A.   The purpose and intent of this chapter is to guide the physical development of a particular geographic area within the city and to establish the mixed-use Town Center Northwest Specific Plan, designated SP-24, on the official zoning map of the city. The preparation and adoption of a specific plan are authorized by Chapter 3 Article 8 of the State Planning and Zoning Law. The Town Center Northwest Specific Plan replaces the usual development otherwise applicable to the property under the previous zoning designation and serves as a basis for the city to consider and act upon a more detailed mixed-use development proposal. The Town Center Northwest Specific Plan provides for an integrated mixed-use commercial and residential development consistent with general plan objectives, policies, and programs and aimed at creating an urban environment suitable for pedestrian activity, pedestrian and vehicular access, increased commercial opportunities, and increased, integrated housing. The combination of urban standards, building form, commercial and residential building design standards, are intended to generate a varied and engaging development which is centrally located, with an emphasis on outdoor commercial activities, a venue for socializing, shopping, and dining, with either an ownership or rental residential element.

(Ord. 2022-07-1538 § 4 (part), 2022)

   The provisions of this chapter shall apply to all property shown as SP-24, Town Center Northwest Specific Plan, on the official zoning map.

(Ord. 2022-07-1538 § 4 (part), 2022)

   A.   The standards of this chapter 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-24 Town Center Northwest Specific Plan.

   B.   Site Plan and Design Review. SP-24 is intended to allow the mixed-use commercial and residential development as a permitted use, to authorize the director of community development ("director") to allow other compatible permitted uses, and to establish development and design standards. However, project approval will require review by the planning commission of a site plan and design review pursuant to Chapter 20.52 of the Signal Hill Municipal Code.

(Ord. 2022-07-1538 § 4 (part), 2022)

   A.   All land uses shall conform to the purpose and intent of the SP-24 Town Center Northwest Specific Plan, and shall comply with the following:

      1.   Land Use Operations. No operations conducted on any property shall create objectionable and/or obnoxious dust, light, matter, mud, noise, odor, refuse, smoke, steam, vibration, maintenance needs of grounds or buildings, or other nuisance(s). No land use shall be detrimental to the health and welfare of the Signal Hill community.

      2.   Unlisted or Similar Compatible Uses. Any land use that is not specifically listed in the land use table below shall not be allowed or permitted within the SP-24 zone area; however, the director shall have the authority to determine whether the proposed use may be permitted when all of the following findings are made by the director in writing and mailed to property owners and residents within a 100-foot radius of the Town Center Northwest property boundaries, and posted on the property:

         a.   The proposed use is substantially similar to a listed permitted use.

         b.   The proposed use is compatible with the purpose and intent of this chapter.

         c.   The proposed use has similar traffic, noise, light, odor, and other operational impacts as a listed permitted use.

         d.   The operation of the proposed use will not be detrimental to existing uses in the SP-24 area.

   B.   Appeals. Decisions of the director may be appealed by filing such an appeal in writing with the city clerk within ten calendar days of the date of mailing or posting of the notice of the director's decision, whichever is earlier. An appeal fee, as determined by the city, shall accompany any filing.

      1.   Appeals shall be heard by the planning commission. The planning commission may sustain, modify or overrule the decision of the director. The determination of the planning commission shall be final unless appealed in writing to the city clerk within ten calendar days of receipt of the commission's denial.

      2.   Decisions of the planning commission may be appealed to the city council utilizing the same procedures as provided herein. The decision of the city council shall be final.

   C.   Unlisted Use Permit Findings. Consideration of and findings for the determination of the use classification, permissibility, or applicability of an unlisted or similar compatible use, as defined in subsection A of this section, shall be based on the degree of compatibility between the use in question and other uses in the SP-24 district. Technical evidence and scientific means, when available, shall be considered in determining the form and intensity of performance standards typically associated with any identifiable type of use in question.

   D.   Unlisted Standards and Permit Requirements. When the director makes the subsection A of this section findings in writing, the proposed use will be treated in the same regulatory manner as similar listed permitted uses for allowable location(s), including permits required, and all other applicable standards and requirements of this chapter.

   E.   Prohibited Uses. Unlisted uses shall be prohibited, unless deemed substantially similar to a listed permitted use pursuant to subsection C above.

