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HomeMy WebLinkAbout1992-02-25 - AGENDA REPORTS - RIDGELINE HILLSIDE ORD 92 3 (2)AGENDA REPORT City Manager Item to be p UNFINISHED BUSINESS DATE: February 25, 1992 SUBJECT: Ridgeline Preservation and Hillside Development Ordinance Ordinance Number: 92-3 DEPARTMENT: Community Development BACKGROUND 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. The Ridgeline Preservation and Hillside Development Ordinance and Guidelines, including the Significant Ridgelines Map, are key implementation measures of the General Plan and -will provide new review procedures and standards for proposed development projects within the City's Hillside areas. A full copy of Ordinance No. 92-3 is available in the City Clerk's Office. RECOMMENDATION Waive further reading and adopt ordinance No. 92-3. ATTACHMENTS Ordinance No.92-3 (summary) LMH:BCA:278 Continued To: 3 -1©~—____ Agenda Item: I 0 r] ORDINANCE 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 Cade 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 published 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. ATTEST: City Clerk Mayor i STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES )SS CITY OF SANTA CLARITA ) I, 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 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: I 11 City Clerk 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, 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. City of Santa Clarita Ridgeline Preservation and Hillside Development Ordinance January 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. Natural topographic features and appearances shall be conserved by meant 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 slopesfrom 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. 7. 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 to 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 January 1992 -- Page 3 a. Development activities on natural slopes which are greater than 10010 - 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-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. 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 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. 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 given site. City of Santa Clarita Ridgeline Preservation and Hillside Developinent Ordinance January 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 naturalenvironment 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 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, 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 Preservation and Hillside Development Ordinance January 1992 -- Page 5 D. Ridgetine 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 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 con- formance with the design criteria of this Ordinance as reviewed and approved by a Hillside Plan Review Permit. The following process shall be observed when review- ing 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 for Significant Ridgelines Certain uses which do not violate the integrity of the ridgeline may be necessary 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), recreationalcamps, 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 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. 2. City of Santa Clariia Ridgeline Preservation and Hillside Development Ordinance January 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 at variance 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 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." Perimeter Protection In recognition of the complex ridgeline system in Santa Clarita, which is composed of numerous branches of secondary and tertiary ridges, an excep- 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 ridgeline system. (Figure i below, shall be illustrative of a perimeter ridgeline shielding from public view areas.) development `controllednt shielded from ,area orpreserved ' view Public to Protect t View l public views I ........................ . first ridge on shielded ridge protects view Public to development View Figure 1 City of Santa Clarita Ridgeline Preservation and Hillside Development Ordinance January 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* 208.7*+ (%Slope 7 -1 x 208.7* 43560** * 43560** ** 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". , City,of Santa Clarita Ridgeline Preservation and Hillside Development Ordinance January 1992 — Page 8 Slope of 10% . 5.00 du/ac 208,71'. 208.7l'- 43,559.86 sq.1t.. 1.00 acre 5.011 tlwellinq unit4 5.00 tlWac r Slope of 25%. 3.13 du/ac 208.71' x 333.40' . 69,646.53 sq.a.. 1.60 aae 3.13 dwac Slope of 25%. 3.13 du/ac 208.71'x 208.71'. 43.559.86 sq.a.. 1.00 aae Figure 2 '"in p "s . 