ORDINANCE NO. _ _

Transcription

1 ORDINANCE NO. _ _ AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SIGNAL HILL, CALIFORNIA, APPROVING ZONING ORDINANCE AMENDMENT 08-07, A REQUEST TO AMEND CHAPTER 20.41, SP-7, SPECIAL PURPOSE HOUSING SPECIFIC PLAN, BY ADDING A NEW PLANNING AREA AND ADDING DEVELOPMENT STANDARDS TO REGULATE THE USE AND DEVELOPMENT OF UP TO 60 RESIDENTIAL UNITS FOR LOW AND VERY LOW-INCOME HOUSEHOLDS AT 1500 HILL STREET WHEREAS, the City of Signal Hill is proposing to facilitate the development of up to 60 dwellings for low and very low income households at an approximately 1.41-acre site at 1500 Hill Street as part of the City s Update to the Housing Element; and WHEREAS, pursuant to Signal Hill Municipal Code, Chapter 20.86, entitled Amendments, the subject is properly a matter for Planning Commission review and recommendation for City Council adoption; and WHEREAS, on April 14, 2008, the City conducted a noticed community workshop to discuss the City s housing needs, goals and objectives and all interested parties were given an opportunity to comment on the proposed use of the site as an affordable housing project; and WHEREAS, on June 17, 2008 after proper notice and public hearing, the Planning Commission recommended City Council adoption of Zoning Ordinance Amendment 08-07; and WHEREAS, on July 31, 2008, notice of a City Council public hearing regarding the proposed Zoning Ordinance Amendment was mailed to all property owners within 300 feet of the subject property, was published in The Signal Tribune newspaper, and was posted in accordance with S.H.M.C. Section ; and Page 1 of 10

2 WHEREAS, the City Council has approved Negative Declaration 6/5/08(2) relative to Zoning Ordinance Amendment 08-07, in satisfaction of requirements of the California Environmental Quality Act; and WHEREAS, on August 12, 2008 the City Council held a public hearing and all interested persons were given an opportunity to be heard. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SIGNAL HILL, CALIFORNIA, DOES HEREBY ORDAIN AS FOLLOWS: 1. That the City Council has reviewed Zoning Ordinance Amendment and found the proposed amendment to be in the best interest of the community and its health, safety and general welfare in that it is consistent with the following Goals and Policies of the Signal Hill General Plan: Land Use Policy Provide opportunities for a variety of residential densities and housing styles. Land Use Policy Provide for density bonuses, which exceed maximum densities specified in the land use plan and classification system, for development projects for low and very-low income or "special need" households in low, medium, and high-density land use classifications. Land Use Policy Maintain and enhance the quality of residential neighborhoods. Land Use Policy Encourage and promote high quality design and physical appearance in all development projects. Land Use Policy Reinforce Signal Hill's image and community identity within the greater Long Beach Metropolitan area. Housing Element Policy 2 - Plan for a housing supply that contributes to meeting the needs of all household types, income groups and special needs. Page 2 of 10

3 Housing Element Policy 4 - Continue the implementation of working partnerships with private developers and nonprofit housing corporations to ensure the development of affordable housing. The proposed Zoning Ordinance Amendment will encourage the development of up to 60 multi-family dwellings for very low and lowincome households at 1500 Hill Street on the south side of Hill Street between Walnut and Gundry Avenues. Approval of the Amendment and associated General Plan Amendment are necessary to secure State Department of Housing and Community Development approval of an Update to the Housing Element as it is necessary to demonstrate that the City will have enough affordable housing sites to achieve the City s fair-share of housing growth through The site is 1.41-acres in size and is located south of Signal Hill Elementary School and north of vacant land formerly home to a refinery. There are industrial uses in dated and unattractive buildings that will be demolished for the project. The property owner is a willing seller and has entered into a Purchase Sale Agreement with the Redevelopment Agency. The site is considered appropriate for affordable housing in that nearby amenities include proximity to: a bus stop; the Civic Center including Signal Hill Park, the Community Center and Library; a grocery store and pharmacy; and school. Upon acquisition, the Agency will identify a developer and a site plan and building elevations will be brought to the Planning Commission for review and approval. 2. The amendment is consistent with applicable State law in that the State law and Signal Hill Municipal Code provide a process for amending the zoning ordinance and specific plans. 3. The amendment is in conformity with the Redevelopment Plan and regulations of the Redevelopment Agency. Page 3 of 10

