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 needs, the concepts, regulations and conditions set forth in the special purpose housing specific plan, area one, provide for the development of the site as housing for persons with physical disabilities. The city does not contemplate development of a facility which provides extensive social and rehabilitation services. Rather, the project is intended to expand the housing opportunities available to persons with disabilities.

   The special purpose 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 Boundaries of Area One. The specific plan area is an area of about 1.23 acres generally located at the northeast corner of Gaviota and Alamitos Avenues. 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-7, special purpose housing specific plan, include the following:

   1.   Assure that a specialized population, persons with disabilities, has access to adequate and affordable housing opportunities;

   2.   Support development of dwelling units expressly designed for the special needs of disabled persons;

   3.   Encourage the development of privately sponsored housing developments intended to be occupied by special needs populations;

   4.   Apply design standards which result in the highest quality development and achieve streetscapes with pedestrian scale and ambiance consistent with Signal Hill's small town character;

   5.   Provide architectural diversity and avoid uniformity of appearance; and

   6.   Enhance aesthetic considerations and minimize view impacts by maintaining finished grades at or below existing grades as identified on the Official 1960 Topographic Map.

(Ord. 98-12-1243 § 4 (part); Ord. 98-09-1240 (part): Ord. 94-10-1186 § 1 (part))

   The provisions of this chapter shall apply to all property shown as SP-7, special purpose housing specific plan on the official zoning map.

(Ord. 94-10-1186 § 1 (part))

   A.   Principal Uses. The following uses shall be permitted within the SP-7, special purpose housing specific plan, area one. Unlisted uses shall be prohibited.

   1.   Multifamily dwelling units available for rent.

   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 multifamily housing project at the site.

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

   2.   Open space and recreational facilities including swimming pools, spas and community meeting rooms;

   3.   Common-area parking lot.

   C.   Occupancy Restrictions. Except for the manager's unit, occupancy of the dwelling units developed pursuant to the special purpose housing specific plan shall be restricted to persons with physical disabilities and their attendants/companions consistent with the terms of the "regulatory agreement and declaration of covenants and restrictions" executed between the city and the Crippled Children's Society. Upon expiration of the agreement, the developer or subsequent property owner(s) shall have the option of:

   1.   Entering into a new agreement with the city which would restrict occupancy of the project to persons with physical disabilities and their attendants/companions; or

   2.   Upon the construction of any additional parking as may be required pursuant to Section 20.41.120 of this chapter, offering the units for rent to the general public.

(Ord. 2014-08-1471 § 5; Ord. 98-12-1243 § 4 (part); Ord. 98-08-1240 (part); Ord. 94-10-1186 § 1 (part))

   A maximum of twenty-four multiple family dwelling units in buildings distributed and located on the site as generally indicated in Figure 1, attached to the ordinance codified in this chapter and on file in the office of the city clerk, shall be permitted.

(Ord. 94-10-1186 § 1 (part))

   A.   All property within the specific plan area one shall be developed and maintained in accordance with all provisions of the special purpose housing specific plan and applicable ordinances and policies of the city. 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 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 planning.

   C.   Site Plan. Site development shall substantially conform to the site plan as shown in Figure 1, attached to the ordinance codified in this chapter and on file in the office of the city clerk.

   D.   Building Design. The design theme and facade treatment shall be consistent with the architectural elevations as generally shown in Figures 1 and 2, attached to the ordinance codified in this chapter and on file in the office of the city clerk. Design elements, including but not limited to, the use of offsets and recesses, staggered roof lines, projecting window sills and wood trellis covers shall be provided consistent with the elevations shown on Figures 1 and 2, attached to the ordinance codified in this chapter and on file in the office of the city clerk. Materials and colors shall be consistent with those shown on the sample board on file in the planning department. The floor plans shall substantially conform to the floor plans as shown in Figures 3 and 4, attached to the ordinance codified in this chapter and on file in the office of the city clerk.

(Ord. 98-08-1240 (part): Ord. 94-10-1186 § 1 (part))

   A.   The maximum height of each structure shall not exceed twenty-seven feet. Chimneys and rooftop antennas which exceed twenty-seven feet may be permissible when approved by the director of planning per standards set forth in Chapter 20.52 of this title. The maximum permissible height for elevator enclosures shall be thirty-five feet.

   B.   Measurement and determination of building heights shall be as in Section 20.04.102 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 site plan as shown in Figure 1, attached to the ordinance codified in this chapter and on file in the office of the city clerk.

   C.   The maximum permissible number of stories shall be two.

(Ord. 94-10-1186 § 1 (part))

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

   A.   Front setback along Alamitos Avenue - 15 feet;

   B.   Front setback along Gaviota Avenue - 15 feet; and

   C.   Rear and side setbacks - 5 feet.

(Ord. 94-10- 1186 § 1 (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 at or below floor level of the first story.

   C.   Parking areas, swimming pools and spas shall not be permitted in any required front or streetside yard setback and shall not be located less than five feet from any side or rear lot line.

(Ord. 94-10-1186 § 1 (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 25% = 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 § 14)

   A.   A minimum of twenty-five percent of the lot area (after right-of-way dedication) shall be required to be open space.

   B.   The following shall not be considered open space for purposes of satisfying minimum requirements:

   1.   Driveways;

   2.   Parking areas; and

   3.   Required setbacks along Alamitos and Gaviota Avenues.

   C.   Covered patios, pools, spas, and at-grade decks shall not account for more than fifty percent of the required open space. The remainder shall be fully landscaped and irrigated.

(Ord. 94-10-1186 § 1 (part))

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

   B.   Front and Rear Yard Projections. Architectural projections may be permitted to project not more than thirty inches into required front and rear yards.

   C.   The director of planning may permit other similar architectural projections, provided that the size of the projection does not exceed the above limits.

(Ord. 94-10-1186 § 1 (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. The design and appearance of fences and walls in the front yards shall be consistent with that shown of the building elevations shown in Figure 1, attached to the ordinance codified in this chapter and on file in the office of the city clerk.

   B.   Corner Cutoff Area. There shall be a corner cut-off area at the intersection of Alamitos and Gaviota Avenues. Such 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, including landscaping, may be located within the corner cutoff area.

   C.   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 planning.

(Ord. 94-10-1186 § 1 (part))

   A.   A minimum of sixteen parking spaces shall be provided based on the Traffic Study prepared by Kunzman Associates. Seven of the required parking spaces shall be designated as handicapped stalls designed and striped consistent with Title 24 of the California Building Code. Prior to the project's conversion to nonrestricted occupancy pursuant to Section 20.41.030 (C), additional off-street parking shall be provided in conformance with the requirements of Chapter 20.70 of the Signal Hill Municipal Code and Title 24. The additional parking shall not be required to be provided in an enclosed garage.

   B.   The number of parking spaces, and the design, construction, and striping of the parking areas shall be consistent with the site plan.

   C.   Parking stalls shall measure nine feet in width by twenty feet in depth. Aisle widths shall measure twenty-four feet in width. The maximum vehicle overhang for any parking space shall be three feet.

(Ord. 94-10-1186 § 1 (part))

   A.   Trash storage and recyclable materials enclosure areas shall be provided of sufficient size to ensure containment of all solid waste materials generated from the size and to promote the city's recycling program. The number and size of the enclosure(s) shall be determined by the director of planning.

   B.   Provided enclosures shall not be less than five feet in height and shall include solid metal panel gates equipped with self-closing devices. Adequate access shall be provided to provided enclosure(s) to facilitate ease of trash/recyclable removal.

   C.   Kitchen/pantry areas 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. 94-10-1186 § 1 (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. 94-10-1186 § 1 (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 vents shall be oriented to face the interior courtyard whenever possible, consistent with the elevations contained in Figure 1, attached to the ordinance codified in this chapter and on file in the office of the city clerk. All exterior air conditioning vents shall be finished to match the building color. Landscape screening shall be provided for those exterior air conditioner vents provided on the first floor.

(Ord. 94-10-1186 § 1 (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 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 Los Angeles County sanitation district requirements.

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

(Ord. 94-10-1186 § 1 (part))

   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 submittal.

