HomeMy WebLinkAbout1992-03-10 - AGENDA REPORTS - RIDGELINE HILLISIDE ORD 92 3 (2)AGENDA REPORT
City Manager A
Item to be pre
UNFINISHED BUSINESS
DATE: March 10, 1992
SUBJECT: Ridgeline Preservation and Hillside Development Ordinance.
Ordinance Number: 92-3.
DEPARTMENT: Community Development
BACKGROUND
I
On February 11, 1992, the City Council adopted Resolution 92-21 approving the
Ridgeline Preservation and Hillside Development Guidelines. The City Council
further introduced Ordinance 92-3, waived further reading and passed the
ordinance to second reading.
On February 25, 1992, City Council postponed second reading of Ordinance 92-3
(3-2), to conduct a study session on the Ridgeline Preservation and Hillside
Development Ordinance with the Planning Commission and all interested people
on March 5, 1992. Council indicated that the study session would allow the
opportunity for discussion of -issues and a better understanding of how the
ordinance works.
At the study session on March 5, 1992, the City Council discussed
alternatives for the Ridgeline Preservation and Hillside Development
Ordinance. Council discussed and directed staff to make certain changes in
the text of the ordinance including moving a paragraph on page 3 of the
document, rewording the exemption section headings for a less negative
meaning and eliminating the words exemption and variance, and other similar
negative words that appear in the text.
The City's hillside consultant, J.L. Webb Planning, Inc. and staff reviewed
the ordinance and guidelines and made changes as directed by the Council.
Pages of the ordinance, highlighting text changes with shading, are attached
for review. The City Attorney has reviewed the changes to the ordinance and
identified them as minor clerical adjustments. Therefore, Ordinance No. 92-3
may receive second reading. Please bring your copy of the ordinance- and
guidelines, previously provided to you, for use in comparing the modified
text. If you need a copy of the ordinance, see the City Clerk.
RECOMMENDATION
Waive further reading and adopt Ordinance No. 92-3,
ATTACHMENTS
Pages 1,3,5,6 and 8 of the ordinance with modified text.
Ordinance No. 92-3 (summary)
LMH:BCA:313''mac;
Agenda Item:
•
LJ
Chapter 17.80
Ridgeline Preservation and
Hillside Development Ordinance
Section 17.80.010
Purpose and intent
i he 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 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 Ciarita's General Plan.
B. Provide ridgeline preservation 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 traps, conditional use permits, +aria++ccs 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.
C4 of Sulu Clarka
Ridgeline Prat vauion ant Hillside De elapmen[ Ordinance
Much IM -- Pqc 3
• a. Development activities on natural slopes which are greater than 10%
average but less than 15% average on all or part of the developable
portions 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. 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 Community Development Director.
b. Development activities on natural slopes which are greater than 15%
average on all or pan of the developable portions of a subject site.
C. Grading excavations or fills or any combination thereof exceeding
1,500 cubic yards.
d. The proposed project includes a discretionary application/request
which requires the approval of the Planning Comrrussion 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 applicability with the criteria defined in the Ridge -
line Preservation and Hillside Development Guidelines.
D. Emeeptibns lC,grtt* `ppl►
To encourage innovation and creativity for projects of high quality, although they do
not meet all of the precise conditions of this Ordinance, there are alternative vehicles
for project processing. These include a planned development, specific plan proposal,
variance or conditional use permit per applicable section of the City Development
Code to individually tailor the design and standards to suit a given site.
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 or
construction of accessory structures may be approved by the Director of Community
Development 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 Director of Community Development or the
40Planning Commission, 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 Sams
Ridgeline Prcscrvuion and Hillside Development Q
March 1992 -- Pada
Ridgeline Preservation
The Official Ridgeline Preservation Map identifies crests of significant ridgelines in
the City. The precise area to be preserved will be designated on a case by case basis.
No grading or improvements shall occur. within these designated areas except as
approved by a Hillside Plan Review Permit. Any development plan which touches,
crosses, includes or affects any primary ridgeline shall include plans for the preserva-
tion of all or part of of such primary ridgeline in its natural state. No engineered
slopes, housing construction, streets, utilities or other man-made features shall be
permitted within primary ridgeline areas. Exceptions Zz"US may be granted if
the Planning Commission finds that?encroachment onto a primary ridgeline will
be in compliance with the criteria in this ordinance. Secondary ridgelines shall also
be considered for hillside development proposals. Grading in these areas shall be
reviewed for conformance with the design criteria of this Ordinance as reviewed and
approved by a Hillside Plan Review Permit. The following process shall be observed
when reviewing plans for ridgeline preservation and hillside development.
