HomeMy WebLinkAbout2022-01-11 - AGENDA REPORTS - TWO UNIT RESIDENTIAL DEV ORDO
Agenda Item: 9
1. CITY OF SANTA CLARITA
AGENDA REPORT
PUBLIC HEARINGS
CITY MANAGER APPROVAL: 1
DATE: January 11, 2022
SUBJECT: FIRST READING OF AN ORDINANCE FOR TWO -UNIT
RESIDENTIAL DEVELOPMENT AND URBAN LOT SPLITS (SB 9)
DEPARTMENT: Community Development
PRESENTER: Erika Iverson
RECOMMENDED ACTION
City Council:
1. Conduct the public hearing.
2. Introduce and pass to second reading an ordinance entitled "AN ORDINANCE OF THE
CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA, TO ESTABLISH
REGULATIONS FOR TWO -UNIT RESIDENTIAL DEVELOPMENT AND URBAN LOT
SPLITS, AMENDING THE UNIFIED DEVELOPMENT CODE AS SHOWN IN EXHIBIT
A" with the additional language as recommended by staff.
3. Adopt a resolution for Two -Unit Residential Development Design Standards, as shown in
Exhibit A.
BACKGROUND
On September 16, 2021, the Governor signed into law Senate Bill (SB) 9, which went into effect
on January 1, 2022. Senate Bill 9 is a part of the larger California State Senate Housing Package
which aims to increase the supply of housing in California. Senate Bill 9 preempts the density
limitation established by the local jurisdiction's General Plan and underlying zone and requires
ministerial approval of two dwelling units on a parcel zoned for a single-family unit (two -unit
residential development), and ministerial approval of a parcel map for a lot split on a parcel
zoned for single-family uses (urban lot split), subject to qualifying criteria. The City of Santa
Clarita (City) and the League of California Cities opposed the bill.
There continues to be opponents to SB 9, and a ballot initiative has been submitted to the state
with the hope to be qualified for the November 2022 ballot, that would amend the California
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Constitution to provide that a local jurisdiction's land use policies, zoning standards, or
development standards are deemed a municipal affair and shall prevail over a conflicting state
statute. If successful, this ballot initiative would allow the City's Unified Development Code
(UDC) to supersede SB 9. However, until such time that there is a successful ballot initiative or
change to the state law, SB 9 will remain in effect on January 1, 2022.
Pursuant to SB 9, the City is permitted to adopt a local ordinance for the purpose of
implementing two -unit residential developments and urban lot splits on a parcel zoned for a
single-family dwelling unit, and may impose objective development standards that do not
conflict with SB 9. In order for the City to exert as much local control as possible over two -unit
residential development and urban lot splits, the Planning Division, with support from the City
Attorney's office, has drafted the Two -Unit Residential Development and Urban Lot Split
ordinance for consideration (Exhibit A: Code Amendment Language), consistent with what other
jurisdictions are proposing in response to SB 9. The proposed project would update the City's
UDC, as well as establish a specific set of development design standards for two -unit residential
developments and urban lot splits. The proposed amendments consist of text amendments only;
no changes to the City's General Plan Land Use Map or Zoning Map are proposed. The intent of
the code amendments and development design standards is to provide the City with the
maximum amount of local control over the development of two -unit residential developments
and urban lot splits permitted under state law, while complying with state mandates to provide
ministerial approval for these developments on parcels zoned for single-family uses.
PLANNING COMMISSION ACTION
At their meeting on December 7, 2021, the Planning Commission conducted a public hearing and
in a 4-0 vote (Commission Eichman absent), adopted Resolution P21-23, recommending the City
Council adopt the Two -Unit Residential Development and Urban Lot Split ordinance and
associated Two -Unit Residential Development Design Standards. Two letters in support of the
proposed ordinance were received prior to the Planning Commission Hearing.
PROJECT DESCRIPTION
The proposed amendments incorporate regulations that will provide the City with the maximum
amount of local control possible over two -unit residential development and urban lot splits
within the boundaries of state law under SB 9.
Proposed Ordinance
General Development Regulations
The proposed amendments would establish a number of regulations for two -unit residential
developments and would enforce applicable development regulations for the underlying zone,
and would further establish additional regulations specific to two -unit residential developments.
Specifically, the development regulations would:
• Set a maximum floor area of 800 square feet for any new unit constructed under SB 9;
• Set a maximum building height of one-story, not to exceed 16 feet;
• Require a minimum private -outdoor space of 650 square feet for each unit;
• Require one parking space per unit, to be provided in a fully enclosed garage;
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Require separate utility connections for each unit;
Require separate trash -collection carts for each unit; and
Prohibit removal of any oak tree over 12.5 inches in circumference.
Income Restrictions
The proposed amendments would require at least one unit in a two -unit residential development
to be income restricted for lower income households (moderate, low, very low, extremely low),
which would count toward the City's Regional Housing Needs Assessment obligation for lower
income units. Applicants would be required to enter into an affordable housing agreement,
encumbering the property with an income restricted unit for 55 years.
Accessory Dwelling Units
The proposed amendments would prohibit Accessory Dwelling Units (ADUs) and Junior ADUs
on a parcel where two -unit residential development is proposed or approved.
Homeowner Association
The proposed amendments would require approval from the Homeowner Association upon
application for parcels that fall within the jurisdiction of a Homeowner Association.
High Fire Severity Zone (HFSZ)
The proposed amendments would require two -unit residential developments and urban lot splits
located in the HFSZ to be located either on lots which directly front on a highway, as defined in
the General Plan, or have two means of direct vehicular access to a highway. This is consistent
with the ADU Ordinance adopted by the City in January 2021, and is intended to preserve public
safety and traffic flow by ensuring that sufficient evacuation routes and emergency access is
provided to all dwelling units. In addition, newly -constructed units within the HFSZ would be
required to provide fire sprinklers.
Development Standards
Additionally, the proposed amendments include adoption of a resolution for Two -Unit
Residential Development Design Standards (Design Standards) (Exhibit A: Two -Unit
Residential Design Standards). The Design Standards would apply to two -unit residential
developments and are intended to establish objective architectural criteria to guide construction
of two -unit residential developments and include specific requirements that serve as a foundation
for suitable residential architecture that is compatible with the City's Community Character
Design Guidelines. It is important to note that the proposed Design Standards are a stand-alone
set of architectural requirements for two -unit residential development and, if necessary, can be
expanded in the future with approval by the City Council.
Recommended Addition
Upon further coordination with the City Attorney's Office, staff recommends one addition to the
code amendment language for Two -Unit Residential Development. The proposed language is as
follows and would be incorporated as Section 17.57.025.G(4):
A proposed two -unit residential development shall be denied if the application fails to comply
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with this Section.
ENVIRONMENTAL
A Notice of Exemption has been prepared for the project. Pursuant to California Government
Code Sections 65852.210) and 66411.7(n), the project is exempt from the California
Environmental Quality Act (CEQA) under Division 13 of the Public Resources Code
(commencing with Section 21000).
NOTICING
All noticing requirements for a public hearing have been completed as required by Section
17.06.110 of the UDC. A 1/81h page advertisement was placed in The Signal newspaper on
December 21, 2021.
CONCLUSION
SB 9 was just recently adopted, and as it begins being implemented across California in early
2022, we will likely see the passage of clean-up bills by the legislature that may impact our local
implementation ordinance. Planning Division staff will continue to monitor the state legislation
and any changes made to the law, as it pertains to our ability to implement our ordinance, and
could come back before the Planning Commission and City Council if it is found that further
amendments to the UDC are necessary.
The proposed amendments are consistent with state law and allow the City to regulate two -unit
residential development and urban lot splits to the maximum extent possible. Many cities are
working to adopt similar ordinances in preparation of the proposed amendments. Planning
Division staff and the City Attorney's office have looked to other cities to see what controls they
are considering. The proposed ordinance is in line with what is being contemplated in other
jurisdictions. Staff has drafted the necessary findings of support so the City Council can adopt
the proposed ordinance and development design standards.
ALTERNATIVE ACTION
Other actions as determined by the City Council.
FISCAL IMPACT
The proposed ordinance creates a new ministerial permit for two -unit residential development
and urban lot split. Should the ordinance be adopted by the City Council, a fee will be created, as
permitted by state law, to recover the associated costs of reviewing proposed two -unit residential
developments and urban lot splits.
ATTACHMENTS
Public Notice
Ordinance
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Resolution
Notice of Exemption
Planning Commission Agenda Report 12-07-2021 (available in the City Clerk's Reading File)
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CITY OF SANTA CLARITA
COMMUNITY DEVELOPMENT DEPARTMENT
23920 Valencia Boulevard, Suite 302
Santa Clarita, CA 91355
NOTICE OF PUBLIC HEARING
PROJECT TITLE: Two -Unit Residential Development and Urban Lot Split Ordinance
APPLICATION: Master Case 21-224; Unified Development Code Amendment 21-003
PROJECT APPLICANT: City of Santa Clarita
PROJECT LOCATION: Citywide
PROJECT DESCRIPTION: The City of Santa Clarita (City) is updating the Unified Development Code
to adopt the Two -Unit Residential Development and Urban Lot Split Ordinance, and associated objective
design standards, in accordance with state law. California Government Code Section 65852.210) permits a
local agency to, by ordinance, provide for regulating the creation of a two -unit residential developments on a
parcel zoned to allow a single-family dwelling unit. California Government Code Section 66411.7(n) permits
a local agency to, by ordinance, provide for regulating a parcel map for an urban lot split of a single-family
zoned parcel. The proposed code amendments would not change the City's General Plan Land Use Map or
Zoning Map.
The City of Santa Clarita City Council will conduct a public hearing on this matter on the following date
DATE: Tuesday, January 11, 2022
TIME: At or after 6:00 p.m.
LOCATION: City Hall, Council Chambers
23920 Valencia Blvd., First Floor
Santa Clarita, CA 91355
PLANNING COMMISSION ACTION: On December 7, 2021 the Planning Commission voted 4-0 (one
Commissioner was absent) to adopt a resolution recommending the City Council approve the project to adopt
a Two -Unit Residential Development and Urban Lot Split ordinance.
ENVIRONMENTAL REVIEW: A Notice of Exemption was prepared for the proposed project. Pursuant to
California Government Code Sections 65852.210) and 66411.7(n), the project is exempt from the California
Environmental Quality Act (CEQA) under Division 13 of the Public Resources Code (commencing with
Section 21000).
If you wish to challenge the action taken on this matter in court, you may be limited to raising only those
issues you or someone else raised at the public hearing described in this notice, or written correspondence
delivered to the City of Santa Clarita at, or prior to, the public hearings.
For further information regarding this proposal, you may contact the Project Planner, by appointment, at the
City of Santa Clarita Permit Center: 23920 Valencia Blvd., Suite 140, Santa Clarita, CA 91355. Telephone:
(661) 255-4330. Website: www.santa-clarita.com/planning. Send written correspondence via e-mail to
eiverson&santa-clarita.com, or by US mail to: City of Santa Clarita Planning Division, 23920 Valencia
Blvd., Suite 302, Santa Clarita, CA 91355. Project Planner: Erika Iverson, Associate Planner.
Mary Cusick, City Clerk
Published: The Signal, December 21, 2021
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ORDINANCE 22-
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA,
CALIFORNIA, TO ESTABLISH REGULATIONS FOR TWO -UNIT RESIDENTIAL
DEVELOPMENT AND URBAN LOT SPLITS, AMENDING THE UNIFIED
DEVELOPMENT CODE AS SHOWN IN EXHIBIT A
THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA, DOES HEREBY
ORDAIN AS FOLLOWS:
SECTION 1. FINDINGS OF FACT. The City Council does hereby make the following
findings of fact:
A. On September 16, 2021, the Governor signed into law Senate Bill (SB) 9, which
mandates the City of Santa Clarita (City) ministerially approve two -unit residential
developments on parcels zoned for single-family uses, and ministerially approve a parcel
map for the lot split of a parcel zoned for single-family use;
B. California Government Code Section 65852.210) permits a local agency to, by ordinance,
provide for regulating the creation of a two -unit residential developments on a parcel
zoned to allow a single-family dwelling unit;
C. California Government Code Section 66411.7(n) permits a local agency to, by ordinance,
provide for regulating a parcel map for an urban lot split of a single-family zoned parcel;
D. California Government Code Sections 65852.21(b) and 66411.7(c) permits a local agency
to impose objective zoning standards, objective subdivision standards, and objective
design review standards for two -unit residential development and urban lot split projects;
E. The proposed amendments are incorporated by reference as Exhibit A;
F. The proposed amendments are in compliance with State law and provide the City with
local control over the implementation of two -unit residential developments and urban lot
splits;
G. The proposed amendments incorporate by reference, two -unit residential design
standards, adopted under separate resolution;
H. The Planning Commission held a duly noticed public hearing on this issue commencing
on December 7, 2021, at, or after, 6:00 p.m. at City Hall, 23920 Valencia Boulevard,
Santa Clarita, California;
I. At the hearing described above, the Planning Commission considered a staff presentation,
the staff report, and public testimony on the proposed amendments, and in a 4-0 vote,
recommended the City Council approve Master Case 21-224, Unified Development Code
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Amendment 21-003;
The project was duly noticed in accordance with the public hearing noticing requirements
of the UDC, and a 1/8 h page advertisement was placed in The Signal Newspaper on
December 21, 2021.
K. The City Council held a duly noticed public hearing on this issue commencing on
January 11, 2022, at, or after, 6:00 p.m. at City Hall, 23920 Valencia Boulevard, Santa
Clarita, California; and
L. At the hearing described above, the City Council considered a staff presentation, the staff
report, and public testimony on the proposed amendments, and introduced and passed the
ordinance to a second reading on January 25, 2022. In addition, the City Council adopted
two -unit residential development design standards by separate resolution.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT FINDINGS. Based
upon the foregoing facts and findings, the City Council hereby finds as follows:
A. A Notice of Exemption for this project was prepared in compliance with the California
Environmental Quality Act (CEQA);
B. The project is exempt from CEQA. California Government Code Sections 65852.210)
and 66411.7(n), exempt adoption of an ordinance to implement California Government
Code Sections 65852.21 and 66411.7 from the California Environmental Quality Act
(CEQA) under Division 13 of the Public Resources Code (commencing with Section
21000);
C. The documents and other material which constitute the record of proceedings upon which
the decision of the City Council is made is the Master Case 21-224 project file located
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within the Community Development Department and is in the custody of the Director of
Community Development; and
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D. Based upon the findings set forth above, the City Council hereby finds the Notice of c
Exemption for this project has been prepared in compliance with CEQA.
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SECTION 3. GENERAL FINDINGS FOR MASTER CASE 21-224. Based on the
foregoing facts and findings for Master Case 21-224, the City Council hereby finds as follows:
A. The proposal is consistent with the General Plan; a
The project is consistent with the General Plan's objectives, policies, and procedures.
The proposed amendments will assist the City in regulating two -unit residential
developments and urban lot splits as required by State law. The proposed amendments,
including objective development standards will support development of two -unit
residential development on parcels zoned for single-family uses and urban lot splits of
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parcels zoned for single-family uses that are consistent with the City's General Plan
objectives, policies, and procedures, including providing diverse housing stock,
promoting affordable housing, reducing the impact to residential neighborhoods from
natural or man-made hazards, ensuring sufficient emergency access and evacuation routes
in areas subject to wildland fire danger, retaining open space for multifamily residential
units, requiring high quality architecture, and implementing flood and fire safety
measures.