   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 of Signal Hill. In an effort to accommodate the city's diverse housing needs, the concepts, regulations and conditions set forth in the special purpose housing specific plan provide for the development of area two with single-family, detached dwellings, some of which will be restricted for sale to households earning no more than one hundred twenty percent of the median income for Los Angeles County.

   The special purpose specific plan has been prepared in accordance with the requirements of the State Government Code (Section 65450 through 65457) and addresses all of the issues and topics specified in that code.

   B.   Location and Boundaries of Area Two. The specific plan area is an area of about one acre generally located at the northeast corner of Pacific Coast Highway and Junipero Avenue. The boundaries of the area are more specifically set forth in Figure 1, attached to the ordinance codified in this part and on file in the office of the city clerk.

   C.   Goals and Objectives. Goals for the development within the SP-7, special purpose housing specific plan area two, include the following:

   1.   Assure that a particular segment of the population, households earning no more than one hundred twenty percent of the median income for Los Angeles County has access to adequate and affordable housing opportunities;

   2.   Encourage the development of privately sponsored housing developments which include dwelling units intended to be occupied by households earning no more than one hundred twenty percent of the median income for Los Angeles County;

   3.   Apply design standards which result in the highest quality development and achieve streetscapes with pedestrian scale and ambiance consistent with Signal Hill's small town character;

   4.   Provide architectural diversity and avoid uniformity of appearance.

(Ord. 98-08-1240 (part))

   The provisions of this chapter shall apply to all property shown as SP-7, special purpose housing specific plan, area two, on the official zoning map.

(Ord. 98-08-1240 (part))

   A.   Principal Uses. The following uses shall be permitted within the SP-7, special purpose housing specific plan area, area two. Unlisted uses shall be prohibited.

   1.   Detached single-family dwelling units,

   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 and recreational facilities including swimming pools, spas and community meeting rooms.

   3.   Private garages.

(Ord. 98-08-1240 (part))

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

(Ord. 98-08-1240 (part))

   A.   All property within the specific plan area shall be developed and maintained in accordance with all provisions of the special purpose housing specific plan area two and applicable ordinances and policies of the city. 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 planning.

   C.   Site Plan. Site development shall substantially conform to the site plan as approved by the planning commission and city council.

   D.   Building Design. The design theme and facade treatment shall be consistent with the architectural elevations on the approved plans. Design elements, including, but not limited to, the use of offsets and recesses, staggered roof lines, projecting window sills 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 planning department. The floor plans shall substantially conform to the floor plans as shown on the approved plans.

(Ord. 98-08-1240 (part))

   A.   The maximum height of each structure shall not exceed twenty-five feet. Chimneys and rooftop antennas which exceed twenty-five feet may be permissible when approved by the director of planning per standards set forth in Chapter 20.52, Site Plan and Design Review.

   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 two.

(Ord. 98-08-1240 (part))

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

   A.   Front setback along Junipero Avenue: 7.5 feet;

   B.   Front setback along private driveway: two feet;

   C.   Rear setbacks: five feet: and

   D.   Side setbacks: 3.5 feet.

(Ord. 98-08-1240 (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 at or below floor level of the first story.

   C.   Parking areas, swimming pools and spas shall not be permitted in any required front or street side yard setback and shall not be located less than five feet from side or rear lot line.

(Ord. 98-08-1240 (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 § 15)

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

   B.   Front and Rear Yard Projections. Architectural projections may be permitted to project not more than thirty inches into required front and rear yards.

   C.   The director of planning may permit other similar architectural projections, provided that the side of the projection does not exceed the above limits.

(Ord. 98-08-1240 (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.   Exceptions. Fences, walls and hedges at or in all rear yards of lots with rear property lines contiguous to Pacific Coast Highway shall achieve a minimum height of eight feet with a maximum of nine feet, subject to the approval of the planning director. Fences and walls adjacent to the alley between Junipero and Stanley Avenues may exceed six feet with a maximum height of eight feet.

   C.   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 planning.

(Ord. 98-08-1240 (part))

   All provisions, requirements and standards shall be in accordance with the requirements of Chapter 20.72, Off-Street Parking, of the Signal Hill Municipal Code.

(Ord. 98-08-1240 (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 planning.

   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. 98- 08-1240 (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. 98-08-1240 (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. All exterior air conditioning vents shall be finished to match the building color. Landscape screening shall be provided for those exterior air conditioner vents provided on the first floor.

(Ord. 98-08-1240 (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 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 Los Angeles County sanitation district requirements.

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

(Ord. 98-08-1240 (part))

   As a condition of approval of site plan and design review approval, the applicant shall submit operations plans for the use of model homes for review and approval by the planning commission consistent with Section 20.52.040(C). The planning commission may require such changes or conditions of approval for proposed operations plans as deemed necessary to protect the health and safety of the general public and of residents and occupants of structures likely to be affected by model home operations.

(Ord. 98-08-1240 (part))

   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 of Signal Hill. In an effort to accommodate the city's diverse housing needs, the concepts, regulations and conditions set forth in the special purpose housing specific plan, Area four is added to provide for the development of an affordable multi-family housing project, childcare center and public park. Services envisioned for the housing development include: on-site childcare, offices and classroom facility for provision of on-site social services programs, communal laundry facilities, a community room with associated support space, a police resource center and a public park. With the exception of the public park and the police resource center, the city does not contemplate development of a facility which relies on extensive city services and the operator shall be responsible for providing services to the residents.

   The special purpose 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 of Area Four. The specific plan area four is an area of approximately 5.42 acres located west of California Avenue approximately three hundred feet to the city boundary, south of 25th street and north of the old Pacific Electric Railroad right-of-way The boundaries of the area are more specifically set forth in Figure 1 as set forth in Exhibit A of the ordinance codified in this section.

   C.   Goals and Objectives. Goals for the development within the SP-7, area four, special purpose housing specific plan include the following:

   1.   Assure that low-income families have access to adequate and affordable housing opportunities;

   2.   Support development of dwelling units expressly designed for the special needs of low-income families including both two and three-bedroom living rental units;

   3.   Encourage the development of privately sponsored housing developments intended to be occupied by low and moderate-income families;

   4.   Apply design standards which result in the highest quality development and achieve streetscapes with pedestrian scale and ambiance consistent with Signal Hill's small-town character;

   5.   Provide architectural diversity and avoid uniformity of appearance.

(Ord. 2001-11-1299 § 1)

   The provisions of this chapter shall apply to all property shown as SP-7, special purpose housing specific plan, area four, on the official zoning map.

(Ord. 2001-11-1299 § 1)

   A.   Principal Uses. The following uses shall be permitted within the SP-7, special purpose housing specific plan, area four. Unlisted uses shall be prohibited.

   Multi-family dwelling units available for rent.

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

Community meeting room with associated support spaces such as warm-up noncommercial kitchen, storage, childcare facility, social services office, meeting rooms, property management offices, police resource office, associated storage, maintenance facility, laundry facilities for the sole use of the residents, open space and recreational facility.

(Ord. 2001-11-1299 § 1)

   A maximum of ninety-six multiple-family dwelling units in buildings distributed and located on the site as generally indicated in Figure 1 as set forth in Exhibit A of the ordinance codified in this section, shall be permitted.

(Ord. 2001-11-1299 § 1)

   A.   All property within the special plan, area four, shall be developed and maintained in accordance with all provisions of the special purpose housing specific plan and applicable ordinances and policies of the city. 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 of this code, and this chapter. Determination of "substantive change" 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 shown in Figure 1 as set forth in Exhibit A of the ordinance codified in this section.

   D.   Building Design. The design theme and facade treatment shall be consistent with the contemporary bungalow vernacular architectural theme, as generally shown in Figures 3 and 4. Design elements including, but not limited to, the use of offsets and recesses, staggered roof lines, roof clerestories and wood trellis covers shall be provided consistent with the elevations shown on Figures 2, 3 and 4. Materials and colors shall be consistent with those shown on the sample board on file in the planning department. The floor plans shall substantially conform to the floor plans as shown in Figures 5, 6, 7 and 8.

(Ord. 2001-11-1299 § 1)

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

   Measurement and determination of building heights shall be as in Section 20.04.102, of this code, except that "natural ground elevation" referenced therein, shall be the elevation(s) of each building pad as established on the site plan, as shown in Figure 1 as set forth in Exhibit A of the ordinance codified in this section.