1. Ridgeline areas shall be reviewed in conjunction with the landfonn of which
they are a part, pursuant to the provisions of Hillside Plan Review.
2. 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.
This visual analysis technique will be applied to projects having
limited scope and low probability for significant impacts, such as
construction of single dwellings not within a significant ridgcline area,
additions to pre-existing development on significant ridgelines where
similar encroachments have previously oecured and other similar
situations.
E. Erttt�t'tnrts
Certain uses
for Significant
ttti}hies�C,S"�glljtC#t21);eIi to promote the public health,
safety and general welfare. Such uses or development may include but shall not be
limited to the following:*ii1-`d4;a dVd pit) tnb BF fi[} ts: apiaries, aviaries,
historical landmarks, observatories, open spacc%onservation areas, parks and recre-
ation areas, publicly and privately -operated transmission facilities, public street
eressiags'33(including utility extensions underneath the street),T111klC tftildng3
recreational camps, riding academies or stables, trails and water tanks (sciecned).
1. Criteria for Exceptions ngvalOX ppl(�aj c ;
No-exeeptiort-for Encroachment onto a significant ridgeline shalt be permitted
unless YllCJtthe Planning Commission, following a public hearing, issues
written findings based upon the following evidence.
a. The proposed use is proper in relation to adjacent uses, the develop-
ment of the community and the various goals and policies of the
General Plan.
City of SantaClarita
Ridsclinu Prmcrvation and llillsidc tkvelopmrnt thdinanee.,
March 1992 •• Parc 61F, .p., ,
b. The use or 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.
C. The appearance of the use or development will not be at vurisnee xnttr
4�j '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 encroachments 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. Perimeter Protection
In recognition of the complex ridgeline system in Santa Garita, which is
composed of numerous branches of secondary and tertiary ridges, sit exeep-
tion to development in areas of secondary ridgelines will be considered and
may be approved where the following findings can be demonstrated and trade
. by the discretionary body. Such findings shall be in addition to those required
pursuant to Section 17.80.040.E.1 a through e.
a. The visual impacts of the proposed use or development will be con-
fined to the immediate local neighborhood and proposed new use or
development area.
b. The proposed use or development will be shielded from general public
view by a perimeter ridgeline or perimeter ridgeline system. (Figure l
below, shall be illustrative of a perimeter ridgeline shielding from
public view areas.)
r]
-- ; dauatlp,trm
�' was mnLWiod i of�alded Lam
t of pawned VWw
Pubk
vWW tl patOCl
y� puWle rwAs
11
0
COY of Sana
Ridgelme Preservation and Hillside Development Or
March 1992 — PI
Slaps of 10%. 5.00 du/a0 20/.7T a 201.71' - 47.56aes 94n..1.00 aM
nn �� 5.00 dwan uNb
,..»;iJ" •\1i 1 un • 3.00 dune
S" 0125%.3.13 durac
208.71'x Mx0' - 69,146.53 q.4.1.00 aero
5.00 dwaU", . 3.13 dLVW
1.60 a114q M
Slaps of 25%- 3.13 dU1W
201.71' a 206.71' - 43.55196 q.6. -1.00 AM
'" T"a'. 3.13 duha
aM
Figure 2
1. Criteria for Exeey dens tulOv � i
Notwithstanding the density provisions of this section, this Ordinance shall
not restrict density to less than 70% of the mid point density established in the
General Plan and corresponding zoning, provided that all of the following
conditions are met-
a. The hillside development plan shall be in substantial compliance with
all applicable provisions of this ordinance and the Ridgeline Preserva-
tion and Hillside Development Guidelines.
b. No development construction, activities or grading shall be permitted
on slopes of 50% or greater except as provided in Section 17.80.040 E.
C. The site plan shall be designed to locate or cluster development in
slope areas of 25% or less; however, clustering of development in
slope areas of 25% to 50% may be considered and shall be subject to
the approval of a Conditional Use Permit.
d. In no event shall any portion of a site proposed for clustering be
developed in such a manner that it would exceed two times the mid-
range density of the General Plan and zoning on said portion.
e. In no event shall the overall density exceed 70% of the mid -point
density of the General Plan and zoning or the density provided in
Figure 3, whichever is greater.
