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.

   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 its shape, sloping terrain and on-going oil operations. In an effort to accommodate the city's diverse housing needs, the concepts, regulations and conditions set forth in the Cityview Residential Specific Plan provide for the development of the site as market rate, townhome-style housing.

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

   B.   Location and Boundary. The specific plan includes an area of approximately 3.14 acres generally located on Orizaba Avenue south of 19th Street. The boundaries of the area are more specifically set forth in Figure 1, attached to the ordinance codified in this chapter and on file in the office of the city clerk.

   C.   Goals and Objectives. Goals for the development within the SP-15, Cityview Residential Specific Plan, include the following:

   1.   Encourage the development of privately sponsored housing developments; and

   2.   Apply design standards that result in the highest quality development and achieve streetscapes with pedestrian scale and ambiance consistent with Signal Hill's small town character and serve to buffer existing residential neighborhoods from commercial uses along Pacific Coast Highway; and

   3.   Provide architectural diversity and avoid uniformity of appearance.

(Ord. 2005-05-1350 § 1; Ord. 2004-06-1332 (part))

   The provisions of this chapter shall apply to all property shown as SP-15, Cityview Residential Specific Plan on the official zoning map.

(Ord. 2005- 05-1350 § 1; Ord. 2004-06-1332 (part))

   A.   Principal Uses. The following uses shall be permitted within the Cityview Residential Specific Plan. Unlisted uses shall be prohibited.

   1.   Market rate multi-family dwelling units in town home format available for sale

   2.   Transitional housing, supportive housing and licensed group homes serving six persons or fewer are an allowed land use "by right" per Cal. Gov't Code § 65583.

   B.   Accessory Uses. The following accessory uses shall be permitted, in conjunction with the development of a multi-family housing project at the site.

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

   2.   Open space

   3.   Private garages.

(Ord. 2014-08-1471 § 11; Ord. 2005-05-1350 § 1; Ord. 2004-06-1332 (part))

   A maximum of eighty-one townhome-style dwelling units in buildings distributed and located on the site as generally indicated in the approved plans shall be permitted.

(Ord. 2005-05-1350 § 1; Ord. 2004-06-1332 (part))

   A.   All property within the Cityview Residential Specific Plan shall be developed and maintained in accordance with all provisions of the Cityview Residential 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 architectural themes as generally shown on the approved plans. Design elements, including, but not limited to, the use of offsets and recesses, staggered roof lines, decorative window trim, enhanced masonry and decorative archways shall be provided consistent with the elevations shown on the approved plans. 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.

(Ord. 2005-05-1350 § 1; Ord. 2004-06-1332 (part))

   A.   The maximum height of any structure shall not exceed forty-five feet.

   B.   Measurement and determination of building heights shall be as in Section 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 four.

(Ord. 2005-05-1350 § 1; Ord. 2004-06-1332 (part))

   The following setback lines shall be provided from the respective lines after right-of-way dedications:

   1.   Setback along Orizaba Avenue; 4 feet.

   2.   Setback along 19th Street; 5 feet.

   3.   Setback along Gladys Avenue 3; feet.

(Ord. 2005-05-1350 § 1; Ord. 2004-06-1332 (part))

   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, subterranean garages, sidewalks, porches, decks, patios, lanais, steps or stairways, provided these are at, or below, floor level of the first story.

(Ord. 2005-05-1350 § 1; Ord. 2004-06-1332 (part))

   A.   Maximum Percent Hardscape Area. With the exception of the established driveway allowance, the maximum area of hardscape material (permeable or non-permeable) within the front setback shall be limited to twenty-five percent of the setback area (includes walkways, patios and courtyards, but excludes driveways).

   1.   Area of front setback - area of required driveway = remaining front setback area.

   2.   Remaining front setback area x twenty-five percent = total allowed hardscape area.

   B.   Driveway Allowance. Driveways serving required garages, or providing on-site parking (for properties without garages) are excluded from the maximum allowed twenty- five percent of hardscape material in front yard setbacks.

 

 

   C.   Turf in New Development. Turf in new development is subject to Chapter 13.10.

   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 Chapter 13.10. (Ord. 2015-11-1481 § 26)

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

   B.   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. 2005-05-1350 § 1; Ord. 2004-06-1332 (part))

   Permitted Fences, Walls and Hedges. Fences, walls and hedges not greater than six feet in height shall be permitted.

(Ord. 2005-05-1350 § 1; Ord. 2004-06-1332 (part))

   A minimum two car garage shall be provided for each dwelling as shown on the approved plans.

Twenty-one guest parking spaces shall also be provided as shown on the approved plans.

(Ord. 2005-05-1350 § 1; Ord. 2004-06-1332 (part))

   A.   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. The number and size of the enclosure(s) shall be determined by the director of community development.

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

(Ord. 2005-05-1350 § 1; Ord. 2004-06-1332 (part))

   A single sign as shown on the approved plan 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. 2005-05- 1350 § 1; Ord. 2004-06-1332 (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 air-conditioning equipment shall be placed away from view from public streets. Exhaust vents for the garages shall also be placed away from public view.

(Ord. 2005-05-1350 § 1; Ord. 2004-06-1332 (part))

   A.   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.   All new utility lines serving the site, including natural gas, electrical, water, wastewater and communication lines shall be placed underground by the developer.

   C.   All overhead utility lines on the east side of Orizaba Avenue and the north side of 19th Street will be placed underground. This work will include the elimination of six power poles on Orizaba Avenue and five power poles on 19th Street. Overhead utility lines at the intersection of Gladys Avenue and Ellis Avenue will be modified to the extent possible as determined by the director of public works.

(Ord. 2005-05-1350 § 1; Ord. 2004-06-1332 (part))