   B.   The maximum permissible number of stories shall be two.

(Ord. 2001-11-1299 § 1)

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

   1.   Front setback along Burnett Street - five feet;

   2.   Front setback along Nevada Street - three feet;

   3.   Front setback along 25th Street - eight feet;

   4.   Front setback along 25th Place - three feet;

   5.   Side setback along California Avenue (north of Burnett) - four feet;

   6.   Side setback along California Avenue (south of Burnett) - ten feet;

   7.   Rear setback along Pacific Electric right-of-way - ten feet.

(Ord. 2001-11-1299 § 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, decks, patios, lanais, steps or stairways, provided these are at, or below, floor level of the first story.

   C.   Parking areas, swimming pools and spas shall not be permitted in any required front or streetside yard setback, and shall not be located less than five feet from side or rear lot line.

(Ord. 2001-11-1299 § 1)

   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 § 16)

   A.   A minimum of fifteen percent of the lot area (after right-of-way dedication) shall be required to be open space.

   B.   The following shall not be considered open space for purposes of satisfying minimum requirements:

   1.   Driveways;

   2.   Parking areas;

   3.   Required setbacks along California Avenue.

   C.   Covered patios, at-grade decks shall not account for more than fifty percent of the required open space. The remainder shall be fully landscaped and irrigated.

(Ord. 2001-11-1299 § 1)

   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 thirty 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. 2001-11-1299 § 1)

   A.   Permitted Fences Walls and Hedges. Fences, walls and hedges not greater than six feet in height shall be permitted at all rear or side yards. Fences, walls and hedges along the street frontage shall be setback four feet from the property line and shall not exceed six feet in height. The design and appearance of fences and walls in the front yards shall be of an upgraded design, consistent with architectural elevations and the contemporary bungalow vernacular theme of the proposed project.

(Ord. 2001-11-1299 § 1)

   A.   A minimum of ninety-six parking spaces shall be provided for the residential portion of the project. A minimum of twenty- four stalls shall be provided for the childcare and community facility component of the

project. Prior to the project’s conversion to non-restricted occupancy, additional off-street parking shall be provided in conformance with the requirements of Chapter 20.70 of this code and Title 24.

   B.   The number of parking spaces and the design, construction and striping of the parking areas shall be consistent with the site plan.

   C.   Parking stalls shall measure nine feet in width by twenty feet in depth. Aisle widths shall measure twenty-four feet in width. The maximum vehicle overhang for any parking space shall be three feet.

   A.   Trash and storage and 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 city engineer / public works director.

   B.   Provided enclosures shall not be less than five feet in height and shall include solid metal panel gates equipped with self-closing devices. Adequate access shall be provided to facilitate ease of trash/recyclable removal.

(Ord. 2001-11-1299 § 1)

   A single nameplate with the project address is permitted. All other signs, except for signs identified in Section 20.58.120 of this code as being permissible in any zoning district without a sign permit are prohibited. (Ord. 2001-11-1299 § 1)

   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 vents shall be oriented to face the interior courtyard whenever possible. All exterior air-conditioning vents shall be finished to match the building color. Landscape screening shall be provided for those exterior air-conditioner vents provided on the first floor.

(Ord. 2001-11-1299 § 1)

   A.   All on-site water supply, wastewater collection and sewage lines and facilities shall be provided by the developer on accordance with the city of Signal Hill standards 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 of existing overhead utilities shall not be required in area four.

(Ord. 2001-11- 1299 § 1)

   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 of Signal Hill. In an effort to accommodate the city's diverse housing needs, the concepts, regulations and conditions set forth in the Special Purpose Housing Specific Plan, Area 5 is added to provide for the development of an affordable multi-family housing project for both senior and family households. The city does not contemplate development of a facility that relies on extensive city services and the operator shall be responsible for providing services to the residents.

   The Special Purpose 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 of Area 5. The Specific Plan Area 5 is an area of approximately 1.42 acres located on the east side of California Avenue between Burnett and Willow Streets. The boundaries of the area are more specifically set forth on the approved site plan on file with the community development department.

   C.   Goals and Objectives. Goals for the development within the SP-7, Area 5, Special Purpose Housing Specific Plan include the following:

   1.   Assure that low-income senior and family households have access to adequate and affordable housing opportunities.

   2.   Support development of dwelling units expressly designed for the special needs of senior households.

   3.   Support development of dwelling units expressly designed for the special needs of low-income families including both two- and three-bedroom rental units.

   4.   Encourage the development of privately sponsored housing developments intended to be occupied by low- and moderate-income families.

   5.   Apply design standards which result in the highest quality development and achieve streetscapes with pedestrian scale and ambiance consistent with Signal Hill's small town character.

   6.   Provide architectural diversity and avoid uniformity of appearance.

(Ord. 2005-01-1343 (part))

   The provisions of this chapter shall apply to all property shown as SP-7, Special Purpose Housing Specific Plan, Area 5, on the official zoning map.

(Ord. 2005-01-1343 (part))

   A.   Principal Uses. The following uses shall be permitted within the SP-7, Special Purpose Housing Specific Plan, Area 5. Unlisted uses shall be prohibited.

   1.   Multi-family dwelling units available for rent.

   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.   Community meeting room with associated support spaces;

   2.   Property management offices;

   3.   Laundry facilities for the sole use of the residents;

   4.   Open space;

   5.   Carports and uncovered parking lots.

   C.   Occupancy Restrictions. Except for the units occupied by on-site property management staff, occupancy of the dwelling units developed pursuant to the Special Purpose Housing Specific Plan (SP-7), Area 5 shall be restricted to low-income families and senior households, consistent with the terms of the Disposition and Development Agreement with Las Brisas Community Housing II L.P. approved on July 13, 2004 executed between the City of Signal Hill Redevelopment Agency, Signal Hill Housing Authority and the developer/operator. Upon expiration of the agreement, the developer, or subsequent property owner(s) shall have the option of:

   1.   Entering into a new agreement with the city, which would restrict occupancy of the project to low-income families and senior households; or

   2.   Upon the construction of additional parking, as may be required, pursuant to Section 20.41.880, offer the units for rent to the general public.

   D.   A declaration of covenants, conditions and restrictions containing the restrictions provided in this section, and in a form approved by the city, shall be recorded against the property and shall run with the land.

(Ord. 2005-01-1343 (part))

   A maximum of sixty multiple-family dwelling units in buildings distributed and located on the approved site plan shall be permitted.

(Ord. 2005-01-1343 (part))

   A.   All property within the Specific Plan, Area 5, shall be developed and maintained in accordance with all provisions of the Special Purpose Housing 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 approved site plan.

   D.   Building Design. The design theme and facade treatment shall be consistent with the contemporary architectural theme, as generally shown on the approved building elevations. Design elements including, but not limited to, the use of offsets and recesses, staggered roof-lines, and balconies shall be provided consistent with the approved building elevations. 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 floor plans.

(Ord. 2005-01-1343 (part))

   A.   The maximum height of each structure shall not exceed forty-eight feet. 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 grading plan.

   B.   The maximum permissible number of stories shall be four.

(Ord. 2005-01-1343 (part))

   The setback lines shall substantially conform to the approved site plan.

(Ord. 2005-01-1343 (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.

 

   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 § 17)

   A.   Permitted Fences, Walls and Hedges. Fences, walls and hedges not greater than six feet in height shall be permitted at all rear or side yards. Fences, walls and hedges along the street frontage shall be setback four feet from the property line and shall not exceed six feet in height. The design and appearance of fences and walls in the front yards shall be of a design consistent with architectural elevations.

(Ord. 2005-01-1343 (part))

   A.   A minimum of seventy-one parking spaces shall be provided. A minimum of twenty-seven spaces shall be provided in carports. Senior citizen residents shall be given priority for use of carport spaces. Prior to the project's conversion to non-restricted occupancy, pursuant to Section 20.41.820(c), additional off-street parking shall be provided in conformance with the requirements of Chapter 20.70 of the Signal Hill Municipal Code and Title 24.

   B.   The number of parking spaces and the design, construction and striping of the parking areas shall be consistent with the site plan.

   C.   Parking stalls shall measure nine feet in width by eighteen feet in depth. Aisle widths shall measure twenty-four feet in width. The maximum vehicle overhang for any parking space shall be three feet.

(Ord. 2005-01-1343 (part))

   A.   Trash and storage and 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 consistent with those shown on the approved site plan. A trash chute shall be provided in each residential structure.

   B.   Provided enclosures shall accommodate two bins in each building, each with a three cubic yard capacity. Adequate access at the ground level shall be provided to facilitate ease of trash/recyclable removal.

   C.   The developer shall be responsible to schedule additional trash removal pick-ups if necessary.

(Ord. 2005-01-1343 (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. 2005-01-1343 (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 vents shall be oriented to face the interior courtyards whenever possible. All exterior air-conditioning vents shall be finished to match the building color. Landscape screening shall be provided for those exterior air-conditioner vents provided on the first floor.

(Ord. 2005-01-1343 (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.   Undergrounding of existing overhead utilities shall not be required in Area 5.

(Ord. 2005-01-1343 (part))

   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 of Signal Hill. In an effort to accommodate the city's diverse housing needs, the concepts, regulations and conditions set forth in the Special Purpose Housing Specific Plan, Area 6 is added to provide for the development of an affordable multi-family housing project for both senior and family households. The city does not contemplate development of a facility that relies on extensive city services and the operator shall be responsible for providing services to the residents.

   The Special Purpose 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 of Area 6. The Specific Plan Area 6 is an area of approximately 1.61-acres located on the south side of Hill Street between Gundry and Walnut Avenues and shown on the Official Zoning Map.

   C.   Goals and Objectives. Goals for the development within the SP-7, Area 6, Special Purpose Housing Specific Plan include the following:

   1.   Assure that low-income households have access to adequate and affordable housing opportunities.

   2.   Support development of dwelling units expressly designed for the special needs of low-income families including both two and three bedroom living rental units.

   3.   Encourage the development of privately sponsored housing developments intended to be occupied by low- and moderate- income families.

   4.   Apply design standards which result in the highest quality development and achieve streetscapes with pedestrian scale and ambiance consistent with Signal Hill’s small town character.

   5.   Provide architectural diversity and avoid uniformity of appearance.

(Ord. 2013-11-1464, (part); Ord. 2008-08-1385, (part))

   The provisions of this chapter shall apply to all property shown as SP-7, Special Purpose Housing Specific Plan, Area 6, on the official zoning map.

(Ord. 2008-08-1385 (part))

   A.   Principal Uses. The following uses shall be permitted within the SP-7, Special Purpose Housing Specific Plan, Area 6. Unlisted uses shall be prohibited.

   1.   Multi-family dwelling units available for sale or rent by right.

   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.   Community meeting room with associated support spaces;

   2.   Property management offices;

   3.   Laundry facilities for the sole use of the residents;

   4.   Open space;

   5.   Garages, carports and uncovered parking lots.

   C.   Occupancy Restrictions. Except for the units occupied by on-site property management staff, occupancy of the dwelling units developed pursuant to the Special Purpose Housing Specific Plan (SP-7), Area 6 shall be restricted to extremely low, very low and low-income households, consistent with the terms of a Disposition and Development Agreement executed between the City of Signal Hill Housing Authority and the developer/operator. Upon expiration of the Agreement, the Developer, or subsequent Property Owner(s) shall have the option of:

   1.   Entering into a new Agreement with the City, which would restrict occupancy of the project to extremely low, very low and low-income households; or

   2.   Upon the construction of additional parking, as may be required pursuant to Section 20.41.965, offer the units for sale or rent to the general public.

(Ord. 2013-11-1464, (part); Ord. 2008-08-1385 (part))

    Seventy-two multiple-family dwelling units in buildings distributed and located on a site plan to be administratively approved by the Director of Community Development.

(Ord. 2013-11-1464, (part); Ord. 2008-08-1385 (part); Ord. 2012-02-1445 § 1)

   A.   All property within the Special Plan, Area 6, shall be developed and maintained in accordance with all provisions of the Special Purpose Housing 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 administrative review and approval by the Director of Community Development, in compliance with the findings of Section 20.52.050, “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 administratively approved by the Director of Community Development pursuant to the provisions of this chapter.

   D.   Building Design. The design theme and facade treatment shall be consistent with the contemporary architectural theme, as generally shown on the building elevations as administratively approved by the Director of Community Development pursuant to Chapter 20.52. Design elements shall include, but not be limited to, the use of offsets and recesses, staggered roof-lines, and balconies, consistent with the approved building elevations. To avoid uniformity, submitted plans shall include a variety of materials and complimentary colors. The floor plans shall substantially conform to the floor plans as shown on the approved floor plans.

(Ord. 2008-08-1385 (part); Ord. 2012-02-1445 § 1)

   A.   The maximum height of each structure shall not exceed forty-eight feet. 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 grading plan.

   B.   The maximum permissible number of stories shall be four.

(Ord. 2008-08-1385 (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.

 

   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 § 18)

   The setback lines shall substantially conform to the approved site plan.

(Ord. 2008-08-1385 (part))

   A.   Permitted Fences, Walls and Hedges. Fences, walls and hedges not greater than six feet in height shall be permitted at all rear or side yards. Fences, walls and hedges along the street frontage shall be setback four feet from the property line and shall not exceed six feet in height. The design and appearance of fences and walls in the front yards shall be of a design consistent with architectural elevations.

(Ord. 2008-08-1385 (part))

   A.   On-site parking shall be provided as follows:

      One bedroom/studio unit:   .5 space

      Two bedroom unit:      1 space

      Three bedroom unit:      2 spaces

   Prior to the project's conversion to non-restricted occupancy, pursuant to Section 20.41.935(c), additional off-street parking shall be provided in conformance with the requirements of chapter 20.70 of the Signal Hill Municipal Code and Title 24.

   B.   The number of parking spaces and the design, construction and striping of the parking areas shall be consistent with the site plan.

   C.   Parking stalls shall measure nine feet in width by eighteen feet in depth. Aisle widths shall measure twenty-four feet in width. The maximum vehicle overhang for any parking space shall be three feet.

(Ord. 2008-08-1385 (part))

   A.   Trash and storage and 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 consistent with those shown on the approved site plan.

   B.   Provided enclosures shall accommodate bins, each with a three cubic yard capacity. The number and size of the bins) shall be consistent with those shown on the approved site plan. Adequate access at the ground level shall be provided to facilitate ease of trash/recyclable removal.

   C.   The developer shall be responsible to schedule additional trash removal pick-ups if necessary.

(Ord. 2008-08-1385 (part))

   A single nameplate with the project address is permitted. All other signs, except for signs identified in Chapter 20.52 of the Signal Hill Municipal Code as being permissible in any zoning district without a sign permit are prohibited.

(Ord. 2008-08-1385 (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 vents shall be oriented to face the interior courtyards whenever possible. All exterior air-conditioning vents shall be finished to match the building color. Landscape screening shall be provided for those exterior air-conditioner vents provided on the first floor.

(Ord. 2008-08-1385 (part))

   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 Angels County Sanitation District requirements.

(Ord. 2008-08-1385 (part))

   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 reviewed 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 individualproject submittals.

   1.   The intent and purpose of this subpart is to establish a specific plan to guide the physical development of a particular geographic area within the City of Signal Hill. In an effort to accommodate the city's diverse housing needs. The concepts, regulations and the conditions set forth in the special purpose housing specific plan, area seven is added to provide for the development of an affordable multi-family housing development for all types of households. A property management company shall be responsible for providing on-site property management, classes, and other social services to the residents.

   2.   The special purpose specific plan has been prepared in accordance with the requirements of the Cal. Gov’t Code (§§ 65450 through 65457) and addresses all of the issues and topics specified in that code.

   B.   Location and Boundary of Area Seven. Area seven is approximately two acres located on the northwest corner of E. Willow Street and Walnut Avenue, Assessor Parcel Number (APN) 7212-010-038 and shown on the Official Zoning Map.

   C.   Goals and Objectives. Goals for the development within the SP-7, Area Seven, Special Purpose Housing Specific Plan include the following:

   1.   Ensure that moderate-income households have access to adequate and affordable housing opportunities with units expressly designed for special needs residents and seniors.

