A. Commercial Lot Area. The commercial lot area shall not be less than 4.4 acres and minimum new commercial building area shall not be less than 18,000 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. 2022-07-1537 and on file with the office of the city clerk.
B. Residential Orientation and Dimensions.
1. Townhomes. Townhomes shall be generally situated and oriented in the central portion of the site, west of the north-south drive aisle, formerly Gardena Avenue, in substantially the same area as shown on the conceptual site plan in Exhibit D to Ordinance No. 2022-07- 1537 and on file with the office of the city clerk.
2. Single-family dwellings. The lot area for the single-family dwellings shall be no less than 50 feet in width and approximately 80 feet in depth and shall front on Rose Avenue.
C. Dwelling Unit Density. The maximum residential density shall be 60 units within the 3.4-acre residential area identified in the conceptual site plan and the orientation of all shall substantially comply with the conceptual site plan as shown in Exhibit D to Ordinance No. 2022-07-1537 and on file with the office of the city clerk.
1. Single-family Units. The maximum number of single-family dwelling units shall be no greater than six.
2. Townhome Units. The maximum number of townhomes shall be no greater than 54.
D. Commercial Square Footage. The minimum gross building square footage for commercial use permitted in SP-23 shall be 48,400 square feet, including the existing 14,000 square foot commercial building at the northeast corner of the site.
1. Additional commercial square footage is desirable but would require a parking study and subsequent environmental review based on the Environmental Impact Report (SCH No. 021050296) (EIR) certified for the four housing sites included in the 6th Cycle Housing Element Update. Any subsequent environmental review would occur during the site plan and design review phase, pursuant to Chapter 20.52 of the Signal Hill Municipal Code.
E. Building Height. Building heights in SP-23 shall be as follows:
1. Townhomes. The height of the townhomes shall not exceed three-stories, approximately 40 feet, measured from existing grade, with the option of rooftop balconies added to the base height, subject to design approval under site plan and design review, Chapter 20.52, with the exception of chimneys and rooftop antennas when approved by the director per standards set forth in Chapter 20.52.
2. Single-family Dwellings. The single-family dwellings shall not exceed two- stories, with a maximum height 25.5 feet, measured from existing grade, except for chimneys and rooftop antennas when approved by the director per standards set forth in site plan and design review, Chapter 20.52. Building heights shall comply with Sections 20.66.090 Building Height, and 20.04.102 Building Height.
3. Commercial Buildings. The height of commercial buildings in SP-23 shall not exceed 36 feet or two stories, measured from existing grade, except for a 5-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 site plan and design review, Chapter 20.52.
F. Setbacks. Setbacks in the SP-23 District area shall be as follows:
1. Setbacks for the townhomes shall be a minimum of nine feet from any right-of- way and/or dedication along Crescent Heights Street and E. Burnett Street. The private internal north-south drive aisle known as Gundry Avenue shall have a minimum setback of five feet.
2. The single-family homes fronting on Rose Avenue shall comply with the adjacent Crescent Heights Historic District front setback requirements and shall be a minimum of 20 feet. Internal and street side and rear yard setbacks shall be a minimum of five feet, in conformity with the Crescent Heights Historic District setback requirements.
3. Setbacks for the commercial buildings in the SP-23 shall be consistent with the underlying Commercial Town Center (CTC). Front setbacks shall be a minimum of 15 feet, street side setbacks shall be a minimum of ten feet from any right-of-way and/or dedication along Crescent Heights Street and E. Burnett Street, and a minimum of five feet from the internal north-south drive aisle, or any internal property line.
4. 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.
5. Any architectural feature shall project no more than two feet into a required setback area.
G. Fences, Walls, and Hedges.
1. Townhomes. Townhome fences, walls and hedges shall not exceed six feet in height in any side, or rear yard, and four feet within front yard setbacks.
2. The single-family dwellings fronting on Rose Avenue shall comply with the adjacent Crescent Heights Historic District heights for fences, walls, and hedges. The maximum height for rear and side yards is six feet. Within front yard setbacks fences, walls, and hedges shall not exceed four feet in height.
3. Commercial fences, walls, and hedges may not exceed six feet in height at any internal property line, or three feet in height at property lines along Cherry Avenue, Crescent Heights Street or East Burnett Street with the exception of decorative entry ways at entrances which shall be considered during the site plan and design review, Chapter 20.52, phase of the project. No fencing shall be allowed along the internal north-south private drive aisle.
4. 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 requested in writing and approved by the director.
5. Architectural embellishments such as pilasters, archways, sculptures, and similar elements, 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.
6. The design of fences and walls shall be consistent with the architectural design or theme of the associated townhomes, single-family dwellings or commercial development. Fences shall be constructed of a decorative wrought iron or tubular material. Walls shall be a decorative split face block wall and may have a smooth stucco finishing to match the color and material of the development or another matching material of the proposed residential or commercial development. Walls shall have a decorative capping of a material or color matching the development and capped pilasters shall be placed every 30 feet. Chain link fences are prohibited except for dark vinyl-coated fences used in conjunction with landscape buffering and screening with planting. Barbed wired and razor wire fencing are prohibited. All proposed fences and walls shall submit a fences and walls plan to the director for review and approval.
