerant landscape materials that retain water on site are strongly encouraged when replacing existing turf.

      2.   Turf replacement in landscape areas of two thousand five hundred square feet or greater is subject to SHMC Chapter 13.10, water conservation in landscaping. (Ord. 2021-05-1519 § 5 (part))

   Trash storage and recyclable materials enclosure areas shall be provided of sufficient size to ensure containment of all solid waste materials generated from each commercial use and to promote the city's recycling program, and shall include a third bin for organics. Storage of trash bins shall be placed away from view from the public street or screened with landscaping or a low wall. (Ord. 2021-05-1519 § 5 (part))

   Individual tenant signs will be reviewed by the Planning Commission during each phased SPDR pursuant to SHMC Chapter 20.58.070, Signs in Commercial and Industrial Districts. Once approved, tenant signs will become part of the comprehensive project sign program. New signs of similar size and location will be approved administratively. (Ord. 2021-05-1519 § 5 (part))

   A.   Areas One through Four. The Gateway Center North commercial center will be developed in phases, and each new development will undergo a separate SPDR by the Planning Commission. In order to facilitate the review, each commercial building in the center has been assigned an area number, one through four. The area numbers do not represent the timing or sequence of development, but are simply a way to define the area of development throughout the phased process. The areas provide the path for the required determinations of conformity.

   B.   Location and boundaries of Area Two. The boundary of Area Two is the footprint of the self-storage facility on the south parcel of the site. (Ord. 2021-05-1519 § 5 (part))

   A.   Conformity with the full build-out conceptual site plan. Site development shall substantially conform to the approved Gateway Center North full build-out conceptual site plan. The Planning Commission shall be required to make a determination of substantial conformity to the full build-out conceptual site plan for each phased development during SPDR. For each area, the determination will be based on the building location, orientation, and size as shown on the full build-out conceptual site plan.

   B.   Conformity with conceptual design elements. Building design and materials shall substantially conform to the approved Gateway Center North conceptual design elements. The Planning Commission shall be required to make a determination of substantial conformity to the approved design elements. The required design elements shall include:

      1.   Variation of building roofline, angle, and height;

      2.   Variation of building materials and colors;

      3.   Combined use of stone, siding, and window    treatments; and

      4.   Articulation of elevations to reduce mass. (Ord. 2021-05-1519 § 5 (part))

   A.   The maximum height of each structure in Area Two shall not exceed forty- five feet. However, the maximum height of an accessory architectural element may be fifty feet, measured from the finished floor elevation of the existing pad.

   B.   Re-development building height. Should a new commercial structure to replace the existing structure be built, the determination of building height for Area Two shall be as in SHMC Section 20.04.102, "Building height", except that "natural ground elevation" referenced therein, shall be the elevation(s) of each building pad as established on the approved conceptual grading plan.

   C.   The maximum permissible number of stories shall be three stories. (Ord. 2021-05-1519 § 5 (part))

   The setback lines shall be provided from the property line measured to the closest habitable area of the structures and shall substantially conform to the approved conceptual site plan as follows:

   A.   Front setback (along California Avenue) - twenty feet minimum.

   B.   Rear setback - zero feet minimum.

   C.   Side setback - zero feet minimum. (Ord. 2021-05-1519 § 5 (part))

   A.   Conceptual parking plan. Since development throughout the Gateway Center North commercial center will be phased, the minimum parking standard for development of any area shall be to either maintain the existing number and design of parking spaces within the specific plan site, or if any changes are proposed, the parking and circulation layout and number of spaces within the area proposed for change shall comply with the full build-out conceptual site plan for the commercial center. A conceptual parking plan shall be required to confirm the parking standard has been met. Area Two is an undeveloped site with no existing parking. Therefore the proposed parking shall comply with the full build-out conceptual site plan and shall provide a minimum of twenty-four spaces, the minimum number of spaces required for the facility by the SHMC. However, depending on the area of development, which is defined as the limits of the grading area on the precise grading plan, if the number or design of existing parking area to be disturbed by development, in any of the other parking zones, the entire zone will be developed in compliance with the full build-out conceptual site plan for the area of development. The minimum parking required may include Zones B and C.

   B.   Gateway Center North full build-out. Upon full build-out of the Gateway North Center specific plan, the entire site, including total parking, circulation and landscaping areas shall be substantially the same as the approved conceptual site plan and shall provide a minimum of four hundred ninety-two parking spaces. (Ord. 2021-05-1519 § 5 (part))

   A.   Upon full build-out of the Gateway Center North commercial center, the landscape entry and other landscape areas shall substantially conform to the conceptual site plan approved for the entire commercial center.

   B.   Maximum allowed hardscape. Hardscape in front and street-side setbacks is limited to driveways and walkways only (hardscape includes paved materials, both permeable and non-permeable). The remaining area shall be landscaped and maintained.