The proposal is allowed within the applicable underlying zone and complies with all
other applicable provisions of this code;
The UDC amendments do not require a consistency finding with the existing
development code because the project would amend the UDC in general. In addition,
State law, California Government Code Section 65852.21, preempts the density limitation
established by the General Plan and underlying zones. This means that units created
pursuant to SB9, do not count toward residential zoning density and are consistent with
zoning.
The proposal will not endanger, jeopardize, or otherwise constitute a hazard to the
public convenience, health, interest, safety, or general welfare, or be materially
detrimental or injurious to the improvements, persons, property, or uses in the vicinity
and zone in which the property is located; and
Nothing contained in the proposed amendments would endanger, jeopardize, or otherwise
constitute a hazard to the public. Two -unit residential development and urban lot splits
are permitted by right under State law. Implementation of the proposed amendments
would minimize the potential hazard to the public from flood and fire danger compared to
State standards, and implement the goals, policies, and objectives of the General Plan
Safety Element to the extent feasible under State law.
The proposal is physically suitable for the site. The factors related to the proposal's
physical suitability for the site shall include, but are not limited to, the following: _
1. The design, location, shape, size, and operating characteristics are suitable for the -o
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proposed use;
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2. The highways or streets that provide access to the site are ofsufcient width and are
improved as necessary to carry the kind and quantity oftraffic such proposal would r
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generate; a
3. Public protection service (e.g., Fire protection, Sher protection, etc) are readily
available; and
4. The provision of utilities (e.g. potable water, schools, solid waste collection and
disposal, storm drainage, wastewater collection, treatment, and disposal, etc.) is
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adequate to serve the site.
The proposal is physically suitable for the site in terms of location, shape, size, and
operating characteristics. The amendments permit ministerial approval of two -unit
residential developments and urban lots splits as mandated by State law, and as described
above, State law requires that the City find that two -unit residential developments and
urban lot splits are appropriate for single-family residential zoned property. No
development is proposed or would be approved by the amendments, and any future
development that may occur under the revised amendments would require separate
ministerial reviews at the time the projects are submitted. The City currently receives
adequate service from the Los Angeles County Fire Department and the Los Angeles
County Sheriff's Department. The project area is likewise served by all applicable
utilities. The construction of two -unit residential development and urban lot splits may
increase the need for fire or police protection services or demand for utilities. However,
are permitted by State law, regardless of whether the City regulates them and, therefore,
nothing in the proposed amendments would increase the need for fire or police protection
services, or increase demand for utilities.
SECTION 4. ADDITIONAL FINDINGS FOR UNIFIED DEVELOPMENT CODE
AMENDMENT 21-003. Based upon the foregoing facts and findings for UDC 21-003, the City
Council hereby find as follows:
A. The amendment is consistent with the adjacent area, ifapplicable;
B. The amendment is consistent with the principles of the General Plan;
The proposed amendments are consistent with the adjacent area and consistent with the
principles of the General Plan. The proposed amendments would not alter the General
Plan Land Use Map or Zoning Map. As described above, two -unit residential
development and urban lot splits are considered by State law to be consistent with the
City's zoning. Construction of two -unit residential developments and urban lot splits as
mandated by State law could increase development densities or population projections
within the City; however, the proposed amendments would not further change
development densities or population projections for the City.
Specifically, the proposed amendments would implement the following objectives and
policies of the General Plan:
Objective L U 3.1: Provide for a diversity of housing types available to provide safe
and suitable homes for all economic levels, household sizes, age
groups and special needs groups within the community.
Policy L U 3.1.1: On the Land Use Map, designate adequate land for residential use
at various densities to provide a mix ofhousing opportunities for
all segments of the population, including attached, detached,
senior, and mixed -use housing types, which are consistent with
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community character and meet the region's housing goals.
Policy L U 3.1.2: Provide a mix of housing types within neighborhoods that
accommodate households with varied income levels.
Policy L U 3.1.5: Promote development of housing that is affordable to residents,
including households with incomes in the very low, low, and
moderate income classifications, through provision of adequate
sites on the Land Use Map, allowance for density bonuses and
other development incentives.
Objective L U 3.3: Ensure that the design of residential neighborhoods considers and
includes measures to reduce impacts from natural or man-made
hazards.
Policy L U 3.3.1: Identify areas subject to hazards from seismic activity, unstable
soils, excessive noise, unhealthful air quality, or flooding, and
avoid designating residential uses in these areas unless adequately
mitigated.
Policy L U 3.3.2: In areas subject to wildland fire danger, ensure that land uses have
adequate setbacks, fuel modification areas, and emergency access
routes.
Policy L U 3.4.8: Require architectural design treatment along all sides of new
housing to promote continuity of architectural scale and rhythm
and avoid the appearance of blank walls (360-degree
enhancement).
The proposed amendments are consistent with the objectives and policies listed above.
Two -unit residential developments and urban lot splits provide diversity in the local
housing stock, increasing the number of homes available. The proposed amendments
incorporate important regulations not addressed by the general State regulations. These
regulations include reducing the impacts to residential neighborhoods from natural or
man-made hazards, ensuring sufficient emergency access and evacuation routes are
provided in areas subject to wildland fire danger, ensuring development of affordable
housing units for lower income households, and promoting architectural design consistent
with the existing community.
The proposed amendments are also consistent with the Circulation Element and Safety
Element of the General Plan, including the following Circulation and Safety objectives
and policies.
Objective C 2.5: Consider the needs for emergency access in transportation
planning.
Policy C 2.5.2: Ensure that new development is provided with adequate emergency
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andlor secondary access for purposes of evacuation and
emergency response; require two points of ingress and egress for
every subdivision or phase thereof, except as otherwise approved
for small subdivisions where physical constraints preclude a
second access point.
Objective S 2.4: Implement flood safety measures in new development.
Policy S 2.4.1: Require that new development comply with FEMA floodplain
management requirements.
Policy S 2.4.2: On the Land Use Map, restrict the type and intensity of land use in
flood prone areas, or require flood proof construction, as deemed
appropriate.
Objective S 3.2: Provide for the specialized needs office protection services in both
urban and wildland interface areas.
Policy S 3.2.1: Identify areas of the Santa Clarita Valley that are prone to
wildland fire hazards, and address these areas in fire safety plans.
Policy S 3.2.5: Ensure adequate secondary and emergency access for fire
apparatus, which includes minimum requirements for road width,
surface material, grade, and staging areas.
The proposed amendments support the City's goals to provide for adequate emergency
access, including providing secondary access for evacuation and emergency response;
implementation of flood safety measures and compliance with Federal Emergency
Management Administration (FEMA) floodplain management requirements; and
consideration of wildland fire hazards.
C. Approval of the amendment will be in the interest ofpublic health, convenience, safety,
and general welfare and in conformity with good zoning practice;
UDC 21-003 supports the public health, convenience, safety, and general welfare of the
community, and is in conformity with good zoning practice because the proposed
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amendments would be consistent with State law and would allow the City to regulate a
two -unit residential developments and urban lot splits to the maximum extent possible. t
This will allow the City to maximize public health, convenience, safety, and general
welfare, and maximize conformance with good zoning practice. Q
D. The amendment is consistent with other applicable provisions of this code; and
E. Is necessary to implement the General Plan andlor that the public convenience, the
general welfare or good zoning practice justifies such action.
UDC 21-003 is consistent with the applicable provisions of the UDC because the
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proposed revisions would allow the City to best regulate two -unit residential
developments and urban lots splits as permitted by State law. Therefore, the amendments
would promote the general welfare and public convenience and would constitute good
zoning practice.
SECTION 5. NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City
of Santa Clarita, California, as follows:
Adopt Ordinance 22-, approving Master Case 21-224, consisting of Unified
Development Code Amendment 21-003, amending the Unified Development Code to establish
regulations for two -unit residential development and urban lot splits, as shown in Exhibit A.
PASSED, APPROVED AND ADOPTED this 25t' day of January, 2022.
MAYOR
ATTEST:
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STATE OF CALIFORNIA )
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COUNTY OF LOS ANGELES ) ss.
CITY OF SANTA CLARITA )
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I, Mary Cusick, City Clerk of the City of Santa Clarita, do hereby certify that the c
foregoing Ordinance 22- was regularly introduced and placed upon its first reading at a regular
meeting of the City Council on the 11t' day of January, 2022. That thereafter, said ordinance was
duly passed and adopted at a regular meeting of the City Council on the 25t' of January 2022, by E
the following vote of the City Council:
AYES: COUNCIL,MEMBERS: a
NOES: COUNCIL MEMBERS:
ABSENT: COUNCIL MEMBERS:
CITY CLERK
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AND I FURTHER CERTIFY that the foregoing is the original of Ordinance No. 22- and was
published in The Signal newspaper in accordance with State Law (G.C. 40806).
CITY CLERK
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EXHIBIT A
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17.57.025 Two -unit residential developments.
A. Purpose and Findings.
1. The purpose of this section is to provide regulations for the establishment of two -unit
residential developments in single-family residential zones and to define an approval
process for such two -unit residential developments consistent with Government Code
Sections 65852.21, or any successor statute. The intent of this section is to provide
opportunities for more affordable housing in existing single-family residential zones as
mandated by state law. It is also the goal to provide development standards to ensure the
orderly development of these units in appropriate areas of the City.
2. Two -unit residential developments are residential uses consistent with the uses permitted
in single-family residential zones.
3. Government Code Section 65852.21 preempts the density limitations established by the
General Plan and the underlying zones in which two -unit residential developments created
pursuant to the requirements of this subsection are permitted. Incompatibility with the
City's density limitations shall not provide a basis to deny a two -unit residential
development that otherwise conforms to the requirements of this section.
B. A two -unit residential development containing two residential units within a single-family
residential zone (NU1, NU2, NU3, NU4, NU5, URI, UR2) shall be considered ministerially,
without discretionary review or a hearing, if the proposed housing meets all of the standards set
forth below. For purposes of this section, a two -unit residential development contains two
residential units if the development proposes two new units or if it proposes to add one new unit
to one existing unit. d
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1. If a parcel includes an existing single-family residence, one additional unit of not more
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than 800 square feet may be developed pursuant to this section. No more than 25 percent of o
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the existing exterior structural walls shall be demolished to create the two -unit residential
development, unless the existing single-family residence has not been occupied by a tenant
in the last three years. a
2. If a parcel does not include an existing single-family residence, or if an existing single-
family residence is proposed to be demolished in connection with the creation of a two -unit
residential development, two units of not more than 800 square feet may be developed
pursuant to this section.
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3. Each unit in a two -unit residential development shall be separated by a distance of at
least ten feet from any other structure on the parcel; however, units may be adjacent or
connected if the structures meet building code safety standards and are sufficient to allow
separate conveyance.
4. Neither accessory dwelling units nor junior accessory dwelling units shall be permitted
on a parcel if a two -unit development is proposed or has been approved.
C. A two -unit residential development shall be prohibited in each of the following circumstances:
1. The two -unit residential development would require demolition or alteration of any of
the following types of housing:
a. Housing that is subject to a recorded covenant, ordinance, or law that restricts rents
to levels affordable to persons and families of moderate, low, or very low income.
b. Housing that is subject to any form of rent or price control through a public entity's
valid exercise of its police power.
c. Housing that has been occupied by a tenant in the last three years.
2. The parcel subject to the proposed housing development is a parcel on which an owner
of residential real property has exercised the owner's rights under Government Code
Section 7060 et seq. to withdraw accommodations from rent or lease within 15 years before
the date that the development proponent submits an application.
3. The parcel subject to the proposed housing development is located within a historic
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district or property included on the State Historic Resources Inventory, as defined in Public
Resources Code Section 5020.1, or within a site that is designated or listed as a city or
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county landmark or historic property or district pursuant to a city or county ordinance. 0
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4. If the two -unit residential development is on a parcel that is any of the following:
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a. Either prime farmland or farmland of statewide importance, as defined pursuant to a
United States Department of Agriculture land inventory and monitoring criteria, as
modified for California, and designated on the maps prepared by the Farmland
Mapping and Monitoring Program of the Department of Conservation, or land zoned
or designated for agricultural protection or preservation by a local ballot measure that
was approved by the voters of that jurisdiction.
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9.b
b. Wetlands, as defined in the United States Fish and Wildlife Service Manual, Part
660 FW 2 (June 21, 1993).
c. Within a very high fire hazard severity zone, as determined by the Department of
Forestry and Fire Protection pursuant to Government Code Section 51178, or within a
high or very high fire hazard severity zone as indicated on maps adopted by the
Department of Forestry and Fire Protection pursuant to Section 4202 of the Public
Resources Code. This subparagraph does not apply to sites excluded from the
specified hazard zones by a local agency, pursuant to subdivision (b) of Section 51179
of the Government Code, or sites that have adopted fire hazard mitigation measures
pursuant to existing building standards or state fire mitigation measures applicable to
the development. Any site that meets the standards above must also comply with
Section 15.57.025(C)(5)(two means of access).
d. A hazardous waste site that is listed pursuant to Government Code Section 65962.5
or a hazardous waste site designated by the Department of Toxic Substances Control
pursuant to Section 25356 of the Health and Safety Code, unless the State Department
of Public Health, State Water Resources Control Board, or Department of Toxic
Substances Control has cleared the site for residential use or residential mixed uses.
e. Within a delineated earthquake fault zone as determined by the State Geologist in a
any official maps published by the State Geologist, unless the development complies
with applicable seismic protection building code standards adopted by the California
Building Standards Commission under the California Building Standards Law (Part o
3
2.5 (commencing with Section 18901) of Division 13 of the Health and Safety Code),
and by any local building department under Chapter 12.2 (commencing with Section
8875) of Division 1 of Title 2. _
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f. Within a special flood hazard area subject to inundation by the 1 percent annual
chance flood (100-year flood) as determined by the Federal Emergency Management E
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Agency in any official maps published by the Federal Emergency Management r
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Agency. If a development proponent is able to satisfy all applicable federal qualifying Q
criteria in order to provide that the site satisfies this subparagraph and is otherwise
eligible for streamlined approval under this section, a local government shall not deny
the application on the basis that the development proponent did not comply with any
additional permit requirement, standard, or action adopted by that local government
that is applicable to that site. A development may be located on a site described in this
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9.b
subparagraph if either of the following are met: (i) The site has been subject to a
Letter of Map Revision prepared by the Federal Emergency Management Agency and
issued to the local jurisdiction; or (ii) The site meets Federal Emergency Management
Agency requirements necessary to meet minimum flood plain management criteria of
the National Flood Insurance Program pursuant to Part 59 (commencing with Section
59.1) and Part 60 (commencing with Section 60.1) of Subchapter B of Chapter I of
Title 44 of the Code of Federal Regulations.
g. Within a regulatory floodway as determined by the Federal Emergency
Management Agency in any official maps published by the Federal Emergency
Management Agency, unless the development has received a no -rise certification in
accordance with Section 60.3(d)(3) of Title 44 of the Code of Federal Regulations. If
a development proponent is able to satisfy all applicable federal qualifying criteria in
order to provide that the site satisfies this subparagraph and is otherwise eligible for
streamlined approval under this section, a local government shall not deny the
application on the basis that the development proponent did not comply with any
additional permit requirement, standard, or action adopted by that local government
that is applicable to that site.
h. Lands identified for conservation in an adopted natural community conservation
plan pursuant to the Natural Community Conservation Planning Act (Chapter 10
(commencing with Section 2800) of Division 3 of the Fish and Game Code), habitat
conservation plan pursuant to the federal Endangered Species Act of 1973 (16 U.S.C.
Sec. 1531 et seq.), or other adopted natural resource protection plan.
i. Habitat for protected species identified as candidate, sensitive, or species of special
status by state or federal agencies, fully protected species, or species protected by the =
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federal Endangered Species Act of 1973 (16 U.S.C. Sec. 1531 et seq.), the California p
Endangered Species Act (Chapter 1.5 (commencing with Section 2050) of Division 3
of the Fish and Game Code), or the Native Plant Protection Act (Chapter 10
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(commencing with Section 1900) of Division 2 of the Fish and Game Code).
