HomeMy WebLinkAbout1991-10-30 - AGENDA REPORTS - RIDGELINE PERSERVATION ORD (2)CITY OF SANTA CLARITA
I N T E R 0 F.F I C E M E M O R A N D U M
TO: City Manager
City Council
FROM: Lynn M. Harris, Deputy City Manager, Community Develo
DATE: October 30, 1991
SUBJECT: Ridgeline Preservation and Hillside Development. Ordinance and
Guidelines Study Session.
BACKGROUND:
Community Development Department staff and. the City's hillside consultant,
S.L. Webb Planning Inc., have been in the process of preparing and refining
the Draft Ridgeline Preservation and Hillside Development Ordinance' and
Guidelines, released recently, on September 20, 1991. These documents
represent an integral .component of the City's General Plan implementation
program and growth management strategy.
This study session item has been scheduled to provide the Council with an
overview of these important draft documents in preparation for public hearings
which will commence 'following Planning Commission action. The draft ordinance
and guidelines were previously transmitted to Council: Please ,contact the
Community Development Department if you need another copy.
The Community Development Department has recently held meetings with the
Planning Commission, developer representatives and. conducted a community
meeting to review the ordinance and guidelines .prior to .the commencement of
public. hearings. Developer representatives have reacted strongly to the
proposed ordinance and guidelines. The developer representative's initial
concern was that the ordinance and guidelines will proceed too quickly through
the review process to allow landowners time to assess the provisions and
impacts of the proposed documents. Other technical, general and specific
concerns are also being raised.
On October 9, 1991, Planning Commission conducted a continued study _session,
and on October 15, 1991, opened the public hearing on the proposed ordinance
and guidelines. It was agreed that additional input through a study session
on November 14, 1991 was needed to carefully evaluate possible changes to.the
ordinance and guidelines. Following Commission action, these documents will
be transmitted to Council for public hearing and.adoption.
HIGHLIGHTS OF THE REVISED DRAFT ORDINANCE AND GUIDELINES:
In addition to numerous qualitative standards and guidelines for governing
grading, drainage, landscaping, fire safety, site design and architecture, the
proposed ordinance and guidelines contain the following features:
Agenda Item: _
• Hillside Plan Review Process: Proposed development on parcels of land
with an average slope of 10 percent or more would be required to go
through a Hillside Plan Review and have an approved Hillside Plan Review
Permit prior to obtaining grading or building permits. This mechanism
will enable a case by case review for conformance with the ordinance and
guidelines. The proposed ordinance delineates a review process with
three different levels of review: staff review, Development Review
Committee review and Planning Commission/City Council review. The
determination of which level of review would be applied to a particular
project would be based upon the average slope of the subject property and
the amount of grading that is proposed. Except for relatively minor
proposals, hillside plans would be reviewed by the Planning Commission.
• Map of Significant Primary and Secondary Ridgelines: A map of
significant primary and secondary ridgelines is included as part of the
ordinance. The map is the. result of detailed field research and
topographical map study. A reduced copy of a large ridgeline reference
map is contained within the draft ordinance. The larger reference map
would be used in the day to day planning operations of the Community
Development. Department. Most projects in proximity to a significant
ridgeline would be required to undergo three-dimensional computer
modeling to assess project impacts.
• Density Chart: one of the most basic and significant provisions of the
ordinance is a chart and corresponding average slope formula for
determining the maximum density for proposed residential, commercial and
industrial development. Residential densities correspond to the adopted
General Plan Land Use designations and start at the mid -point density
corresponding to each land use designation. As the percentage of slope
increases, the corresponding maximum density per acre decreases from the
mid -point density. The size of commercial and industrial projects is
determined through maximum floor area ratio starting at 25 percent floor
area ratio for commercial projects and 50 percent floor area ratio for
industrial projects. Asthe average slope increases, the maximum floor
area ratio allowed decreases.
RECOMMENDATION•
Conduct a working session on the proposed Ridgeline Preservation and Hillside
Development Ordinance and Guidelines and refer significant comments to the
Planning Commission for consideration at their upcoming study session on
November 14, 1991.
GAC:BCA:185
Ordinance 17.80.Ann
?p� t Ridgeline Preservation and
Hillside Development Ordinance
Section 17.80.010
Purpose and Intent
The provisions of the City's Ridgeline Preservation and Hillside Development Ordinance are
intended to implement and define the goals and policies of the General Plan in relation to
land use, densities, open space and community image in furtherance of the General Plan. It
is the intent of this section to regulate the development and alteration of hillside areas and
ridgelines, to minimize the adverse effects of hillside development and to provide for the
safety and welfare of the City of Santa Clarita while allowing for the reasonable development
of hillside areas through the following methods.
A. Provide hillside development guidelines and standards to maximize the positive
impacts of site design, grading, landscape architecture and architecture, and provide
development consistent with the goals and policies of the City of Santa Clarita's
General Plan.
B. Provide ridgeline preservation standards and development standards to protect certain
ridges within the City and minimize the adverse impacts of development.
C. Maintain the essential natural characteristics of the area such as major landforms,
vegetation and wildlife communities, hydrologic features, scenic qualities and open
space that contribute to a sense of place.
D. Retain the integrity of predominant off-site and on-site views in hillside areas in order
to maintain the identity, image and environmental quality of the City.
Section 17.80.020
Applicability
The provisions of the Ridgeline Preservation and Hillside Development Ordinance shall be
applied to parcels of land having average slopes of 10% or more. The provisions of these
regulations shall apply to all projects relating to grading permits, building permits, parcel
maps, tentative tract maps, conditional use permits, variances and plans for development
review. General Plan Amendments and zone changes affecting hillside land shall also be
subject to review in accordance with the provisions of these regulations. Additional policy
and standards shall be as set forth in a separate document—the City's Ridgeline Preservation
and Hillside Development Guidelines as adopted by resolution of the City Council.
City of Santa Clarita
Ridgeline Preservation and Hillside Development Ordinance
September 1991-- Page 2
Section 17.80.030
Hillside Plan Review/Permit Requirements
A. Plan Review
In reviewing hillside development plans, the reviewing authority shall act to attain
the following objectives within the intent and scope of these regulations. All
proposed development alternatives on land with an average slope of 10%a or greater,
as determined to be applicable by the Community Development Director, shall be
subject to the issuance of a permit for Hillside Plan Review.
1. Natural topographic features and appearances shall be conserved by means
of landform grading so as to blend any manufactured slopes or required
drainage benches into the natural topography.
2. Major, natural, topographic features such as canyons and prominent features
shall be retained to the maximum extent possible.
3. Clustered sites and buildings shall be utilized where such techniques can be
demonstrated to substantially [educe grading alterations of the terrain and to
contribute to the preservation of trees, other natural vegetation and promi-
nent landmark features and are compatible with existing neighborhoods.
4. Building setbacks, building heights and compatible structures and building
forms that would serve to blend buildings and structures with the terrain shall be
utilized.
S. Plant materials shall be conserved and introduced so as to protect slopes from
slippage and soil erosion and to minimize the visual effects of grading and
construction on hillside areas, including the preservation of prominent trees and,
to the extent possible, reduce the maintenance cost to public and private prop-
erty owners.
6. Curvilinear street design and improvements that serve to minimize grading
alterations and emulate the natural contours and character of the hillsides
shall be utilized
7. Grading designs that serve to avoid disruption to adjacent property shall be
utilized unless off-site agreements can be obtained
8. Site design and grading that provide the minimum disruption of view corri-
dors and scenic vistas from and around any proposed development shall be
utilized
B. Application Submittal and Project Review
Hillside Plan Review projects shall be submitted in compliance with the Hillside
Plan Review submittal requirements, which are available in the Community Devel-
opment Department. Upon receipt of applications for hillside development permits
and accompanying necessary information, there may be a preliminary meeting with
staff to review comments on proposed projects and determine the level of the
review process.
1. Planning Staff Review
The planning staff shall review all site development applications and shall
impose conditions deemed appropriate when one or more of the following
activities are proposed
- City of Santa Clarita
Ridgeline Preservation and Hillside Development Ordinance
September 1991 Page 3
a. Development activities on natural slopes which are greater than 10%
average but less than 15% average on all or part of a subject site
b. Grading excavations or fills or any combination thereof equal to or
exceeding 100 cubic yards, but less than 1,500 cubic yards
2. Development Review Committee
The Development Review Committee shall review site development applica-
tions and impose conditions deemed appropriate when one or more of the
following activities are proposed.
a. Development activities on natural slopes equal to or greater than 10%
average of all or part of a subject site
b. Grading cuts or fills or any combination thereof equal to or exceeding
1,500 cubic yards or 10 feet in height
C. Any proposal referred to the Development Review Committee by
Community Development staff or the Community Development
Director
3. Planning Commission/City Council Review
The Planning Commission or City Council, as applicable, shall review site
development applications and shall impose conditions deemed appropriate
when one or more of the following occurs.
a. The proposed project is referred to the Planning Commission or City
Council by the Development Review Committee or the Community
Development Director.
b. The proposed project includes a discretionary application/request
which requires the approval of the Planning Commission or City
Council. In such cases, the request shall be reviewed simultaneously
with the Hillside Plan Review Application/Request. The whole of the
project shall be considered, and dividing the project into parts to
achieve different levels of review shall not be allowed
C. The Planning Commission may issue a determination on discretionary
requests within its decision-making authority or may refer the matter
to the City Council.