CR:.INANCE NO. 92-3
A SUMMARY OF AN ORDINANCE OF THE CITY COUNCIL
. OF THE CITY OF SANTA CLARITA, CALIFORNIA,
ADDING CHAPTER 17.80 TO TITLE 17 OF
THE SANTA CLARITA MUNICIPAL CODE RELATING TO
RIDGELINE PRESERVATION AND HILLSIDE DEVELOPMENT
SECTION 1. The Municipal Code for the City of Santa Clarita is
amended to add Title 17, Ridgeline Preservation and Hillside Development to
read as follows:
TITLE 17: RIDGELINE PRESERVATION AND HILLSIDE DEVELOPMENT
Section 17.80.010 Purpose and Intent
Section 17.80.020 Applicability
Section 17.80.025 Definitions
Section 17.80.030 Hillside Plan Review/Permit Requirements
Section 17.80.040 Development Standards
Section 17.80.050 Plan Certification
SECTION 2. The City Clerk shall cause a summary of this Ordinance to
be pub' --shed and a certified copy of the full text to be posted in the Office
of the City Clerk at least five days proir to the City Council meeting at
which the proposed Ordinance is to be adopted. Within fifteen (15) days
• following the adoption of this Ordinance, the City Clerk shall again publish a
summary of the Ordinance and the City Clerk.shall post in the Office of the
City Clerk a certified copy of the full text of the adopted Ordinance along
with the names of those City Councilmembers voting for and against the
Ordinance.
PASSED AND APPROVED this day of 1992.
Mayor
ATTEST:
City Clerk
C�
STATE OF CAL:FCR.NIA )
COUNTY OF LOS ANGELES )SS
CITY OF SANTA CLARITA )
iI. Donna M. Grindey, City Clerk of the City of Santa Clarita, do
hereby certify that the foregoing Ordinance No. 92-3 was regularly introduced
and placed on its first reading at a regular meeting of the City Council or.
the day of , 1992. That thereafter, said Ordinance
was- duly adopted and passed at a regular meeting of the City Council an
the day of 1992 by the following vote, to wit:
AYES: COUNC:LMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
LJ
City Clerk
ORDINANCE NO. 92-3
AN ORDINANCE OF THE CITY COUNCIL OF THE
CITY OF SANTA CLARITA, CALIFORNIA,
ADDING CHAPTER 17.80 TO TITLE 17 OF
THE SANTA CLARITA MUNICIPAL CODE RELATING TO
RIDGELINE PRESERVATION AND HILLSIDE DEVELOPMENT
THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA,
DOES ORDAIN AS FOLLOWS:
Chapter 17.80
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 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 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, varianees 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.
City of Santa Clarita
Ridgetine Preservation and Hillside Development Ordinance
March 1992 — 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 projects on land with an average slope of 10% 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. Significant, natural, topographic 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 reduce 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.
5. 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 consideration of the preservation of
prominent trees and, to the extent possible, reduce the maintenance cost to
public and private property 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
Grading designs that serve to avoid disruption to adjacent property shall be
utilized.
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. Community Development Director Review
The Community Development Director 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
March 1992 .. Page 3
a. Development activities on natural slopes which are greater than 10%
average but less than 15% average on all or part of the developable
portions 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. 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 Community Development Director.
b. Development activities on natural slopes which are greater than 15%
average on all or part of the developable portions of a subject site.
C. Grading excavations or fills or any combination thereof exceeding
1,500 cubic yards.
d. 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.
e. • The Planning Commission may issue a determination on discretionary
requests within its decision -malting authority or may refer the matter
to the City Council.
C. Ridgeline Preservation and Hillside Development Guidelines
All projects shall be reviewed for applicability with the criteria defined in the Ridge -
line Preservation and Hillside Development Guidelines.
D. Exceptionsltttl0N %t���1P.1l stt
To encourage innovation and creativity for projects of high quality, although they do
not meet all of the precise conditions of this Ordinance, there are alternative vehicles
for project processing. These include a planned development, specific plan proposal,
o wianee or conditional use permit per applicable section of the City Development
Code to individually tailor the design and standards to suit a given site.