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j. Lands under conservation easement.
5. Where a lot or any portion thereof is located in a high fire hazard severity zone, as defined by
the Los Angeles County Fire Department, a two -unit residential development shall be prohibited
on the lot unless it either fronts a highway and vehicles enter directly from the highway (as
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9.b
defined in Table C-2 of the General Plan Circulation Element), or it has two (2) means of direct
vehicular access to a highway that meet the following requirements:
a. The two (2) distinct means of vehicular access, as measured from the lot frontage to the
point of intersection with the highway, shall not overlap with each other; and
b. Each distinct means of vehicular access shall contain a paved or unpaved road of at
least twenty-four (24) feet in width, exclusive of sidewalks, landscaping, and parking
lanes.
D. Any construction of a two -unit residential development shall conform to all property
development regulations of the zone in which the property is located including, but not limited
to, height limits, setback, lot coverage, landscape, and floor area ratio (FAR), as well as all fire,
health, safety and building provisions of this title, subject to the following exceptions:
1. No setback shall be required for an existing structure or a structure constructed in the
same location and to the same dimensions as an existing structure. Verification of size and
location of the existing and proposed structure by City staff requires pre- and post -
construction surveys by a California licensed land surveyor.
2. For all other dwelling units proposed in connection with a two -unit residential
development, a minimum setback of four feet, or the applicable setback for the zone
district, whichever is less, is required from the rear and side property lines. All other
setbacks shall be subject to the underlying zone.
3. Limits on lot coverage, floor area ratio, open space, and size must permit at least two
units of at least 800 square feet in connection with a two -unit residential development.
4. New dwelling units proposed in connection with a two -unit residential development
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shall be no more than one-story and shall not exceed 16 feet, or the height of any existing
dwelling unit that is to remain, whichever is most restrictive. A second unit shall not be E
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constructed as a second story on top of an existing unit.
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(1) Exceptions: Projects that are exempt from the one-story height limit due to the 800-
square foot exemption must not exceed 25 feet in height with a maximum top plate height
(interior ceiling height) of 18 feet. If a third floor is necessary to meet the 800-square
foot requirement the third floor must be completely subterranean; the ceiling must be
below the natural grade.
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(2) Second Floor Stepbacks: Projects that are exempt from the one-story height limit due
to the 800-square foot exemption, must stepback the second and third floor four feet from
the ground floor. This rule applies to only to the side yard, rear yard, and street side yard
elevations.
5. Private Outdoor Space: A minimum of six hundred fifty (650) square feet of outdoor
yard space shall be provided for each unit in a two -unit residential development. Land
required for front yard setbacks, or occupied by buildings, driveways, or parking spaces
may not be counted in satisfying this outdoor space requirement.
6. For a two -unit residential development connected to an onsite wastewater treatment
system, the applicant shall provide a percolation test completed within the last 5 years, or,
if the percolation test has been recertified, within the last 10 years.
7. All dwelling units created in connection with a two -unit residential development shall
have independent exterior access.
8. For applications that do not involve an urban lot split subdivision pursuant to Chapter
16.28, one of the dwellings on the lot must be the bona fide principal residence of at least
one legal owner of the lot containing the dwelling, as evidenced at the time of approval of
the two -unit residential development by appropriate documents of title and residency. Prior
to the issuance of a building permit, the applicant shall provide evidence that a Two -Unit
Residential Development Covenant has been recorded stating that one of the dwelling units
on the lot shall remain owner occupied.
9. A rental of any unit in a two -unit residential development shall be rented for a term of
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longer than thirty days.
10. Parking. At least one fully enclosed parking space per unit is required, except that p
parking is not required if the parcel is located within one-half mile walking distance of
either a high -quality transit corridor, as defined in subdivision (b) of Section 21155 of the
Public Resources Code, or a major transit stop, as defined in Section 21064.3 of the Public
a
Resources Code, or if there is a car share vehicle located within one block of the parcel
The parking space must maintain a minimum area of ten (10) feet wide by twenty (20) feet
deep to remain clear and free of all obstructions.
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11. Two -unit residential developments shall provide a new or separate utility connection
directly between each dwelling unit and the utility. The connection may be subject to a
connection fee or capacity charge.
12. Two -unit residential developments shall be required to provide fire sprinklers.
13. Trash Collection: Each unit in a two -unit residential development shall be required to
provide space for three, 90-gallon trash carts. Trash carts must be stored out of public view
from the street and may not be located within the required front yard setback.
14. Oak Tree Preservation: The addition of or new construction of a dwelling unit shall not
remove any oak tree measuring twelve and one-half (12 1/z) inches in circumference when
measured at a point four and one-half (4 '/2) feet above the tree's natural grade. A removal
includes removing a tree or removing more than one-third of a tree's vegetation. In
addition to preservation of the tree, the owner must record a covenant showing the location
of the oak tree, stating that all reasonable precautions have been made to preserve the oak
tree, requiring all trimming of the tree to be overseen by a licensed arborist, prohibiting the
tree from being topped, and that the City must approve of any removal of the tree. If
removal of a tree is required in order to provide a minimum 800 square foot unit, the owner
must meet the mitigation requirements of Section 17.51.040 (13)(3)(e).
15. Hillside Development. Projects with slopes which average ten (10%) or greater shall
conform to the development standards for Hillside Development Review (Section
17.51.020(C)).
16. Ridgeline Preservation Overlay Zone. Projects located within the Ridgeline
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Preservation (RP) overlay zone shall conform to the property development standards for the
RP overlay zone (Section 17.38.070(D)).
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17 At least one unit in a two -unit residential development shall be income restricted for a
period of fifty-five (55) years to provide for lower income households as defined in Section
50079.5 of the Health and Safety Code. a
18. Exceptions to Objective Standards: Any objective zoning standards, objective
subdivision standards, and objective design standards that would have the effect of
physically precluding the construction of up to two units or that would physically preclude
either of the two units from being at least 800 square feet in floor area must be set aside.
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9.b
Objective zoning standards will be set aside in the following order until the site can contain
two, 800 square foot units.
(1) Lot Coverage
(2) Second Floor Stepbacks
(3) Private Outdoor Space
(4) Fully Enclosed Parking
(5) Oak Tree Preservation
(6) Maximum Number of Stories. If waiving of all the above requirements do not provide
for an 800 square foot unit, the building may exceed the maximum number of stories.
After exceeding the maximum number of stories, the applicant must then replace the above
objective standards in the opposite order until the unit size is reduced to 800 square feet.
E. Objective Design Standards. Any construction of a two -unit residential development shall comply
with the adopted Two -Unit Residential Development Design Standards.
F. Application Requirements.
1. Applicant must submit a title report and affidavit demonstrating compliance with this
17.57.025(D)(7).
2. Where applicable, applicant must submit documentation demonstrating homeowners
association approval of application.
3. Fees. Permit fees imposed on two -unit residential developments and urban lot splits
shall be established by City Council Resolution.
G. Review of Application.
1. Applications for two -unit residential developments conforming to the requirements of
this section shall be considered ministerially without discretionary review or a hearing by
the director of community development. Incomplete applications will be returned with an
explanation of what additional information is required.
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9.b
2. A proposed two -unit residential development may be denied if the director of
community development makes a written finding, based upon a preponderance of the
evidence, that the proposed housing development project would have a specific, adverse
impact, as defined and determined in paragraph (2) of subdivision (d) of Section 65589.5
of the Government Code, upon public health and safety or the physical environment and
for which there is no feasible method to satisfactorily mitigate or avoid the specific,
adverse impact.
3. Prior to occupancy, the City Manager, or designee, shall approve an Affordable
Housing Regulatory Agreement governing and encumbering the two -unit residential
development and ensuring long-term affordability of the income -restricted unit pursuant
to Section 17.57.025(D)(15). The Affordable Housing Regulatory Agreement shall be
executed by the City Manager, or designee, and the applicant prior to occupancy.
H. Prior to the issuance of a building permit for a two -unit residential development dwelling unit,
the property owner shall record a Two -Unit Residential Development Covenant with the County
Recorder's Office, the form and content of which is satisfactory to the City Attorney. The
covenant shall notify future owners of the owner occupancy requirements, the approved size and
attributes of the units, and minimum rental period restrictions. This covenant shall remain in
effect so long as a two -unit residential development exists on the parcel.
L In cases of conflict between this section and any other provision of this title, the provisions of
this section shall prevail. To the extent that any provision of this section is in conflict with State
law, the applicable provision of State law shall control, but all other provisions of this section
shall remain in full force and effect.
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Chapter 16.28
URBAN LOT SPLIT SUBDIVISION REQUIREMENTS
16.28.010 Urban lot split subdivision.
No person shall create an urban lot split subdivision except by the filing of an urban lot split map
approved pursuant to this title and the Subdivision Map Act.
16.28.020 Preparation of urban lot split map.
The urban lot split map shall be prepared by or under the direction of a registered civil engineer
or licensed land surveyor, shall show the location of streets and property lines bounding the
property and:
A. Shall conform to all of the following provisions the provisions of Section 66445 of the
Subdivision Map Act.
B. Shall be based upon a field survey made in conformity with the Land Surveyors Act. (Gov
Code § 66448)
16.28.030 Application.
A. A subdivider applying for an urban lot split subdivision plat shall file an application with the
Department of Community Development, together with copies of an urban lot split map. An
applicant for an urban lot split subdivision shall sign and submit with the application an affidavit
stating that the applicant intends to occupy one of the housing units as their principal residence for a
minimum of three (3) years from the date of the approval of the urban lot split. An affidavit shall not
be required of an applicant that is either a "community land trust" or a "qualified nonprofit
corporation" as defined in the Revenue and Taxation Code. If the applicant is not a natural person, _
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the applicant shall submit an ownership disclosure. O
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B. The Department of Community Development shall not accept an application or map for E
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processing unless the Department finds that the urban lot split map is consistent with the zoning
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provisions of this code and that all approvals and permits required by the city zoning provisions Q
for the project have been given or issued.
C. Notwithstanding the provisions of subsection B of this section, an urban lot split map may be
processed concurrently with documents, permits or approvals required by the zoning provisions
of this code, if the applicant first waives the time limits for processing, approving or
Packet Pg. 77
9.b
conditionally approving or disapproving an urban lot split map provided by this title or the
Subdivision Map Act.
16.28.040 Information to be filed with urban lot split map.
Such information as may be prescribed by the rules and regulations approved by the city
council pursuant to Section 17.25 and such additional information as the Department of
Community Development may find necessary with respect to any particular case to implement
the provisions of this title shall accompany the urban lot split map at the time of submission,
including a certificate of an engineer or land surveyor in accordance with Section 66449 of the
Subdivision Map Act, and a certificate in accordance with Section 66450 of the Subdivision Map
Act relating to unincorporated territory.
16.28.050 Requirements for urban lot split map.
The Department of Community Development shall ministerially approve a parcel map for an
urban lot split only if the Department of Community Development determines that the parcel
map for the urban lot split meets all of the following requirements:
A. Both newly created parcels shall be no smaller than 1,200 square feet.
B. Both newly created parcels shall be of approximately equal lot area, which for purposes of this
paragraph shall mean that one parcel shall not be smaller than 40 percent of the lot area of the
original parcel proposed for subdivision.
C. Unit size shall be not greater than 800 square feet.
D. The parcel being subdivided is located within the NU1, NU2, NU3, NU4, NUS, UR1, and
UR2 zones.
E. The parcel being subdivided is not located on a site that is any of the following:
1. Either prime farmland or farmland of statewide importance, as defined pursuant to
United States Department of Agriculture land inventory and monitoring criteria, as
modified for California, and designated on the maps prepared by the Farmland Mapping
and Monitoring Program of the Department of Conservation, or land zoned or designated
for agricultural protection or preservation by a local ballot measure that was approved by
the voters of that jurisdiction.
2. Wetlands, as defined in the United States Fish and Wildlife Service Manual, Part 660
FW 2 (June 21, 1993).
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9.b
3. Within a very high fire hazard severity zone, as determined by the Department of
Forestry and Fire Protection pursuant to Section 51178 of the Government Code, or
within a high or very high fire hazard severity zone as indicated on maps adopted by the
Department of Forestry and Fire Protection pursuant to Section 4202 of the Public
Resources Code. This subparagraph does not apply to sites excluded from the specified
hazard zones by a local agency, pursuant to subdivision (b) of Section 51179 of the
Government Code, or sites that have adopted fire hazard mitigation measures pursuant to
existing building standards or state fire mitigation measures applicable to the
development.
4. A hazardous waste site that is listed pursuant to Section 65962.5 of the Government
Code or a hazardous waste site designated by the Department of Toxic Substances
Control pursuant to Section 25356 of the Health and Safety Code, unless the State
Department of Public Health, State Water Resources Control Board, or Department of
Toxic Substances Control has cleared the site for residential use or residential mixed
uses.
5. Within a delineated earthquake fault zone as determined by the State Geologist in any
official maps published by the State Geologist, unless the development complies with
applicable seismic protection building code standards adopted by the California Building
Standards Commission under the California Building Standards Law (Part 2.5
(commencing with Section 18901) of Division 13 of the Health and Safety Code), and by
any local building department under Chapter 12.2 (commencing with Section 8875) of
Division 1 of Title 2 of the Government Code.
6. Within a special flood hazard area subject to inundation by the 1 percent annual
chance flood (100-year flood) as determined by the Federal Emergency Management
Agency in any official maps published by the Federal Emergency Management Agency. If
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a development proponent is able to satisfy all applicable federal qualifying criteria in 3:
order to provide that the site satisfies this subparagraph and is otherwise eligible for 0
streamlined approval under this section, a local government shall not deny the application c
on the basis that the development proponent did not comply with any additional permit c
requirement, standard, or action adopted by that local government that is applicable to
that site. A development may be located on a site described in this subparagraph if either
of the following are met:
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(i) The site has been subject to a Letter of Map Revision prepared by the Federal
Emergency Management Agency and issued to the local jurisdiction. a
(ii) The site meets Federal Emergency Management Agency requirements
necessary to meet minimum flood plain management criteria of the National Flood
Insurance Program pursuant to Part 59 (commencing with Section 59.1) and Part 60
(commencing with Section 60.1) of Subchapter B of Chapter I of Title 44 of the Code of
Federal Regulations.
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9.b
7. Within a regulatory floodway as determined by the Federal Emergency Management
Agency in any official maps published by the Federal Emergency Management Agency,
unless the development has received a no -rise certification in accordance with Section
60.3(d)(3) of Title 44 of the Code of Federal Regulations. If a development proponent is
able to satisfy all applicable federal qualifying criteria in order to provide that the site
satisfies this subparagraph and is otherwise eligible for streamlined approval under this
section, a local government shall not deny the application on the basis that the
development proponent did not comply with any additional permit requirement, standard,
or action adopted by that local government that is applicable to that site.
8. Lands identified for conservation in an adopted natural community conservation plan
pursuant to the Natural Community Conservation Planning Act (Chapter 10 (commencing
with Section 2800) of Division 3 of the Fish and Game Code), habitat conservation plan
pursuant to the federal Endangered Species Act of 1973 (16 U.S.C. Sec. 1531 et seq.), or
other adopted natural resource protection plan.