C. Ridgeline Preservation and Hillside Development Guidelines
All projects shall be reviewed for consistency with the criteria defined in the Ridge -
line Preservation and Hillside Development Guidelines.
D. Exceptions
Projects which require minor grading or are limited in scope such as those regarding
yard areas for pool/spa construction, landscaping, additions to existing structures of
less than 120 square feet in size or construction of accessory structures less than 120
square feet in size may be approved by staff through a grading permit or building
permit without Hillside Plan Review. Projects which require grading of large flat
areas, such as tennis courts or riding rings, may be reviewed by the Planning Division
Staff or the Development Review Committee, depending on the amount of grading in
slope areas and the average slope consistent with the levels of hillside plan review as
described in this section.
City of Santa Clarita
Ridgeline Preservation and Hillside Development Ordinance
September 1991-- Page 4
Section 17.80.040
Development Standards
The development standards shall apply to any use, development or alteration of land included
in these regulations.
A. Ridgeline Development Classification
Significant ridgelines are the ridgelines that visually dominate the valley landscape
either through their size in relation to the hillside or mountain terrain of which they
are a part; their visual dominance as characterized by a silhouetdng appearance
against the sky; as a significant natural backdrop feature; through visual dominance
due to proximity and view from existing development; or as an area of significant
ecological, historical or cultural importance.
B. Significant Ridgeline Classification
Development is regulated on significant ridgelines due to their aesthetic, visual,
ecological, historical or cultural importance to maintain a sense of place and identity
for the City and to protect the visual quality and natural environment of the important
hills, canyons and valleys which compose the Santa Clarita Valley. Three categories
of significant ridgelines have been identified. Significant ridgelines shall not be
altered by grading or improvements except as approved through a Hillside Plan
Review Permit.
1. Primary Ridgelines
Primary ridgelines are those ridgelines which are strongly characterized by
any combination of significant ridgeline criteria as identified in Section A
above. Such primary ridgelines are identified on the official map entitled
"Ridgeline Preservation Map, City of Santa Clarita, 1991" which is on file in
the Community Development Department.
2. Secondary Ridgelines
Secondary ridgelines are those ridgelines which are characterized by any
combination of significant ridgeline criteria as identified in Section A above,
but are secondary in nature to primary ridgelines due to the following features.
a. Smaller size and prominence of a feature or branch of a primary
ridgeline
b. Silhouette of a ridgeline against the open sky on a smaller size hill or
silhouette of a ridgeline on a smaller hill which is back -dropped by a
significant ridgeline
Secondary ridgelines are identified on the official map entitled "Ridgeline
Preservation Map; City of Santa Clarita, 1991' which is on file in the Com-
munity Development Department.
3. Landmark Ridgelines
Landmark ridgelines are any significant ridgelines which, by their location in
conjunction with the landform of which they are a part, historically act as a
reference for directional orientation within a neighborhood of the community
and serve to identify a certain area. Such landmark ridgelines have not all
been mapped Identification of landmark ridgelines shall be made on an
City of Santa Clarita
Ridgeline Preservation and Hillside Development Ordinance
September 1991-- Page 5
individual basis. and may be made in connection with detailed project review
by the Community Development Director, Planning Commission or City
Council based on the following criteria.
a. Any topographic feature historically utilized within a community for
purposes of orientation or determined to be essential to community
character
b. Tertiary ridgeline formations which contribute to community character
on a neighborhood scale associated with primary or secondary ridge -
lines
C. Significant Ridgelines Map
Significant ridgelines are mapped according to their classification as described in this
section. A significant ridgelines map is shown as Figure 1 on the following page of
this ordinance to identify the locations of significant ridgelines. The full-size map is
herein incorporated by reference and is on file in the Community Development
Department.
City of Santa Clarita
Ridgeline Preservation and Hillside Development Ordinance
September 1991 -- Page 6
Figure 1
Significant Ridgelines Map
>nemn
C. am.a n.....
ir..ar
a.wK
cwB--
saa..dtm.c.
Ridgetine Preservation and Hillside �Cioty enema Clarice
pmem (hdinance
September 1991 •• Page 7
D. Ridgeline Preservation
The official Ridgeline Preservation Map identifies generalized areas of significant
ridgelines in the City. No grading or improvements shall occur within these desig-
nated areas except as approved by a Hillside Plan Review Permit. Any development
plan which touches, crosses, includes or affects any significant ridgeline shall include
plans for the preservation of such significant ridgeline in its natural state. No engi-
neered slopes, housing construction, streets, utilities or other man-made features shall
be permitted within significant ridgeline areas. Exceptions may be granted if the
Planning Commission finds that encroachment onto a significant ridgeline will be in
compliance with the criteria in this ordinance. The following process shall be ob-
served when reviewing plans for ridgeline preservation and hillside development.
1. Ridgeline areas shall be reviewed in conjunction with the Iandfomt of which
they are a part, pursuant to the provisions of Hillside Plan Review.
Z• Determination of significant ridgelines or areas of ridgelines where develop-
ment will be permitted shall be determined for each applicable case through
visual analysis by any combination of the following techniques as determined
by the Community Development Director.
a• Project simulation using computer-aided, three-dimensional modeling
coordinated with photography showing before and after conditions
b. Scaled, three-dimensional model showing before and after conditions
C. Scaled, sight -line analysis drawings with views from City -selected
locations showing precise visual impacts of the development proposal
(to be applied to small projects)
E. Exceptions for Significant Ridgelines
It is recognized that from time to time it may be necessary to allow certain uses which
do not violate the integrity of the ridgeline or to provide for public street access,
facilities or utilities to promote the public health, safety and general welfare. Such
uses or development may include but shall not be limited to the following:. apiaries,
aviaries, historical landmarks, observatories, open space/conservation areas, parks
and recreation areas, publicly and privately -operated transmission facilities, public
street crossings (including utility extensions underneath the street), recreational
camps, riding academies or stables, trails and water tanks (screened).
1• Criteria for Exceptions
No exception for encroachment onto a significant ridgeline shall be permitted
unless the Planning Commission, following a public he issues written
findings based upon the following evidence. ,
a. The proposed use is proper in relation to adjacent uses, the
development of the community and the various goals and
policies of the General Plan.
b. The use of development will not be materially detrimental to
the visual character of the neighborhood or community, nor
will it endanger the public health, safety or general welfare.
City of
Clar
Ridgeline Preservation and Hillside Develop e= to mance
opm Ordinance
September 1991 -- Page 8
C. The appearance of the use or development will not be at vari-
ance with the appearance of adjoining ridgeline areas so as to
cause depreciation of the ridgeline appearance in the vicinity.
d. The establishment of the proposed use or development will not
impede the normal and orderly development and improvement
of surrounding property, nor encourage inappropriate en-
croachments to the ridgeline area.
e. It has been demonstrated that the proposed use or development
will not violate the visual integrity of the significant ridgeline
area through precise illustration and depiction as required in
sub -section D above, "Ridgeline Preservation."
2. Corrective Work
Nothing in this section shall prohibit the Planning Commission or the City
Council from authorizing grading deemed necessary to correct existing,
natural, hazardous conditions that are brought to the City's attention unless
said corrective work will violate the intent of this ordinance, in which case the
applicant will be asked to fund a City -initiated investigation of the situation
and possible alternatives.
F. Hillside Classifications
Hillside categories have been identified by degree of average slope in the following
categories.
1. Average slopes under 10% are considered relatively flat and would not cause
any conditions necessary for the implementation of the Hillside Ordinance.
2. Slopes which average from 10% to 49% in 1% increments qualify a property
for Hillside Plan Review.
G. Maximum Density - Residential and Commercial /Industrial
For each of the slope categories identified, there shall be a corresponding maximum
allowable density. The following chart, Figure 2, shows seven density categories
which correspond to the mid-range.density of the General Plan. The necessary
reduction in density to maintain a similar pad and product type as the slope increases
has been shown on the chart. The densities identified in Figure 2 are the maximum
allowable and conform with all other standards and criteria of this ordinance. The
Ridgeline Preservation and Hillside Development Guidelines may cause further
density reduction. All average slope calculations shall be rounded to the nearest
whole number (i.e., 12.2% shall be rounded to 12%).