3.13 du+ac acre 1. Criteria for Exceptions 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, City of Santa Clarita Aidgeline Preservation and Hillside Development Ordinance January 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 of 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 Or4inance January 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. Commeicial Industrial 'ZI. RFI RMP RM RC R1. RVI. RR Slone F.A.R.. F.A.R. 10% 11% 129a 13% 14% 15% 28.00 27.30 26.60 25.90 25.20 24.50 .20.00 19.50 19.00 18.50 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 0.48 141 0.45 0.44 l0%25.00% 11% 12' 13% 14% 15% 50.00% IBM% 48.75% 23.75% 47.50% 23.13%a 46.25% 22.S090 45.00% 21.88% 43.75% 16% 17% 18% 19% 20% 23.80 23.10 22.40 21.70 21.00 17.00 16.50 16.00 1550 15.00 9.35 9.08 8.80 8.53 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 .0.80 0.78 0.75 0.43 0.42 0.40 0.39 0.38 16% 17% 18% 19% 20% 21.25% 42.50% 20.63% 41.25% 20.00% 40.00% 19.38% 38.75% 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 3.50 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% 1625% 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% 13.13% 26.25% 12.50% 25.00% 31% 32% 33% 34% 35% 13.30 12.60 11.90 11.20 10.50 9.50 9.00 8.50 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 0.2332% 0.21' 0.20 0.19 31% 339a 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 3.58 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% 15.0090 6.88%a 13.75% 1 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% 4590 5.63% 11.25% 5.00% 10.00% 4.38% 8.75% 3.75% 7.50% 3.13% 6.25% 4690 47% 48% 49% 2.80 2.10 1.40 0.70 2.00 1.50 1.00 0.50 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%q2.50% 47%a1 48% 49% 5.00% 1.88% 3.75% 1.25%a 250% 0.62% 1.25% 50%+ 0.50 0.40 0.25 0.10 0.05 0.03 0.01 50%+ 0.50% 1 1.00% 11/LOIVL City of Santa Clarita Ridgeline Preservation and Hillside Development ordinance January 1992 —Page 11 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. 1/, S l � �",• if. .r ( ^e'• 'Area ! B rl: Area A C: St Figure 4 I Grading Design 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 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 of Santa Clarita Ridgeline Preservation and Hillside Developtnent Ordinance January 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.) A Figure 5 Y min. 4' Landscape —R.O.W: A Figure 6 2:1 Maximum Slope City of Santa Clarita Ridgeline Preservation and Hillside Development Ordinance January 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 t 16. 3 max. pUb�evjevt Private Yard ....... ....... .,". . Figure 7 City of Santa Clarita Ridgeline Preservation and Hillside Development Ordinance January 1992 -- Page 14 P. L. I Masonry or Wrought -iron I Fence max. 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.). 3' Access for lands Maintena, Typical 5' Access Easement Public R.( Typical 1000' Maximum. Maintenance Access Easement Separation Figure 9 City of Santa Clarita Ridgcline Preservation and Hillside Development Ordinance January 1992 -- Page 15 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 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 Ordnance January 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 January 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 SantaClarita - Ridgeline Preservation and HiliFide Development Oryiinance January 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. FEB 25 192 16:37 MI CYNTP.Y CHPMBEP. 805 252 7839 TO: 805 259 8125 P02 C'J.KAMBER To bring business and the a February 25, 1992 Councilman Carl Boyer city fall -Santa Clarita 23920 Valencia Blvd. #300 Santa Clarita, CA 91355 Dear Councilman Boyer, F,E:ITEM 0 - RIDOELINE ORDINANCE The Canyon Country Chamber of overll• stringent ridgelinA pr ordinance which is before you It is the Chamber's position th preserved in their natural stat character of the valley and can for tl,e Santa clarita Valley. However, a distinction must be ridge'ine. duality development permitted on "ridgelettes" and the rt+quiremants of good plAnni in our view is draconianl . Kr.mludgA of this valley and its an awareness that many of the f this valloy could not have bean were n place. Me severity of the entrie community.. we be' ieVe that a professional general community will be bett limit -ng ordinance language ie placed in the guidelines where neaot:4tions can be effective. Watkins COUNTRY r COMMERCE utity together for the benefit of both. AND HILLSIDE DEVELOPMENT ierce is very concerned about the ,ation and hillside development adoption this evening. major ridgellnes should De They add to the beauty and the considered a valuable rAeexjrre e as to whAt constitutes a MAJOR d other, usage should be less prominent hills that most processes. The 10% restriction development patterns leads one to est, most desirable projects in uilt if such severe restrictions he ordinance is a disservice to lanning staff, as.well as the served if some of tho most tmoved from the ordinance and lexibility and good faith 27225 Camp Plenty Road, Suite 9 e Ca yon Country, California 91351 • (805) 252-4131 0. pnnt� d on recycled paper