9. Habitat for protected species identified as candidate, sensitive, or species of special
status by state or federal agencies, fully protected species, or species protected by the
federal Endangered Species Act of 1973 (16 U.S.C. Sec. 1531 et seq.), the California
Endangered Species Act (Chapter 1.5 (commencing with Section 2050) of Division 3 of
the Fish and Game Code), or the Native Plant Protection Act (Chapter 10 (commencing
with Section 1900) of Division 2 of the Fish and Game Code).
10. Lands under conservation easement.
11. Where a lot or any portion thereof is located in a high fire hazard severity zone, as
defined by the Los Angeles County Fire Department, an urban lot split shall be prohibited
c
unless it either fronts a highway and vehicles enter directly from the highway (as defined :?
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in Table C-2 of the General Plan Circulation Element), or it has two (2) means of direct
vehicular access to a highway that meet the following requirements:
a. The two (2) distinct means of vehicular access, as measured from the lot
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frontage to the point of intersection with the highway, shall not overlap with each
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other; and
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b. Each distinct means of vehicular access shall contain a paved or unpaved road
of at least twenty-four (24) feet in width, exclusive of sidewalks, landscaping, and a
parking lanes.
F. The proposed urban lot split would not require demolition or alteration of any of the following
types of housing:
1. Housing that is subject to a recorded covenant, ordinance, or law that restricts rents to
Packet Pg. 80
9.b
levels affordable to persons and families of moderate, low, or very low income.
2. Housing that is subject to any form of rent or price control through a public entity's valid
exercise of its police power.
3. A parcel or parcels on which an owner of residential real property has exercised the
owner's rights under Government Code section 7060, et seq. to withdraw accommodations
from rent or lease within 15 years before the date that the development proponent submits an
application under this Chapter.
4. Housing that has been occupied by a tenant in the last three years.
G. The parcel is not located within a historic district or property included on the State Historic
Resources Inventory, as defined in Section 5020.1 of the Public Resources Code, or within a site that
is designated or listed as a city or county landmark or historic property or district pursuant to a city or
county ordinance.
H. The parcel has not been established through prior exercise of an urban lot split as provided for in
this Chapter.
L Neither the owner of the parcel being subdivided nor any person acting in concert with the owner
has previously subdivided an adjacent parcel using an urban lot split as provided for in this Chapter.
J. All easements required for the provision of public services and facilities shall be dedicated or
conveyed by an instrument in a form acceptable to the Department of Community Development.
K. Units constructed on an urban lot split subdivision approved pursuant to this chapter shall be
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subject to and comply with the minimum setback requirements specified in Section 17.57.025(D)
L. Units constructed on an urban lot split subdivision approved pursuant to this chapter shall not p
exceed sixteen feet (16') in height measured from preexisting grade or finished grade, whichever is
lower, to the highest point of the roof.
M. Each unit located on a parcel created pursuant to this chapter shall have a minimum ten (10) foot Q
wide vehicular ingress and egress to the public right-of-way.
N. There shall be no less than one enclosed parking space per unit of off-street parking, except that
parking is not required if the parcel is located within one-half mile walking distance of either a high -
quality transit corridor, as defined in subdivision (b) of Section 21155 of the Public Resources Code,
Packet Pg. 81
9.b
or a major transit stop, as defined in Section 21064.3 of the Public Resources Code, or if there is a
car share vehicle located within one block of the parcel. The parking space must maintain a
minimum area of ten (10) feet wide by twenty (20) feet deep to remain clear and free of all
obstructions.
O. The uses allowed on a parcel created pursuant to this chapter shall be limited to residential uses.
P. Dwelling units constructed on urban lot split subdivision lots shall only be used for rentals of
terms of longer than thirty (30) days.
Q. Prior to approval of an urban lot split subdivision, the applicant shall have complied with the
Two -Unit Development Covenant recording requirement contained in Section 17.57.025(H)
R. Each two -unit residential development resulting from approval of an urban lot split shall comply
with the development standards contained in Section 17.57.025(D).
16.28.060 Application of Objective Standards.
Development proposed on lots created by an urban lot split subdivision shall comply with and all
objective zoning standards, objective subdivision standards, and objective design review standards
applicable to the parcel based on the underlying zoning, the development standards contained in
Section 17.57.025(D), and Section 17.57.025(E) ; provided, however, that the application of such
standards shall be reduced if the standards would have the effect of physically precluding the
construction of two units on either of the resulting parcels created pursuant to this chapter or would
result in a unit size of less than 800 square feet.
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16.28.070 Grading plan.
There shall be filed with each urban lot split map a grading plan showing graded building site
L
elevations and grading proposed for the creation of building sites or for construction or
installation of improvements to serve the subdivision. The grading plan, together with the
original topography contours, may be shown on an exhibit to the urban lot split map. The grading
plan shall indicate approximate earthwork volumes of proposed excavation and filling Q
operations. In the event no grading is proposed, a statement to that effect shall be placed on the
urban lot split map. In no event shall grading pursuant to an application submitted under this
chapter exceed one hundred (100 ) cubic yards.
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16.28.080 Preliminary title report.
There shall be filed with each urban lot split map, a current preliminary title report of the
property being subdivided or altered.
16.28.090 Revised urban lot split map.
Where a subdivider desires to revise an approved urban lot split map, the subdivider may file
with the Department of Community Development, prior to the expiration of the approved urban
lot split map, a revised urban lot split map on payment of the fees specified in Section 17.25.110.
16.28.100 Department of Community Development — Duties.
The Director of the Department of Community Development or his or her designee is authorized
and directed to carry out the following duties, concerning applications for urban lot split maps
under this chapter:
A. Obtain the recommendations of other city departments, governmental agencies or special
districts as may be deemed appropriate or necessary by the Director in order to carry out the
provisions of this title;
B. Consider all recommendations and the results of all investigations and ministerially approve,
or disapprove the application.
16.28.110 Consideration of urban lot split map — Notice of decision.
The Department of Community Development shall ministerially approve or disapprove such 3
map. The time limit specified in this paragraph may be extended by mutual consent of the
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applicant and the city. If the urban lot split map is disapproved, the reasons therefor shall be
stated in the notice of disapproval.
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16.28.120 Disapproval of urban lot split map. E
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The Department of Community Development shall not approve an urban lot split map under any
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of the following circumstances: Q
A. The land proposed for division is a lot or parcel which was part of an urban lot split map that
the City previously approved.
B. The subdivision proposes creation of more than two lots.
Packet Pg. 83
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C. The Department of Community Development finds that the urban lot split map does not meet
the requirements of this code or that all approvals or permits required by this code for the project
have not been given or issued.
D. Based on a preponderance of the evidence, the building official finds that the proposed
housing development project would have a specific, adverse impact, as defined and determined
in paragraph (2) of subdivision (d) of Government Code Section 65589.5, upon public health and
safety or the physical environment and for which there is no feasible method to satisfactorily
mitigate or avoid the specific, adverse impact.
Any decision to disapprove an urban lot split map shall be accompanied by a finding identifying
the applicable, objective requirements imposed by the Subdivision Map Act and this title or the
conditions of approval which have not been met or performed.
16.28.130 Transmittal of urban lot split map to County Recorder.
After the approval by the City of an urban lot split map, the City Clerk or an agent shall transmit
the map to the County Recorder. An urban lot split subject to Section 66493 of the Subdivision
Map Act shall be processed in compliance with Government Code Section 66464(b).
16.28.140 Correction and amendment of urban lot split map.
Corrections of and amendments to the urban lot split map shall be made pursuant to Section
66469 et seq. of the Act.
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RESOLUTION 22-
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF SANTA CLARITA, CALIFORNIA, APPROVING MASTER CASE 21-224, AND
ADOPTING THE TWO -UNIT RESIDENTIAL DEVELOPMENT DESIGN STANDARDS AS
SHOWN IN EXHIBIT A.
THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA, DOES HEREBY
RESOLVE AS FOLLOWS:
SECTION 1. FINDINGS OF FACT. The City Council does hereby make the following
findings of fact:
A. On September 16, 2021, the Governor signed into law Senate Bill (SB) 9, which
mandates the City of Santa Clarita (City) to ministerially approve two -unit residential
developments on parcels zoned for single-family uses, and to ministerially approve a
parcel map for the lot split of a parcel zoned for single-family use;
B. California Government Code Section 65852.210) permits a local agency to, by ordinance,
provide for regulating the creation of a two -unit residential developments on a parcel
zoned to allow a single-family dwelling unit;
C. California Government Code Section 66411.7(n) permits a local agency to, by ordinance,
provide for regulating a parcel map for an urban lot split of a single-family zoned parcel;
D. California Government Code Sections 65852.21(b) and 66411.7(c) permits a local agency
to impose objective zoning standards, objective subdivision standards, and objective
design review standards for two -unit residential development and urban lot split projects;
E. The proposed two -unit residential development design standards (development design
standards) are attached as Exhibit B;
F. The proposed development design standards are in compliance with State law and
provide the City with criteria for the architectural design of two -unit residential
development for the purposes of implementing two -unit residential developments and
urban lot splits in conformance with Unified Development Code (UDC) Amendment 21-
003, adopted under separate ordinance;
G. The Planning Commission held a duly noticed public hearing on this issue commencing
on December 7, 2021, at, or after, 6:00 p.m. at City Hall, 23920 Valencia Boulevard,
Santa Clarita, California; and
H. At the hearing described above, the Planning Commission considered a staff presentation,
the staff report, and public testimony on the proposed development design standards, and
in a 4-0 vote, recommended the City Council approve Master Case 21-224 and its
associated entitlements;
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I. The project was duly noticed in accordance with the public hearing noticing requirements
of the UDC, and a 1/8d' page advertisement was placed in The Signal Newspaper on
December 21, 2021;
The City Council held a duly noticed public hearing on this issue commencing on January
11, 2022, at, or after, 6:00 p.m. at City Hall, 23920 Valencia Boulevard, Santa Clarita,
California; and
K. At the hearing described above, the City Council considered a staff presentation, the staff
report, and public testimony on the proposed amendments, and introduced and passed to
second reading an ordinance to regulate two -unit residential developments and urban lot
splits. These Development Design Standards (Exhibit B) would support the ordinance by
providing objective architectural criteria to regulate two -unit residential development.
SECTION 2. NOW, THEREFORE, by the City Council of the City of Santa Clarita,
California, does hereby resolve as follows:
Adopt Resolution 22-, adopting Two -Unit Residential Development Design Standards
as shown in Exhibit B.
PASSED, APPROVED AND ADOPTED this I Ph day of January, 2022.
ATTEST:
CITY CLERK
DATE:
MAYOR
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STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss.
CITY OF SANTA CLARITA )
I, Mary Cusick, City Clerk of the City of Santa Clarita, do hereby certify that the
foregoing Resolution No. 22-_was duly adopted by the City Council of the City of Santa Clarita
at a regular meeting thereof, held on the 1 l'h of January 2022, by the following vote:
AYES: COUNCIL,MEMBERS:
NOES: COUNCIL MEMBERS:
ABSENT: COUNCIL MEMBERS:
CITY CLERK
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EXHIBIT A
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Santa Clarita
Two -Unit Residential Development Design Standards
The following development design standards apply to a two -unit residential
development when the dwelling unit is proposed on a parcel with an existing
single-family dwelling unit.
a. The new unit shall utilize the same exterior materials and colors as the
existing dwelling unit, however, the primary siding shall not be comprised
of metal.
b. The color and material palette shall be applied to all exterior elevations
(360-degree architecture).
c. Sloped Roof. The slope of the roof shall match the roof pitch of the
existing dwelling unit, but in no case shall the roof pitch be less than an
incline of two to twelve (2:12) feet.
d. Roof -mounted or installed air conditioners shall be prohibited. This
however, shall not preclude the replacement of existing legal roof -mounted
air conditioners with new units which are the same dimensions of the
original unit.
e. Rain gutters, downspouts, vents and other roof protrusions shall be painted
to match the adjacent building or roof surface.
f. Windows. All exterior windows shall be accented with the same material
as the existing unit, except, if no window trim exists on the existing
structure, then one of the following window accents shall be incorporated
on the new unit: wood trim, stucco foam surround, shutters, window sills,
trellis, or awning
g. The garage door of any new fully enclosed parking space(s) shall be
recessed a minimum of four (4) inches from the exterior wall plane.
2. The following development design standards apply to a two -unit residential
development if the parcel does not include an existing single-family residence, or if
an existing single-family residence is proposed to be demolished.
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a. The new units shall utilize the same exterior material and color palette.
b. The color and material palette shall be applied to all exterior elevations
(360-degree architecture).
c. The roof shall be sloped with a minimum incline of two to twelve (2:12)
feet.
d. Roof -mounted or installed air conditioners shall be prohibited.
e. Rain gutters, downspouts, vents and other roof protrusions shall be painted
to match the adjacent building or roof surface.
f. The garage door of any new fully enclosed parking space(s) shall be
recessed a minimum of four (4) inches from the exterior wall plane.
g. Windows. All exterior windows shall be accented with one of the
following: wood trim, stucco foam surround, shutters, window sills, trellis,
or awning.
h. Metal Siding. The primary siding shall not be comprised of metal.
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9.d
NOTICE OF EXEMPTION
TO: FROM: `
[X] Los Angeles County Clerk City of Santa Clarita
Business Filings and Registration Community Development
P.O. Box 1208 23920 Valencia Boulevard, Suite 4302 ,. •A"r"��
Norwalk, CA 90650 Santa Clarita, CA 91355
[ ] Office of Planning and Research
1400 Tenth Street, Room 121 '
Sacramento, CA 95814
DATE: January 11, 2022
PROJECT NAME: City of Santa Clarita Two -Unit Residential Development and Urban Lot
Split Ordinance
(Master Case No. 21-224)
PROJECT LOCATION: Citywide
PROJECT DESCRIPTION: This project consists of amending the City's Unified Development Code
through the adoption of a two -unit residential development and urban lot
split ordinance. The proposed amendments are in accordance with
California Government Code Section 65852.21 and 66411.7.
PROJECT APPLICANT: City of Santa Clarita Department of Community Development
(Contact: Erika Iverson; 661.255.4962)
This is to advise that the [ ] Director of Public Works [ ] Planning Commission [X] City Council of the
City of Santa Clarita has approved the above project on January 11, 2022. Review of the project by the
Department of Community Development found that the project is exempt from the provisions of the
California Environmental Quality Act.
EXEMPT STATUS: Pursuant to California Government Code Sections 65852.210) and 66411.7(n), the
project is exempt from the California Environmental Quality Act (CEQA) under Division 13 of the Public
Resources Code (commencing with Section 21000). As the City is adopting an ordinance to implement
the provisions of Government Code Sections 65852.21 and 66411.7, the proposed amendments are
exempt from CEQA.
Person or agency carrying out the project: City of Santa Clarita
This is to certify that the Notice of Exemption with comments/responses and record of project approval is
available for public review at:
CITY OF SANTA CLARITA COMMUNITY DEVELOPMENT DEPARTMENT
23920 Valencia Boulevard, Suite 9302
Santa Clarita, California 91355
(661) 2554330
Contact Person/Title: Erika Iverson, Associate Planner
Signature:
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Agenda Item: 3
1. CITY OF SANTA CLARITA
PLANNING COMMISSION
%? AGENDA REPORT
PUBLIC HEARINGS
PLANNING MANAGER APPROVAL:
DATE: December 7, 2021
SUBJECT: Two -Unit Residential Development and Urban Lot Split Ordinance
(Master Case 21-224)
APPLICANT: City of Santa Clarita
LOCATION: Citywide
CASE PLANNER: Erika Iverson
RECOMMENDED ACTION
Staff recommends that the Planning Commission:
1) Receive staff s report;
2) Open the public hearing and receive testimony from the public; and
3) Adopt Resolution P21-23 recommending the City Council approve Master Case 21-224,
including Unified Development Code Amendment 21-003, to adopt a Two -Unit
Residential Development and Urban Lot Split ordinance consistent with California
Government Code Sections 65852.21 and 66411.7.