   2.   Support the development of privately sponsored housing developments designed to be occupied by moderate-income families.

   3.   Apply design standards which result in the highest quality development and achieve streetscapes with pedestrian scale and ambiance consistent with Signal Hill's small-town character.

   4.   Support development with units expressly designed as non-smoking to reduce the impacts associated with second-hand smoke.

   5.   Provide architectural diversity and avoid uniformity of appearance.

   6.   Encourage village style developments with common spaces for gathering including outdoor areas pedestrian trails, with appealing landscaping, lighting, and seating. (Ord. 2022-07-1359 § 4 (Exh. D (part)))

   The provisions of this subpart shall apply to all property shown as SP-7, Special Purpose Housing Specific Plan, Area VII, on the Official Zoning Map.

(Ord. 2022-07-1359 § 4 (Exh. D (part)))

   A.   The standards of this subpart shall be applicable to all development, redevelopment, expansions, and modifications of buildings and uses on all property shown on the official zoning map with the zoning designation of SP-7 Special Purpose Housing Specific Plan.

   B.   Site Plan and Design Review. SP-7 is intended to allow affordable residential development to moderate-income households as a permitted use, to authorize the director to allow other compatible permitted uses, and to establish development and design standards. However, project approval will require review by the Director of Administrative Site Plan and Design Review pursuant to Chapter 20.52 of the Signal Hill Municipal Code. (Ord. 2022-07-1359 § 4 (Exh. D (part)))

   A.   Principal Uses. The following uses shall be permitted within the SP-7, Special Purpose Housing Specific Plan, Area 7. Unlisted uses shall be prohibited.

   1.   Multi-family dwelling units available for sale or rent by right.

   2.   Smoke free multi-family dwelling units available for sale or rent by right.

   3.   Transitional housing, supportive housing, and licensed group homes serving six persons or fewer "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.   Community meeting room with associated support spaces and social services.

   2.   Property management, medical and social services offices.

   3.   Laundry facilities for the sole use of the residents.

   4.   Open space.

   5.   Garages, carports and uncovered parking lots.

   6.   Pet run; pet relief area, pet exercise area; dog park; pet washroom.

   7.   Community garden.

   8.   Tot lot with play equipment/structures.

   9.   Other amenities as approved by the Director of Community Development (director).

   10.   Existing oil and gas wells may remain pursuant to SHMC Chapter 16; however, no new oil and gas wells may be created on the site.

   C.   Occupancy Restrictions. Except for the units occupied by on-site property management staff, occupancy of the dwelling units developed pursuant to the Special Purpose Housing Specific Plan (SP-7), Area 7 shall be restricted to moderate-income households, consistent with the terms of a development agreement, or similar executed document between the City of Signal Hill Housing Authority and the developer/operator. Upon expiration of the agreement, the developer, or subsequent property owner(s) shall:

   1.   Enter into a new development agreement or similar agreement with the city, which would restrict occupancy of the project to moderate-income households.

   2.   Commit to having at least one nonsmoking building and incorporate the prohibition into the lease agreements for the affected units. If the proposed project contains only one building, the developer or property owner(s) shall commit to prohibiting smoking in designated contiguous units and incorporate the prohibition into the lease agreements for the affected units. (Ord. 2022-07-1359 § 4 (Exh. D (part)))

   The allowable density is thirty-five to forty-five dwelling units per acre. A maximum of ninety dwelling units shall be permitted in multi-family buildings distributed and located in substantial compliance with the conceptual site plan below and on file with the office of the city clerk, or as administratively approved by the director pursuant to the provisions of this subpart. (Ord. 2022-07-1359 § 4 (Exh. D (part)))

   A.   All property within the Special Plan, Area VII, shall be developed and maintained in accordance with all provisions of the Special Purpose Housing Specific Plan (SP-7), and applicable ordinances and policies of the City of Signal Hill. In the event of inconsistency between the specific plan, Area VII, 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 administrative review and approval by the director, in compliance with the findings of Section 20.52.050, "Site Plan and Design Review," of the Signal Hill Municipal Code (SHMC), and this chapter. Determination of "substantive change" hereunder shall be made at the sole discretion of the director.

   C.   Site Plan. Site development shall substantially conform to the conceptual site plan shown in Exhibit E to the ordinance codified in this chapter and on file with the office of the city clerk, or as administratively approved by the director pursuant to the provisions of this chapter.

   D.   Building Design. The design, theme, and facade treatment shall be consistent with contemporary architectural theme, as administratively approved by the director pursuant to Chapter 20.52 of the SHMC. Design elements shall include, but not be limited to, varied building heights, staggered rooflines, and balconies, the use of offsets and recesses, consistent with the approved building elevations. To avoid uniformity, submitted plans shall include a variety of materials and complimentary colors. (Ord. 2022-07-1359 § 4 (Exh. D (part)))

   A.   The maximum height of each of the structures shall not exceed four stories or forty-eight feet. Measurement and determination of building heights shall be from the existing grade as established on the approved grading plan.

   B.   The structures shall vary in height to the maximum extent possible from one to four stories to maximize design integrity and minimize visual bulk and mass. (Ord. 2022-07-1359 § 4 (Exh. D (part)))

   The setback lines shall substantially conform to the approved site plan. (Ord. 2022-07-1359 § 4 (Exh. D (part)))

   All lighting of the building, landscaping, parking areas, and similar facilities shall be hooded and directed to reflect away from adjoining properties. Up lighting and down lighting shall be utilized when feasible on buildings and in landscaping area. (Ord. 2022-07-1359 § 4 (Exh. D (part)))

   A.   General Landscape Standards. The landscaping standards provided in this section shall apply to all parcels within Special Purpose Housing Specific Plan (SP-7), Area 7, and shall comply with Chapter 13.10 of the Signal Hill Municipal Code, Water Conservation in Landscaping.

   1.   Landscaping and a permanent irrigation system shall be maintained in the area between any property line abutting a public right-of-way and the dwelling, building or structure.

   2.   Landscaping and vegetation shall be maintained as follows:

   a.   All landscaped areas shall be kept and maintained in a manner that does not detract from the appearance of the immediate neighborhood, and that protects the health, safety and welfare of the user, occupants, and general public.

   b.   All landscaped areas shall be kept and maintained in a neat and clean condition, free of weeds, debris, litter, dead, diseased, or dying vegetation and broken or defective decorative elements.

   c.   Vegetation in landscaped areas shall be mowed, groomed, trimmed, pruned, and watered to maintain a healthy, growing condition.

   d.   Irrigation systems shall be kept in good working condition and repair to prevent leaks or public health hazards.

   e.   Vegetative overgrowth shall not be permitted in a manner that is likely to harbor rodents, vermin, insects, or other nuisances; or that impedes, obstructs, or denies pedestrian or other lawful travel on sidewalks, walkways, or other public rights-of-way.

   f.   All property owners shall water, prune, weed and otherwise maintain landscaping in the parkway portions of adjoining streets, including street trees.

   g.   Parkway landscaping shall be maintained by the abutting property owner.

   B.   Minimum landscape area. A minimum of ten percent of the total specific plan area shall provide and be maintained as landscaped area. Setback area and other unused areas of the site that are not intended for future use may count toward the required percentage. Parking lot landscaping may not be counted toward meeting the minimum percentage.

   1.   Landscape planting shall emphasize drought-tolerant and native species, complement the architectural design of structures on the site and be suitable for the soil and climatic conditions of the site. Consistent with the purposes of Cal. Gov’t Code §§ 65591 et seq. (Water Conservation in Landscaping Act), all new and rehabilitated landscape projects shall comply with the following water-conserving landscape requirements:

   a.   To the greatest extent possible, landscape material shall consist of drought-tolerant plants. Low-water-use plants shall be used in at least fifty percent of the total planted area. Planted areas shall consist of plant material well-suited to the given soil and climate of the region. Plant selection shall take into consideration water conservation through appropriate use and groupings of plants that are well adapted to sites and require similar watering needs and climatic, geological, and topographical conditions.

   b.   The maximum area permitted for living turf shall be thirty percent of the total landscaped area on the site. Higher percentages may be permitted when sod is an essential part of the development's common outdoor open space areas such as playing fields, gardens, dog runs, parks and residential model units. Turf usage shall only be permitted for highly visible and functional use areas. Natural turf shall not be permitted in areas difficult to irrigate, such as sidewalk strips, slopes over fifteen percent or narrow pathways.

   c.   Where decorative water features such as pools, ponds or waterfalls are used in landscaped areas, such features shall incorporate recycling of water and, where available, use of reclaimed water. Decorative water features shall be designed to minimize water loss.