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 or
construction of accessory structures may be approved by the Director of Community
Development 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 Director of Community Development or the
Planning Commission, 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
March 1992 - 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 surround or 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 silhouetting
appearance against the sky; as a significant natural backdrop feature or separation of
communities; through visual dominance due to proximity and view from existing
development or major corridors; or as an area of significant ecological, historical or
cultural importance such as those which connect park or trail systems.
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. Two 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 characterized by any combi-
nation 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, 1992" which is on file in the Com-
munity 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 aridgeline 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, 1992" which is on file in the Com- .
munity Development Department.
C. Significant Ridgelines Map
Significant ridgelines are mapped according to their classification as described in this
section. The map is herein incorporated by reference and is on file in the Community
Development Department.
City of Santa Clarita
Ridgeline Preseryation and Hillside Development Ordinance
March 1992 -- Page 5
D. Ridgeline Preservation
The Official Ridgeline Preservation Map identifies crests of significant ridgelines in
the City. The precise area to be preserved will be designated on a case by case basis.
No grading or improvements shall occur within these designated areas except as
approved by a Hillside Plan Review Permit. Any development plan which touches,
crosses, includes or affects any primary ridgeline shall include plans for the preserva-
tion of all or part of of such primary ridgeline in its natural state. No engineered
slopes, housing construction, streets, utilities or other man-made features shall be
permitted within primary ridgeline areas. ExeeptienstiraAcimeat"s may be granted if
the Planning Commission finds that'ftlencroachment onto a primary ridgeline will
be in compliance with the criteria in this ordinance. Secondary ridgelines shall also
be considered for hillside development proposals. Grading in these areas shall be
reviewed for conformance with the design criteria of this Ordinance as reviewed and
approved by a Hillside Plan Review Permit. The following process shall be observed
when reviewing plans for ridgeline preservation and hillside development.
1. Ridgeline areas shall be reviewed in conjunction with the landform of which
they are a part, pursuant to the provisions of Hillside Plan Review.
2. 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.
This visual analysis technique will be applied to projects having
limited scope and low probability for significant impacts, such as
construction of single dwellings not within a significant ridgeline area,
additions to pre-existing development on significant ridgelines where
similar encroachments have previously occured and other similar
situations.
E. Exceptions
rdfieApplrta0t8 for Significant
Certain uses
utilities ;pad#ittetl,btt;3grktttcrtt'ftigittttil to promote the public health,
safety and general welfare. Such uses or development may include but shall not be
limited to the following #2i1QS�&iiG tiCfie%3f1teS�tfet&t!s apiaries, aviaries,
historical landmarks, observatories, open space/conservation areas, parks and recre-
ation areas,,publicly and privately -operated transmission facilities, public, street
eressmgs 5;(including utility extensions underneath the street),-'J(bliC littifdtns
recreational camps, riding academies or stables, trails and water tanks (screened).
Criteria for £xeeptioes d ? ( App
No exception for Encroachment onto a significant ridgeline shall be permitted
tsrdeas the Planning Commission, following a public hearing, issues
written findings based upon the following evidence.
a The proposed use is proper in relation to adjacent uses, the develop-
ment of the community and the various goals and policies of the
General Plan.
City of Santa Clarita
Ridgcline Procrvation and ifillsidc Mwelopmeru Ord"manee
March 1992 -- Page 6 .
b. The use or 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.
C. The appearance of the use or development will not be arvn +mwc-+ntls
„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 encroachments 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. Perimeter Protection
In recognition of the complex ridgeline system in Santa Clarita, which is
composed of numerous branches of secondary and tertiary ridges, atrexeck,
tion to development in areas of secondary ridgelines will be considered and
may be approved where the following findings can be demonstrated and made
by the discretionary body: Such findings shall be in addition to those required
pursuant to Section 17.80.040.E.1 a through e.
a. The visual impacts of the proposed use or development will be con-
fined to the immediate local neighborhood and proposed new use or
development area.
b. The proposed use or development will be shielded from general public
view by a perimeter ridgeline or perimeter tidgeline system. (Figure 1
below, shall be illustrative of a perimeter ridgeline shielding from
public view areas.)
i dwebw em
I a+saeanaroaodt 60iQWOd atilt
Or pOaOfY00 vk+'
P%6k
ab �KKI
Y,,,, ,ale Wo" i
City of Santa Clarity
Ridgeline Preservation and Hillside Development Ordinance
March 1992 -- Page 7
3. Corrective Work
Nothing in this section shall prohibit the Director of Community Development
from authorizing grading deemed necessary to correct natural, hazardous
conditions that are brought to the City's attention, in which case the applicant
will investigate possible alternatives with subsequent review by the Director
of Community Development or the Planning Commission or the City Council.