BACKGROUND
On September 16, 2021, the Governor signed into law, Senate Bill (SB) 9, which goes into effect
on January 1, 2022. Senate Bill 9 is one bill, part of the larger California State Senate Housing
Package which aims to increase the supply of housing in California. Senate Bill 9 preempts the
density limitation established by the local jurisdiction's General Plan and underlying zone and
requires ministerial approval of two dwelling units on a parcel zoned for a single-family unit
(two -unit residential development), and ministerial approval of a parcel map for a lot split on a
parcel zoned for single-family uses (urban lot split), subject to qualifying criteria. The City of
Santa Clarita and the League of California Cities opposed the bill.
There continue to be opponents to S139, and a ballot initiative has been submitted to the State
with the hope to be qualified for the November 2022 ballot, that would amend the California
Constitution to provide that a local jurisdiction's land use policies, zoning standards, or
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development standards are deemed a municipal affair and shall prevail over a conflicting state
statute. If successful, this ballot initiative would allow the City of Santa Clarita's (City)
Unified Development Code (UDC) to supersede SB9. However, until such time that there is a
successful ballot initiative or change to the State law, S139 will be in effect on January 1, 2022
The City is permitted, pursuant to SB9, to adopt a local ordinance for the purposes of
implementing two -unit residential developments and urban lot splits on a parcel zoned to allow a
single-family dwelling unit, and may impose objective zoning standards, subdivision standards,
and design review standards that do not conflict with SB9. As such, the Planning Division, with
support from the City Attorney's Office, has drafted the Two -Unit Residential Development and
Urban Lot Split ordinance for consideration.
PROJECT AREA
The proposed UDC changes would apply Citywide to parcels zoned for single-family use,
including Non -Urban (NU) 1, NU2, NU3, NU4 NUS, Urban Residential (UR) 1, and UR2.
PROJECT DESCRIPTION
Summary
The proposed project would update the City's UDC and establish a specific set of development
design standards for two -unit residential developments and urban lot splits. The proposed
amendments were jointly prepared by the City Attorney's Office and Planning Division staff,
and are consistent with what other jurisdictions are proposing in response to S139. The project
consists of text amendments only; no changes to the City's General Plan Land Use Map or
Zoning Map are proposed. The intent of the code amendments and development design standards
is to provide the City with the maximum amount of local control over the development of two -
unit residential developments and urban lot splits permitted under State law, while complying
with State mandates to provide ministerial approval for these developments on parcels zoned for
single-family uses.
The proposed code language is attached as Exhibit A and would establish Section 17.57.025 -
Two -Unit Residential Development, and Chapter 16.28 - Urban Lot Split Subdivision
Requirements. The proposed development design standards are attached as Exhibit B - Two -Unit
Residential Development Design Standards and would establish objective design standards for
new residential units constructed under SB9.
The proposed UDC amendments and development standards require the approval of the City
Council to be enacted. Staff is recommending that the Planning Commission recommend to the
City Council approval and adoption of the proposed amendments. A public hearing before the
City Council has tentatively been scheduled for January 11, 2022.
Senate Bill 9
Senate Bill 9 allows two -unit residential development and urban lots splits on a parcel zoned for
single-family uses on a ministerial basis, subject to four key areas of regulation including parcel
location, displacement of existing units, overdevelopment, and development standards.
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Location
The parcel must be located in a single-family residential zone. In the City there are seven
single-family zoning designations including Non -Urban (NU) 1, NU2, NU3, NU4, NUS,
Urban Residential (UR) 1, and UR2, as shown on the Single -Family Zoning Map -
Attachment A.
The parcel cannot be located in a historic district or be located on a historic property.
There are nine designated historic structures/sites in the City; however, none of these are
located on properties within a single-family zone. There are no historic districts within
the City.
The parcel cannot be prime farmland or farmland of statewide importance, wetlands,
within a delineated earthquake fault zone, lands within conservation easements or habitat
for protected species, within the 100-year flood zone or floodway (unless the project
meets certain federal criteria to amend the Federal Emergency Management
Administration (FEMA) Map), or be a hazardous waste site (unless the site has been
cleared for residential uses by the Department of Toxic Substance Control or the State
Water Resources Board). These specific instances will be reviewed by staff on a case by
case basis; however, it should be noted that new residential construction would have to
comply with the applicable regulations for development within these sensitive areas
regardless of SB9.
The parcel cannot be located within a very -high fire severity zone; however, this
exclusion is overridden by an exemption for units in compliance with current building
code and fire code standards.
Displacement
• The project cannot involve the demolition of deed -restricted affordable housing, rent
controlled housing, housing that was occupied by a tenant (renter) in the past three years,
or housing that was withdrawn from the rental market in the last 15 years pursuant to the
Ellis act.
Overdevelopment
• The applicant (owner) for an urban lot split must occupy one of the units for a minimum
of three years.
• The owner or another party acting in concert with the owner, cannot perform lot splits on
adjacent lots.
• The parcel for a lot split cannot have been previously split through SB9.
• Short-term rental of any unit created through SB9 is prohibited. All rentals must be for a
term of 30 or more days.
Development Standards
• The City can impose objective subdivision, zoning and design standards so long as the
standards would not preclude construction of two -units, or preclude either of the two
units from being at least 800 square feet. An objective standard is uniformly verifiable
and does not involve personal or subjective judgement.
• The City may impose a maximum side and rear setback of four feet.
• The City may require a maximum of one parking space per unit except that no parking
space shall be required if the parcel is within 1/z mile of a high -quality transit corridor, or
major transit stop, or within one block of a car share vehicle. The City does not have any
areas that currently qualify as a high -quality transit corridor. There are four existing
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major transit stops, and one future major transit stop (Vista Canyon) in the City as shown
in Attachment C - Transit Map. Currently, there are no car share vehicles in the City.
• For urban lot splits, any newly created parcel must be a minimum of 1,200 square feet
and cannot be less than 40 percent of the lot area of the original parcel.
Proposed Ordinance and Development Standards
As outlined above, SB9 does include regulations in four key areas including location,
displacement of existing units, overdevelopment, and development standards. Those standards,
established by SB9, are incorporated into the proposed UDC amendments in compliance with
State law. Additionally, the proposed amendments incorporate further regulations, specific to
the local jurisdiction, City of Santa Clarita, in order to provide the City with the maximum
amount of local control possible over two -unit residential development and urban lot splits
within the boundaries of State law.
In terms of development standards, the proposed amendments would establish a number of
regulations for two -unit residential developments and would enforce applicable development
regulations for the underlying zone. Specific development standards include:
• The maximum floor area for any new unit constructed under SB9 would be 800 square
feet.
• The maximum building height shall not be more than one-story and shall not exceed 16
feet.
• Require fire sprinklers in newly constructed units.
• A minimum of 650 square feet of private outdoor space would be required for each unit.
• Parking would be required at one space per unit, unless otherwise exempted under State
law, and must be provided in a fully enclosed garage.
• Separate trash -collection carts would be required for each unit.
• Each parcel created by an application for an urban lot split must provide a minimum 10-
foot wide easement for vehicular ingress and egress to the public right-of-way.
• Enforce applicable development regulations for Hillside Development Areas and the
Ridgeline Preservation Overlay Zone.
• Prohibit removal of any oak tree over 12.5 inches in circumference.
Other specific regulations in the proposed amendments include:
• Prohibition of Accessory Dwelling Units (ADUs) and Junior ADUs on a parcel where
two -unit residential development is proposed or approved.
• Require at least one unit in a two -unit residential development to be income restricted for
lower income households (moderate, low, very low, extremely low), which would count
toward the City's Regional Housing Needs Assessment obligation for lower income
units.
• Require approval from the Homeowner Association where applicable (See Attachment B-
Homeowner Association Map).
In terms of regulations related to public safety, the proposed amendments would require two -unit
residential developments and urban lot splits located in the High Fire Severity Zone to be located
either on lots which directly front on a highway, as defined in the General Plan, or have two
means of direct vehicular access to a highway. This is consistent with the ADU Ordinance
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adopted by the City in January 2021, and intended to preserve public safety and traffic flow by
ensuring that sufficient evacuation routes and emergency access is provided to all dwelling units.
Additionally, the proposed amendments include adoption of Two -Unit Development Design
Standards (Design Standards). The Design Standards would apply to two -unit residential
developments and are intended to establish objective architectural criteria to guide construction
of two -unit residential developments. The proposed Design Standards are brief, however, they
draw from the existing residential development standards in the UDC and importantly enforce
specific requirements regarding roof slope, 360-degree color and material application,
prohibition of roof mounted equipment, and require architectural enhancements around all
exterior windows, that serve as a foundation for suitable residential architecture that is
compatible with the City's Community Character Design Guidelines. It is important to note that
the proposed Design Standards are a stand-alone set of architectural requirements for two -unit
residential development and, if necessary, can be expanded in the future with approval by the
City Council.
ANALYSIS
Entitlements
UDC 21-003 is required to update the UDC and is subject to the Zoning Amendment process
listed in UDC Section 17.28.120.I.
General Plan Consistency
The proposed amendments are consistent with the General Plan. Specifically, the amendments
are consistent with the following Land Use and Planning objectives and policies:
Objective L U 3.1: Provide for a diversity of housing types available to provide safe and
suitable homes for all economic levels, household sizes, age groups and
special needs groups within the community.
Policy L U 3.1.1: On the Land Use Map, designate adequate land for residential use at
various densities to provide a mix of housing opportunities for all
segments of the population, including attached, detached, senior, and
mixed -use housing types, which are consistent with community character
and meet the region's housing goals.
Policy LU 3.1.2: Provide a mix of housing types within neighborhoods that accommodate
households with varied income levels.
Policy L U 3.1.5: Promote development of housing that is affordable to residents, including
households with incomes in the very low, low, and moderate income
classifications, through provision of adequate sites on the Land Use Map,
allowance for density bonuses and other development incentives.
Objective L U 3.3: Ensure that the design of residential neighborhoods considers and
includes measures to reduce impacts from natural or man-made hazards.
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Policy L U 3.3.1: Identify areas subject to hazards from seismic activity, unstable soils,
excessive noise, unhealthful air quality, or flooding, and avoid designating
residential uses in these areas unless adequately mitigated.
Policy L U 3.3.2: In areas subject to wildland fire danger, ensure that land uses have
adequate setbacks, fuel modification areas, and emergency access routes.
Policy LU 3.4.8: Require architectural design treatment along all sides of new housing to
promote continuity of architectural scale and rhythm and avoid the
appearance of blank walls (360 degree enhancement).
The proposed amendments are consistent with the objectives and policies listed above. Two -unit
residential developments provide diversity in the local housing stock, increasing the number and
type of homes available. The requirement for one unit within a two -unit residential development
to be affordable to lower -income households aligns with the City's goal to promote development
of affordable housing, a goal shared by the State. The proposed amendments incorporate
important regulations not addressed by the general State regulations. These regulations include
reducing the impacts to residential neighborhoods from natural or man-made hazards, ensuring
sufficient emergency access and evacuation routes are provided in areas subject to wildland fire
danger, and promoting architectural design consistent with the existing community.
The proposed amendments are also consistent with the Circulation Element and Safety Element
of the General Plan, including the following Circulation and Safety objectives and policies.
Circulation Goals and Policies
Objective C 2.5: Consider the needs for emergency access in transportation planning.
Policy C 2.5.2: Ensure that new development is provided with adequate emergency and/or
secondary access for purposes of evacuation and emergency response;
require two points of ingress and egress for every subdivision or phase
thereof, except as otherwise approved for small subdivisions where
physical constraints preclude a second access point.
Safety Goals and Policies
Objective S 2.4: Implement flood safety measures in new development
Policy S 2.4.1: Require that new development comply with FEMA floodplain management
requirements.
Policy S 2.4.2: On the Land Use Map, restrict the type and intensity of land use in flood -
prone areas, or require flood proof construction, as deemed appropriate.
Objective S 3.2: Provide for the specialized needs offzre protection services in both urban
and wildland interface areas.
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Policy S 3.2.1: Identify areas of the Santa Clarita Valley that are prone to wildland fire
hazards, and address these areas in fire safety plans.
Policy S 3.2.5: Ensure adequate secondary and emergency access for fire apparatus,
which includes minimum requirements for road width, surface material,
grade, and staging areas.
The proposed amendments support the City's goals to provide for adequate emergency access,
including providing secondary access for evacuation and emergency response, implementation of
flood safety measures and compliance with FEMA floodplain management requirements, and
consideration of wildland fire hazards
ENVIRONMENTAL
A Notice of Exemption will be prepared for the project. Pursuant to California Government
Code Sections 65852.210) and 66411.7(n), the project is exempt from the California
Environmental Quality Act (CEQA) under Division 13 of the Public Resources Code
(commencing with Section 21000).
NOTICING
All noticing requirements for a public hearing have been completed as required by Section
17.06.110 of the Unified Development Code. A 1/81h page advertisement was placed in The
Signal newspaper on November 16,2021.
CONCLUSION
SB9 was just recently adopted and as it begins being implemented across California in early
2022, we will likely see the passage of cleanup bills by the Legislature that may impact our
local implementation ordinance. Planning Division Staff will continue to monitor the state
legislation and any changes made to the law, as it pertains to our ability to implement our
ordinance, and could come back before the Planning Commission and City Council if it is
found that further amendments to the UDC are necessary.
The proposed amendments are consistent with State law and allow the City to regulate two -unit
residential development and urban lot splits to the maximum extent possible. Many cities are
working to adopt similar ordinances and in preparation of the proposed amendments, Planning
Division Staff and the City's Attorney's Office have looked to other cities to see what controls
they are considering. The proposed ordinance is in line with what is being contemplated in
other local jurisdictions. Staff has drafted the necessary findings of support so the Planning
Commission can make a recommendation of approval to the City Council.
ATTACHMENTS
Resolution P21-23
Exhibit A - Draft Unified Development Code Amendments
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Exhibit B - Draft Development Design Standards
Attachment A - Single -Family Zoning Map
Attachment B - Homeowner Association Map
Attachment C - Transit Station Map
Public Notice
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3.a
RESOLUTION P21-23
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF SANTA CLARITA, CALIFORNIA, RECOMMENDING THE CITY OF SANTA
CLARITA CITY COUNCIL APPROVE MASTER CASE 21-224, CONSISTING OF UNIFIED
DEVELOPMENT CODE AMENDMENT 21-003, AMENDING THE UNIFIED
DEVELOPMENT CODE AS SHOWN IN EXHIBIT A.
THE PLANNING COMMISSION OF THE CITY OF SANTA CLARITA, CALIFORNIA, DOES
HEREBY RESOLVE AS FOLLOWS:
SECTION 1. FINDINGS OF FACT. The Planning Commission does hereby make the
following findings of fact:
A. On September 16, 2021, the Governor signed into law Senate Bill (SB) 9, which mandates
the City of Santa Clarita (City) ministerially approve two -unit residential developments on c
parcels zoned for single-family uses, and ministerially approve a parcel map for the lot split
of a parcel zoned for single-family use; a)
m
B. California Government Code Section 65852.210) permits a local agency to, by ordinance,
provide for regulating the creation of a two -unit residential developments on a parcel zoned c
to allow a single-family dwelling unit; cn
C. California Government Code Section 66411.7(n) permits a local agency to, by ordinance,
provide for regulating a parcel map for an urban lot split of a single-family zoned parcel;
D. California Government Code Sections 65852.21(b) and 66411.7(c) permits a local agency
to impose objective zoning standards, objective subdivision standards, and objective design
review standards for two -unit residential development and urban lot split projects;
E. The proposed amendments are attached to Resolution P21-23 as Exhibit A;
F. The proposed development standards are attached to Resolution P21-23 as Exhibit B;
G. The proposed amendments are in compliance with State law and provide the City with local
control over the implementation of two -unit residential developments and urban lot splits;
H. The project was duly noticed in accordance with the public hearing noticing requirements
of the Unified Development Code and a 1/8t'-page advertisement was placed in The Signal
newspaper on November 16, 2021;
I. The Planning Commission held a duly noticed public hearing on this issue commencing on
December 7, 2021, at, or after, 6:00 p.m. at City Hall, 23920 Valencia Boulevard, Santa
Clarita, California; and
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3.a
Resolution P21-23
Master Case 21-224
Page 2 of 8
J. At the hearing described above, the Planning Commission considered a staff presentation,
the staff report, and public testimony on the proposed amendments.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT FINDINGS. Based
upon the foregoing facts and findings, the Planning Commission recommends the City Council
hereby finds as follows:
A. A Notice of Exemption for this project was prepared in compliance with the California
Environmental Quality Act (CEQA);
B. The project is exempt from CEQA. California Government Code Sections 65852.210) and
66411.7(n), exempt adoption of an ordinance to implement California Government Code c
Sections 65852.21 and 66411.7 from the California Environmental Quality Act (CEQA)
under Division 13 of the Public Resources Code (commencing with Section 21000); M
m
C. The documents and other material which constitute the record of proceedings upon which
the decision of the Planning Commission is made is the Master Case 21-224 project file
located within the Community Development Department and is in the custody of the
Director of Community Development; M
D. Based upon the findings set forth above, the Planning Commission hereby finds the Notice
of Exemption for this project has been prepared in compliance with CEQA.
SECTION 3. GENERAL FINDINGS FOR MASTER CASE 21-224. Based on the
foregoing facts and findings for Master Case 21-224, the Planning Commission recommends the
City Council hereby finds as follows:
A. The proposal is consistent with the General Plan;
The project is consistent with the General Plan's objectives, policies, and procedures. The
proposed amendments will assist the City in regulating two -unit residential developments
and urban lot splits as required by State law. The proposed amendments, including
objective development standards will support development of two -unit residential
development on parcels zoned for single-family uses and urban lot splits of parcels zoned
for single-family uses that are consistent with the City's General Plan objectives, policies,
and procedures, including providing diverse housing stock, promoting affordable housing,
reducing the impact to residential neighborhoods from natural or man-made hazards,
ensuring sufficient emergency access and evacuation routes in areas subject to wildland fire
danger, retaining open space for multifamily residential units, requiring high quality
architecture, and implementing flood and fire safety measures.
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3.a
Resolution P21-23
Master Case 21-224
Page 3 of 8
B. The proposal is allowed within the applicable underlying zone and complies with all other
applicable provisions of this code;
The UDC amendments do not require a consistency finding with the existing development
code because the project would amend the UDC in general. In addition, State law,
California Government Code Section 65852.21, preempts the density limitation established
by the General Plan and underlying zones. This means that units created pursuant to SB9,
do not count toward residential zoning density and are consistent with zoning.
C. The proposal will not endanger, jeopardize, or otherwise constitute a hazard to the public
convenience, health, interest, safety, or general welfare, or be materially detrimental or
injurious to the improvements, persons, property, or uses in the vicinity and zone in which c
the property is located; and
O
Nothing contained in the proposed amendments would endanger, jeopardize, or otherwise CO
constitute a hazard to the public. Two -unit residential development and urban lot splits are
permitted by right under State law. Implementation of the proposed amendments would
minimize the potential hazard to the public from flood and fire danger compared to State
standards, and implement the goals, policies, and objectives of the General Plan Safety
Element to the extent feasible under State law. r
D. The proposal is physically suitable for the site. The factors related to the proposal's
physical suitability for the site shall include, but are not limited to, the following:
1. The design, location, shape, size, and operating characteristics are suitable for the
proposed use;
2. The highways or streets that provide access to the site are ofsufcient width and are
improved as necessary to carry the kind and quantity oftraffic such proposal would
generate;
3. Public protection service (e.g., Fire protection, Sheriffprotection, etc) are readily
available;
4. The provision of utilities (e.g. potable water, schools, solid waste collection and
disposal, storm drainage, wastewater collection, treatment, and disposal, etc.) is
adequate to serve the site.
The proposal is physically suitable for the site in terms of location, shape, size, and
operating characteristics. The amendments permit ministerial approval of two -unit
residential developments and urban lots splits as mandated by State law, and as described
Packet Pg. 196
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Resolution P21-23
Master Case 21-224
Page 4of8
above, State law requires that the City find that two -unit residential developments and
urban lot splits are appropriate for single-family residential zoned property. No
development is proposed or would be approved by the amendments, and any future
development that may occur under the revised amendments would require separate
ministerial reviews at the time the projects are submitted. The City currently receives
adequate service from the Los Angeles County Fire Department and the Los Angeles
County Sheriff's Department. The project area is likewise served by all applicable utilities.
The construction of two -unit residential development and urban lot splits may increase the
need for fire or police protection services or demand for utilities. However, are permitted
by State law, regardless of whether the City regulates them and, therefore, nothing in the
proposed amendments would increase the need for fire or police protection services, or
increase demand for utilities.
SECTION 4. ADDITIONAL FINDINGS FOR UNIFIED DEVELOPMENT CODE
AMENDMENT 21-003. Based upon the foregoing facts and findings for UDC 21-003, the
Planning Commission recommends the City Council hereby find as follows:
A. The amendment is consistent with the adjacent area, ifapplicable;
B. The amendment is consistent with the principles of the General Plan;
The proposed amendments are consistent with the adjacent area and consistent with the
principles of the General Plan. The proposed amendments would not alter the General Plan
Land Use Map or Zoning Map. As described above, two -unit residential development and
urban lot splits are considered by State law to be consistent with the City's zoning.
Construction of two -unit residential developments and urban lot splits as mandated by State
law could increase development densities or population projections within the City;
however, the proposed amendments would not further change development densities or
population projections for the City.
Specifically, the proposed amendments would implement the following objectives and
policies of the General Plan:
Objective L U 3.1: Provide for a diversity of housing types available to provide safe and
suitable homes for all economic levels, household sizes, age groups
and special needs groups within the community.
Policy LU 3.1.1: On the Land Use Map, designate adequate land for residential use at
various densities to provide a mix of housing opportunities for all
segments of the population, including attached, detached, senior,
and mixed -use housing types, which are consistent with community
character and meet the region's housing goals.
Packet Pg. 197
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Resolution P21-23
Master Case 21-224
Page 5 of 8
Policy L U 3.1.2: Provide a mix of housing types within neighborhoods that
accommodate households with varied income levels.
Policy LU 3.1.5: Promote development of housing that is affordable to residents,
including households with incomes in the very low, low, and
moderate income classifications, through provision of adequate sites
on the Land Use Map, allowance for density bonuses and other
development incentives.
Objective LU 3.3: Ensure that the design of residential neighborhoods considers and
includes measures to reduce impacts from natural or man-made
hazards.
Policy LU 3.3.1: Identify areas subject to hazards from seismic activity, unstable
soils, excessive noise, unhealthful air quality, or flooding, and avoid
designating residential uses in these areas unless adequately
mitigated.
Policy L U 3.3.2: In areas subject to wildland fire danger, ensure that land uses have
adequate setbacks, fuel modification areas, and emergency access
routes.
Policy L U 3.4.8: Require architectural design treatment along all sides of new
housing to promote continuity of architectural scale and rhythm and
avoid the appearance of blank walls (360 degree enhancement).
The proposed amendments are consistent with the objectives and policies listed above.
Two -unit residential developments and urban lot splits provide diversity in the local
housing stock, increasing the number of homes available. The proposed amendments
incorporate important regulations not addressed by the general State regulations. These
regulations include reducing the impacts to residential neighborhoods from natural or man-
made hazards, ensuring sufficient emergency access and evacuation routes are provided in
areas subject to wildland fire danger, ensuring development of affordable housing units for
lower income households, and promoting architectural design consistent with the existing
community.
The proposed amendments are also consistent with the Circulation Element and Safety
Element of the General Plan, including the following Circulation and Safety objectives and
policies.
Objective C 2.5: Consider the needs for emergency access in transportation planning.
Policy C 2.5.2: Ensure that new development is provided with adequate emergency
Packet Pg. 198
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Resolution P21-23
Master Case 21-224
Page 6of8
C
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and/or secondary access for purposes of evacuation and emergency
response; require two points of ingress and egress for every
subdivision or phase thereof, except as otherwise approved for small
subdivisions where physical constraints preclude a second access
point.
Objective S 2.4: Implement flood safety measures in new development
Policy S 2.4.1: Require that new development comply with FEMA floodplain
management requirements.
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Policy S 2.4.2: On the Land Use Map, restrict the type and intensity of land use in
flood prone areas, or require flood proof construction, as deemed
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Objective S 3.2: Provide for the specialized needs office protection services in both E
urban and wildland interface areas.
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Policy S 3.2.1: Identify areas of the Santa Clarita Valley that are prone to wildland N
fire hazards, and address these areas in fire safety plans. N
Policy S 3.2.5: Ensure adequate secondary and emergency access for fire
apparatus, which includes minimum requirements for road width,
surface material, grade, and staging areas.
The proposed amendments support the City's goals to provide for adequate emergency
access, including providing secondary access for evacuation and emergency response;
implementation of flood safety measures and compliance with Federal Emergency
Management Administration (FEMA) floodplain management requirements; and
consideration of wildland fire hazards.
Approval of the amendment will be in the interest ofpublic health, convenience, safety, and
general welfare and in conformity with good zoning practice;
UDC 21-003 supports the public health, convenience, safety, and general welfare of the
community, and is in conformity with good zoning practice because the proposed
amendments would be consistent with State law and would allow the City to regulate two -
unit residential developments and urban lot splits to the maximum extent possible. This
will allow the City to maximize public health, convenience, safety, and general welfare,
and maximize conformance with good zoning practice.
The amendment is consistent with other applicable provisions of this code; and
Packet Pg. 199
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Resolution P21-23
Master Case 21-224
Page 7of8
E. Is necessary to implement the General Plan and/or that the public convenience, the general
welfare or good zoning practice justifies such action.
UDC 21-003 is consistent with the applicable provisions of the UDC because the proposed
revisions would allow the City to best regulate two -unit residential developments and urban
lots splits as permitted by State law. Therefore, the amendments would promote the general
welfare and public convenience and would constitute good zoning practice.
SECTION 5. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of
the City of Santa Clarita, California, as follows:
Z
Adopt Resolution P21-23, recommending the City of Santa Clarita City Council approve c
Master Case 21-224, consisting of Unified Development Code Amendment 21-003, amending the 0
Unified Development Code as shown in Exhibit A, and adopting Two -Unit Residential =,
Development Design Standards as shown in Exhibit B. m
Packet Pg. 200
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Resolution P21-23
Master Case 21-224
Page 8 of 8
PASSED, APPROVED AND ADOPTED this 7 h day of December, 2021.
DAN MASNADA, CHAIRPERSON
PLANNING COMMISSION
ATTEST:
RACHEL CLARK, SECRETARY
PLANNING COMMISSION
STATE OF CALIFORNIA
COUNTY OF LOS ANGELES
CITY OF SANTA CLARITA
I, Rachel Clark, Secretary of the Planning Commission of the City of Santa Clarita, California, do
hereby certify that the foregoing Resolution was duly adopted by the Planning Commission of the City
of Santa Clarita at a regular meeting thereof, held on the 7 h day of December, 2021, by the following
vote of the Planning Commission:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
PLANNING COMMISSION SECRETARY
SACDVPLANNING DIVISION\CURRENTV2021\MC21-224 (UDC21-003 Two -Unit Residential Development Ord)\Planning Commission\MC21-224 Resolution P21-
23.doe
Packet Pg. 201
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17.57.025 Two -unit residential developments.
A. Purpose and Findings.
1. The purpose of this section is to provide regulations for the establishment of two -unit
residential developments in single-family residential zones and to define an approval
process for such two -unit residential developments consistent with Government Code
Sections 65852.21, or any successor statute. The intent of this section is to provide
opportunities for more affordable housing in existing single-family residential zones as a)
mandated by state law. It is also the goal to provide development standards to ensure the CO
orderly development of these units in appropriate areas of the City.
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2. Two -unit residential developments are residential uses consistent with the uses permitted y
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in single-family residential zones.
3. Government Code Section 65852.21 preempts the density limitations established by the
General Plan and the underlying zones in which two -unit residential developments created
pursuant to the requirements of this subsection are permitted. Incompatibility with the
City's density limitations shall not provide a basis to deny a two -unit residential
development that otherwise conforms to the requirements of this section.
B. A two -unit residential development containing two residential units within a single-family
residential zone (NU1, NU2, NU3, NU4, NU5, UR1, UR2) shall be considered ministerially,
without discretionary review or a hearing, if the proposed housing meets all of the standards set
forth below. For purposes of this section, a two -unit residential development contains two
residential units if the development proposes two new units or if it proposes to add one new unit
to one existing unit.
1. If a parcel includes an existing single-family residence, one additional unit of not more
than 800 square feet may be developed pursuant to this section. No more than 25 percent of
the existing exterior structural walls shall be demolished to create the two -unit residential
development, unless the existing single-family residence has not been occupied by a tenant
in the last three years.
2. If a parcel does not include an existing single-family residence, or if an existing single-
family residence is proposed to be demolished in connection with the creation of a two -unit
Packet Pg. 202
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residential development, two units of not more than 800 square feet may be developed
pursuant to this section.
3. Each unit in a two -unit residential development shall be separated by a distance of at
least ten feet from any other structure on the parcel; however, units may be adjacent or
connected if the structures meet building code safety standards and are sufficient to allow
separate conveyance.
4. Neither accessory dwelling units nor junior accessory dwelling units shall be permitted
on a parcel if a two -unit development is proposed or has been approved.
C. A two -unit residential development shall be prohibited in each of the following
circumstances:
1. The two -unit residential development would require demolition or alteration of any of
the following types of housing:
a. Housing that is subject to a recorded covenant, ordinance, or law that restricts rents
to levels affordable to persons and families of moderate, low, or very low income.
b. Housing that is subject to any form of rent or price control through a public entity's
valid exercise of its police power.
c. Housing that has been occupied by a tenant in the last three years.
2. The parcel subject to the proposed housing development is a parcel on which an owner
of residential real property has exercised the owner's rights under Government Code
Section 7060 et seq. to withdraw accommodations from rent or lease within 15 years before
the date that the development proponent submits an application.
3. The parcel subject to the proposed housing development is located within a historic
district or property included on the State Historic Resources Inventory, as defined in Public
Resources Code Section 5020.1, or within a site that is designated or listed as a city or
county landmark or historic property or district pursuant to a city or county ordinance.
4. If the two -unit residential development is on a parcel that is any of the following:
a. Either prime farmland or farmland of statewide importance, as defined pursuant to
United States Department of Agriculture land inventory and monitoring criteria, as
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modified for California, and designated on the maps prepared by the Farmland
Mapping and Monitoring Program of the Department of Conservation, or land zoned
or designated for agricultural protection or preservation by a local ballot measure that
was approved by the voters of that jurisdiction.
b. Wetlands, as defined in the United States Fish and Wildlife Service Manual, Part
660 FW 2 (June 21, 1993).
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c. Within a very high fire hazard severity zone, as determined by the Department of
0
Forestry and Fire Protection pursuant to Government Code Section 51178, or within a
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high or very high fire hazard severity zone as indicated on maps adopted by the
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Department of Forestry and Fire Protection pursuant to Section 4202 of the Public
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Resources Code. This subparagraph does not apply to sites excluded from the
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specified hazard zones by a local agency, pursuant to subdivision (b) of Section
51179 of the Government Code, or sites that have adopted fire hazard mitigation
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measures pursuant to existing building standards or state fire mitigation measures
applicable to the development. Any site that meets the standards above must also
comply with Section 15-57-025(C)(5)(two means of access).