   C.   Minimum landscaping of lot. The lot areas not utilized for vehicular and pedestrian access, shall be landscaped with plant materials, including some combination of trees, shrubs, groundcover, and natural turf. Decorative landscape material, such as exposed mulch, rocks, or decomposed granite may be used but is to be an integral landscape design element and shall be limited to a maximum of twenty percent of the landscape area. Artificial turf and pavers may also be used as decorative landscape; however, artificial turf shall not be used in combination with living turf.

   D.   All living landscaped areas shall be provided with an automatic irrigation system, unless the director finds that such an irrigation system, due to the size, location, or configuration of the landscaped area, cannot reasonably be installed and maintained.

   E.   Plant selection, container size and spacing shall be specified to achieve an immediate effect of a filled-in landscape and to allow sustained growth of planting materials.

   F.   The minimum container size for interior lot trees shall be fifteen gallons, and twenty-four-inch boxes for street trees. Tree sizes are to meet to following percentages: twenty-four-inch (or larger) boxes shall be a minimum of thirty-five percent of the total trees and fifteen-gallon containers shall be a maximum of sixty-five percent of the total trees.

   G.   Mature specimen trees in thirty- six-inch boxes shall be provided for larger or prominent areas in sufficient quantity, subject to the approval of the director, to provide variety and emphasis at main focal areas.

   H.   The minimum plant size for shrubs shall be five gallons.

   I.   Groundcover, including turf, shall be planted in a manner to provide one hundred percent coverage within one year of initial planting.

   J.   Plant material installation standards:

   1.   Trees planted within ten feet of a street, sidewalk, paved trail or walkway shall be a deep-rooted species or shall be separated from paved surfaces by a root barrier to prevent physical damage. A minimum distance of ten feet is required between the center of trees to streetlight standards, water or sewer lines, water meters, back-flow prevention systems, sewer cleanouts and fire hydrants.

   2.   Screening plant material shall be used for utilities, fences, site walls and unadorned structure walls.

   3.   Trees and shrubs shall be planted and maintained in a manner that protects the basic rights of adjacent property owners.

   4.   Trees and shrubs shall be planted so that at maturity they do not interfere with traffic safety sight areas or require trimming to keep growth to a restricted height or width.

   K.   Hardscape and landscape replacement. In consideration of storm water/urban runoff protection subject to Chapter 12.16 of the SHMC and soil vapor mitigation subject to Chapter 16.24 of the SHMC, turf and hardscape replacement shall require approval by the Public Works and Community Development Directors prior to installation, to ensure maximum stormwater and methane mitigation is maintained.

   1.   Turf Replacement. 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 of the SHMC.

   L.   Surface parking lots/areas. A minimum of five percent of every parking lot shall be devoted to landscape excluding setbacks and vehicle overhangs. The maximum vehicular overhang shall be three feet. Surface parking shall be divided into smaller landscaped lots or courts, with defined pedestrian connections, landscaping, and shade trees. Surface parking lots should include ample shade trees to reduce the heat island effect. Twenty-four-inch to forty-eight-inch box trees are preferred. A landscape plan shall include the parking area and shall consist of a combination of trees, shrubs and groundcover, the size, quantity, species and location of each. Automatic irrigation must be provided to all landscaped areas.

   M.   Stormwater. Low Impact Development (LID) stormwater treatment plans shall be required as part of the landscape plans pursuant to Chapter 13 and landscape areas shall be designed for capture and infiltration capacity that is sufficient to prevent runoff from impervious surfaces. (Ord. 2022-07-1359 § 4 (Exh. D (part)))

   Open space, especially common open space, is desirable and shall be required in substantial compliance with the conceptual site plan as shown in Exhibit C to the ordinance codified in this subpart and on file with the office of the city clerk or with an alternative plan as approved by the director. Open space shall be a combination of hardscape and softscape, shall have pedestrian connectivity, shall be accessible to special needs residents, and shall offer a variety of passive and active activities. (Ord. 2022-07-1359 § 4 (Exh. D (part)))

   Fences, walls and hedges not greater than six feet in height, as measured from the ground on the highest side of the fence if grades are different, shall be permitted at all rear or side yards. Fences, walls, and hedges along the street frontage shall be setback four feet from the property line and shall not exceed six feet in height. The design and appearance of fences and walls in the front yard shall be of a design consistent with architectural elevations. (Ord. 2022-07-1359 § 4 (Exh. D (part)))

   A.   On-site parking shall be provided as follows:

   1.   One bedroom/studio unit: one- half space.

   2.   Two-bedroom unit: one space.

   3.   Three-bedroom unit: two spaces.

   B.   The number of parking spaces and the design, construction and striping of the parking areas shall be consistent with the site plan.

   C.   Parking stalls shall measure nine feet in width by twenty feet in depth. Aisle widths shall measure twenty-four feet in width. The maximum vehicle overhang for any parking space shall be three feet. (Ord. 2022-07-1359 § 4 (Exh. D (part)))

   A.   Access and location. Access to parking lots and parking spaces shall comply with Section 20.70.070 of the SHMC.

   B.   Pedestrian paths, trails, and access to, from, and throughout the development shall be a priority item and shall be reviewed in detail under a future Administrative Site Plan and Design Review, Chapter 25.52 of the SHMC. (Ord. 2022-07-1359 § 4 (Exh. D (part)))

   A.   Trash and storage and recycling 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 enclosure(s) shall be consistent with those shown on the approved site plan.

   B.   General Standards. All enclosures shall comply with the following:

   1.   All enclosure walls shall be a minimum of six feet tall, made of solid masonry or concrete block or equivalent material and matching in color to the main building(s).

   2.   Provided enclosures shall accommodate bins, each with a three cubic yard capacity. The number and size of bins shall be consistent with those shown on the approved site plan. Adequate access at the ground level shall be provided to facilitate ease of trash/recyclable removal.

   3.   All enclosure gates shall be heavy-gauge metal with solid or opaque screening and be designed with cane bolts on the doors to secure the gates when in the open position. Doors or gates to an enclosure shall be self-closing types. Latches shall be no higher than five feet.

   4.   All enclosures shall include a solid roof.

   5.   An accessible path of travel to the trash enclosure shall be provided.

   6.   All refuse collection areas shall be maintained in a clean, safe, and sanitary condition.

   C.   The developer shall be responsible for scheduling additional trash removal pick-ups if necessary. (Ord. 2022-07-1359 § 4 (Exh. D (part)))

   A single nameplate, low monument sign, or other sign as approved by the director, with the project address is permitted. All other signs, except for signs identified in Chapter 20.52 of the SHMC as being permissible in any zoning district without a sign permit, are prohibited. (Ord. 2022-07-1359 § 4 (Exh. D (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 vents shall be oriented to face the interior courtyards whenever possible. All exterior air-conditioning vents shall be finished to match the building color. Landscape screening shall be provided for those exterior air-conditioner vents provided on the first floor. (Ord. 2022-07-1359 § 4 (Exh. D (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. 2022-07-1359 § 4 (Exh. D (part)))

   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 reviewed 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.

   1.   The intent and purpose of this subpart is to establish a specific plan to guide the physical development of a particular geographic area within the City of Signal Hill. In an effort to accommodate the city's diverse housing needs, the concepts, regulations and the conditions set forth in the special purpose housing specific plan, area eight is added to provide for the development of affordable multi-family housing for all types of households. A property management company shall be responsible for providing on-site property management, classes, and other social services to the residents.

   2.   The special purpose specific plan has been prepared in accordance with the requirements of the Cal. Gov’t Code (§§ 64540 through 65507) and addresses all of the issues and topics specified in that code.

