Sections:
20.32.010 Purpose.
20.32.020 Adoption of SP-12, Gateway Center North Specific Plan.
20.32.030 Determinations of conformity.
20.32.040 Use classifications.
20.32.050 Development standards.
20.32.060 Building height.
20.32.070 Required setbacks.
20.32.080 Off-street parking and circulation.
20.32.090 Landscape materials and turf replacement.
20.32.100 Project signs standards.
20.32.110 Fences, walls, and hedges.
20.32.120 Trash and recycling storage areas.
20.32.130 Permitted projections into required yards.
20.32.140 On-site mechanical equipment.
20.32.150 Utilities, public facilities and services.
Area One
20.32.160 Purpose.
20.32.170 Conformity standards.
20.32.180 Building height.
20.32.190 Required setbacks.
20.32.200 Off-street parking and circulation.
20.32.210 Landscape materials and turf replacement.
20.32.220 Trash and recycling storage area.
20.32.230 Tenant sign standards.
Area Two
20.32.240 Purpose.
20.32.250 Conformity standards.
20.32.260 Building height.
20.32.270 Required setbacks.
20.32.280 Off-street parking and circulation.
20.32.290 Landscape materials and turf replacement.
20.32.300 Trash and recycling storage area.
20.32.310 Tenant sign standards.
Area Three
20.32.320 Purpose.
20.32.330 Conformity standards.
20.32.340 Building height.
20.32.350 Required setbacks.
20.32.360 Off-street parking and circulation.
20.32.370 Landscape materials and turf replacement.
20.32.380 Trash and recycling storage area.
20.32.390 Tenant sign standards.
Area Four
20.32.400 Purpose.
20.32.410 Conformity standards.
20.32.420 Building height.
20.32.430 Required setbacks.
20.32.440 Off-street parking and circulation.
20.32.450 Landscape materials and turf replacement.
20.32.460 Trash and recycling storage area.
20.32.470 Tenant sign standards.
A. Application of the specific plan concept. A specific plan and its function may be described by comparison with the general plan. The general plan expresses, in very broad terms, the city's planning of its future environment, generally on a long-term basis. Adopted by the city as a legislative act, the general plan may be amended, as required by changing circumstances. The specific plan, on the other hand, is a device used to implement the general plan by focusing on a particular parcel or parcels. The specific plan sets standards, against which developments can be judged, and imposes controls on the use of the subject parcels. The specific plan is more detailed than a general plan and can be viewed as a bridge between the general plan and individual project submittals.
B. Purpose and intent. The purpose and intent of this chapter is to establish a specific plan to guide the physical development in a particular geographic area within the city and to create the Gateway Center North, a coordinated commercial center. The subject Gateway Center North site is 13.63 acres located in the North End neighborhood and consists of two separately owned properties located in Signal Hill. It is adjacent to an existing commercial property located in Long Beach. The site has multiple constraints due to active and abandoned oil wells, and limited street frontage due to adjacency to the I-405 freeway. One parcel is developed with a retail store and associated parking with access from E. 33rd Street and California Avenue. The second parcel is vacant and only has access from California Avenue with no access to E. 33rd Street. Neither parcel has access to Atlantic Avenue. There are established residential neighborhoods to the immediate north and east, and commercial and light industrial development to the immediate northwest. In an effort to mitigate site constraints and to create a coordinated commercial center, the concepts, regulations, and conditions set forth in the SP-12, Gateway Center North specific plan are added to provide for the phased development of the Center.
C. The specific plan has been prepared in accordance with the requirements of the California Government Code Sections 64540 through 65507, and addresses all of the issues and topics specified in that code.
D. Goals and objectives. Goals for the development within the SP-12, Gateway Center North specific plan include the following:
1. Establish a unique review process for phased development, ensure conformity to the approved full build-out conceptual site plan for build-out of the Gateway Center North commercial center, and ensure the quality of design and architectural diversity;
2. Retain, revitalize, and renovate the existing Target store and commercial center;
3. Facilitate development of 23,500 square feet of new commercial building pads, including a 5,000 square-foot freestanding pad designed to house a drive-thru restaurant with outdoor dining;
4. Facilitate development of a 177,345 square-foot, three-story self-storage facility; and
5. Establish a project sign program for the Gateway Center North site, including renovation of an existing freeway-oriented pole sign and a review procedure for future tenant signs. (Ord. 2021-05-1519 § 5 (part))
A. Full build-out conceptual site plan. The Gateway Center North commercial center will be developed in phases, and each new development will undergo a separate site plan and design review (SPDR) by the Planning Commission. Therefore, the adoption of the specific plan includes a full build-out conceptual site plan which represents the completion of all phases of development of the commercial center. The full build-out conceptual site plan will remain on file with the Community Development Department. As the phased development is reviewed under SPDR, the Planning Commission will be required to first determine that the proposed use is a permitted use within the Gateway Center North specific plan. The Planning Commission will also be required to make a determination of substantial conformity with the full build-out conceptual site plan, including the number, location, orientation, and size of commercial buildings, parking, circulation, and landscape areas. In order to facilitate these determinations for each phase of development, the commercial center project has been divided into Areas One through Four.
B. Conceptual design elements. A determination of conformity of building design and materials requires that at the time of SPDR, the Planning Commission make a determination that the building design for each phase of development substantially conforms to the Gateway Center North specific plan approved design elements. The required design elements include:
1. Variation of building roofline, angle, and height;
2. Variation of building materials and colors;
3. Combined use of stone, siding and window treatments; and
4. Articulation of elevations to reduce mass.
C. Phased development areas. It is anticipated that build-out of the Gateway Center North commercial center will be completed in four phases, maximum. The first phase is known, but the timing and sequence of the additional phases is not known. In the first phase is the interior and exterior remodel of the existing Target retail store, including construction of a tower element, and new tenant signs. In the subsequent phases, which may be one or two phases, construction of a new one hundred seventy-seven thousand three hundred forty-five square-foot storage facility and twenty-three thousand five hundred square feet of freestanding commercial pads, including a five thousand square-foot drive-thru restaurant will occur. The phased review process includes review of each phase of development by the Planning Commission during SPDR. Each of the four possible phases of development have been identified as Areas One through Four on the approved area conceptual site plan on file with the Community Development Department. The area boundaries are the building footprints and are described within the separate area sections of this specific plan. Each area has its own development standards and will be required to be in substantial conformity with the full build-out conceptual site plan, as well as the approved conceptual design elements in order for the Planning Commission to make the required determinations of conformity. Specific conditions of approval for each area SPDR will be prepared at the time of the SPDR and will include detailed building, design, parking, circulation, and landscape conditions. The specific SPDR conditions will be dependent on the timing of development of the particular area, and the status of improvements at the time of review. The goal of the conditions of approval for each area of development will be to ensure that full build-out of the Gateway Center North commercial center will conform to the full build-out conceptual site plan and the approved design elements. (Ord. 2021-05-1519 § 5 (part))
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