For each of the slope categories identified, there shall be a corresponding maximum
allowable floor area ratio expressed as a percentage. Figure 2 on the following page
shows maximum commercial and industrial floor area ratios for hillside development
These percentages represent typical intensities of commercial and industrial uses as
identified in the General Plan, adjusted based on slope variations. The necessary
reduction in percentage to maintain this similar pad and product type as the slope
increases has been shown on the chart. All average slope calculations shall be
rounded to the nearest whole number (i.e., 12.2% shall be rounded to 12%).
Ridgeline Preservation and Hillside leve of Santa Clarity
pment Ordinance
September 1991— Page 9
Following is the formula used to determine density reduction by percentage of slope
in Figure 2.
Density on 0% Slope or DU/AC
208.7'
(208.7*+ .51 x208.7
% Slope ) -
43560'" .�553-560-0
" Square Feet in 1 Acre
H. Average Slope Calculation
Average slope shall be calculated by utilizing the following formula
Average Cross Slope
A
I = Contour Interval
L = Contour Length
0.0023 = Constant to Convert Square Fat to Acres and Slope to Percent
A = Acres in Site
The average slope shall be calculated and shown on the development plans certified
by a California licensed engineer.
• City of Santa Clarim
Ridgeline Preservation and Hillside Development Ordinmce -
September 1991- Page 10
Figure 2
Density and Building F.A.R. Change with Percentage of Slope
(all numbers in dwelling unit or commercial/industrial
floor area ratio per gross acre)
Commercial Industrial
Ave. Ave. F.A.R.. F.A.R.
Slope 28 du/ac 20 du/ac 11 du/ac 5 du/ac 2.2 du/ac I du/ac 0.5 du/ac Slone 25.00% 50.00%
10%
11%
12%
13%
14%
15%
22.4
21.8
21.3
20.7
20.2
19.6
16.0
.15.6
15.2
14.8
14.4
14.0
8.8
8.6
8.4
8.1
7.9
7.7
4.0
3.9
3.8
3.7
3.6
3.5
1.8
1.7
1.7
1.6
1.6
1.5
0.8
0.8
0.8
0.7
0.7
0.7
0.4
0.4
0.4
0.4
0.4
0.4
10%
11%
12%
,, 13%
14%
15%
20.00%
40.00%
19.50%
39.00%
19.00%
38.00%
• 18.50%
37.00%
18.00%
36.00%
17.50%
35.06% -
76%
17%
18%
19%
20%
19.0
18.5
17.9
17.4
16.8
13.6
13.2
12.8
12.4
12.0
7.5
7.3
7.0
6.8
6.6
3.4
3.3
3.2
3.1
3.0
1.5
1.5
1.4
1.4
1.3
0.7
0.7
0.6
0.6
0.6
0.3
0.3
0.3
0.3
0.3
16%
17%
18%
mrol
20%1
17.00%
34.00%
16.50%
33.00%
16.00%
32.00%
15.50%
31.00%
15.00%
30.00%
21%
22%
23%
24%
25%
16.2
15.7
15.1
14.6
14.0
11.6
11.2
10.8
10.4
10.0
6.4
6.2
5.9
5.7
5.5
2.9
2.8
2.7
2.6
2.5
1.3
1.2
1.2
1.1
1.1
0.6
0.6
0.5
0.5
0.5
0.3
0.3
0.3
0.3
0.3
21%
22%
23%
24%
25%
14.50%
29.00%
14.00%
28.00%
13.50%
27.00%
13.00%
26.00%
12.50%
25.00%
26%
27%
28%
29%
30%
13.4
12.9
12.3
11.8
11.2
9.6
9.2
8.8
8.4
8.0
5.3
5.1
4.8
4.6
4.4
2.4
2.3
2.2
2.1
2.0
1.1
1.0
1.0
0.9
0.9
0.5
0.5
0.4
0.4
0.4
0.2
0.2
0.2
0.2
0.2
26%
27%
28%
29%
30%
12.00%
24.00%
11.50%
23.00%
11.00%
22.00%
10.50%
21.00%
10.00%
20.00%
31%
32%
33%
34%
35%
10.6
10.1
9.5
9.0
8.4
7.6
7.2
6.8
6.4
6.0
4.2
4.0
3.7
3.5
3.3
1.9
1.8
1.7
1.6
1.5
0.8
0.8
0.7
0.7
0.7
0.4
0.4
0.3
0.3
0.3
0.2
0.2
0.2
0.2
0.2
31%
32%
33%
34%
35%
9.50%
19.00%
9.00%
18.00%
8.50%
17.00%
8.00%
16.00%
7.50%
15.00%
36%
37%
38%
39%
40%
7.8
7.3
6.7
6.2
5.6
5.6
5.2
4.8
4.4
4.0
3.1
2.9
2.6
2.4
2.2
1.4
1.3
1.2
1.1
1.0
0.6
0.6
0.5
0.5
0.4
0.3
0.3
0.2
0.2
0.2
0.1
0.1
0.1
0.1
0.1
36%
37%
38%
39%
40%
7.00%
14.00%
6.50%
13.00%
6.00%
12.00%
5.50%
11.00%
5.00%
10.00%
41%
42%
43%
44%
45%
5.0
4.5
3.9
3.4
2.8
3.6
3.2
2.8
2.4
2.0
2.0
1.8
1.5
1.3
1.1
0.9
0.8
0.7
0.6
0.5
0.4
0.4
0.3
0.3
0.2
0.2
0.2
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
41%
42%
43%
44%
45%
4.50%
9.00%
4.00%
8.00%
3.50%
7.00%
3.00%
6.00%
2.50%
5.00%
46%
47%
48%
49%
2.2
1.7 _
1.1
0.6
1.6
1.2
0.8
0.4
0.9
0.7
0.4
0.2
0.4
0.3
0.2
0.1
0.2
0.1
0.1
0.0
0.1
0.1
0.0
0.0
0.0
0.0
0.0
0.0
46%
47%
48%1
49%1
2.00%
4.00%
1.50%
3.00%
1.00%
2.00%
0.50%
1.00%
City of Santa Clarita
Ridgeline Preservation and Hillside Development ordinance
September 1991 --Page 11
L Division of Area
Where there exists a dramatically different landform character in the topography of
any one site, the site may be divided into several distinct areas for purposes of slope
determinations. An average density may be calculated separately for unique areas on
site upon approval of the Community Development Director. For example, each of
the areas shown in Figure 3 (A, B and Q may calculate density requirements sepa-
rately.
,414
i'
+.�;�.�� r�' ! \'ty�` � 411', J 4/✓ t ♦ ..,.
• ,%Are
Tit '�� �^ t�,7 `
` A
Area '
I a
Figure 3
I Grading Design
1. No graded or cut embankment with a slope greater than two felt horizontal to one
foot vertical shall be located adjacent to a publicly -maintained right-of-way. The
applicant shall provide suitable guarantees satisfactory to the reviewing authority for
landscaping and perpetual maintenance, at no cost to the City, of all slopes outside of
the public right-of-way. Major public roads, as identified in the General Plan Circu-
lation Element, may require slopes steeper than 2:1. In such an event, slopes steeper
than 2:1 may be allowed, provided that a geotechnical study is prepared verifying the
feasibility of such slopes.
2. The overall shape, height or grade of any cut or fill slope shall be developed to appear
similar to the existing natural contours to scale with the natural terrain of the subject
site.
3. Where any cut or fill slopes intersect the natural grade, the intersection of each
slope shall be vertically and/or horizontally rounded and blended with the
natural contour so as to present a natural slope appearance.
City
Ridgeline Preservation and Hillside Development Ordinance
September 1991 -- Page 12
4• Where any cut or fill slope exceeds 100 feet in horizontal length, the horizon-
tal contours of the slope shall be developed to appear similar to the existing
natural contours,
5. All grading shall be balanced on site whenever possible to avoid excessive cut
or fill.
6: Grading shall be phased so that prompt revegetation or construction will
control erosion. Where possible, only those areas which will be immediately
developed, resurfaced or landscaped shall be disturbed. Topsoil shall be
stockpiled during rough grading and used on cut and fill slopes.
7. Grading operations shall be planned to avoid the rainy season (October 15
through April 15). Grading permits shall only be issued when a plan for
erosion control and silt retention has been approved by the Directors of Com-
munity Development and Public Works without regard to time of year.
8. No excavation or other earth disturbance shall be permitted on any hillside
area prior to the issuance of a grading permit, with the exception of drill holes
and exploratory trenches for the collection of geologic and soil data. These
trenches are to be properly backfilled and, in addition, erosion treatment shall
be provided where slopes exceed 20%.
9. Retaining walls in the back of the pad on a lot shall be a maximum of six feet
in height Retaining walls in the side yard of a lot shall be a maximum of four
feet in height. If greater height is desired, two, four -foot walls may be used
with planters in between the walls to soften the effect within a minimum
horizontal spacing of three feet. Adjacent to any right-of-way, retaining walls
shall be a maximum of four feet high or a total of six feet if two, three-foot
walls are used in combination with a minimum horizontal spacing of three
feet. (See Figures 4, 5, 6 and 7.)
10. Projects shall be reviewed for compliance with applicable grading criteria in
the Ridgeline Preservation and Hillside Development Guidelines.
5'
Figure 4
3' min.
3'
Landscape ,.-
2:1 Maximum
Slope
-R.O.N.---J`
5'
Figure 5
Wrought -Iron or
Decorative Masonry
Exterior
Vb1icQi
P.L.
r
5'
Figure 6
City of S anta Clarita
Ridgeline Preservation and Hillside Development Ordinance
September 1991-- Page 13
6'
max.
6
max.
Private Yard
Masonry or
Wrought -iron
Fence
Private Yard
City of Santa Clarita
Ridgeline Preservation and HMide Development Ordinance
September 1991-- Page 14
K. Landscape Design
1. Landscape coverage and stabilization of graded slopes shall be selected and
designed to be compatible with surrounding natural vegetation. Plant material
shall be selected according to compatible climatic, soil and ecological charac-
teristics of the region. A City -approved irrigation system shall be utilized for
plant establishment, but plant materials that require excessive water after
becoming established shall be avoided. Native plant material or compatible,
non-native plant material shall be selected.
2. The location of all existing trees of four inch caliper or greater shall be shown
on plans submitted for approval. The reviewing authority shall designate all
trees to be saved or removed. Oak trees are subject to the Oak Tree Preserva-
tion Ordinance and Guidelines.
3. All cut and fill slopes shall be planted and irrigated with an automatic irriga-
tion system to prevent erosion. All cut or fill slopes exceeding five feet in
vertical height shall be planted with adequate plant material to protect the
slope against erosion. Planting shall be in the ratio of at least one shrub per
100 square feet of natural slope area and one tree per 150 square feet of actual
slope area, with ground cover to completely cover the slope within six months
from planting. All plants shall be drought -resistant and shrubs shall be a
minimum one -gallon size, unless hydroseeded. All trees shall be minimum
five -gallon size, unless hydroseeded. Slopes less than five feet in height shall
be planted with ground cover to cover the slopes completely within six
months from planting.
4. Privacy walls and fences not exceeding six feet in height are permitted adja-
cent to structures in order to provide a private outdoor area. A minimum flat
area from top or toe of slope of five feet shall be maintained to face of wall.
All fences which are adjacent to or visible from public roads or major public
spaces shall be of decorative masonry or other approved materials with a
minimum five-foot landscape area on the street side of the wall or fence. The
use of indigenous rock and colors or materials which blend with the surround-
ing natural landscape is preferred. (See Figures 6 and 7.)
5. Access easement areas a minimum of 10 feet wide shall be provided for uphill
and downhill slope maintenance areas and should be located no more than
1,000 feet apart. (See Figure 7.)
6. Projects shall be reviewed for compliance with applicable landscape design
criteria in the Ridgeline Preservation and Hillside Development Guidelines.
City of Santa Clarita
Ridgelne Preservation and Hillside Development Ordinance
September 1991 -- Page 15
tooa Masinmm
M,Wttmmm Ao Fi,miaa
ham Publio R.O.W.
L. Fire Safety Design Figure 7
1. Residential development shall be constructed in such a manner so as to reduce
the potential for the spread of brushfires through consideration of the follow-
ing.
a. Roofs shall be covered with.fire-resistant structures using materials
such as clay, fiberglass, concrete, shake or tile. Open ends shall be
stopped in order to prevent birds' nests or other combustible material
from lodging within the roof and to preclude the entry of flames.
b. Exterior walls shall be surfaced with non-combustible or fire-resistant
materials. Except as otherwise provided herein, exterior walls shall
extend to the ground.
C. Balconies, patio roofs, eaves and other similar overhangs shall be of
non-combustible construction and shall be protected by fire-resistant
material.
d. Vents for attics and under -floor areas shall be designed and located to
minimize the likelihood of the spreading of fire. Individual vent
openings should not exceed one square foot and shall be covered with
a mesh metal screen having an opening not exceeding one-quarter of
an inch in any direction. Eave vents shall be positioned on the en-
closed eaves near the roof edge, rather than in or near the exterior wall.
e. Chimneys shall be provided with approved spark arresters.
City of Santa Clarita
Ridgeline Preservation vd Hillside Development Ordinance
September 1991-- Page 16
2. In the case of a conflict where more restrictive provisions are contained in the
UBC or the Fire Management Plan, themorerestrictive provisions shall
prevail.
3. Projects shall be reviewed for compliance with applicable fine safety design
criteria in the Ridgeline Preservation and Hillside Development Guidelines.
Section 17.80.050
Plan Certification
A. Grading Plan Certification '
Upon completion of rough grading work and prior to any excavation for foundations
or structures, an as -graded plan prepared and certified by the licensed civil engineer
who prepared the approved grading plans shall be submitted to the Planning and the
Engineering Divisions for review and approval. The as -graded plans shall include
original ground surface elevations, as -graded surface elevations and all other features
that were a part of the approved grading plan. The engineer shall provide certifica-
tion on the as -graded plan that the work was done in accordance with the approved
grading plan and the City's grading requirements.
B. Landscape Plan Certification
Landscape and irrigation plans shall be prepared by a licensed landscape architect and
shall be submitted to and approved by the Community Development Department and
the Parks and Recreation Department. A licensed landscape architect shall certify
that the planting plans comply with the City's xeriscape and landscape requirements.
The landscape architect or his irrigation consultant shall certify that the irrigation
plans are designed in compliance with the City's xeriscape standards and landscape
requirements.
of Santa Clarita
Ridgeline Preservation and Hillside Development Ordinance..
September 1991 -- Page 17
Definitions
Following are definitions of terms used throughout the Ridgeline Preservation and Hillside Develop-
ment Ordinance.
As -graded The surface configuration upon completion of grading
Average Slope The slope calculated by utilizing the following formula:
Average Cross Slope = I x Tex 0_0(),23
A
I = Contour Interval
L = Contour Length
0.0023 = Constant to Convert Square Feet to Acres and Slope to Percent
A = Acres in Site
Backdrop Feature A background element which generally frames either middle ground or fore-
ground elements
Balance The cutting and filling of a site which does not require the export or import of
earth material
Bench Relatively level area of a slope for drainage and access for slope maintenance
Building Height Height refers to the vertical dimension from the lowest point of the building,
structure or wall exposed above the ground surface to the highest point of the
roof, parapet wall or uppermost part. Chimneys, vents or utility service
structures shall not be included in the measurement of vertical dimensions.
Canyon A deep, narrow landform having high, steep slopes
Contour A line drawn on a plan which connects allints of
po equal elevation
Cut The excavation or removal of earth material, including soil and rocks
Cut and Fill The excavating of material in one place and depositing of it as fill in an
adjacent place
Elevation Vertical distance in feet above sea level
Erosion The process by which the soil and rock components of the earth's crust are
wom away and moved from one place to another by natural forces such as
wind and water
City of Santa Clarita
Ridgeline Preservation and Hillside Development Ordinance
September 1991 .. Page 18
Excavation The removal of earth material, including soil and rocks
F.A.R. Floor area ratio; the ratio of floor area plus garage area to lot area, not includ-
ing indoor recreational facilities, subterranean and semi -subterranean garage
areas
Fill
Placement of earth material, including soil and rocks, over original earth
material
Floor Area
The sum of the gross horizontal areas of the several floors of the builidng,
measured from the exterior faces of the exterior walls, including exterior
balconies and porches, not including interior parking spaces, loading spaces
for motor vehicles, any space where the floor to ceiling height is less than six
feet and attics and mechanical penthouses, provided there are no usable rooms
or windows, and the mechanical penthouse area is used exclusively for me-
chanical equipment
Grade
The vertical location of the ground surface
Grading
Excavating, filling or movement of earth material which alters the original
grade
Hill
An elevated landform, usually with a rounded top
Hillside
Sloping land with a rise or fall of more than one foot vertically for each ten
feet horizontally (10% slope)
Land
The portion of the earth's surface above sea level or other body of water
Natural Slope A natural slope is a slope which is not man-made, a slope which has not been
graded nor the surface manipulated in any manner other than by natural forces
such as wind and water.
Natural Vegetation Indigeneous plants occurring on a site under natural conditions
Open Space band not covered by buildings including such areas as private yards, land-
scaped areas, slopes, natural areas, common areas, greenbelts or parks, etc.
Pad A graded, flat area to accommodate the construction of buildings
Retaining Wall A structure to.hold a mass of earth material at a higher grade
Ridge The top portion of a landform such as a hill or mountain
City of Santa Chita
Ridgeline Preservation and Hillside Development Ordinance
September 1991-- page 19
Right-of-way An area of land, either public or private, on which an irrevocable right of
passage has been recorded for the use of vehicles and/or pedestrians
Silhouette Profile in contrast to areas of light and dark
Soil Naturally occurring material for the growth of plants on the surface of the
earth, composed of organic and mineral materials
Slope An inclined ground surface, the angle of which is expressed as a ratio of
horizontal distance to vertical distance
Topography The surface relief or slope of any given area of land
Toe of Slope The bottom of a slope
Top of Slope The highest point of a slope which transitions into a flatter area
Valley A depressed area or landform between hills or mountains
Visual Dominance Any object as viewed from a public area or public right-of-way that super-
sedes the presence of all other elements in the area shall be considered to be
visually dominant.
rr '�
{;t city
of Santa Clarita
_,.. g4t Rid eline Preservation and
0
Hillside Development Guidelines
prepared for
The City of Santa Clarita
23920 Valencia Boulevard, Suite 300
Santa Clarita, California 91355
(805)255-4330
Contacts: Lynn Hams and Chris Trinkley
prepared by
J.L. Webb Planning, Inc.
2900 Bristol Street, Suite F102
Costa Mesa, California 90034
(714) 557-3707
Contacts: J. Larry Webb and Mark S. Rogers
September 1991
Table of Contents
I. Introduction.............................................................................................1
II. Design Guidelines................................................................................2
A. Earthwork/Landforms.....»..........»..............................».............»..».....2
1. Pad Guidelines..............................................................................2
2. Manufactured Slope Guidelines.............................................:...4
3. Retaining Wall Guidelines..........................................................5
4. Drainage Guidelines....................................................................5
5. Road Guidelines...........................................................................6
B. Landscape Guidelines...........................».............................»...........».7
1. Plant List/Plant Selection............................................................8
2. Sculptured Slope Planting Guidelines......................................9
3. Fire Protection/Fuel Modification...........................................10
4. Maintenance of Fire Modification Areas.................................14
5. Erosion Control............................:..............................................16
6. Irrigation......................................................................................16
7. Landscape Maintenance............................................................16
C. Architecture/Structure...............»..................»..........».....................».17
1. Building Envelope/Setback and Height.................................17
2. Building Style..............................................................................18
3. Materials and Color....................................................................21
4. Fencing.........................................................................................22
5. Patios, Pools, Trellises and Ancillary Structures ...................22
6. Water Storage Tanks..................................................................22
III.Definitions................................»........................................................23
I. Introduction
Purpose and Scope
The purpose of these guidelines is to further direct development programs
within hillside areas of 10% slope or greater and those which may impact
ridgeline preservation as adopted by the City's General Plan and Ridgeline
Preservation and Hillside Development Ordinance.
These guidelines build upon the requirements found in the Ridgeline
Preservation and Hillside Development Ordinance and are intended to further
promote the positive character and image of the City's hillside development.
These guidelines shall be used in conjunction with the Ridgeline Preservation
and Hillside Development Ordinance and Hillside Plan Reviews as deemed
necessary by the Community Development Department to accomplish the goals
and objectives of the City's General Plan. These guidelines further provide for
sensitive development, maintaining prominent vistas, ridgelines, habitat and
landforms. These guidelines incorporate recommendations for landscaping,
architecture, grading standards and site design, and they build upon and
enhance the Ridgeline Preservation and Hillside Development Ordinance, as
well as the City's General Plan.
City of
Santa Clorifa
Ridgeline
Preservation
and Hillside
Development
Guidelines
I. Introduction
Page 1
A.
II. Design Guidelines
Earthwork/Landforms
1. Pad Guidelines
These guidelines have been developed to insure the blending and
reintroduction of manufactured slopes on a lot -by -lot basis.
a. Pads created in hillside areas shall have rounded corners.
See the diagram below for examples of rounded pads.
b. Pads shall conform to landforms within the site; see the
diagram below.
Pada
hsr� i
p
W
1W
F.zistin6 ToporaaphY
C. The shaping of pads to conform to the landform or the
character of the topography is required. Where grading is
required, it shall blend in with smooth transitioning,
avoiding harsh or abrupt changes in topography, character
or type. Slopes shall be rounded and contoured to blend
with the natural topography unless this effort would
diminish open space or significant natural features of the
site. See the diagram on the following page.
City of
Santa Clarita
Ridgeline
Preservation
and Hillside
Development
Guidelines
11. Design
Guidelines
Page 2
118ank Romaicd Contoara
75
Ss040��
Romd Off
au edge to
;edf to
he natural
gadL
d. The following specific requirements for pads in hillside areas
include a recommended minimum pad frontage of 40 feet
for single-family, detached units as measured at the building
setback, see the diagram below. In no event shall a pad for a
single-family, detached residential lot be less than 40 feet in
width. Greater pad depths may be required consistent with
the characteristics of the zone in which the property is
located, the configuration of surrounding lots and
topographical constraints. The pad width shall be measured
at the building setback line, see the diagram below.
Pad Requirement
Building
Setback
n.
City of
Santa Clarda
Ridgeline
Preservation
and Hillside
Development
Guidelines
II. Design
Guidelines
Page 3
2. Manufactured Slope Guidelines
a. Along—a given dimension, the maximum length for any
straight horizontal slope shall be 500 feet, slopes over 500
feet shall have a curvilinear cut and fill slope variation of not
less than 100 feet over 500 feet with smooth transitions. See
the illustration below.
iro
b. The maximum manufactured slope height should be 30 feet
between pads or between roads and pads or between two
roads, or a maximum of 30 feet of cut and fill area which ties
into natural grade for a road or a pad. Manufactured slopes
will be rounded at the top and the toe of the slope to a
minimum radius of 15 feet. See the diagram below.
Transition Radius 15'
at Top and Toe of Slope
R=15'
GI i
MI
R=15'
City of
Santa Clarita
Ridgeline
Preservation
and Hillside
Development
Guidelines
II. Design
Guidelines
Page 4
3. Retaining Wall Guidelines
Along a public right-of-way or publicly -viewed areas, decorative
facing and coloring or textual relief in combination with landscape
architecture shall be used on retaining walls to blend in with the
natural surroundings. Walls shall conform to the topography and
be curvilinear in character wherever possible.
Facing
4. Drainage Guidelines
a. Where drainage devices are required and visible from the
right-of-way or the public viewshed, they shall be shielded
from the view of public areas. Where visible, drainage
Emula` "
with C
Gradin
Concra
Drain
devices are encouraged to be shielded with indigenous rock
or other approved materials with an undulating character
utilizing curvilinear lines, compatible with the existing
topography. Exposed concrete down drains are prohibited
within these situations. All drainage devices which collect
from the slopes shall be oriented by means of underground
pipes or diagonal curvilinear drains, rock -lined or other
approved materials to blend with the natural topography in .
character, color and design. Down -drains shall be non -
centralized to avoid a repetetive pattern.
Emphasize Planting
near Swale,
Underground Down
Drain or Indigenous
Rock -lined Swale
City of
Santa Clarita
Ridgeline
Preservation
and Hillside
Development
Guidelines
II. Design
Guidelines
Page 5
b. Building pads shall have a drainage gradient of two percent
(2%) toward approved drainage facilities or street unless
waived by the building official.
C. Transitions from natural drainage courses to developed
areas shall be effected with comparable landscaping and
grading consistent with existing topography. Detention or
retention basins should be designed as a visual and/or
recreational amenity within a project whenever possible.
Concrete drains should be color -tinted concrete to emulate
the natural color of the surrounding ground.
5. Road Guidelines
a. Roads should, wherever practical, parallel the existing
contours. Roads should be curvilinear in fashion for local
roads and blend in with the existing topographical
conditions. See the diagram below.
b. Where steeper terrain exists, a split-level road configuration
may be utilized to minimize grading. Split-level roads will
transition to grade at intersections to provide for effective
and safe traffic movements. All conditions will be subject to
the approval of the Community Development Department.
See the illustration on the following page.
City of
Santa Clarita
Ridgeline
Preservation
and Hillside
Development
Guidelines
It. Design
Guidelines
Page 6
W.r.7
Round off
Cut Slopes
�1
Roadway n —
Roadway
B. Landscape Guidelines
Split Roadway Sections
to Accomodate Grade - -
Change
Landscape requirements have been determined to be necessary to
provide sufficient visual mitigation measures to reduce impacts
to areas viewed by the public. The measures taken are to
maintain existing, large, specimen trees (native or ornamental), to
enhance the existing landscape element (i.e., Valley Oaks, Live
Oaks, riparian woodlands, etc.) and to insure that new plantings
on slopes and adjacent to existing native material blend with the
existing materials with respect to color and texture of foliage.
Along with the provision of new materials, it is necessary to
provide sufficient brush fire hazard mitigation practices balanced
with aesthetic, erosion and low maintenance considerations.
Together it is possible to maintain significant ridgelines' aesthetic
effect, to reduce irrigation demand in landscaped areas within the
City, to reduce the burden of large, planted slopes and to insure
that landscape maintenance areas are maintained at a satisfactory
level in accordance with City standards.
In order to accomplish the above objectives and to provide a
positive City design image, licensed landscape architects shall be
required to develop all landscape plans as identified in the City's
landscape plans, submittal requirements and landscape
standards, and these guidelines shall be followed.
city of
Santa Ciarita
Ridgeline
Preservation
and Hillside
Development
Guidelines
11. Design
Guidelines
Page 7
1. Plant List/Plant Selection
The colors of existing native materials shall be identified in terms of
general color ranges. Proposed native and non-native, drought -
tolerant materials shall be chosen to be compatible with and to
blend with existing native plant materials. Plants shall be chosen or
prohibited based on their flammability, invasiveness, degree of
compatibility, slope stabilizing characteristics, low maintenance
and water consumption. Turf shall be kept functional and to a
minimum and strategically located for full effect. _Examples of
appropriate trees, shrubs, ground covers, vines and turf are listed
below.
Botanical Name
Aptenia cordifolia 'Candy Apple'"
Arctostaphylos uva-ursi"**
Arctotheca calendula"**
Argemone munita*
Atriplex semibaccata**"
Baccharis pilularis 'Centennial"
Baccharis pilularis Tarin Peaks""
Carpobrotus edulis"
Ceanothus griseus horizontalis'*"*
Cistus crispus**
Cistus saloifolius"
Cotoneaster horizontalis"*
Cotoneaster 'Loulfast"
Delospenna Alba'**
Drosanthernum floribundum***
Encelia actonif*
Eschscholzia californka*
Lasthenia chrysosfoma*
Lampranthus spectabilis"*
Limonium pectinatum*
Limonium perezii***
Lotus scoparius*
Lupinus nanus***
Mahonia nevinii***
Mimulus punkeus*
Myoporum pati ficum* "
Oneothera berlandieri*
Osteospermum fruticosum'
Phacelia pm-yi*
Rm murinus efficinalis 'Prostratus'*
Ribes viburnifolium*
Rubus ursinus*
Santolina virens*"
Tricostema lanatum*
Yucca shidigera'
Yucca whipplei**
*erosion control plant
**fire retardant plant
Common Name
Candy Apple Ice Plant
Prostrate Manzanita Bearberry"*
Capeweed .
Prickly Poppy
Australian Saltbush**
Coyote Brush
Coyote Brush
Hottentot Fig
Carmel Creeper Lilac
Descanso Rockrose
Sageleaf Rockrose
Rockspray Cotoneaster
Prostrate Cotoneaster
White Trailing Ice Plant
Rosea Ice Plant
No Common Name
California Poppy
Goldfields
Trailing Ice Plant
Dwarf Statice
Sea Lavender
Deerweed
Lupine -
Nevin's Barberry
Monkey Flower
Trailing Myoporum
Mexican Evening Primrose
African Daisy
Perry's Phacelia
Trailing Rosemary
Catalina Perfume
California Blackberry
Desert Button Flower
Wooly Blue Curls
Spanish Dagger
Our Lord's Candle
These plant materials shall be used to develop sculptured slope
plantings while framing views on graded slopes and on fuel
modification wet zones.
City of
Santa Clarita
Ridgeline
Preservation
and Hillside
Development
Guidelines
IL Design
Guidelines
Page 8
2. Sculptured Slope Planting Guidelines
The purpose of sculptured slope planting is to enhance and blend
with the contour graded slopes. The graded slopes are to be
designed with a landscape architectural palette that further
enhances the slope face. The selection, design and placement shall
create an undulation of plant material forms to provide visual relief
both vertically and horizontally.
a. Horizontal relief. Plant materials shall be grouped or
massed in irregular patterns on slopes.
b. Vertical relief- The pattern and variety of height of plant
materials on the slopes shall create an irregular visual plane
in cross section. The trees used on the slope shall.
complement the form of the natural slope with tall, vertical
trees framing views on the top of the slopes and round -
headed trees on the lower portion of the slope.
Sculptured Slope Planting Detail
Land Form Planting
Irregular visual Plane
in Cross -Section ,
=N/
Correct
/90
Section A -A
city of
Santa Cladta
Ridgeline
Preservation
and Hillside
Development
Guidelines
II. Design
Guidelines
Page 9
3. Fire Protection/Fuel Modification
City of
Fire protection and fuel modification measures are required where
Santa Clarifa
new development is proposed adjacent to undeveloped natural
Rid geline
open space. Total fuel modification mitigation measures involve an
Preservation
accumulation of zones which together separate new development
and Hillside
from fire -prone materials. All fuel modification proposals are to be
Development
reviewed and approved by the vegetation management section of
Guidelines
the Los Angeles County Fire Department.
a. Wet Zone
In all areas of natural vegetation adjacent to residential lots
(in all slope categories), a "wet zone" irrigated by a
permanent, automatic overhead spray system shall be
created. This zone shall be a minimum of 50 feet wide and a
maximum of 75 feet wide, measured from the property line
and/or edge of building pad, whichever is closer. The
irrigated wet zone shall be seeded with a low fuel mix of
low -growing plants with a variety of drought -tolerant and .
fire-resistant species including a predominant use of natives.
Refer to Fuel Modification Clearing Zone, Section d,
Subsections i and ii on the following page, for distances.
Wet zone plant materials shall be planted per the Sculptured
Slope Planting Guidelines for new proposed graded slopes
and/or on ungraded slope areas that have been cleared of
undesirable materials with a weed abatement program. All
irrigation systems should be separated by use areas and
maintenance responsibility. All City -maintained areas and
assessment district maintenance areas shall be designed
with a master control -type system.
b. The irrigation wet zone shall be seeded with a low fuel
hydroseed mix having an equal variety of species including
natives.
Lotus scoparius Deerweed
Escholtzia californica California Poppy
Encelia actonii No Common Name
Festuca megalura Aorro Fescue
Mimulus longifloris Southern Monkey Flower
11. Design
Phacelia perryi Perry's Phacelia
Guidelines
Argemone munita Prickly Poppy
Plantago insularis No Common Name
C. Shrubs and trees should be planted within the wet zone.
Refer to the Plant List above.
Page 10
d. Fuel Modification Clearing Zone
The width of each fuel modification clearing zone shall be
measured from all dwelling structures and exhibited on the
Fuel Modification Zone Map. This map shall be provided by
the applicant as part of the landscape development
drawings. The fuel modification clearing zone widths for
specific areas shall be determined on the following basis.
Where a fuel modification clearing zone coincides with an
irrigated wet zone, the plant spacing requirements within
the wet zone may be superseded with approval of the
Director of Parks and Recreation and the Fire Marshal. (See
page 9 of this document for sculptured slope planting
guidelines.)
L On ridges and spines, Zone "A" shall be 125 feet
wide, of which the first 75 feet shall be a wet zone.
Zone 'B" shall be 75 feet wide, and Zone "C" shall be
50 feet wide.
ii. In canyons and draws, Zone "A" shall be 100 feet
wide, of which the first 50 feet shall be in a wet zone.
Zone "B" shall be 30 feet wide, and Zone "C" shall be
20 feet wide.
Fuel Modification Section Diagram
City of
Santa Clarita
Ridgeline
Preservation
and Hillside
Development
Guidelines
I Desitin
Guidelines
Page i l
Fuel Modification Section Diagram
lhdieoand Native Vegmtim
autdde dFuel Mod Scxdm
Typical Exiting 0sparral Shmbs zona
Headed up ts6 and Cleared a
Spacung 56own
Seeded Low.fuel Planting
Maintained a 2' or Lower
Existing Grasses and Native
Vegrmim Mabuined a
War Lowes
P -L ad/ae
Edge d P.d
35�
iii. Where slopes are determined to be inaccessible due to
extreme steepness or landslide danger, vegetation
shall be modified as per Zone "A" standards in all
areas which can be reached at the tops and toes of
such slopes. Within the fuel modification area, the
following modifications shall be required.
(a) All Scrub Oak (Quercus dumosa), Sugar Bush
(Rhus ovata), live Oak (Quercus agrifolia),
Holly -leaf Cherry (Prunus ilicifolia), Thiddeaf
ceanothus (Ceanothus crassifolius), Elm -brush
(Cercacarpus betuloides), Lemonade Berry (Rhus
integrifolia), Toyon (Heteromeles arbutifolia) or
other existing low -flammability plant material
shall be thinned drip line to drip line 22 feet
apart in Zone "A", (20 feet apart in Zone 'B"
and 18 feet apart in Zone "C") and headed up
to 6 feet. Any other plant material shall be
cleared to the ground with a 12 -inch maximum
height stump.
