If approved, property owner compliance with the ordinance would be required by April 2018

At its July 18 meeting, the Signal Hill Planning Commission scheduled a public hearing for Aug. 15 regarding an ordinance mandating owners of vacant parcels to install sediment-control devices to reduce water pollution from runoff.
The commission also held a public hearing on a home construction extension, approved revised signage for a housing development, learned of two solar upgrade projects and presented a beautification award.
Vacant parcels
Community Development Director Scott Charney reported to the Planning Commission about a vacant parcel ordinance (VPO), which the City is obligated to adopt, requiring property owners of vacant parcels of over one acre to install sediment control devices.
The commission approved scheduling a public hearing on the VPO at its next meeting on Aug. 15.
Charney stated that, before that, on Aug. 7, there would be a community meeting for affected property owners about the VPO, and it would also be presented at public hearings during the Signal Hill City Council meetings on Sept. 12 and 26, after which it would become legal after 30 days on Oct. 26. The deadline for compliance by property owners would then be after 180 days, on April 24, 2018.
The purpose of the VPO is to reduce the flow of pollution from soil on vacant parcels to the two watersheds to which Signal Hill contributes, the Lower Los Angeles River and Los Cerritos Channel. Vacant parcel soil is more prone to erosion and thus more likely to contribute to such pollution.
Charney explained that the ordinance ultimately stems from state and federal clean water acts regulating pollutants in stormwater runoff. The regulating agencies are the State Water Resources Control Board and the Los Angeles Regional Water Quality Control Board.
Signal Hill’s most recent permit from the L.A. board, received in 2012, is the Municipal Separate Storm Sewer System National Pollutant Discharge Elimination System (NPDES) Permit, or the MS4 Permit.
“What’s distinct about this most recent permit is that it focuse[s] on strict limits on the amount of pollution in stormwater runoff,” Charney said. “And in order to comply with the MS4, multiple agencies pulled together and developed what are called WMPs— Watershed Management Programs.”
Charney explained that adoption of the VPO is part of the overall strategy of the WMPs, which were adopted in 2015.
“It’s important to note that we have served in a leadership capacity regarding stormwater compliance,” he said.
Charney explained that the City’s main strategy thus far has been to capture trash before it enters the two watersheds by using catch basins, though that method is not 100-percent successful.
“More recently, we’ve really escalated our efforts,” Charney said.
He described how chambers are being installed at the Long Beach Airport to which water would be diverted and treated before being released back into the water system.
“So, we’re really raising the bar there,” he stated.
On the VPO, Charney said that as a city with many vacant parcels due to its oil field legacy, and situated on top of a hill, Signal Hill has opted to take the lead on the sediment pollution problem.
“Dirt transports pollutants from the soil and also essentially from the air and is taken by the sediment down to the ocean,” he explained. “That’s why we’re focusing on sediment.”
Staff has identified 45 vacant lots in Signal Hill that will be expected to comply with the VPO, covering 143 acres of land. Of these properties, the City owns seven, the city of Long Beach owns one, Signal Hill Petroleum owns 17, and 20 are independently owned.
Assistant Planner Ryan Agbayani stated that John L. Hunter & Associates (JLHA), the City’s stormwater consultants, has provided a manual on implementing sediment control devices, such as landscaping and mulching, which would be made available to the affected property owners.
JLHA estimates that the cost for owners over five years will range from roughly $22,000 to $158,000 (or $4,400 to $31,600 on an annual basis) for installation, maintenance and inspection, depending on the control method chosen. However, owners can opt for alternative plans (such as those that require no irrigation) if they are equal to or better than those outlined in the manual.
“The bottom line is that we’re obligated to do this,” Agbayani stated. “Not only that, it helps the environment.”
Charney added that staff has worked to minimize the number of properties affected by the VPO, at least in its initial phase, starting with parcels of over one acre before requiring implementation to all vacant parcels.
“Over time, we hope that we will be able to get data from the two watersheds to show if there was a meaningful decrease in the heavy metals being introduced to our systems,” he said. “If this seems to work, then it would be easier to demonstrate why we should apply it to more properties.”