   F.   Permitted Uses. The uses stated below shall be classified and authorized as shown on the table.

      P - Permitted use

      C - Conditionally permitted

      A - Accessory use

      T - Temporary use permit required

      X - Prohibited

 

Footnotes for Chart of Permitted SP-24 Uses:

   A.   Pursuant to SB 234 (2019-2020 Leg is. Session), as may be amended.

   B.   Requires a business license. Refer to Section 20.04.384 for home occupation requirements.

   C.   Internal/Jr. ADUs pursuant to state ADU legislation.

   D.   Shall not be located in any required setback area. Where determined by the director to be feasible, antennas shall be mounted on the ground; no antenna shall exceed 25 feet in height above grade; antennas shall be screened by landscaping or fencing to the extent feasible, for the purpose of minimizing visibility from adjoining streets and properties; and no antenna shall be of a bright, shiny or glare reflective finish or color.

   E.   Temporary uses. Temporary uses that build community such as open-air markets, festivals or other special events may be permitted on a case-by-case basis pursuant to Section 20.66.210. However, in the event that an applicant wishes to have recurring events (e.g., monthly street festivals), an applicant may submit for a conditional use permit (CUP) to hold recurring events. The duration and frequency of said events shall be subject to the conditions stipulated within the CUP.

   F.   The drill and oil operation site(s) are existing uses and shall be allowed as on-going uses as set forth in this Chapter 20.46, Signal Hill Municipal Code (SHMC) Title 16, and in accordance with CUP 97-03, and any other conditions approved under the future site plan and design review for the project, except that the minimum drill site dimensions shall not apply. The conceptual site plan intends the existing drill site to have a flexible size, reduced during non-maintenance periods and expanded as needed during maintenance activities. Existing oil and gas wells may remain, if allowed under site plan and design review, and shall be operated and maintained in accordance with Title 16 of the SHMC.

   G.   Baked goods. No loading docks shall be permitted for any baked goods manufacturer.

   H.   Grocery stores may have alcoholic beverages sold for on or off-site consumption, provided the use will have a valid and active license from the State Department of Alcoholic Beverage Control (ABC) to sell alcohol for on or off-site consumption.

   I.   Restaurants with and without alcohol. Outdoor dining is permitted as part of the restaurant use and area used shall be calculated toward parking requirements as specified in Table 20.46-3 floor area, except common dining areas.

   J.   Take out restaurant. Restaurant primarily for off-site consumption of food or drink, containing no more than four seats.

   K.   Vendor food sales. Indoor/outdoor food sales without a permanent cooking facility and/or fixed place for seating.

   L.   The following special development standards shall apply to alcoholic beverage manufacturing (ABM), including liquor, beer and wine, with tasting rooms:

      1.   An ABM with tasting room shall comply with all federal, state and local laws and regulations, including a valid license from the California Alcohol Beverage Control (ABC) Board for the specific type of alcoholic beverage manufacturing occurring on-site.

      2.   An ABM with tasting room may not exceed production of 15,000 barrels per year.

      3.   All production activities shall be located completely inside the ABM facility.

      4.   All on-site storage shall be located within the ABM facility.

      5.   Hours of operation for an ABM with tasting room shall be established by the associated CUP.

      6.   The purchase, consumption, tasting and sale of alcoholic beverages shall be limited to only those products produced on-site.

      7.   Food may be sold in a form that is ready to eat at the time of sale. A full service kitchen and service of food prepared within the ABM or tasting room shall be permitted pursuant to the associated conditional use permit conditions of approval and required food service licensing by the Los Angeles County Public Health Department. Mobile food service and food trucks with required food service licensing by the Los Angeles County Public Health Department which are located outside of the ABM and tasting room may be permitted pursuant to the associated CUP conditions of approval.

      8.   Ancillary retail sales shall be limited to only those retail items directly associated with the on-site ABM facility and tasting room.

      9.   The ABM with tasting room shall not charge an admission fee, cover charge or require a minimum purchase.

      10.   A sewage plan and all on-site infrastructure shall be approved by the appropriate city or county departments and shall include a wastewater pre-treatment system, clarifier, or equivalent filtering device.

      11.   If the ABM with tasting room can demonstrate that manufacturing will not be operated/conducted at the same time as the tasting room hours of operation, then the number of off-street parking spaces for manufacturing use/area may be considered for omission from the total number of required parking space for the business. Any such determination will be noted as a CUP condition of approval.

      12.   Outdoor seating is permitted as part of the ABM with tasting room use and the area designated for outdoor seating shall be calculated at the same parking ratio as required for the tasting room, except for common areas.

      13.   An ABM with tasting room shall comply with Chapter 9.16 "Noise" of the Signal Hill Municipal Code.

      14.   No publicly accessible exterior pay telephones shall be located on the ABM premises.

      15.   Tours of the ABM and tasting room are allowed as an accessory activity. The operator shall ensure that tours do not negatively impact adjacent businesses or property owners.