F. Hillside Classifications
Hillside categories have been identified by percentage of average slope in the follow-
ing categories.
1. Average slopes under 10% are considered relatively flat and would not cause
any conditions necessary for the implementation of the Ridgeline Preservation
and Hillside Development Ordinance.
2. Projects with slopes which average: 10% or greater qualify 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 3, 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 3 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 3 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%).
Following is the formula used to determine density reduction by percentage of slope
in Figure 3.
Density on 0% Slope or DU/AC
208.7*
208-70+%D Slope / -1 x 208.7*
43560** *�5_3560**
** Square Feet in 1 Acre
The following graphics depict how five dwelling units per acre on a 10% slope reduce
to three dwelling units per acre on a 25% slope pursuant to the provisions of Figure 3,
"Density and Floor Area Ratio Change per Percentage Slope".
Slaps of 10%. 5.00 dWao
Slope of 25%. 3.13 du/ac
City of Santa Clarita
Ridgeline preservation and Hillside Development Ordinance
Match 1992 — page 8
208.71'X206.71' . 43,569.Be aqa.. 1 Oo am
5.00 d"Img uNla . 5-00 dLVw
1.W un
208.71' x3&7.60'.68,648.53 sq.N.. 1.60 acre
. 3.13 dkdac
Slope of 25%. 3.13 du/ac 208.71' x 20&71'. 43,559.6e sq.8.. 1.00 am
Figure 2
al=aunNa 3.13 dtdac
1. Criteria for
£xeeFtie>7s tctw ty �g "ALIPP i n
Notwithstanding the density provisions of this section, this Ordinance shall
not restrict density to less than 70% of the mid -point density established in the
General Plan and corresponding zoning, provided that all of the following
conditions are met
a. The hillside development plan shall be in substantial compliance with
all applicable provisions of this ordinance and the Ridgeline Preserva-
tion and Hillside Development Guidelines.
b. No development construction, activities or grading shall be permitted
on slopes of 50% or greater except as provided in Section 17.80.040 E.
C. The site plan shall be designed to locate or cluster development in
slope areas of 25% or less; however, clustering of development in
slope areas of 25% to 50% may be considered and shall be subject to
the approval of a Conditional Use Permit.
d. In no event shall any portion of a .site proposed for clustering be
developed in such a manner that it would exceed two times the mid-
range density of the General Plan and zoning on said portion.
C. In no event shall the overall density exceed 70% of the mid -point
density of the General Plan and zoning or the density provided in
Figure 3, whichever is greater.
City of Santa Clarita
Ridgeline Preservation and Hillside Development Ordinance
March 1992 - Page 9
2. For the purposes of this section, clustering shall be defined as the develop-
ment of,a portion of the project site exceeding the mid -point density designa-
tion or zoning for such portion of the project site.
H. Average Slope Calculation
Average slope shall be calculated by utilizing the following formula.
Average Cross Slope = I x L x 0.0023
A
I = Contour Interval
L = Contour Length
0.0023 = Constant to Convert Square Feet 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 Clarita
Ridgeline Preservation and Hillside Development Ordinance
March 1992 - Page 10
Figure 3
Density and Building Floor Area Ratio Change
with Percentage of Slope
(all numbers in dwelling unit or commercial/industrial
floor area ratio per gross acre)
Density (in dwelling units / acre) -
Ave. Ave. Commercial Industrial
slone RH RMH RM - RS RL RVL RE Slone F.A.R. F.A.R..
10%
11%
12%
13%
14%
15%
28.00
27.30
26.60
25.90
25.20
24.50
20.00
19.50
19.00
1850
18.00
17.50
11.00
10.73
10.45
10.18
9.90
9.63
5.00
4.88
4.75
4.63 .