Public hearing
Staff reported to the commission the case of Reginald McNulty, who requested a second extension, for 200 days, to complete construction on his home at 3347 Brayton Ave. McNulty has experienced delays in receiving materials for kitchen cabinets, exterior stonework and interior flooring.
Senior Planner Colleen Doan explained that first construction time limit (CTL) of 360 days had expired in April, and that the City allows two extensions. The first extension had been made for a standard 50 days, but it expired in June.
McNulty explained that he is confident he will be able to complete the work within the requested 200 days, given that he also works full time and is still waiting on materials.
“I’m [using] some stone that’s a little difficult to find,” he said. “The contractor has assured me I can get them within the next four weeks.”
Notices have already been mailed to adjacent property owners about another 50-day extension with no objections received, and the City has inspected the property, noting progress in its construction, and finding no health and safety issue.
The commission voted to postpone the decision to extend until notices have been mailed to adjacent property owners regarding the 200-day extension.
Crescent Square
The commission approved revised parking signage for model homes at the Crescent Square development, as requested by developer Far West Industries, on condition that the signs have permits and do not exceed the City’s maximum allowed height of four feet.
Far West Industries is requesting the changed signage because the existing parking area will be built over earlier than anticipated due to a faster construction schedule.
George Alvarez from Far West Industries stated that they are only being delayed in their construction of homes by the gas utility company.
In addition to two “Guest Parking” signs directing traffic from surrounding streets, the company requested two signs to indicate disabled facilities, which is two more signs than the City code allows, but was approved because it complies with the City’s Reasonable Accommodation Ordinance and is aligned with the American Disabilities Act (ADA).
Solar installations
The commission received and filed a report by staff about two solar installation project proposals by Solar Optimum. One project is at 2501 Cherry Ave., for solar panel installation on the roofs of two commercial buildings and a parking area, and the other on the parking structures of a medical building at 701 E. 28th St.
Doan explained to the commission the importance of such efforts, since the state had adopted the first mandatory green building code in 2010, and the City then adopted a Green Building Policy in 2011, on the recommendation of its Sustainable City Committee.
That policy requires that municipal buildings be designed and built according to Leadership in Energy and Environmental Design (LEED) certification standards, specified by the U.S. Green Building Council, and encourages the same practice for private buildings.
“In light of that, the City encourages and celebrates sustainable building practices in a number of ways,” Doan said. “One of them is the Sustainability Awards Program where they award properties and projects in the areas of energy efficiency and water efficient landscaping and solar installations.”
Beautification award
The commission presented a beautification award to Julie Javier for landscaping and exterior appearance improvements to a nursing care facility, Courtyard Care Center, at 1880 Dawson Ave.
“Thank you for your commitment to making this city a more beautiful place to live in,” Chair Rose Richárd said on presenting the award.
Javier credited head of maintenance Miguel Navarrete for his hard work, especially in landscaping, and also introduced Brent Jessee, the administrator who will take her place when she leaves at the end of the month.
“I just want to thank the City for this acknowledgement,” she said. “I’m really so proud to work for a company that upholds the highest standards for patient care, as well as making sure that the physical plant is also up to [!] standards.”
Study session
Since there are three new planning commissioners as of June 1, staff has arranged “study sessions” to bring all commissioners up to speed on using the City code and guidelines for site planning and design review.
The emphasis at this meeting was on housing design review considerations. Staff discussed factors that the commissioners should consider to approve designs, such as compatibility with surroundings, roofing materials and styles, and driveway and garage proportions, which Charney said are important not just aesthetically but because they impact the amount of curb space available for street parking.
“To be able to visualize what’s on the plan to what gets built, [!] that’s part of the skill set you need to acquire,” Charney said.
The commissioners then conducted an interactive design exercise to share and discuss assessments of various housing elements.
Richárd reminded the commission of a central question that staff had previously guided them to ask when reviewing design plans.
“Is it appropriate for our city?” she recalled as the guiding question. “Is it appropriate for us in our community?”
The next meeting of the Signal Hill Planning Commission will take place Tuesday, August 15, at 7pm in the council chamber at 2175 Cherry Ave.