      16.   An ABM with tasting room may be restricted from utilizing natural ventilation practices that may negatively impact neighboring businesses or properties and may be required to install mechanical air filtration systems to the satisfaction of the director.

   M.   Development standards for automated teller machines (ATM's) walk-up. (Interior ATMs shall not be regulated.) Prior to the installation of an ATM machine, the applicant shall: (a) obtain approval of a site plan pursuant to Chapter 20.52; (b) obtain a building permit; and (c) pay building permit fees as established by the city council by resolution and may be adjusted from time to time. The site and elevation plans are subject to police and community development department review and approval. The following shall be included on the plans:

      1.   Proposed architecture shall complement existing building design and architectural theme.

      2.   Trash receptacle shall be provided.

      3.   Security lighting shall be provided.

      4.   Sign program shall accompany the site plan submittal.

   N.   Dry cleaning retail. Dry cleaning of clothes in enclosed machines using nonflammable cleaning compounds and including sponging and pressing, with no on-site laundry plant.

(Ord. 2022-07-1538 § 4 (part), 2022)

   The following uses are specifically prohibited within the SP-24 district area:

   A.   Auto parts (sale of).

   B.   Auto repair and service.

   C.   Check cashing.

   D.   Gasoline service stations.

   E.   Ice and food product dispensing machines in exterior locations.

   F.   Commercial marijuana activity.

   G.   Medical offices.

   H.   Pool halls.

   I.   Adult entertainment business.

(Ord. 2022-07-1538 § 4 (part), 2022)

   The standards in this section shall govern properties within SP-24 in the event of a conflict with other provisions in the SHMC.

   A.   Commercial Lot Area. The minimum commercial area shall not be less than 3.4 acres and minimum commercial building area shall not be less than 22,000 square feet. The location and orientation of commercial uses shall be substantially the same as the conceptual site plan shown in Exhibit D to Ordinance No. 2022-07-1538 and on file with the office of the city clerk.

   B.   Residential Lot Area. The maximum number of residential units shall not be greater than 267 units. The units shall be a wrap-unit style with units wrapped around a parking structure, in substantially the same area as shown on the conceptual site plan shown in Exhibit D to Ordinance No. 2022-07-1538 and on file with the office of the city clerk and the orientation of all shall substantially comply with the conceptual site plan.

   C.   Dwelling Unit Density.

      1.   The maximum residential density shall be 267 units within the four-acre residential area identified in the conceptual site plan and the orientation of all shall substantially comply with same plan shown in Exhibit D to Ordinance No. 2022-07-1538 and on file with the office of the city clerk.

      2.   Accessory dwelling units shall be permitted consistent with state law.

   D.   Commercial Square Footage. The minimum gross building area for commercial use shall not be less than 22,000 square feet and minimum outdoor dining area shall be 4,000 square feet.

   E.   Building Height.

      1.   Residential Units. The maximum residential building height in SP-24 shall not exceed 60 feet and five stories, measured from finished grade, except for chimneys and rooftop antennas when approved by the director per standards set forth in Chapter 20.52, Site Plan and Design Review.

      2.   Commercial Buildings. The height of commercial buildings shall not exceed thirty-six feet or two stories, measured from finished grade, except for a five-foot projection allowed above the roof line for screening of rooftop equipment or architectural features, when approved by the director per standards set forth in Chapter 20.52, Site Plan and Design Review.

   F.   Setbacks. All buildings and parking areas shall be setback a minimum of ten feet from any right-of-way and/or dedication along E. Willow Street and Walnut Avenue, a minimum of five feet from the internal rear and side property lines, and no setbacks are required within the internal specific plan area. All required setbacks shall be open from ground to sky, with the exception of driveways, sidewalks, walkways, landscaping, lighting, outdoor seating area, signage, or public art. Any architectural feature shall project no more than two feet into the required setback area as described above.

   G.   Fences/Walls/Hedges. Fences, walls or hedges may not exceed eight feet high at the north or east internal property lines, nor may they exceed three feet high at property lines along Walnut Avenue and E. Willow Street. Measurements shall be made from the highest finished grade on either side of any fence, wall or hedge. A fence, wall or hedge may be permitted above the maximum height if required for retaining, or if requested in writing and approved by the director.

      1.   Architectural embellishments such as pilasters, archways, sculptures, etc., may be permitted to project above the maximum height on any fence, wall, or hedge, subject to the approval of the director provided that such embellishment does not significantly increase the overall average height or apparent mass of the wall.

