Compton Municipal Code § 24-8 Corridor Improvement Plan

[Ord. #1978, § 1]

The purpose of this section is to establish standards and procedures which will facilitate the physical refurbishment of the structures and the economic revitalization of the businesses along the designated corridors in order to enhance the City's image and economic viability.

[Ord. #1978, § 1]

The City Council hereby finds and determines the following:

a. That the City has a history and reputation for well-kept properties and that the property values and the general welfare of the community are founded, in part, upon the appearance and maintenance of properties;

b. That conditions exist on many of the properties along the designated corridors such that the properties constitute a public nuisance as defined in Section 24-2 of the Compton Municipal Code; and

c. That unless corrective measures are undertaken to alleviate such existing conditions and unless each of the major design components of this section and the Corridor Improvement Plan are implemented, the general welfare and specifically the property values and the social and economic standards of this community will be depreciated.

[Ord. #1978, § 1]

a. These requirements shall be applicable to all real property and improvements located along the designated corridors including buildings, utilities, and vacant lots.

b. These requirements shall be applicable to all new construction and any rehabilitation of an existing building or property.

c. Full compliance with all property maintenance and design criteria as specified in the Compton Municipal Code, the Compton Design Manual, the Uniform Paint Ordinance, the Corridor Improvement Plan, and all other applicable ordinances must be met within 18 months of the adoption of this section.

[Ord. #1978, § 1]

Unless the context specifically indicates otherwise, the meaning of the terms used in this section shall be as defined herein.

ARCHITECTURAL THEMES

Shall mean those building design characteristics set forth for each designated corridor in the Corridor Improvement Plan, the Compton Design Manual, and the Compton General Plan, specifically African-Egyptian, Futuristic-Contemporary, Spanish-Mediterranean, and Universal.

BUFFER AREAS

Shall mean any area of property which lies between the public right-of-way and the exterior of any building.

CAFE ZONES

Shall mean designated areas in front of buildings which contain restaurants that have a high volume of pedestrian traffic. These zones may be used for outdoor activities such as dining, music events, and art displays.

CENTRAL BUSINESS DISTRICT OR CBD

Shall mean that area between Acacia Avenue to the west, Magnolia Street to the north, Alameda Street to the east, and Myrrh Street to the south, with Compton Boulevard as the major thoroughfare.

COMPTON CORRIDOR

Shall mean those properties along that 1.75 mile segment of Compton Boulevard from Willowbrook Avenue to the western City boundaries, the architectural character of which shall be Universal with a hint of African-Egyptian style.

CORRIDOR IMPROVEMENT PLAN

Shall mean the planning and design document entitled the Corridor Improvement Plan for Compton Boulevard, Long Beach Boulevard, and Rosecrans Avenue.

DESIGNATED CORRIDOR

Shall mean any of the corridors which are defined in this section and are jointly the subject of the Corridor Improvement Plan.

FINANCIAL INCENTIVE PROGRAM

Shall mean any City policy which offers economic assistance for the purpose of encouraging compliance with this section.

GATEWAY MONUMENT

Shall mean any of the commemorative obelisks which inform a traveller of entrance to the City or other significant place (e.g., The Renaissance Plaza).

HARDSCAPING

Shall mean fixed, private property and public street improvements such as walls, sidewalks, driveways, monuments, plazas, and other paving treatments.

LANDSCAPING

Shall mean the decorative modification of existing plant covering for human use and enjoyment.

LONG BEACH CORRIDOR

Shall mean those properties along that 2.14 mile segment of Long Beach Boulevard running north and south between Orchard Avenue and Greenleaf Boulevard within the City limits, the architectural character of which shall be Universal with a hint of Futuristic-Contemporary style.

PARTICIPANTS

Shall mean any property owner or tenant along a designated corridor who chooses to accept the benefits of enrollment in the Financial Incentive Program authorized by this section.

PAVERS

Shall mean any of the stone, brick, or clay segments which are set in place to form a decorative outdoor passage or lane designated for pedestrian and occasional vehicular traffic (e.g., sidewalks, crosswalks, driveways, and plaza areas).

RENAISSANCE GARDENS

Shall mean any of the same plots of ground located on each corner of major intersections along designated corridors which are landscaped with ground covering, shrubs, and trees.