7. All fences and walls shall require permits for construction.
H. Residential Open Space. All new residential development in SP-23 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 20.26-2 below.
Table 20.26-2 SP-23 Open Space Requirements
Type of Open Space | Requirements | Notes |
Residential: Common outdoor open space | A minimum of 1,000 square feet of outdoor open space shall be provided. | Outdoor open space is to be lawn, garden, or other natural landscaping and may include paved surfaces for walking, swimming pools, play areas, courtyards, terraces, decks, and BBQ areas. At least 10% of the open space shall be planting. |
Residential: Common indoor open space | At least 1 community room or indoor recreation room of a minimum of 500 square feet shall be provided. | Indoor common open space area shall be adjacent to and accessible from a common outdoor open space area. Area may be passive or active recreational facilities, meeting spaces, exercise rooms, computer terminals, or other activity space. |
Residential: Private open space | At least 50% of all residential dwelling units shall provide private open space on a balcony, patio or terrace. | Minimum area of private open space per dwelling unit is 80 square feet with dimensions of 8 feet wide by 10 feet wide. |
I. Commercial Open Space. Public spaces of a variety of sizes should be incorporated throughout the commercial areas of SP-23 to accommodate outdoor dining, events, opportunities for public gathering and place making.
1. Minimum outdoor common eating area shall be 16,350 square feet.
2. Color, form and texture are an integral part of the design of these public spaces. The public spaces shall be designed keeping the following guidelines in mind.
a. 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.
b. Public exterior spaces should also include focal points such as fountains, plazas, artwork, architectural features, accent trees, and specialty paving.
c. 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. Residential dwellings shall be located along and oriented toward the internal street and drive aisles, with the exception of the single-family dwellings fronting Rose Avenue. Dwellings adjacent to Crescent Heights Street and E. Burnett Street shall have sufficient windows and variety of materials to reduce mass and enhance the aesthetic of the dwellings. The residential area 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. Single-family dwellings. The single-family dwellings fronting Rose Avenue shall be limited in architectural style to the preferred styles described in Section XI. B. Preferred Architectural Styles of the Crescent Heights Historic District Specific Plan (SP-11) as follows:
i. Craftsman Bungalow;
ii. Period Revival (Mission, Spanish, Italian, Tudor);
iii. Eclectic Stucco Box; and
iv. Farmhouse.
b. Treatment of building facades. At least three materials shall be used on any building facade visible from any street, drive aisle or pedestrian path. Any one material must comprise at least 20% of the building facade (or frontage), excluding windows, doors or balconies. A change in material must be offset by a minimum of six inches in depth.
c. Vertical articulation. Facades greater than 75 feet in length along a right-of-way must be separated into a primary facade no greater than 50 feet and secondary bays by a 3-foot-deep recess. A minimum of one entrance way shall be provided per primary facade.
d. Massing and scale. At least two of the following strategies must be used in a manner that reinforces the 25-foot module, with no element exceeding 25 feet in length.
i. Change in roof parapet height or shape.
ii. Change in roof style.
iii. Change in architectural style.
iv. Change in building height, minimum eight-foot difference.
v. Change in frontage type if used.
vi. Use of upper floor projections such as bay windows or balconies.
7. Pedestrian Scaled Entrances. Building entrances must incorporate at least one of the following entry features:
a. Shopfront;
b. Gallery;
c. Arcade with shopfront frontage;
d. Forecourt;
e. Terrace/stoop; and
f. Porch.
8. Awnings and Canopies. All awning and canopies shall accentuate the character-defining features of a building, as follows:
a. Shall be mounted to highlight architectural features, such as moldings, 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, or fabric.
9. Window Design. All windows must be recessed a minimum of two inches from the surrounding wall plane. Storefronts of all commercial buildings shall contain clear openings and windows for a minimum of 70% of the total area facing sidewalks, pedestrian walkways, or publicly accessible outdoor space areas.
10. 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 boxers, backflow preventions, irrigation control valves, electrical transformers, pull boxes, and all ducting for air conditioning, heating, and blower systems. 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 5-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.
11. Lighting. Streets within or adjacent to the Crescent Heights Historic District. Street lights on Rose Avenue, E. Burnett Street and Crescent Heights Street shall conform to the standards established in the Crescent Heights Historic District Specific Plan, Chapter X, Section C, "Public Works Improvements, Street Lights Standards", and shall allow both cobra head street lights mounted on power poles, placed on the side of the street with the sidewalk, and ornamental historic pedestrian-scale globe lights with a lower level of illumination to match those within the historic district.
a. 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.
12. Noise. All multi-family units and projects shall comply with all SHMC and State of California Building Code thermal and noise insulation requirements.
(Ord. 2022-07-1537 § 4 (part), 2022)