      2.   The design of fences and walls shall be consistent with the architectural design or theme of the associated multi-family dwellings and commercial development.

      3.   Chain link fences are prohibited except for dark vinyl-coated fences used in conjunction with landscape buffering and screened with planting. Barbed wired and razor wire fencing is prohibited.

      4.   All proposed fences and walls shall submit a fences and walls plans to the director for review and approval.

   H.   Open Space. All new residential development in SP-24 is required to provide open space. Setback areas cannot be used to satisfy open space requirements. Types of open space allowed include common outdoor open space, common indoor open space and private open space in accordance with Table 20.46-2 below.

 

 

   I.   Public Exterior Spaces. Public spaces of a variety of sizes should be incorporated throughout the commercial areas of SP-24 to accommodate outdoor dining, events, opportunities for public gathering and place making. Color, form and texture are an integral part of the design of these public spaces. The public spaces should be designed keeping the following guidelines in mind.

      1.   Public exterior spaces should be designed with flexibility for physical use and to accommodate a range of desired activities such as outdoor seating, entertainment spaces and pedestrian connectivity.

      2.   Public exterior spaces should also include focal points such as fountains, plazas, artwork, architectural features, accent trees, and specialty paving.

      3.   Public exterior spaces should promote pedestrian connections by being well lit and with high visibility. Emphasis should be on pedestrian amenities like benches, landscaping, shade trees, decorative lighting, trash receptacles and bicycle racks.

   J.   Design Standards. The following standards underscore basic design principles that are intended to produce high-quality buildings and a vibrant mixed-use development.

      1.   Building Siting. To provide architectural interest, residential units shall face Walnut Avenue, though the entrance into the building need not occur from Walnut Avenue. Commercial buildings and public spaces shall be located along Willow Avenue. The residential and commercial buildings shall be connected by a decorative pedestrian walkway and integrated with use of public exterior spaces, landscaping, lighting, and consistent facade treatments and design elements of the same or complementary architectural style.

      2.   Architectural Design.

         a.   Treatment of building facades. At least three materials shall be used on any building facade visible

from any street, drive aisle or pedestrian path. Each material must comprise at least 20% of the building facade (or frontage), excluding doors or balconies. A change in material must be offset by a minimum of six inches in depth.

         b.   Vertical articulation. Facades greater than 75 feet in length along a right-of-way must be separated into primary facade no greater than 50 feet and secondary bays by a one-foot-deep recess. An entrance way or a design to mimic an entrance way shall be provided per primary facade. In lieu of this requirement, a tower or other design element located at the corner of the building facing the right-of-way may be provided on the building.

      3.   Commercial Pedestrian-scaled Entrances. Building entrance types must incorporate at least one of the following entry features:

         a.   Shopfront;

         b.   Gallery;

         c.   Forecourt;

         d.   Terrace/stoop; and

         e.   Porch.

      4.   Commercial Awnings and Canopies. Awning and canopies may be used when appropriate to the architectural style of the building. All awnings and canopies shall accentuate the character-defining features of a building, as follows:

         a.   Shall be mounted to highlight architectural features that may be found above the storefront and shall be at least eight feet high, measured from the finished grade and be proportional to the opening in which it is shading.

         b.   Shall match the shape of the opening that they are shading.

         c.   May be constructed of metal, wood, concrete, steel, or other material appropriate to the architectural style.

      5.   Screening. All exterior mechanical and electrical equipment shall be screened or incorporated into the design of the buildings so as not to be visible from public view. Equipment to be screened includes, but is not limited to, all roof-mounted equipment, air conditioners, heaters, utility meters, cable equipment, telephone entry boxes, backflow preventions, irrigation control valves, electrical transformers, pull boxes, and all ducting for air conditioning, heating, and blower systems. Complete screening is not necessary for ground-mounted equipment when the utility or agency requires clearance or unobstructed access from the right- of-way. Screening materials shall match in paint color and exterior material of the building. Rooftop mechanical and electrical equipment shall be placed on corners of buildings to the extent possible behind a permanent five-foot parapet wall matching the colors and materials of the facade of the building, screening it from the street view. All screening shall be permanently maintained.

      6.   Lighting. 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.

      7.   Noise. All multi-family units and projects shall comply with all SHMC and State of California

Building Code thermal and noise insulation requirements.