   B.   Location and Boundary of Area VIII. Area VIII is approximately eight and six- tenths acres located between Orange Avenue and Gundry Avenue and E. 27th Street and E. 28th Street, designated as Assessor Parcel Numbers 7212-008-049, 051, 7212-010-010, -019, and -020, and shown on the Official Zoning Map.

   C.   Goals and Objectives. Goals for the development within the SP-7, Area VIII, Special Purpose Housing Specific Plan include the following:

   1.   Ensure that extremely low-, very low-income, and low-income households have access to adequate and affordable housing opportunities with units expressly designed for special needs residents and seniors.

   2.   Support the development of privately sponsored housing developments designed to be occupied by extremely low-, very low-, and low-income families.

   3.   Apply design standards which result in the highest quality development and achieve streetscapes with pedestrian scale and ambiance consistent with Signal Hill's small-town character.

   4.   Support development with units expressly designated as non-smoking to reduce impacts associated with second-hand smoke.

   5.   Provide architectural diversity and avoid uniformity of appearance.

   6.   Encourage village style developments with common spaces for gathering including outdoor areas pedestrian trails, with appealing landscaping, lighting, and seating. (Ord. 2022-07-1359 § 4 (Exh. D (part)))

   The provisions of this subpart shall apply to all property shown as SP-7, Special Purpose Housing Specific Plan, Area 8, on the official zoning map. (Ord. 2022-07-1359 § 4 (Exh. D (part)))

   A.   The standards of this subpart shall be applicable to all development, redevelopment, expansions, and modifications of buildings and uses on all property shown on the official zoning map with the zoning designation of SP-7 Special Purpose Housing Specific Plan.

   B.   Site Plan and Design Review. SP-7 is intended to allow affordable residential development to extremely low-, very low-, and low-income households as a permitted use, to authorize the director to allow other compatible permitted uses, and to establish development and design standards. However, project approval will require review by the Director of Administrative Site Plan and Design Review pursuant to Chapter 20.52 of the Signal Hill Municipal Code. (Ord. 2022-07-1359 § 4 (Exh. D (part)))

   A.   Principal Uses. The following uses shall be permitted within the SP-7, Special Purpose Housing Specific Plan, Area 8. Unlisted uses shall be prohibited.

   1.   Multi-family dwelling units available for sale or rent by right.

   2.   Smoke-free multi-family dwelling units available for sale or rent by right.

   3.   Transitional housing, supportive housing and licensed group homes serving six persons or fewer "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 sit.

   1.   Community meeting room with associated support spaces and social services.

   2.   Property management, medical and social services offices.

   3.   Laundry facilities for the sole use of the residents.

   4.   Open space.

   5.   Garages, carports and uncovered parking lots.

   6.   Pet run; pet relief area, pet exercise area; dog park; pet washroom.

   7.   Community garden.

   8.   Tot lot with play equipment/structures.

   9.   Other amenities as approved by the director.

   10.   Existing oil and gas wells may remain pursuant to SHMC Chapter 16; however, no new oil and gas wells may be created on the site.

   C.   Occupancy Restrictions. Except for the units occupied by on-site property management staff, occupancy of the dwelling units developed pursuant to the Special Purpose Housing Specific Plan (SP-7), Area VIII shall be restricted to extremely low-, very low-, and low-income households, consistent with the terms of a development agreement, or similar executed document between the City of Signal Hill Housing Authority and the developer/operator. Upon expiration of the agreement, the developer, or subsequent property owner(s) shall:

   1.   Enter into a new development agreement or similar agreement with the city, which would restrict occupancy of the project to extremely low-, very low-, and low-income households.

   2.   Commit to having at least one nonsmoking building and incorporate the prohibition into the lease agreements for the affected units. If the proposed project contains only one building, the developer or property owner(s) shall commit to prohibiting smoking in designated contiguous units and incorporate the prohibition into the lease agreements for the affected units. (Ord. 2022-07-1359 § 4 (Exh. D (part)))

   The allowable density is thirty-five to forty-five dwelling units per acre. A maximum of two hundred ninety dwelling units shall be permitted in multi-family buildings distributed and located in substantial compliance with the conceptual site plan below and on file with the office of the city clerk, or as administratively approved by the director. (Ord. 2022-07-1359 § 4 (Exh. D (part)))

   A.   All property within SP-7, Area VIII., shall be developed and maintained in accordance with all provisions of the special purpose housing specific plan and applicable ordinances and policies of the City of Signal Hill. In the event of inconsistency between the Specific Plan, Area 8, 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 administrative review and approval by the director, in compliance with the findings of Section 20.52.050, "Site Plan and Design Review," of the Signal Hill Municipal Code, and this subpart. Determination of "substantive change" hereunder shall be made at the sole discretion of the director.

   C.   Site Plan. Site development shall substantially conform to the conceptual site plan shown in Exhibit E to the ordinance codified in this subpart and on file with the office of the city clerk, or as administratively approved by the director pursuant to the provisions of this subpart.

   D.   Building Design. The design, theme, and facade treatment shall be consistent with contemporary architectural theme, as administratively approved by the director pursuant to Chapter 20.52 of the SHMC. Design elements shall include, but not be limited to, varied building heights, staggered rooflines, and balconies, the use of offsets and recesses, consistent with the approved building elevations. To avoid uniformity, submitted plans shall include a variety of materials and complimentary colors. (Ord. 2022-07-1359 § 4 (Exh. D (part)))

   A.   The maximum height of each structure shall not exceed five stories or sixty feet. Measurement and determination of building heights shall be from the existing grade as established on the grading plan.

   B.   The maximum permissible number of stories shall be five. (Ord. 2022-07-1359 § 4 (Exh. D (part)))

   The setback lines shall substantially conform to the approved site plan. (Ord. 2022-07-1359 § 4 (Exh. D (part)))

   All lighting of the building, landscaping, parking areas, and similar facilities shall be hooded and directed to reflect away from adjoining properties. Up lighting and down lighting shall be utilized when feasible on buildings and in landscaping area. (Ord. 2022-07-1359 § 4 (Exh. D (part)))

   A.   General Landscape Standards. The landscaping standards provided in this section shall apply to all parcels within Special Purpose Housing Specific Plan (SP-7), Area VIII, and shall comply with Chapter 13.10 of the Signal Hill Municipal Code, Water Conservation in Landscaping.

   1.   Landscaping and a permanent irrigation system shall be maintained in the area between any property line abutting a public right-of-way and the dwelling, building or structure.

   2.   Landscaping and vegetation shall be maintained as follows:

   a.   All landscaped areas shall be kept and maintained in a manner that does not detract from the appearance of the immediate neighborhood, and that protects the health, safety and welfare of the user, occupants, and general public.

   b.   All landscaped areas shall be kept and maintained in a neat and clean condition, free of weeds, debris, litter, dead, diseased, or dying vegetation and broken or defective decorative elements.

   c.   Vegetation in landscaped areas shall be mowed, groomed, trimmed, pruned, and watered to maintain a healthy, growing condition.

   d.   Irrigation systems shall be kept in good working condition and repair to prevent leaks or public health hazards.

   e.   Vegetative overgrowth shall not be permitted in a manner that is likely to harbor rodents, vermin, insects, or other nuisances; or that impedes, obstructs, or denies pedestrian or other lawful travel on sidewalks, walkways, or other public rights-of-way.

   f.   All property owners shall water, prune, weed and otherwise maintain landscaping in the parkway portions of adjoining streets, including street trees.

   g.   Parkway landscaping shall be maintained by the abutting property owner.

   B.   Minimum landscape area. A minimum of ten percent of the total specific plan area shall provide and be maintained as landscaped area. Setback area and other unused areas of the site that are not intended for future use may count toward the required percentage. Parking lot landscaping may not be counted toward meeting the minimum percentage.