   C.   Turf in new development. Turf in new development is subject to SHMC Chapter 13.10, water conservation in landscaping.

   D.   Turf replacement.

      1.   Turf is not a required or preferred landscape material. Drought tolerant landscape materials that retain water on site are strongly encouraged when replacing existing turf.

      2.   Turf replacement in landscape areas of two thousand five hundred square feet or greater is subject to SHMC Chapter 13.10, water conservation in landscaping. (Ord. 2021-05-1519 § 5 (part))

(Signal Hill 8-21)   566-22h

   Trash storage and recyclable materials enclosure areas shall be provided of sufficient size to ensure containment of all solid waste materials generated from each commercial use and to promote the city's recycling program, and shall include a third bin for organics. Storage of trash bins shall be placed away from view from the public street or screened with landscaping or a low wall. (Ord. 2021-05-1519 § 5 (part))

   Individual tenant signs will be administratively approved as tenants are secured and shall conform to SHMC Chapter 20.58, Signs. (Ord. 2021-05-1519 § 5 (part))

   A.   Areas One through Four. The Gateway Center North commercial center will be developed in phases, and each new development will undergo a separate SPDR by the Planning Commission. In order to facilitate the review, each commercial building in the center has been assigned an area number, one through four. The area numbers do not represent the timing or sequence of development, but are simply a way to define the area of development throughout the phased process. The areas provide the path for the required determinations of conformity.

   B.   Location and boundaries of Area Three. The boundary of Area Three is the footprint of the drive-thru restaurant within the parking area on the west side of the commercial center. (Ord. 2021-05-1519 § 5 (part))

   A.   Conformity with the full build-out conceptual site plan. Site development shall substantially conform to the approved Gateway Center North full build-out conceptual site plan. The Planning Commission shall be required to make a determination of substantial conformity to the full build-out conceptual site plan for each phased development during SPDR. For each area, the determination will be based on the building location, orientation, and size of the building as shown on the full build-out conceptual site plan.

   B.   Conformity with conceptual design elements. Building design and materials shall substantially conform to the approved Gateway Center North conceptual design elements. The Planning Commission shall be required to make a determination of substantial conformity to the approved design elements. The required design elements shall include:

      1.   Variation of building roofline, angle, and height;

      2.   Variation of building materials and colors;

      3.   Combined use of stone, siding, and windows; and

      4.   Articulation of elevations to reduce mass. (Ord. 2021-05-1519 § 5 (part))

   A.   The maximum height of each structure in Area Three shall not exceed thirty feet. However, the maximum height of an accessory architectural element may be forty- five feet, measured from the finished floor elevation of the existing pad.

   B.   Re-development building height. Should a new commercial structure to replace the existing structure be built, the determination of building height for Area Three shall be as in SHMC Section 20.04.102, "Building Height", except that "natural ground elevation" referenced therein, shall be the elevation(s) of each building pad as established on the approved conceptual grading plan.

   C.   The maximum permissible number of stories shall be two stories. (Ord. 2021-05-1519 § 5 (part))

   The Area Three commercial building will be a freestanding building within the parking area and shall be required to substantially conform to the full build-out conceptual site plan. As such, no setback requirements apply the Area Three. (Ord. 2021-05-1519 § 5 (part))

   A.   Conceptual parking plan. Since development throughout the Gateway Center North commercial center will be phased, the minimum parking standard for development of any area shall be to either maintain the existing number and design of parking spaces within the specific plan site, or if any changes are proposed, the parking and circulation layout and number of spaces within the area proposed for change shall comply with the full build-out conceptual site plan for the commercial center. A conceptual parking plan shall be required to confirm the parking standard has been met. Area Three is an existing parking area serving the existing commercial store. Therefore, the proposed parking shall comply with the full build-out conceptual site plan for the area of development, which is defined as the limits of the grading area on the precise grading plan.

   B.   Gateway Center North full build-out. Upon full build-out of the Gateway North Center specific plan, the entire site, including total parking, circulation and landscaping areas shall be substantially the same as the approved full build-out conceptual site plan and shall provide a minimum of four hundred ninety-two parking spaces. (Ord. 2021-05-1519 § 5 (part))

   A.   Upon full build-out of the Gateway Center North commercial center, the landscape entry and other landscape areas shall substantially conform to the conceptual site plan approved for the entire commercial center.

   B.   Maximum allowed hardscape. Hardscape in front and street-side setbacks is limited to driveways and walkways only (hardscape includes paved materials, both permeable and non-permeable). The remaining area shall be landscaped and maintained.

   C.   Turf in new development. Turf in new development is subject to SHMC Chapter 13.10, water conservation in landscaping.

   D.   Turf replacement.

      1.   Turf is not a required or preferred landscape material. Drought tolerant landscape materials that retain water on site are strongly encouraged when replacing existing turf.