4 NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SIGNAL HILL DOES HEREBY FURTHER ORDAIN AS FOLLOWS: 1. That Chapter of the Signal Hill Municipal Code be amended to read as follows: CHAPTER SP-7 SPECIAL PURPOSE HOUSING AREA Purpose Adoption of SP-7, Special Purpose Housing Specific Plan Area Use Classifications Dwelling unit density Development standards Building height Required setbacks Fences, walls and hedges Off-street parking Trash and recycling storage area Signs Mechanical equipment Utilities, public facilities and services. Page 4 of 10

5 SP-7 Special Purpose Housing Specific Plan Area Six Purpose. 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 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 (Section 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 1.41-acres located 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. Page 5 of 10

6 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 Adoption of SP-7, Special Purpose Housing Specific Plan Area 6. 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 Use Classifications. 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 low-income households, consistent with the terms of a Disposition and Development Agreement executed between the City of Signal Hill Redevelopment Agency 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 households; or 2. Upon the construction of additional parking, as may be required pursuant to Section , offer the units for sale or rent to the general public. Page 6 of 10

7 Dwelling Unit Density. A maximum of sixty (60) multiple-family dwelling units in buildings distributed and located on a site plan to be approved by the Planning Commission pursuant to Chapter Development Standards. 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 review and approval by Resolution of the Planning Commission, and in compliance with Chapter 20.52, Site Plan and Design Review, of the Signal Hill Municipal Code, and this Chapter. Determination of substantive change hereunder shall be made at the sole discretion of the Director of Community Development. C. Site Plan. Site development shall substantially conform to the site plan as approved by the Planning Commission pursuant to 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 approved by the Planning Commission pursuant to Chapter 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. Page 7 of 10

8 Building Height. A. The maximum height of each structure shall not exceed forty-eight (48) feet. Measurement and determination of building heights shall be as in Section , 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 Required Setbacks. The setback lines shall substantially conform to the approved site plan Fences, Walls and Hedges. A. Permitted Fences, Walls and Hedges. Fences, walls and hedges not greater than six (6) feet in height shall be permitted at all rear or side yards. Fences, walls and hedges along the street frontage shall be setback four (4) feet from the property line and shall not exceed six (6) feet in height. The design and appearance of fences and walls in the front yards shall be of a design consistent with architectural elevations Off-Street Parking. A. On-site parking shall be provided as follows: One bedroom/studio unit Two bedroom unit Three bedroom unit.5 spaces 1 space 2 spaces Prior to the project's conversion to non-restricted occupancy, pursuant to Section (c), additional off-street parking shall be provided in conformance with the requirements of chapter 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 (9) feet in width by eighteen (18) feet in depth. Aisle widths shall measure twenty-four (24) feet in width. The maximum vehicle overhang for any parking space shall be three (3) feet. Page 8 of 10

9 Trash and Recycling Storage Area. 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 (3) 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 Signs. A single nameplate with the project address is permitted. All other signs, except for signs identified in Chapter of the Signal Hill Municipal Code as being permissible in any zoning district without a sign permit are prohibited Mechanical Equipment. 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 Utilities, Public Facilities and Services. 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 Angels County Sanitation District requirements. Page 9 of 10

10 PASSED, APPROVED, AND ADOPTED at a regular meeting of the City Council of the City of Signal Hill, California, on this _26 th Day of August, MICHAEL J. NOLL MAYOR ATTEST: KATHLEEN L. PACHECO CITY CLERK STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) ss. CITY OF SIGNAL HILL ) I, KATHLEEN L. PACHECO, City Clerk of the City of Signal Hill, California, do hereby certify that the foregoing Ordinance No. _ _ was duly introduced at a regular meeting on the _12 th Day of August, 2008, and adopted by the City Council of the City of Signal Hill, California, at a regular meeting held on the _26 th day of _August_ 2008, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: KATHLEEN L. PACHECO CITY CLERK Page 10 of 10