   1.   Landscape planting shall emphasize drought-tolerant and native species, complement the architectural design of structures on the site and be suitable for the soil and climatic conditions of the site. Consistent with the purposes of Cal. Gov’t Code §§ 65591 et seq. (Water Conservation in Landscaping Act), all new and rehabilitated landscape projects shall comply with the following water-conserving landscape requirements:

   a.   To the greatest extent possible, landscape material shall consist of drought-tolerant plants. Low-water-use plants shall be used in at least fifty percent of the total planted area. Planted areas shall consist of plant material well-suited to the given soil and climate of the region. Plant selection shall take into consideration water conservation through appropriate use and groupings of plants that are well adapted to sites and require similar watering needs and climatic, geological, and topographical conditions.

   b.   The maximum area permitted for living turf shall be thirty percent of the total landscaped area on the site. Higher percentages may be permitted when sod is an essential part of the development's common outdoor open space areas such as playing fields, gardens, dog runs, parks and residential model units. Turf usage shall only be permitted for highly visible and functional use areas. Natural turf shall not be permitted in areas difficult to irrigate, such as sidewalk strips, slopes over fifteen percent or narrow pathways.

   c.   Where decorative water features such as pools, ponds or waterfalls are used in landscaped areas, such features shall incorporate recycling of water and, where available, use of reclaimed water. Decorative water features shall be designed to minimize water loss.

   C.   Minimum landscaping of lot. The lot areas not utilized for vehicular and pedestrian access, shall be landscaped with plant materials, including some combination of trees, shrubs, groundcover, and living functional use turf. Decorative landscape material, such as exposed mulch, rocks, or decomposed granite may be used but is to be an integral landscape design element and shall be limited to a maximum of twenty percent of the landscape area. Artificial turf and pavers may also be used as decorative landscape; however, artificial turf shall not be used in combination with living turf.

   D.   All living landscaped areas shall be provided with an automatic irrigation system, unless the director finds that such an irrigation system, due to the size, location, or configuration of the landscaped area, cannot reasonably be installed and maintained.

   E.   Plant selection, container size and spacing shall be specified to achieve an immediate effect of a filled-in landscape and to allow sustained growth of planting materials.

   F.   The minimum container size for interior lot trees shall be fifteen gallons, and twenty-four-inch boxes for street trees. Tree sizes are to meet to following percentages: twenty-four-inch (or larger) boxes shall be a minimum of thirty-five percent of the total trees and fifteen-gallon containers shall be a maximum of sixty-five percent of the total trees.

   G.   Mature specimen trees in thirty- six-inch boxes shall be provided for larger or prominent areas in sufficient quantity, subject to the approval of the director, to provide variety and emphasis at main focal areas.

   H.   The minimum plant size for shrubs shall be five gallons.

   I.   Groundcover, including turf, shall be planted in a manner to provide one hundred percent coverage within one year of initial planting.

   J.   Plant material installation standards:

   1.   Trees planted within ten feet of a street, sidewalk, paved trail or walkway shall be a deep-rooted species or shall be separated from paved surfaces by a root barrier to prevent physical damage. A minimum distance of ten feet is required between the center of trees to streetlight standards, water or sewer lines, water meters, back-flow prevention systems, sewer cleanouts and fire hydrants.

   2.   Screening plant material shall be used for utilities, fences, site walls and unadorned structure walls.

   3.   Trees and shrubs shall be planted and maintained in a manner that protects the basic rights of adjacent property owners.

   4.   Trees and shrubs shall be planted so that at maturity they do not interfere with traffic safety sight areas or require trimming to keep growth to a restricted height or width.

   K.   Hardscape and landscape replacement. In consideration of storm water/urban runoff protection subject to Chapter 12.16 of the SHMC and soil vapor mitigation subject to Chapter 16.24 of the SHMC, turf and hardscape replacement shall require approval by the Public Works and Community Development Directors prior to installation, to ensure maximum stormwater and methane mitigation is maintained.

   1.   Turf Replacement. 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 of the SHMC.

   L.   Surface parking lots/areas. A minimum of five percent of every parking lot shall be devoted to landscape excluding setbacks and vehicle overhangs. The maximum vehicular overhang shall be three feet. Surface parking shall be divided into smaller landscaped lots or courts, with defined pedestrian connections, landscaping, and shade trees. Surface parking lots should include ample shade trees to reduce the heat island effect. Twenty-four-inch to forty-eight-inch box trees are preferred. A landscape plan shall include the parking area and shall consist of a combination of trees, shrubs and groundcover, the size, quantity, species and location of each. Automatic irrigation must be provided to all landscaped areas.

   M.   Stormwater. Low Impact Development (LID) stormwater treatment plans shall be required as part of the landscape plans pursuant to Chapter 13 and landscape areas shall be designed for capture and treatment or infiltration capacity that is sufficient to prevent runoff from impervious surfaces. (Ord. 2022-07-1359 § 4 (Exh. D (part)))

   Open space, especially common open space, is desirable and shall be required in substantial compliance with the conceptual site plan as shown in below and on file with the office of the city clerk or with an alternative plan as approved by the director. Open space shall be a combination of hardscape and softscape, shall have pedestrian connectivity, shall be accessible to special needs residents, and shall offer a variety of passive and active activities. (Ord. 2022-07-1359 § 4 (Exh. D (part)))

   A.   Permitted Fences, Walls, and Hedges.

   1.   Fences, walls and hedges not greater than six feet in height as measured from the ground on the highest side of the fence if grades are different, shall be permitted at all rear or side yards. Fences, walls, and hedges along the street frontage shall be setback four feet from the property line and shall not exceed six feet in height. The design and appearance of fences and walls in the front yard shall be of a design consistent with architectural elevations.

   2.   All fences and walls shall require permits for construction. (Ord. 2022-07-1359 § 4 (Exh. D (part)))

   A.   On-site parking shall be provided as follows:

   1.   One bedroom/studio unit: one- half space.

   2.   Two-bedroom unit: one space.

   3.   Three-bedroom unit: two spaces.

   4.   Prior to the project's conversion to non-restricted occupancy, pursuant to Section 20.41.1015C., additional off-street parking shall be provided in conformance with the requirements of Chapter 20.70 of the SHMC and Title 24.

   B.   The number of parking spaces and the design, construction and striping of the parking areas shall be consistent with the site plan.

   C.   Parking stalls shall measure nine feet in width by twenty feet in depth. Aisle widths shall measure twenty-four feet in width. The maximum vehicle overhang for any parking space shall be three feet. (Ord. 2022-07-1359 § 4 (Exh. D (part)))

   A.   Access and location. Access to parking lots and parking spaces shall comply with Section 20.70.070 of the SHMC.

   B.   Pedestrian paths, trails, and access to, from, and throughout the development shall be a priority item and shall be reviewed in detail under a future Administrative Site Plan and Design Review, Chapter 25.52 of the SHMC. (Ord. 2022-07-1359 § 4 (Exh. D (part)))

   A.   Trash and storage and recycling 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 enclosure(s) shall be consistent with those shown on the approved site plan.

   B.   General Standards. All enclosures shall comply with the following:

   1.   All enclosure walls shall be a minimum of six feet tall, made of solid masonry or concrete block or equivalent material and matching in color to the main building(s).

   2.   Provided enclosures shall accommodate bins, each with a three cubic yard capacity. The number and size of bins shall be consistent with those shown on the approved site plan. Adequate access at the ground level shall be provided to facilitate ease of trash/recyclable removal.

   3.   All enclosure gates shall be heavy-gauge metal with solid or opaque screening and be designed with cane bolts on the doors to secure the gates when in the open position. Doors or gates to an enclosure shall be self-closing types. Latches shall be no higher than five feet.

   4.   All enclosures shall include a solid roof.

   5.   An accessible path of travel to the trash enclosure shall be provided.

   6.   All refuse collection areas shall be maintained in a clean, safe, and sanitary condition.

   C.   The developer shall be responsible for scheduling additional trash removal pick-ups if necessary. (Ord. 2022-07-1359 § 4 (Exh. D (part)))

   A single nameplate, low monument sign, or other sign as approved by the director with the project address is permitted. All other signs, except for signs identified in Chapter 20.52 of the SHMC as being permissible in any zoning district without a sign permit are prohibited. (Ord. 2022-07-1359 § 4 (Exh. D (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 vents shall be oriented to face the interior courtyards whenever possible. All exterior air-conditioning vents shall be finished to match the building color. Landscape screening shall be provided for those exterior air-conditioner vents provided on the first floor. (Ord. 2022-07-1359 § 4 (Exh. D (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. 2022-07-1359 § 4 (Exh. D (part)))