ROSECRANS CORRIDOR

Shall mean those properties along that 3.35 mile segment of Rosecrans Avenue running east and west between City boundaries, the architectural character of which is Universal with a hint of Spanish-Mediterranean style.

SECTION

Shall mean Section 24-7 et seq. of the Compton Municipal Code entitled Corridor Improvement Plan.

[Ord. #1978, § 1]

a. All applicants seeking to become participants in the Financial Incentive Program shall be subject to the criteria established in the City's policy for the evaluation and approval of applicants to the Program.

b. All building and site approvals shall be subject to the criteria established in the City's policies for building exteriors and site improvements. Participants shall give priority to curing existing and incipient code violations including, but not limited to, the following: graffiti and general clutter removal; the repair or replacement of windows and doors on existing structures; exterior repair, cleaning, painting, and/or stuccoing; and the repair, addition, or replacement of site security lighting and/or light standards on the property.

[Ord. #1978, § 1]

a. Driveways. Enriched paving treatment shall be used for driveway approaches, on-site sidewalks, and plaza entrances. Recommended materials shall include scored patterns in smooth or rock salt finish concrete, rectangular brown granite or brick colored pavers in irregular sizes, natural stone pavers (flat) set in mortar, pre-cast pavers, poured in place colored concrete, natural stones, brick pavers, and other materials consistent with the Americans with Disabilities Act (ADA) requirements.

b. Cafe Zones. Cafe Zones may be considered in areas where existing and proposed restaurants have space and appropriate design capacity. Cafe Zones shall be subject to existing planning codes and Architectural Review Board approval.

c. Walls and Fences. Walls and fences shall be a design component to improve the designated corridors. Distinct treatments are required for construction sites, industrial properties, commercial, and residential properties which face a designated corridor, and residential properties whose rear yards abut a designated corridor. All walls and fences shall be subject to approval by the Architectural Review Board.

1. Construction sites shall be screened from public view with either a wood panel fence which may include an approved artist rendering/mural or a chainlink fence which must include slats or green polyurethane screening. Where required by the Compton Municipal Code, a construction site fence must include a protective shelter covering the sidewalk passageway.

2. Industrial properties which face the designated corridors may be enhanced with walls of up to eight feet in height. A solid masonry block wall shall be placed along the rear and side property lines and a wrought iron fence or a combination of wrought iron and masonry block wall shall be placed along the front property line. Chainlink fences may be utilized along rear and side property lines which are not visible from the street.

3. Commercial and residential properties which face the designated corridors may be enhanced with wall of up to six feet in height. A solid masonry block wall shall be placed along the rear and side property lines and a wrought iron fence or a combination of wrought iron and masonry block wall shall be placed along the front property line.

4. All residential properties with rear yards abutting a designated corridor shall have a six-foot high solid masonry block wall. In addition, nonresidential property owners whose property abuts a residential property shall place and maintain walls between the two properties of six feet in height.

[Ord. #1978, § 1]

Owners of property along the designated corridors shall use low-maintenance, drought-resistant landscaping with an irrigation system to improve the appearance of the designated corridors including the maintenance of the Renaissance Gardens and the landscaping of walls and fences, vacant lots, and buffer areas.

a. Renaissance Gardens. The City shall supply all landscaping materials. With the exception of the Date Palm trees, the owner of the property shall maintain the Renaissance Gardens which shall include:

1. Sod (One Only):

Marathon Sod

Raoulia australis

2. Ground Cover (Three Minimum):

Aster species

Gazania species

Geranium icanum

Lobularia maritima - "Sweet Alyssum"

Vinca - "Periwinkle"

3. Shrubs (One Only):

Arctostaphylos species - "Manzanita"

Hebe species

Lantana species

Nandina domestica - "Heavenly Bamboo"

Picea abies - "Nidiformis"

Skimmia species

Xylosma congestum

4. Trees:

Phoenix dactylifera (Date Palm)

b. Walls and Fences. The three types of walls and fences which require landscaping are solid masonry block walls, wrought iron fences, and combination masonry and wrought iron fences. Solid masonry walls along the front and rear property lines which abut the designated corridors shall be enhanced with Oleander plants and clinging vines in order to improve the corridor appearance and discourage graffiti. Wrought iron fences and walls of both masonry and wrought iron shall be landscaped with clinging vines and/or shrubs. Oleander plants shall also be used along walls and fences which separate nonresidential uses from residential uses and shall be the responsibility of the nonresidential property owner. The clinging vines and shrubs shall be selected from the following:

