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 sloping terrain, on-going oil operations, earthquake faults and potential view impacts to adjacent condominium development. 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 Villagio Residential Specific Plan provide for the development of the site with detached single-family dwellings.

   The specific plan has been prepared in accordance with the requirements of the State Government Code (Section 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 1.15 acres generally located on the east side of Gundry Avenue south of Willow Street. The boundaries of the area are more specifically set forth in Tentative Tract Map 54375.

   C.   Goals and Objectives. Goals for the development within the SP-16, Villagio Residential Specific Plan, include the following:

   1.   Reduce the density allowed on the site from twenty-one dwelling units per acre to ten dwelling units per acre; and

   2.   Attempt to mitigate impacts on views from existing dwellings in accordance with the city's view policy; 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. 2004-12-1341 (part))

   The provisions of this chapter shall apply to all property shown as SP-16, Villagio Residential Specific Plan on the official zoning map.

(Ord. 2004-12-1341 (part))

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

   1.   Market rate detached single-family dwelling units 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 single-family housing project 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 and gated outdoor guest parking.

(Ord. 2014-08-1471 § 12; Ord. 2004-12-1341 (part))

   A maximum of eleven detached single-family dwelling units in buildings distributed and located on the site as generally indicated in the approved plans shall be permitted.

(Ord. 2004-12-1341 (part))

   A.   All property within the Villagio Residential Specific Plan shall be developed and maintained in accordance with all provisions of the Villagio 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 balconies, offsets and recesses, staggered roof lines, decorative wrought iron, awnings 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. 2004-12-1341 (part))

   A.   The maximum height of each structure shall not exceed thirty-six feet six inches. Chimneys and rooftop antennas which exceed this standard may be permissible when approved by the director of community development per standards set forth in Chapter 20.52 of this title.

   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 three.

(Ord. 2004-12-1341 (part))

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

   1.   Setback along Gundry Avenue - 20 feet.

   2.   Side setback - 4 feet.

   3.   Rear setbacks - 5 feet.

(Ord. 2004-12-1341 (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, sidewalks, porches, decks, patios, lanais, steps or stairways, provided these are five feet above, at, or below floor level 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. 2004-12-1341 (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 § 27)

   A.   Side-yard Projections. Architectural projections, such as eaves, belt courses, sills and chimneys 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. 2004-12-1341 (part))

   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 and within required rear or side yards and at or to the rear of all front setback lines. No fence, wall or hedge over four feet in height shall be permitted in any required front yard.

   B.   Architectural Embellishments. Architectural embellishments such as pilasters, archways, etc. may be permitted to project above the maximum height on any fence or wall, subject to approval of the director of community development.

(Ord. 2004-12-1341 (part))

   A.   Each dwelling unit shall provide garages as follows:

 

 

   1.   Parking stall sizes shall be a minimum of ten feet by twenty feet.

   2.   Back-up area shall be a minimum of twenty-four feet.

   3.   Garages shall be set back a minimum of twenty feet from the front property line.

   4.   An electronic automatic garage door opener shall be provided for each garage door.

   5.   Carports are prohibited.

   6.   A minimum of seventy-two cubic feet of accessory storage area per unit shall be provided within the garage on shelves (with a minimum depth of eighteen inches). Storage rooms or closets cannot satisfy this requirement.

   7.   Tandem spaces are prohibited.

   B.   Seven uncovered off-street guest spaces shall be provided in the common area parking lot at all times.

(Ord. 2006-09-1364 § 6: Ord. 2004-12-1341 (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.   Kitchen/pantry area of all units shall be designed to accommodate recycling bins in use by the city for its recycling program. The plans shall indicate where recycling facilities are to be located.

(Ord. 2004-12-1341 (part))

   A single nameplate with the project address 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. 2004-12-1341 (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 the public street.

(Ord. 2004-12-1341 (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.

(Ord. 2004-12-1341 (part))