(Ord. 2022-07-1538 § 4 (part), 2022)

   A.   All areas of a lot to be used for the purposes of parking, loading, storage, or access to any parking, loading, or storage area shall be graded, surfaced, drained, and marked in accordance with all city standards and the provisions of this title. Parking stalls shall be clearly delineated by striping not less than three inches wide and appropriately labeled for loading, handicapped, etc., where necessary. Wheelstops and/or six-inch concrete curb shall be required for all parking stalls. Directional arrows and signs shall be placed on and off-site where required by the city engineer. In addition, parking area surfaces and grades shall comply with Section 20.70.080 of this title. Loading areas shall be sufficiently screened and shall not interfere with pedestrian ways.

   B.   The following off-street parking standards shall apply to all new development. Parking shall be provided on a generalized land use basis, and the applicant shall demonstrate the adequate provisions of spaces per individual land use.

 

 

   C.   Calculations. All fractions resulting in 0.5 or greater are to be rounded up, all others rounded down, except in the case of guest parking in which case all fractions shall be rounded up to the next whole number.

   D.   Square Footage. Unless otherwise specified, square footage shall be based upon gross floor area of the building as defined in Section 20.04.300, which states that said floor area applies not only to the ground floor area, but also to any additional stories or basement of the structure. All horizontal dimensions shall be taken from the exterior faces of walls, including enclosed porches. Outdoor areas shall be measured to include all floor area required for seating.

(Ord. 2022-07-1538 § 4 (part), 2022)

   A.   A safe and convenient zone in which vanpool, carpool, or car share vehicles may deliver or board their passengers should be incorporated within the design of parking lots. Also, safe and convenient access from the external circulation system to bicycle parking facilities on site should be incorporated. Parking lot design should incorporate sidewalks or other designated pathways, allowing pedestrians to follow direct and safe routes from the external pedestrian circulation system to each building in the development.

   B.   Access and Location. Access to parking lots and parking spaces shall comply with Section 20.70.070 of this title.

   C.   Pedestrian paths, trails, and access to, from, and throughout the commercial and residential development shall be a priority item and shall be reviewed in detail under a future site plan and design review pursuant to Chapter 20.52 of the Signal Hill Municipal Code.

(Ord. 2022-07-1538 § 4 (part), 2022)

   A.   Trash and storage and recyclable materials enclosures shall be located on the site to be of service and of sufficient size to ensure containment of all solid waste materials generated from each dwelling or business, and to promote the city's recycling and organics programs. The number and size of the enclosure(s) shall be determined by the city engineer/ director of public works.

   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.   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 the enclosure shall be self-closing types. Latch shall be no higher than five feet.

      3.   All enclosures shall include a solid roof.

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

      5.   All refuse collection areas shall be maintained in a clean, safe, and sanitary manner.

(Ord. 2022-07-1538 § 4 (part), 2022)

   A.   General Landscape Standards. The landscaping standards provided in this section shall apply to all parcels within the SP-24 Town Center Northwest Specific Plan 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 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 10% 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 California Government Code Section 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 50% 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 30% of the total landscaped area on the site. Higher percentages may be permitted when sod is an essential part of the development 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 visual and functional use areas. Natural turf shall not be permitted in areas difficult to irrigate, such as sidewalk strips, slopes over 15% 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 20% 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.   Twenty-four- to 48-inch box trees are preferred and shall be included in large or more prominent landscape areas, plazas or open space. The minimum container size for interior lot trees shall be 15 gallon, and 24-inch box for street trees. Tree sizes are to meet the following percentages, 24-inch box (or larger) at a minimum of 35% and 15 gallon at a maximum of 65% of the total trees.

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

   H.   Groundcover, including turf, shall be planted in a manner to provide 100% coverage within one year of initial planting.

   I.   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 planting 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.

   J.   Hardscape and Landscape Replacement. Any deviation or changeout of hardscape or landscape materials requires administrative review and shall be approved by the director, prior to installation, to ensure maximum stormwater and methane mitigation is maintained.

   K.   Stormwater. Required stormwater treatment facilities can be located in publicly accessible outdoor spaces but shall not be located in private outdoor spaces (common or personal), public right-of-ways, or public easements. Exceptions include permeable paving (as defined by applicable stormwater management standards), which can be used in private (common or personal) outdoor space; and landscape required stormwater planters, which may occupy up to 15% of the common outdoor space.

   L.   Surface Parking Lots/Areas. A minimum of 10% 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. Tree sizes shall be per paragraph F, above. 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.

(Ord. 2022-07-1538 § 4 (part), 2022)

   All signage including but not limited to commercial signage, projected signs, small thematic signage, on-site wayfinding signs and murals require a comprehensive sign program approved by the planning commission as a site plan & design review.

(Ord. 2022-07-1538 § 4 (part), 2022)

   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. 2022-07-1538 § 4 (part), 2022)