1. Vines:

Bougainvillea species

Tecomaria capenesis - "Cape Honeysuckle"

Wisteria sinensis - "Chinese Wisteria"

2. Shrubs:

Arctostaphylos species - "Manzanita"

Hebe species

Lantana species

Nandina domestica - "Heavenly Bamboo"

Picea abies - "Nidiformis"

Skimmia species

Xylosma congestum

c. Vacant Lots. The interior of vacant or abandoned lots shall be planted with wild shrub flowering plants and ground cover which are to be maintained by the owner of the property. The perimeter of vacant or abandoned lots shall be planted with any low-maintenance shrubs, including the following:

1. Shrubs:

Chrysanthemum species

Nerium oleander "Oleander"

d. Buffer Areas. Buffer areas can be used for transition landscaping from the hardscape improvements to the architectural themes. The following are guidelines and a list of recommended plants for buffer area landscaping.

1. The use of drought tolerant plant species is desirable, especially in large areas next to buildings and parking lots.

2. Trees and shrubs should be trimmed and maintained to expose the major branch structure.

3. Earth mounding should be used to imitate small hills and knolls in the setback areas not used as usable open space.

4. Lighting should be used to highlight landscaping features such as trees and pedestrian areas.

5. Ground Cover:

Ajuga reptans

Aptenia cordifolia

Carpobrotus species - "Sea Fig"

Lantana montevidensis - "Trailing Lantana"

Liriope species - "Lily Turf"

Ophiopogon japonicus - "Mondo Grass"

Pachysandra terminalis - "Japanese Spurge"

Trachelospermum jasminoides - "Star Jasmin"

Zinnia species

6. Shrubs:

Agapanthus africanus - "Lily-of-the-Nile"

Agave attenuata

Aloe species

Alpinia species - "Ginger"

Bamboo species

Calliandra tweedii - "Trinidad Flame Brush"

Carissa grandiflora - "Natal Plum"

Dietes species - "African Iris/Fortnight Lily"

Hermerocallis species - "Daylily"

Hibiscus species

Juniperus chinensis 'Torulosa' - "Hollywood Juniper"

Juniperus sabina species

Nandina domestica - "Heavenly Bamboo"

Nerium oleander - "Oleander"

Philodendron selloum

Pittosporum tobira

Strelitzia nicolai - Giant Bird of Paradise"

7. Trees:

Albizia julibrissin - "Silk Tree"

Arecastrum romanzoffianum - "Queen Palm"

Chorisia speciosa

Cupanniopsis anacardiodes - "Carrot Wood"

Erythrina caffra - "Kaffirboom Coral Tree"

Feijoa sellowiana - "Pineapple Guava"

Ficus species

Grevillea robusta - "Silk Oak"

Jacaranda mimosifolia

Koelreuteria paniculata - "Goldenrain Tree"

Liquidambar species - "Sweet Gum"

Metroisideros excelsus - "New Zealand Christmas Tree"

Palm species

Pinus species - "Pine"

Pistacia chinensis - "Chinese Pistache"

Podocarpus macrophyllus - "Yew Pine"

Salix babylonica - "Weeping Willow"

8. Vines:

Beaumontia grandiflora - "Herald's Trumpet/Easter Lily Vine"

Bougainvillea species

Hedera species - "Ivy"

Jasminum grandiflorum - "Jasmine"

Mandevilla species

Tecomaria capenesis - "Cape Honeysuckle"

Wisteria sinensis - "Chinese Wisteria"

[Ord. #1978, § 1]

The Signage Guidelines along the designated corridors shall be those set forth in the Corridor Improvement Plan and the Compton Design Manual.

[Ord. #1978, § 1]

If after the time limit specified by this section any real property and/or improvements along the designated corridors are found to be in less than full compliance with all property maintenance and design criteria as specified in this section, the Compton Design Manual, the Uniform Paint Ordinance, and the Compton Municipal Code, the City Manager shall take any and all appropriate measures established by the Compton Municipal Code to bring about full compliance.