City of
Santa Clarita
Ridgellne
Preservation
and Hillside
Development
Guidelines
II. Design
Guidelines
Page 12
City of
(b)
One hundred percent (100%) of the above
Santa Clarita
ground portions of the following plant species
in all Fuel Modification Clearing Zones shall be
Ridgeline
cleared to a maximum 12 -inch height stump,
Preservationand Hillside
leaving the root system intact: Chamise
Development
(Adenostoma fasiculatur), Red Shanks, Sage
Guidelines
(Salvia and Artemesia) and Buckwheat .
(Erigonum fasiculatum) or any other high
flammability plant material.
(c)
All above -ground portions to a maximum 12 -
inch height stump (of dead or dying plant
material), regardless of species, size or location
shall be removed in all Fuel Modification
Clearing Zones. Root systems shall remain in
all cases. Prior to the removal of any Oak trees
(Quercus Genus), a report shall be prepared by
a qualified Oak Tree Specialist and any
necessary permits first abstained from the City
in accordance with the Oak Tree Preservation
Ordinance.
(d)
Where there is no six foot (6) or taller plant
material existing for heading up, healthy
specimens of a smaller size at 26 feet on center
in Zone "A," 24 feet on center in Zone 'B" and
22 feet on center on Zone "C" may be chosen
and headed -up by two-thirds (2/3) of their .
height. They shall then continue to be headed -
up proportionate to their growth until the six
foot (6') level is reached.
(e)
Conditions created by Zone "A" type clearing
on natural slopes steeper than 1.5:1 are difficult
to adequately re-vegetateand irrigate. An
unstable soil condition can be created, and the
slope is susceptible to water and wind erosion.
Therefore, only the toe and top of the slope
tt Design
should be irrigated.
Guidelines
Page 13
Fuel Modification / Pruning Diagram
A
Seeded and existing low
fuel understory plants should
be maintained at T or
lower. Grasses and high
fuel understory plants should
be maintained at 6 or
lower. --\
1N
Parallel to
Slope
Foliage Removed
from Main Trunk
4. Maintenance of Fire Modification Areas
The width of each fuel modification area shall be measured from all
dwelling structures and exhibited on the Fuel Modification Zone
Map. The Fuel Modification Zone Map will be recorded with the
final map and shall state the responsible party for each zone. The
Fuel Modification Zone widths for specific areas shall be
determined on the following basis.
a. Controlled burn fuel cleaning may be accomplished in areas
where natural vegetation is substantially surrounded by
grading operations and fire prevention equipment can
access these graded areas. Controlled burns are subject to
approval by the City of Santa Clarita, the County of Los
Angeles Fire Department and the Local Air Quality
Management District.
b. Except for those plants remaining 22 feet, 20 feet or 18 feet
apart, drip line to drip line, all seeded and existing low fuel
plants shall be maintained at two feet (Z) or lower at all
times. Grasses and high fuel vegetation which re -sprouts
shall be maintained at six inches (61 or lower at all times.
City of
Santa Clarita
Ridgeline
Preservation
and Hillside
Development
Guidelines
IL Design
Guidelines
Page 14
C. Plant material headed -up to six feet (6) shall be maintained
to remove any re -sprouting or side growth which occurs
City Of
below the six foot (6') level.
Santa Clarita
d. During the initial clean-up, all cleared material shall be
Ridgeline
removed from the site and disposed of in a legal fashion.
Preservation
The duff or detritus is left duringthe initial clean-up.
P
and Hillside
Development
e. After the initial dean -up and removal of cleared material,
Guidelines
cleared material shall be removed from the site during
subsequent maintenance at the discretion of the fire
prevention officer during the maintenance survey.
However, all branches and deadwood greater than four
inches (41 in diameter shall be removed from the site during
subsequent regular maintenance.
f. The developer shall be responsible for maintenance of the
Fuel Modification Zones for a.period of one (1) year from the
date of issuance of the Certificate of Occupancy for 90% of
the dwelling units in the development tract. After this one-
year period, maintenance of fuel modification areas is to be
performed by LMDs and HOAs.
g. Maintenance and maintenance surveys shall be performed
biannually for the first year as follows.
L Fuel modification areas maintained by a
Homeowners' Association (HOA) will be subject to
biannual survey and maintenance. Fuel modification
areas within a homeowner's lot and not within a
maintenance easement will be required to be
maintained by the homeowner. If the homeowner is
unable to maintain the fuel modification area, the
HOA may be requested to perform the maintenance
at the homeowner's expense. The homeowner shall
be notified of this requirement in the CC&Ws. The
property owner shall contact the Fire Department to
request an inspection of his property for maintenance
of the fuel modification area.
ii. During these surveys, a determination is to be made u. Design
Guidelines
as to which areas are to be maintained, how much
clearing is required to keep vegetation at proscribed
levels, and how much of the cleared material is to be
removed from the site.
Unless modified by the Fire Prevention Bureau or the
Fire Marshal of the City of Santa Clarita, Spring
maintenance shall begin no later than May 1st and be
completed no later than June 1st, and Autumn Page 15
maintenance shall begin no later than November 1st
and be completed no.later than December 1st. City of
Santa Clarta
iv. The Fire Prevention Bureau or the Fire Marshal of the Rldgeline
City of Santa Clarita shall be notified 72 hours before Preservation
maintenance is to begin. and Hillside
Development
V. The Fire Prevention Bureau or the Fire Marshal of the Guidelines
City of Santa Clarita may supersede the Fuel
Modification Standards subject to review.
5. Erosion Control
Slopes and pads graded and left longer than 90 days shall be
hydroseeded or planted with non-irrigated materials and allowed
to naturalize. During the rainy season (October 15 through April
15), slopes and pads graded and left longer than 30 days shall be
hydroseeded or planted with non-irrigated materials and allowed
to naturalize.
The improvement of slopes shall involve ground coverings.
Ground cover (i.e., perennial hydroseed mixes and hand-planted,
flatted material) shall not be anticipated as the major long-term
erosion control element. Man-made materials such as jute matting,
excelsior, etc. are to be used in highly erosive areas as an interim
support measure to the hydroseeded or hand-planted material.
The selection of all materials shall consider native plantings and
long-term low maintenance as a guideline, and the permanent
maintenance of the areas shall encourage shrubs and tree coverage.
Shrubs and .trees are to be the long-term erosion control items.
6. Irrigation
Automatic irrigation systems shall be required for all landscaped
slope areas and other impacted or transition area when an
irrigation system is required. Manually operated systems shall not
be allowed.
The irrigation systems shall include provisions for the utilization of
reclaimed water. These provisions include installation of main
lines and connection devices at property limits and all valves on the
project site that. involve maintenance association control. II. Design
Guidelines
7. Landscape Maintenance
Homeowners Associations (HOAW andAssessmentDistrictsorother
acceptable legal entities are required in Santa Clarita. HOA's or
alternatives shall be set up to guarantee the permanent maintenance
of slopes or other areas. An HOA shall be required to establish a
Maintenance District with responsibility for landscape maintenance
should the HOA disband. The City shall retain development rights in
such a Maintenance District.
Page 16
C. . Architecture/Structure
1. Building Envelope/Setback and Height
a. Provide a variety of building and lot orientations which help
development fit in with the hillside character of the site.
Discourage use of bright white color and "row -like"
development visible from significant viewshed. See the
diagram below.
Architectural Street Scene
Rear Setback Variation
Public
Viewshed
b. A minimum setback of 30 feet from top of slope and an
average setback of 30 feet shall be provided from the edge of
the pad where the structure is in public view. Setbacks and
building heights shall be varied from the top of 2:1 slopes to
maintain ratios of 3:1 below prominent ridgelines. See the
illustrations below.
Public View—�
Prnminnnt
City of
Santa Clarifa
Ridgeline
Preservation
and Hillside
Development
Guidelines
11. Design
Guidelines
Page 17
C. A minimum of 255 of the units shall be single story when
the housing is in the public view from arterial roads and
major public spaces. Where two-story units are utilized,
they shall be architecturally designed so that only one story
is exposed to public view. See the illustration below.
SirWe-a ry
Profile
Rear Elevation
Public Viewed
Profile
d. Below prominent ridgelines, a variety of spacing between
units should be provided at a minimum ratio of 1/2:1
(building setback to property line to building height). See
the diagram below.
2. Building Style
Housing styles which fit in with or adapt to the existing
topography may be permitted in steep areas below 30% slope at the
discretion of the Community Development Director. The use of
hillside adaptive architecture is encouraged in areas of 30% slope or
greater. Structures shall be set back from right-of-way a minimum
of 20 feet. Step -building foundations may be required to minimize
grading, and grading should be limited to driveway and footprint
area of building. Lot development should be sited on the least
sensitive portions of the site to preserve landforms, vegetation and
geotechnical features. See the diagrams on the following page.
city of
Santa Clartta
Ridgeline
Preservation
and Hillside
Development
Guidelines
It. Design
Guidelines
Page 18
City of
PI- Santa Ciarito
" Built-up Foundation
Ridgeline
R.ow. Preservation
w and Hillside
"rte Development
Guidelines
PM w Solid Wall
rte_
Supposed PltCeem
M
Foutdan
Nterd Slope W Remain
Pt Split-level Foundation
m�
l
R.O.W.
NeWnl Slept `
Dmimp Swal
FauMtlioryReOiemg Wtll -
An architectural style which is compatible with the community and
the hillside character and theme of the area shall be encouraged.
A variety of roof orientations and types which emphasize roof
pitches reflecting the overall slope of the hillside are encouraged.
Enhanced architectural elevations where the rear or side of units
face public view shall be required. The hilltop architecture of units
shall be restricted to avoid massive wall and monotonous patterns
of building silhouettes.
The dimensions of a building parallel to the direction of the slope
shall be maximized in order to limit the amount of cut and fill and
to better fit the home to the natural terrain. IL Design
Guidelines
Terraced decks do not increase the building's bulk, overhanging
decks make the building seem more massive. Terraced decks -shall
be included in the application submittal requirements for plan
approval and cannot, under any circumstances, be built outside of
privacy walls or on slopes which are a part of HOA or LMD areas.
Page 19
of
As a general rule, structures should be clustered to respect and sm to Clarita
adapt to the existing topography. Flexible siting techniques such as
varying the. position of the buildings and varying the sizes of the Ridgeline
Preslots should be utilized. See the.illustration below. and Hvside
and HiIISIde
Development
Guidelines
Massing Architecture ahem
Landfonns am Most
Conducive (i.e., flat. natural auras)
Views of significant visual features such as primary, secondary or
landmark ridges, as seen from both within and outside a hillside
development, shall be preserved. Buildings shall be oriented to
allow view opportunities without the sacrifice of residential
privacy. All significant public vistas or view corridors as seen from
a secondary, collector or major arterial shall be protected. See the
illustration below.
Preserve Vistas Internal
to Distant Hills
Collector —�
Road
Hillside adaptive architecture shall be terraced to follow the slope.
Exterior structural supports and undersides of floors and decks not
enclosed by walls are discouraged but may be permitted if fire
safety and aesthetic considerations have been adequately
addressed. Exterior flood lighting for safety shall be located and
shielded so as not to shine on adjacent properties. Decorative II. Design
lighting to highlight a structure is prohibited. Guidelines
The use of natural materials and window placement in small
increments creates interesting small-scale patterns and is .
encouraged. Massing of structural elements, such, as large roof
areas, should be broken up to approximate the natural slopes. See
the illustration on the following page.
Page 20
Over -emphasized vertical structures disrupt the natural silhouette
of the hillside; therefore, structures should be designed so that the
slope angle of the roof pitch is below the prolongated line of the
natural hillside slope.
Retention of Fri W&
Chanrterand-Na Islet
Hilltop Architecture
View from below
Screened by Beim
Setbark
Lndsrapo enhances
hilltop and hides
wt and fill.
3. Materials and Color
Colors and materials which blend with the natural surroundings,
especially earthtones and indigenous materials, shall be
encouraged. The use of indigenous rocks for walls, accent entry
treatments and paving is encouraged. The color, material and .
texture palette shall be reinforced with compatible landscaping.
City of
Santo Clarita
Ridgeline
Preservation
and Hillside
Development
Guidelines
11. Design
Guidelines
Page 21
4. Fencing
city of
Location and alignment of fences shall conform to the natural
Santa Garrta
topography of the area and be softened with landscaping.
Ridgeline
Preservation
5. Patios, Pools, Trellises and Andllary Structures
and Hillside
Patios, pools, trellises and ancillary structures shall be screened
DevelopmentGuidelines
from public view or designed within the housing area. All
structures exceeding three feet (3') in height or intended to be
viewed from public areas and streets shall be reviewed at the staff
level to determine further design review.
6. Water Storage Tanks
Water tanks are to be recessed into the existing land form where
possible. This process will allow the natural terrain to do some of
the necessary screening. The exposed -to -view portions of water
tanks shall be screened with both trees and shrubs. The selection of
materials shall provide a multi-level of foliage that will totally
screen the tank(s) but will not appear as a hedge. Several levels of
shrub and tree foliage can be obtained by using different types of
trees and shrubs rather than different sizes of containers planted.
The color of water tanks shall be selected so as to blend with the
surrounding environment and provide the least conspicuous visual
impact.
tt. Design
Guidelines
Page 22
III. Definitions
City of
Santa Clarita
Following are definitions of terms used throughout the Ridgeline Preservation
Ridgeline
and Hillside Development Guidelines.
Preservation
and Hillside
Balance
The cutting and filling of a site which does not require the
Development
Guidelines
export or import of earth material
Building Height
Height refers to the vertical dimension from the lowest point
of the building, structure or wall exposed above the ground
surface to the highest point of the roof, parapet wall or
uppermost part. Chimneys, vents or utility service struc-
tures shall not be included in the measurement of vertical
dimensions.
Canyon
A deep, narrow landform having high, steep slopes
Contour
A line drawn on a plan which connects all points of equal
elevation
Cut
The excavation or removal of earth material, including soil
and rocks
Cut and Fill
The excavating of material in one place and depositing of it
as fill in an adjacent place
Detritus
The accumulation of organic material or duff under trees
and vegetation
Dwelling Unit
One or more rooms and a single kitchen, designed for
occupancy by one family for living and sleeping purposes
Elevation
Height or distance above sea level
Erosion
The process by which the soil and rock components of the
earth's crust are worn away and removed from one place to
another by natural forces such as weathering, solution and
transportation
111. Definitions
F.A.A.
Floor area ratio;the ration of floor area plus garage area to lot
area, not including indoor recreational facilities, subterra-
nean and semi-subterranean garage areas
Fill
Placement of earth material, including soil and rocks, over
original earth material
Page 23
Floor Area
the sum of the gross horizontal areas of the several floors of
City of
the -building measured from the exterior faces of the exterior
Santa Clarita
walls, excluding exterior balconies and porches and not
including interior parking spaces, loading spaces for motor
vehicles, any space where the floor to ceiling height is less
Ridgeline
Preservation
than six feet and attics and mechanical penthouses, provided
and Hillside
there are no usable rooms or windows or the mechanical
Development
penthouse area is used exclusively for mechanical equip-
Guidelines
ment
Grade
The vertical location of the ground surface
Grading
Excavating, filling or movement of earth material which
alters the original grade
Headed -up
The removal of all low side branches and foliage
Hill
An elevated landform with a rounded top
Hillside
Sloping land with a rise or fall of. more than one (1) foot
vertically for each ten (10) feet horizontally (10% slope)
Natural Slope
A natural slope is a slope which is not man-made.. A natural
slope may retain the natural vegetation during adjacent
grading operatibns or it may be partially or completely
removed and replanted. A natural slope is a slope which
has not been graded nor the surface manufactured in any
manner othern than by natural forces.
Natural
Vegetation
Indigeneous plants occurring on a site under natural condi-
tions
Open Space
Land not covered by buildings, including such areas as
private yards, landscaped areas, slopes, natural areas, com-
mon areas, greenbelts or parks
Pad
A graded flat area to accommodate buildings
III. Definitions
Retaining Wall
. A structure to hold a mass of earth material at a higher
position
Ridge
The top portion of a landform such as a hill or mountain
Right-of-way
An area of land, either public or private, on which an irrevo-
cable right of passage has been recorded for the use of
vehicles and/or pedestrians
Page 24
Soil Naturally occurring material for the growth of plants on the
surface of the earth composed of organic and mineral matter
Slope An inclined ground surface, the angle of which is expressed
as a ratio of horizontal distance to vertical distance
Story That portion of a building included between the upper
surface of any floor and the upper surface of the floor next
above, except that the topmost story shall be that portion of
a building included between the upper surface of the top-
most floor and the ceiling or roof above
Topography The surface relief or slope of any given area of land
Toe of Slope The bottom point of a slope
Top of Slope The highest point of a slope which transitions into a flatter
area
Vegetation Growing plants
Viewshed Areas or development which can be viewed from arterial
roads, freeways, major collector roads and public gathering
places such as major shopping centers, etc.
City of
Santa Clarita
Ridgeline
Preservation
and Hillside
Development
Guidelines
III. Definitions
Page 25