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d. A hazardous waste site that is listed pursuant to Government Code Section 65962.5
or a hazardous waste site designated by the Department of Toxic Substances Control
pursuant to Section 25356 of the Health and Safety Code, unless the State Department
of Public Health, State Water Resources Control Board, or Department of Toxic
Substances Control has cleared the site for residential use or residential mixed uses.
e. Within a delineated earthquake fault zone as determined by the State Geologist in
any official maps published by the State Geologist, unless the development complies
with applicable seismic protection building code standards adopted by the California
Building Standards Commission under the California Building Standards Law (Part
2.5 (commencing with Section 18901) of Division 13 of the Health and Safety Code),
and by any local building department under Chapter 12.2 (commencing with Section
8875) of Division 1 of Title 2.
f. Within a special flood hazard area subject to inundation by the 1 percent annual
chance flood (100-year flood) as determined by the Federal Emergency Management
Agency in any official maps published by the Federal Emergency Management
Agency. If a development proponent is able to satisfy all applicable federal qualifying
Packet Pg. 204
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criteria in order to provide that the site satisfies this subparagraph and is otherwise
eligible for streamlined approval under this section, a local government shall not deny
the application on the basis that the development proponent did not comply with any
additional permit requirement, standard, or action adopted by that local government
that is applicable to that site. A development may be located on a site described in
this subparagraph if either of the following are met: (i) The site has been subject to a
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Letter of Map Revision prepared by the Federal Emergency Management Agency and r_
issued to the local jurisdiction; or (ii) The site meets Federal Emergency Management
Agency requirements necessary to meet minimum flood plain management criteria of M
the National Flood Insurance Program pursuant to Part 59 (commencing with Section m
59.1) and Part 60 (commencing with Section 60.1) of Subchapter B of Chapter I of
Title 44 of the Code of Federal Regulations.
g. Within a regulatory floodway as determined by the Federal Emergency
Management Agency in any official maps published by the Federal Emergency
Management Agency, unless the development has received a no -rise certification in
accordance with Section 60.3(d)(3) of Title 44 of the Code of Federal Regulations. If
a development proponent is able to satisfy all applicable federal qualifying criteria in
order to provide that the site satisfies this subparagraph and is otherwise eligible for
streamlined approval under this section, a local government shall not deny the
application on the basis that the development proponent did not comply with any
additional permit requirement, standard, or action adopted by that local government
that is applicable to that site.
h. Lands identified for conservation in an adopted natural community conservation
plan pursuant to the Natural Community Conservation Planning Act (Chapter 10
(commencing with Section 2800) of Division 3 of the Fish and Game Code), habitat
conservation plan pursuant to the federal Endangered Species Act of 1973 (16 U.S.0
Sec. 1531 et seq.), or other adopted natural resource protection plan.
i. Habitat for protected species identified as candidate, sensitive, or species of special
status by state or federal agencies, fully protected species, or species protected by the
federal Endangered Species Act of 1973 (16 U.S.C. Sec. 1531 et seq.), the California
Endangered Species Act (Chapter 1.5 (commencing with Section 2050) of Division 3
of the Fish and Game Code), or the Native Plant Protection Act (Chapter 10
(commencing with Section 1900) of Division 2 of the Fish and Game Code).
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Packet Pg. 205
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j. Lands under conservation easement.
5. Where a lot or any portion thereof is located in a high fire hazard severity zone, as defined by
the Los Angeles County Fire Department, a two -unit residential development shall be prohibited
on the lot unless it either fronts a highway and vehicles enter directly from the highway (as
defined in Table C-2 of the General Plan Circulation Element), or it has two (2) means of direct
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vehicular access to a highway that meet the following requirements:
a. The two (2) distinct means of vehicular access, as measured from the lot frontage to
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the point of intersection with the highway, shall not overlap with each other; and ='
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b. Each distinct means of vehicular access shall contain a paved or unpaved road of at
least twenty-four (24) feet in width, exclusive of sidewalks, landscaping, and parking cn
lanes. M
D. Any construction of a two -unit residential development shall conform to all property
development regulations of the zone in which the property is located including, but not limited
to, height limits, setback, lot coverage, landscape, and floor area ratio (FAR), as well as all fire,
health, safety and building provisions of this title, subject to the following exceptions:
1. No setback shall be required for an existing structure or a structure constructed in the
same location and to the same dimensions as an existing structure. Verification of size and
location of the existing and proposed structure by City staff requires pre- and post -
construction surveys by a California licensed land surveyor.
2. For all other dwelling units proposed in connection with a two -unit residential
development, a minimum setback of four feet, or the applicable setback for the zone
district, whichever is less, is required from the rear and side property lines. All other
setbacks shall be subject to the underlying zone.
3. Limits on lot coverage, floor area ratio, open space, and size must permit at least two
units of at least 800 square feet in connection with a two -unit residential development.
4. New dwelling units proposed in connection with a two -unit residential development
shall be no more than one-story and shall not exceed 16 feet, or the height of any existing
dwelling unit that is to remain, whichever is most restrictive. A second unit shall not be
constructed as a second story on top of an existing unit.
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(1) Exceptions: Projects that are exempt from the one-story height limit due to the 800-
square foot exemption must not exceed 25 feet in height with a maximum top plate height
(interior ceiling height) of 18 feet. If a third floor is necessary to meet the 800-square
foot requirement the third floor must be completely subterranean; the ceiling must be
below the natural grade.
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(2) Second Floor Stepbacks: Projects that are exempt from the one-story height limit due
to the 800-square foot exemption, must stepback the second and third floor four feet from =
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the ground floor. This rule applies to only to the side yard, rear yard, and street side yard o
elevations. _
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5. Private Outdoor Space: A minimum of six hundred fifty (650) square feet of outdoor =
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yard space shall be provided for each unit in a two -unit residential development. Land
required for front yard setbacks, or occupied by buildings, driveways, or parking spaces
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may not be counted in satisfying this outdoor space requirement.
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5. For a two -unit residential development connected to an onsite wastewater treatment
system, the applicant shall provide a percolation test completed within the last 5 years, or,
if the percolation test has been recertified, within the last 10 years.
6. All dwelling units created in connection with a two -unit residential development shall
have independent exterior access.
7. For applications that do not involve an urban lot split subdivision pursuant to Chapter
16.28, one of the dwellings on the lot must be the bona fide principal residence of at least
one legal owner of the lot containing the dwelling, as evidenced at the time of approval of
the two -unit residential development by appropriate documents of title and residency. Prior
to the issuance of a building permit, the applicant shall provide evidence that a Two -Unit
Residential Development Covenant has been recorded stating that one of the dwelling units
on the lot shall remain owner occupied.
8. A rental of any unit in a two -unit residential development shall be rented for a term of
longer than thirty days.
9. Parking. At least one fully enclosed parking space per unit is required, except that
parking is not required if the parcel is located within one-half mile walking distance of
either a high -quality transit corridor, as defined in subdivision (b) of Section 21155 of the
Public Resources Code, or a major transit stop, as defined in Section 21064.3 of the Public
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3.b
Resources Code, or if there is a car share vehicle located within one block of the parcel.
The parking space must maintain a minimum area of ten (10) feet wide by twenty (20) feet
deep to remain clear and free of all obstructions.
10. Two -unit residential developments shall provide a new or separate utility connection
directly between each dwelling unit and the utility. The connection may be subject to a
connection fee or capacity charge.
11. Two -unit residential developments shall be required to provide fire sprinklers.
12. Trash Collection: Each unit in a two -unit residential development shall be required to
provide space for three, 90-gallon trash carts. Trash carts must be stored out of public view
from the street and may not be located within the required front yard setback.
13. Oak Tree Preservation: The addition of or new construction of a dwelling unit shall not
remove any oak tree measuring twelve and one-half (12 1/2) inches in circumference when
measured at a point four and one-half (4 1/2) feet above the tree's natural grade. A removal
includes removing a tree or removing more than one-third of a tree's vegetation. In
addition to preservation of the tree, the owner must record a covenant showing the location
of the oak tree, stating that all reasonable precautions have been made to preserve the oak
tree, requiring all trimming of the tree to be overseen by a licensed arborist, prohibiting the
tree from being topped, and that the City must approve of any removal of the tree. If
removal of a tree is required in order to provide a minimum 800 square foot unit, the owner
must meet the mitigation requirements of Section 17.51.040 (13)(3)(e).
14. Hillside Development. Projects with slopes which average ten (10%) or greater shall
conform to the development standards for Hillside Development Review (Section
17.51.20(C)).
15. Ridgeline Preservation Overlay Zone. Projects located within the Ridgeline
Preservation (RP) overlay zone shall conform to the property development standards for
the RP overlay zone (Section 17.38.070(D)).
16. At least one unit in a two -unit residential development shall be income restricted for a
period of fifty-five (55) years to provide for lower income households as defined in Section
50079.5 of the Health and Safety Code.
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17. Exceptions to Objective Standards: Any objective zoning standards, objective
subdivision standards, and objective design standards that would have the effect of
physically precluding the construction of up to two units or that would physically preclude
either of the two units from being at least 800 square feet in floor area must be set aside.
Objective zoning standards will be set aside in the following order until the site can contain
two, 800 square foot units.
(1) Lot Coverage =
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(2) Second Floor Stepbacks ='
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(3) Private Outdoor Space
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(4) Fully Enclosed Parking M
(5) Oak Tree Preservation
(6) Maximum Number of Stories. If waiving of all the above requirements do not provide
for an 800 square foot unit, the building may exceed the maximum number of stories.
After exceeding the maximum number of stories, the applicant must then replace the above
objective standards in the opposite order until the unit size is reduced to 800 square feet.
E. Objective Design Standards. Any construction of a two -unit residential development shall
comply with the adopted Two -Unit Residential Development Design Standards.
F. Application Requirements.
1. Applicant must submit a title report and affidavit demonstrating compliance with this
17.57.25(D)(7).
2. Where applicable, applicant must submit documentation demonstrating homeowners
association approval of application.
3. Fees. Permit fees imposed on two -unit residential developments and urban lot splits
shall be established by City Council Resolution.
G. Review of Application.
1. Applications for two -unit residential developments conforming to the requirements of
this section shall be considered ministerially without discretionary review or a hearing by
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the director of community development. Incomplete applications will be returned with an
explanation of what additional information is required.
2. A proposed two -unit residential development may be denied if the director of
community development makes a written finding, based upon a preponderance of the
evidence, that the proposed housing development project would have a specific, adverse
impact, as defined and determined in paragraph (2) of subdivision (d) of Section 65589.5
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of the Government Code, upon public health and safety or the physical environment and
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for which there is no feasible method to satisfactorily mitigate or avoid the specific,
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adverse impact.
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3. Prior to occupancy, the City Manager, or designee, shall approve an Affordable
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Housing Regulatory Agreement governing and encumbering the two -unit residential
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development and ensuring long-term affordability of the income -restricted unit pursuant
to Section 17.57.25(D)(15). The Affordable Housing Regulatory Agreement shall be
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executed by the City Manager, or designee, and the applicant prior to occupancy.
H. Prior to the issuance of a building permit for a two -unit residential development dwelling unit,
the property owner shall record a Two -Unit Residential Development Covenant with the County
Recorder's Office, the form and content of which is satisfactory to the City Attorney. The
covenant shall notify future owners of the owner occupancy requirements, the approved size and
attributes of the units, and minimum rental period restrictions. This covenant shall remain in
effect so long as a two -unit residential development exists on the parcel.
L In cases of conflict between this section and any other provision of this title, the provisions of
this section shall prevail. To the extent that any provision of this section is in conflict with State
law, the applicable provision of State law shall control, but all other provisions of this section
shall remain in full force and effect.
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Chapter 16.28
URBAN LOT SPLIT SUBDIVISION REQUIREMENTS
16.28.010 Urban lot split subdivision.
No person shall create an urban lot split subdivision except by the filing of an urban lot split map
approved pursuant to this title and the Subdivision Map Act.
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16.28.020 Preparation of urban lot split map.
The urban lot split map shall be prepared by or under the direction of a registered civil engineer
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or licensed land surveyor, shall show the location of streets and property lines bounding the 0
property and: m
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A. Shall conform to all of the following provisions the provisions of Section 66445 of the
Subdivision Map Act.
B. Shall be based upon a field survey made in conformity with the Land Surveyors Act. (Gov
Code § 66448)
16.28.030 Application.
A. A subdivider applying for an urban lot split subdivision plat shall file an application with the
Department of Community Development, together with copies of an urban lot split map. An
applicant for an urban lot split subdivision shall sign and submit with the application an affidavit
stating that the applicant intends to occupy one of the housing units as their principal residence for
a minimum of three (3) years from the date of the approval of the urban lot split. An affidavit shall
not be required of an applicant that is either a "community land trust" or a "qualified nonprofit
corporation" as defined in the Revenue and Taxation Code. If the applicant is not a natural person,
the applicant shall submit an ownership disclosure.
B. The Department of Community Development shall not accept an application or map for
processing unless the Department finds that the urban lot split map is consistent with the zoning
provisions of this code and that all approvals and permits required by the city zoning provisions
for the project have been given or issued.
C. Notwithstanding the provisions of subsection B of this section, an urban lot split map may be
processed concurrently with documents, permits or approvals required by the zoning provisions
of this code, if the applicant first waives the time limits for processing, approving or
conditionally approving or disapproving an urban lot split map provided by this title or the
Subdivision Map Act.
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16.28.040 Information to be filed with urban lot split map.
Such information as may be prescribed by the rules and regulations approved by the city
council pursuant to Section 17.25 and such additional information as the Department of
Community Development may find necessary with respect to any particular case to implement
the provisions of this title shall accompany the urban lot split map at the time of submission,
including a certificate of an engineer or land surveyor in accordance with Section 66449 of the
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Subdivision Map Act, and a certificate in accordance with Section 66450 of the Subdivision Map r-
Act relating to unincorporated territory. =a
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16.28.050 Requirements for urban lot split map. _
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The Department of Community Development shall ministerially approve a parcel map for an
urban lot split only if the Department of Community Development determines that the parcel
map for the urban lot split meets all of the following requirements: th
A. Both newly created parcels shall be no smaller than 1,200 square feet.
B. Both newly created parcels shall be of approximately equal lot area, which for purposes of
this paragraph shall mean that one parcel shall not be smaller than 40 percent of the lot area of
the original parcel proposed for subdivision.
C. Unit size shall be not greater than 800 square feet.
D. The parcel being subdivided is located within the NUl, NU2, NU3, NU4, NUS, UR1, and
UR2 zones.
E. The parcel being subdivided is not located on a site that is any of the following:
1. Either prime farmland or farmland of statewide importance, as defined pursuant to
United States Department of Agriculture land inventory and monitoring criteria, as
modified for California, and designated on the maps prepared by the Farmland Mapping
and Monitoring Program of the Department of Conservation, or land zoned or designated
for agricultural protection or preservation by a local ballot measure that was approved by
the voters of that jurisdiction.
2. Wetlands, as defined in the United States Fish and Wildlife Service Manual, Part 660
FW 2 (June 21, 1993).