      2.   Turf replacement in landscape areas of two thousand five hundred square feet or greater is subject to SHMC Chapter 13.10, water conservation in landscaping. (Ord. 2021-05-1519 § 5 (part))

   Trash storage and recyclable materials enclosure areas shall be provided of sufficient size to ensure containment of all solid waste materials generated from each commercial use and to promote the city's recycling program, and shall include a third bin for organics. Storage of trash bins shall be placed away from view from the public street or screened with landscaping or a low wall. (Ord. 2021-05-1519 § 5 (part))

   Individual tenant signs will be administratively approved as tenants are secured and shall conform to SHMC Chapter 20.58, Signs. (Ord. 2021-05-1519 § 5 (part))

   A.   Areas One through Four. The Gateway Center North commercial center will be developed in phases, and each new development will undergo a separate SPDR by the Planning Commission. In order to facilitate the review, each commercial building in the center has been assigned an area number, one through four. The area numbers do not represent the timing or sequence of development, but are simply a way to define the area of development throughout the phased process. The areas provide the path for the required determinations of conformity.

   B. Location and boundaries of Area Four. The boundary of Area Four is the footprint of the new commercial pad(s) attached to and south of the existing commercial building in Area One. (Ord. 2021-05-1519 § 5 (part))

   A.   Conformity with conceptual design elements. Building design and materials shall substantially conform to the approved Gateway Center North conceptual design elements. The Planning Commission shall be required to make a determination of substantial conformity to the approved design elements. The required design elements shall include:

      1.   Variation of building roofline, angle, and height;

      2.   Variation of building materials and colors;

      3.   Combined use of stone, siding and windows; and

      4.   Articulation of elevations to reduce mass. (Ord. 2021-05-1519 § 5 (part))

   A.   The maximum height of each structure in Area Three shall not exceed thirty feet. However, the maximum height of an accessory architectural element may be forty- five feet, measured from the finished floor elevation of the existing pad.

   B.   Re-development building height. Should a new commercial structure to replace the existing structure be built, the determination of building height for Area One shall be as in SHMC Section 20.04.102, "Building height", except that "natural ground elevation" referenced therein, shall be the elevation(s) of each building pad as established on the approved conceptual grading plan.

   C.   The maximum permissible number of stories shall be two stories. (Ord. 2021-05-1519 § 5 (part))

   The Area Four commercial building will be attached to the south side of the existing commercial building within the parking area and shall be required to substantially conform to the full build-out conceptual site plan. As such, no setback requirements apply to Area Four. (Ord. 2021-05-1519 § 5 (part))

   A.   Conceptual parking plan. Since development throughout the Gateway Center North commercial center will be phased, the minimum parking standard for development of any area shall be to either maintain the existing number and design of parking spaces within the specific plan site, or if any changes are proposed, the parking and circulation layout and number of spaces within the area proposed for change shall comply with the full build-out conceptual site plan for the commercial center. A conceptual parking plan shall be required to confirm the parking standard has been met. Area Three, is an existing parking area serving the existing commercial store. Therefore, the proposed parking shall comply with the full build-out conceptual site plan for the area of development, which is defined as the limits of the grading area on the precise grading plan.

   B.   Gateway Center North full build-out. Upon full build-out of the Gateway North Center (SP-12) specific plan, the entire site, including total parking, circulation and landscaping areas shall be substantially the same as the approved full build-out conceptual site plan and shall provide a minimum of four hundred ninety-two parking spaces. (Ord. 2021-05-1519 § 5 (part))

   A.   Upon full build-out of the Gateway Center North commercial center, the landscape entry and other landscape areas shall substantially conform to the conceptual site plan approved for the entire commercial center.

   B.   Maximum allowed hardscape. Hardscape in front and street-side setbacks is limited to driveways and walkways only (hardscape includes paved materials, both permeable and non-permeable). The remaining area shall be landscaped and maintained.

   C.   Turf in new development. Turf in new development is subject to SHMC Chapter 13.10, water conservation in landscaping.

   D.   Turf replacement.

      1.   Turf is not a required or preferred landscape material. Drought tolerant landscape materials that retain water on site are strongly encouraged when replacing existing turf.

      2.   Turf replacement in landscape areas of two thousand five hundred square feet or greater is subject to SHMC Chapter 13.10, water conservation in landscaping. (Ord. 2021-05-1519 § 5 (part))

   Trash storage and recyclable materials enclosure areas shall be provided of sufficient size to ensure containment of all solid waste materials generated from each commercial use and to promote the city's recycling program, and shall include a third bin for organics. Storage of trash bins shall be placed away from view from the public street or screened with landscaping or a low wall. (Ord. 2021-05-1519 § 5 (part))

   Individual tenant signs will be administratively approved as tenants are secured and shall conform to SHMC Chapter 20.58, Signs. (Ord. 2021-05-1519 § 5 (part))