4.50
4.38
2.20
2.15
2.09
2.04
1.98
1.93
1.00
0.98
0.95
0.93
0.90
0.88
0.50
0.49
0.48
0.47
0.45
0.44
10%
11%
12%
13%
14%
15%
25.00%
50.00%
2438%
48.75%
23.75%
47.50%
23.13%
46.25%
22.50%
45.00%
21.88%
43.75T--
16%
17%
18%
19%
20%
23.80
23.10
22.40
21.70
21.00
17.00
16.50
16.00
15.50
15.00
9.35
9.08
8.80
853
8.25
4.25
4.13
4.00
3.88
3.75
1.87
1.82
1.76
1.71
1.65
0.85
0.83
0.800.40
0.78
0.75
0.43
0.42
0.39
0.38
16%
17%
"%20.00%
19%
20%
21.25%
42.50%
20.63%
41.25%
40.00%
19.38%
38.75%
1 18.75%
37.50%
21%
22%
23%
24%
25%
20.30
19.60
18.90
18.20
17.50
14.50
14.00
13.50
13.00
12.50
7.98
7.70
7.43
7.15
6.88
3.63
350
3.38
3.25
3.13
1.60
1.54
1.49
1.43
1.38
0.73
0.70
0.68
0.65
0.63
0.37
0.35
0.34
0.33
0.32
21%
22%
23%
24%
25%
18.13%
36.25%
17.50%
35.00%
16.88%
33.75%
16.25%
32.50%
15.63%
31.25%
26%
27%
28%
29%
30%
16.80
16.10
15.40
14.70
14.00
12.00
11.50
11.00
10.50
10.00
6.60
6.33
6.05
5.78
5.50
3.00
2.88
2.75
2.63
2.50
1.32
1.27
1.21
1.16
1.10
0.60
0.58
0.55
0.53
0.50
0.30
0.29
0.28
0.26
0.25
26%
27%
28%
29%
30%
15.00%
30.00%
14.38%
28.75%
13.75%
27.50%
1 13.13%
26.25%
12.50%
25.00%
31%
32%
33%
34%
35%
13.30
12.60
11.90
11.20
10.50
950
9.00
850
8.00
7.50
5.23
4.95
4.68
4.40
4.13
2.38
2.25
2.13
2.00
1.88
1.05
0.99
0.94
0.88
0.83
0.48
0.45
0.43
0.40
0.38
0.24
0.23
0.21
0.20
0.19
31%
32%
33%
34%
35%
11.88%
23.75%
11.25%
22.50%
10.63%
21.25%
10.00%
20.00%
9.38%
18.75%
36%
37%
38%
39%
40%
9.80
9.10
8.40
7.70
7.00
7.00
6.50
6.00
5.50
5.00
3.85
338
3.30
3.03
2.75
1.75
1.63
1.50
1.38
1.25
0.77
0.72
0.66
0.61
0.55
0.35
0.33
0.30
0.28
0.25
0.18
0.16
0.15
0.14
0.13
36%
37%
38%
39%
40%
8.75%
17.50%
8.13%
16.25%
7.50%
15.00%
6.88%
13.75%
6.25%
12.50%
41%
42%
43%
44%
45%
6.30
5.60
4.90
4.20
3.50
4.50
4.00
3.50
3.00
2.50
2.48
2.20
1.93
1.65
1.38
1.13
1.00
0.88
0.75
0.63
0.50
0.44
0.39
0.33
0.28
0.23
0.20
0.18
0.15
0.13
0.11
0.10
0.09
0.08
0.06
41%
42%
43%
44%
45%
5.63%
11.25%
5.00%
10.00%
4.38%
8.75%
3.75%
7.50%
3.13%
6.25%
46%
47%
48%
49%
2.80
2.10
1.40
0.70
2.00
1.50
1.00
030
1.10
0.83
0.55
0.28
0.50
0.38
0.25
0.13
0.22
0.17
0.11
0.06
0.10
0.08
0.05
0.03
0.05
0.04
0.03
0.01
46%
47%
48%
49%
2.50%
5.00%
1.88%
1 3.75%
1.25%
2.50%
0.62%
50%+
0.50
0.40
0.25
0.10
0.05
0.03
0.01
5090+
0.50%
1.0090
1126191
City of Santa Clarita
Ridgeline Preservation and Hillside Development Ordinance
March 1992 — Page I 1
I. 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 4 (A, B and C) may calculate density requirements sepa-
rately.
Figure 4
J. Grading Design
1. No graded or cut embankment with a slope greater than two feet 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, such as those identified in the General
Plan Circulation 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 pre-
pared 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 in scale with the natural terraiti 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 of Santa Clarita
Ridgeline Preservation and Hillside Development Ordinance
March 1992 •- 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. Grading shall be balanced on site whenever possible to avoid excessive cut and
fill and to avoid import or export.