3. Within a very high fire hazard severity zone, as determined by the Department of
Forestry and Fire Protection pursuant to Section 51178 of the Government Code, or
within a high or very high fire hazard severity zone as indicated on maps adopted by the
Department of Forestry and Fire Protection pursuant to Section 4202 of the Public
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Resources Code. This subparagraph does not apply to sites excluded from the specified
hazard zones by a local agency, pursuant to subdivision (b) of Section 51179 of the
Government Code, or sites that have adopted fire hazard mitigation measures pursuant to
existing building standards or state fire mitigation measures applicable to the
development.
4. A hazardous waste site that is listed pursuant to Section 65962.5 of the Government
Code or a hazardous waste site designated by the Department of Toxic Substances
Control pursuant to Section 25356 of the Health and Safety Code, unless the State
Department of Public Health, State Water Resources Control Board, or Department of
Toxic Substances Control has cleared the site for residential use or residential mixed
uses.
5. Within a delineated earthquake fault zone as determined by the State Geologist in any
official maps published by the State Geologist, unless the development complies with
applicable seismic protection building code standards adopted by the California Building
Standards Commission under the California Building Standards Law (Part 2.5
(commencing with Section 18901) of Division 13 of the Health and Safety Code), and by
any local building department under Chapter 12.2 (commencing with Section 8875) of
Division 1 of Title 2 of the Government Code.
6. Within a special flood hazard area subject to inundation by the 1 percent annual
chance flood (100-year flood) as determined by the Federal Emergency Management
Agency in any official maps published by the Federal Emergency Management Agency.
If a development proponent is able to satisfy all applicable federal qualifying criteria in
order to provide that the site satisfies this subparagraph and is otherwise eligible for
streamlined approval under this section, a local government shall not deny the application
on the basis that the development proponent did not comply with any additional permit
requirement, standard, or action adopted by that local government that is applicable to
that site. A development may be located on a site described in this subparagraph if either
of the following are met:
(i) The site has been subject to a Letter of Map Revision prepared by the Federal
Emergency Management Agency and issued to the local jurisdiction.
(ii) The site meets Federal Emergency Management Agency requirements
necessary to meet minimum flood plain management criteria of the National Flood
Insurance Program pursuant to Part 59 (commencing with Section 59.1) and Part 60
(commencing with Section 60.1) of Subchapter B of Chapter I of Title 44 of the Code of
Federal Regulations.
7. Within a regulatory floodway as determined by the Federal Emergency Management
Agency in any official maps published by the Federal Emergency Management Agency,
unless the development has received a no -rise certification in accordance with Section
60.3(d)(3) of Title 44 of the Code of Federal Regulations. If a development proponent is
able to satisfy all applicable federal qualifying criteria in order to provide that the site
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Packet Pg. 213
3.b
satisfies this subparagraph and is otherwise eligible for streamlined approval under this
section, a local government shall not deny the application on the basis that the
development proponent did not comply with any additional permit requirement, standard,
or action adopted by that local government that is applicable to that site.
8. Lands identified for conservation in an adopted natural community conservation plan
pursuant to the Natural Community Conservation Planning Act (Chapter 10
(commencing with Section 2800) of Division 3 of the Fish and Game Code), habitat e^,
conservation plan pursuant to the federal Endangered Species Act of 1973 (16 U.S.C.
Sec. 1531 et seq.), or other adopted natural resource protection plan.
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9. Habitat for protected species identified as candidate, sensitive, or species of special M
status by state or federal agencies, fully protected species, or species protected by the m
federal Endangered Species Act of 1973 (16 U.S.C. Sec. 1531 et seq.), the California
Endangered Species Act (Chapter 1.5 (commencing with Section 2050) of Division 3 of
the Fish and Game Code), or the Native Plant Protection Act (Chapter 10 (commencing
with Section 1900) of Division 2 of the Fish and Game Code). r
10. Lands under conservation easement.
11. Where a lot or any portion thereof is located in a high fire hazard severity zone, as
defined by the Los Angeles County Fire Department, an urban lot split shall be prohibited
unless it either fronts a highway and vehicles enter directly from the highway (as defined
in Table C-2 of the General Plan Circulation Element), or it has two (2) means of direct
vehicular access to a highway that meet the following requirements:
a. The two (2) distinct means of vehicular access, as measured from the lot
frontage to the point of intersection with the highway, shall not overlap with each
other; and
b. Each distinct means of vehicular access shall contain a paved or unpaved road
of at least twenty-four (24) feet in width, exclusive of sidewalks, landscaping, and
parking lanes.
F. The proposed urban lot split would not require demolition or alteration of any of the following
types of housing:
1. Housing that is subject to a recorded covenant, ordinance, or law that restricts rents to
levels affordable to persons and families of moderate, low, or very low income.
2. Housing that is subject to any form of rent or price control through a public entity's valid
exercise of its police power.
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Packet Pg. 214
3.b
3. A parcel or parcels on which an owner of residential real property has exercised the
owner's rights under Government Code section 7060, et seq. to withdraw accommodations
from rent or lease within 15 years before the date that the development proponent submits
an application under this Chapter.
4. Housing that has been occupied by a tenant in the last three years
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G. The parcel is not located within a historic district or property included on the State Historic =
Resources Inventory, as defined in Section 5020.1 of the Public Resources Code, or within a site E
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that is designated or listed as a city or county landmark or historic property or district pursuant to ='
a city or county ordinance. 00
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H. The parcel has not been established through prior exercise of an urban lot split as provided for
in this Chapter. r
I. Neither the owner of the parcel being subdivided nor any person acting in concert with the owner
has previously subdivided an adjacent parcel using an urban lot split as provided for in this
Chapter.
J. All easements required for the provision of public services and facilities shall be dedicated or
conveyed by an instrument in a form acceptable to the Department of Community Development.
K. Units constructed on an urban lot split subdivision approved pursuant to this chapter shall be
subject to and comply with the minimum setback requirements specified in Section 17.57.025(D)
L. Units constructed on an urban lot split subdivision approved pursuant to this chapter shall not
exceed sixteen feet (16') in height measured from preexisting grade or finished grade, whichever
is lower, to the highest point of the roof.
M. Each unit located on a parcel created pursuant to this chapter shall have a minimum ten (10)
foot wide vehicular ingress and egress to the public right-of-way.
N. There shall be no less than one enclosed parking space per unit of off-street parking, except that
parking is not required if the parcel is located within one-half mile walking distance of either a
high -quality transit corridor, as defined in subdivision (b) of Section 21155 of the Public Resources
Code, or a major transit stop, as defined in Section 21064.3 of the Public Resources Code, or if
there is a car share vehicle located within one block of the parcel. The parking space must maintain
a minimum area of ten (10) feet wide by twenty (20) feet deep to remain clear and free of all
obstructions.
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Packet Pg. 215
3.b
O. The uses allowed on a parcel created pursuant to this chapter shall be limited to residential uses.
P. Dwelling units constructed on urban lot split subdivision lots shall only be used for rentals of
terms of longer than thirty (30) days.
Q. Prior to approval of an urban lot split subdivision, the applicant shall have complied with the
Two -Unit Development Covenant recording requirement contained in Section 17.57.025(H)
R. Each two -unit residential development resulting from approval of an urban lot split shall comply
with the development standards contained in Section 17.57.25(D).
16.28.060 Application of Objective Standards.
Development proposed on lots created by an urban lot split subdivision shall comply with and all
objective zoning standards, objective subdivision standards, and objective design review standards
applicable to the parcel based on the underlying zoning, the development standards contained in
Section 17.57.25(D), and Section 17.57.25(E) ; provided, however, that the application of such
standards shall be reduced if the standards would have the effect of physically precluding the
construction of two units on either of the resulting parcels created pursuant to this chapter or would
result in a unit size of less than 800 square feet.
16.28.070 Grading plan.
There shall be filed with each urban lot split map a grading plan showing graded building site
elevations and grading proposed for the creation of building sites or for construction or
installation of improvements to serve the subdivision. The grading plan, together with the
original topography contours, may be shown on an exhibit to the urban lot split map. The grading
plan shall indicate approximate earthwork volumes of proposed excavation and filling
operations. In the event no grading is proposed, a statement to that effect shall be placed on the
urban lot split map. In no event shall grading pursuant to an application submitted under this
chapter exceed one hundred (100 ) cubic yards.
16.28.080 Preliminary title report.
There shall be filed with each urban lot split map, a current preliminary title report of the
property being subdivided or altered.
16.28.090 Revised urban lot split map.
Where a subdivider desires to revise an approved urban lot split map, the subdivider may file
with the Department of Community Development, prior to the expiration of the approved urban
lot split map, a revised urban lot split map on payment of the fees specified in Section 17.25.110.
15
Packet Pg. 216
3.b
16.28.100 Department of Community Development — Duties.
The Director of the Department of Community Development or his or her designee is authorized
and directed to carry out the following duties, concerning applications for urban lot split maps
under this chapter:
A. Obtain the recommendations of other city departments, governmental agencies or special
districts as may be deemed appropriate or necessary by the Director in order to carry out the
provisions of this title;
B. Consider all recommendations and the results of all investigations and ministerially approve,
or disapprove the application.
16.28.110 Consideration of urban lot split map — Notice of decision.
The Department of Community Development shall ministerially approve or disapprove such
map. The time limit specified in this paragraph may be extended by mutual consent of the
applicant and the city. If the urban lot split map is disapproved, the reasons therefor shall be
stated in the notice of disapproval.
16.28.120 Disapproval of urban lot split map.
The Department of Community Development shall not approve an urban lot split map under any
of the following circumstances:
A. The land proposed for division is a lot or parcel which was part of an urban lot split map that
the City previously approved.
B. The subdivision proposes creation of more than two lots.
C. The Department of Community Development finds that the urban lot split map does not meet
the requirements of this code or that all approvals or permits required by this code for the project
have not been given or issued.
D. Based on a preponderance of the evidence, the building official finds that the proposed
housing development project would have a specific, adverse impact, as defined and determined
in paragraph (2) of subdivision (d) of Government Code Section 65589.5, upon public health and
safety or the physical environment and for which there is no feasible method to satisfactorily
mitigate or avoid the specific, adverse impact.
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Packet Pg. 217
3.b
Any decision to disapprove an urban lot split map shall be accompanied by a finding identifying
the applicable, objective requirements imposed by the Subdivision Map Act and this title or the
conditions of approval which have not been met or performed.
16.28.130 Transmittal of urban lot split map to County Recorder.
After the approval by the City of an urban lot split map, the City Clerk or an agent shall transmit
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the map to the County Recorder. An urban lot split subject to Section 66493 of the Subdivision
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Map Act shall be processed in compliance with Government Code Section 66464(b).
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16.28.140 Correction and amendment of urban lot split map.
Corrections of and amendments to the urban lot split map shall be made pursuant to Section 0°
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66469 et seq. of the Act. c
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3.c
Santa Clarita
Two -Unit Residential Development Design Standards
1. The following development design standards apply to a two -unit residential
development when the dwelling unit is proposed on a parcel with an existing
single-family dwelling unit.
a. The new unit shall utilize the same exterior materials and colors as the
existing dwelling unit, however, the primary siding shall not be comprised
of metal.
b. The color and material palette shall be applied to all exterior elevations
(360-degree architecture).
c. Sloped Roof. The slope of the roof shall match the roof pitch of the existing
dwelling unit, but in no case shall the roof pitch be less than an incline of
two to twelve (2:12) feet.
d. Roof -mounted or installed air conditioners shall be prohibited. This
however, shall not preclude the replacement of existing legal roof -mounted
air conditioners with new units which are the same dimensions of the
original unit.
e. Rain gutters, downspouts, vents and other roof protrusions shall be painted
to match the adjacent building or roof surface.
f. Windows. All exterior windows shall be accented with the same material as
the existing unit, except, if no window trim exists on the existing structure,
then one of the following window accents shall be incorporated on the new
unit: wood trim, stucco foam surround, shutters, window sills, trellis, or
awning
g. The garage door of any new fully enclosed parking space(s) shall be
recessed a minimum of four (4) inches from the exterior wall plane.
2. The following development design standards apply to a two -unit residential
development if the parcel does not include an existing single-family residence, or
if an existing single-family residence is proposed to be demolished.
Packet Pg. 219
3.c
a. The new units shall utilize the same exterior material and color palette.
b. The color and material palette shall be applied to all exterior elevations
(360-degree architecture).
c. The roof shall be sloped with a minimum incline of two to twelve (2:12)
feet.
d. Roof -mounted or installed air conditioners shall be prohibited.
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e. Rain gutters, downspouts, vents and other roof protrusions shall be painted
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to match the adjacent building or roof surface.
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f. The garage door of any new fully enclosed parking space(s) shall be
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recessed a minimum of four (4) inches from the exterior wall plane.
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g. Windows. All exterior windows shall be accented with one of the
following: wood trim, stucco foam surround, shutters, window sills, trellis,
or awning.
h. Metal Siding. The primary siding shall not be comprised of metal.
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APPLICATION
CITY OF SANTA CLARITA
COMMUNITY DEVELOPMENT DEPARTMENT
23920 Valencia Boulevard, Suite 302
Santa Clarita, CA 91355
NOTICE OF PUBLIC HEARING
Master Case 21-224; Unified Development Code Amendment 21-003
PROJECT APPLICANT: City of Santa Clarita
PROJECT LOCATION: Citywide
PROJECT DESCRIPTION: The City of Santa Clarita (City) is updating the Unified Development Code
to adopt the Two -Unit Residential Development and Urban Lot Split Ordinance, and associated objective
design standards, in accordance with state law. California Government Code Section 65852.210) permits a
local agency to, by ordinance, provide for regulating the creation of a two -unit residential developments on a
parcel zoned to allow a single-family dwelling unit. California Government Code Section 66411.7(n) permits
a local agency to, by ordinance, provide for regulating a parcel map for an urban lot split of a single-family
zoned parcel. The proposed code amendments would not change the City's General Plan Land Use Map or
Zoning Map.
The City of Santa Clarita Planning Commission will conduct a public hearing on this matter on the following
date:
DATE: Tuesday, December 7, 2021
TIME: At or after 6:00 p.m.
LOCATION: City Hall, Council Chambers
23920 Valencia Blvd., First Floor
Santa Clarita, CA 91355
The Planning Commission agenda can be found at www.santa-clarita.com/city-hall/commission-
information/planning-commission by December 3, 2021.
ENVIRONMENTAL REVIEW: A Notice of Exemption was prepared for the proposed project. Pursuant to
California Government Code Sections 65852.210) and 66411.7(n), the project is exempt from the California
Environmental Quality Act (CEQA) under Division 13 of the Public Resources Code (commencing with
Section 21000).
If you wish to challenge the action taken on this matter in court, you may be limited to raising only those
issues you or someone else raised at the public hearing described in this notice, or written correspondence
delivered to the City of Santa Clarita at, or prior to, the public hearings. If you wish to have written
comments included in the materials the Planning Commission receives prior to the public hearing, those
comments must be submitted to the Community Development Department by Monday, November 29, 2021.
For further information regarding this proposal, you may contact the Project Planner, by appointment, at the
City of Santa Clarita Permit Center: 23920 Valencia Blvd., Suite 140, Santa Clarita, CA 91355. Telephone:
(661) 255-4330. Website: www.santa-clarita.com/planning. Send written correspondence via e-mail to
eiverson&santa-clarita.com, or by US mail to: City of Santa Clarita Planning Division, 23920 Valencia
Blvd., Suite 302, Santa Clarita, CA 91355. Project Planner: Erika Iverson, Associate Planner.
Jason Crawford, AICP
Planning, Marketing & Economic Development Manager
Published: The Signal, November 16, 2021
Packet Pg. 224