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.
7. 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%.
8. Retaining walls in the back of the pad on a lot shall be a maximum of eight
feet in height. Retaining walls in the side yard of a lot shall be a maximum of
six 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 six feet high or a total of eight feet if two, four -foot
walls are used in combination with a minimum horizontal spacing of five feet.
(See Figures 5 and 6.)
5' min.
4'
Landscape
Land44'
Area
Area2;1
max.
Maximum
Slope
RoadRoa—R.O.W.4
—R.O.
5'
5'
Figure 5
Figure 6
City of Santa Clarita
Ridgeline Preservation and Hillside Development Ordinance
March 1992 -- Page 13
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, as measured
four and one-half feet from the ground, 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 Preservation 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 three feet shall be maintained to face of wall
on common area maintenance slopes with slope heights of 30 feet or greater.
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 7 and 8.)
P.L.
Wrought -Iron or
Decorative Masonry
Exterior
6
3 max.
Y JbUc V tea Private Yard
Figure 7
of Santa
Ridgeline Preservaaion and Hillside
Development Ordinance
March 1992 -- Page 14
P.L.
Masonry or
wrought -iron
I Fence
MIMN
Private Yard
Figure 8
5. Access easement areas a minimum of five 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 9.)
6. A fuel modification plan shall be required by the Director of Community
Development for all hillside plans that abut natural open space.
7. The project shall be designed to incorporate fire prevention and safety mea-
sures pursuant to the provisions of the Uniform Fire Code and the Ridgeline
Preservation and Hillside Development Guidelines (Section No. II., B., 3.).
T Access
for larada
Maimeaa
Typical
5' Access
Fa met
Public Rd
Typical
1000' Maximum
Maintenance Accor Easement separation
Figure 9
City of Santa Clarita
Ridgeline Preservation and Hillside Development Ordinance
March 1992 -- Page 15
Section 17.80.0$0
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
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 irrigation consultant shall certify that the irrigation plans
are designed in compliance with the City's xeriscape standards and landscape require-
ments.
City of Santa Clarita
Ridgeline Preservation and Hillside Development Ordinance
March 1992 -- Page 16
Section 17.80.025
Definitions
Ridgeline Preservation and Hillside Development Ordinance
For the purpose of this chapter, the following terms shall have the following meanings:
As -graded The surface configuration upon completion of grading
Average Slope The slope calculated by utilizing the following formula:
Average Cross Slope = I x L x 0.0023
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
foreground 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 mainte-
nance
Building Height Height refers to the vertical dimension from the lowest point of the build-
ing, 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 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
Elevation Vertical distance in feet above sea level
City of Santa Clarita
Ridgeline Preservation and Hillside Development Ordinance
March 1992 .. Page 17
Erosion The process by which the soil and rock components of the earth's crust are
worn away and moved from one place to another by natural forces such as
wind and water
Excavation The removal of earth material, including soil and rocks
F.A.R. Floor area ratio; the ratio of building floor area to the total land area of the
lot. For example, a two-story building with a total floor area of 25,000
square feet situated on a lot with an area of 50,000 square feet would yield
a floor area ratio of .5.
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 mechanical 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 Land not covered by buildings including such areas as private yards,
landscaped areas, slopes, natural areas, common areas, greenbelts or parks,
etc.
City of Santa Clarita
Ridgeline Preservation and Hillside Development Ordinance
March 1992 - Page 18
Pad A graded, flat area to accommodate the construction of buildings
Perimeter Protection The control of development along a segment of a ridge or preserving a
portion of the ridge that would shield other development on a significant
ridgeline from public view areas.
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
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
supersedes the presence of all other elements in the area shall be consid-
ered to be visually dominant
4
SECTION 17.80.060 The City Clerk shall' certify to the
adoption of this to be published in the.manner prescribed by law.
PASSED AND APPROVED this day of 1992.
MAYOR
ATTEST:
CITY CLERK
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) SS
CITY OF SANTA CLARITA )
I, Donna M. Grindev, City Clerk of the. City of Santa
Clarita, do hereby certify that the foregoing Ordinance No.
was regularly introduced and placed upon its first reading at a
regular meeting of .the City Council on the day of ,
1992. That thereafter, said Ordinance was duly adopted and passed
at a regular meeting of the City Council on the day
of , 1992, by the following vote, to wit:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS: