HomeMy WebLinkAbout1992-03-24 - AGENDA REPORTS - RIDGELINE HILLSIDE ORD 92 3 (2)AGENDA REPORT
City Manager
Item to be p
UNFINISHED BUSINESS
DATE: March 24, 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. Subsequently, a special study session was held,
amendments were directed and the .revised ordinance was reintroduced at the
March 10, 1992 Council meeting.
The revised ordinance that was before Council, on March 10 is attached with
the additional language incorporated into the beginning of Section
17.80.020.D. per Council direction. Pages 1, 3, S, 6, and 8 of the ordinance
indicate revisions for review.
Ordinance No. 92-3, The Ridgeline Preservation and Hillside Development
Ordinance is ready for adoption.
RECOMMENDATION
Waive further reading and adopt Ordinance No. 92-3,
Ordinance No. 92-3 (summary)
Revised Ordinance No. 92-3
LMH:BCA:313
A-fttea: -3
Agenda item:
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 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
Mayor
ATTEST:
City Clerk
1992.
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:
City Clerk
OSP
City of .Santa Clarita
Ridgeline Preservation and
Hillside Development Ordinance
J.LWebb Planning, Inc
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, variariees 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
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.cwnserved 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
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 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 SantaClarita
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 applicationlrequest
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. l eentionsltt►o ` WW'Sk" ln�ns
;urr„�,Iy,�t�,�n,ggnctto encourage mnovanon
and creanvlty 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, spec plan proposal, vmiaztee 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 poollspa 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 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
Ridgelme Preservation and Hillside Development Ordinance
March 1992 — Page 5
D. Ridgeline Preservation
The Official Ridgeline Preservation Map identifiescrests 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.Exeeptieasgtscmbegranjan ted
if the Planning Commission finds that �i" 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 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. Exeeptions
Certain uses
for Significant
to promote the public health,
safety and general welfare Such uses or development may include but shall not be
limited to the following: mwaw 0 t tl elitdti ',,apiaries, aviaries,
historical landmarks, observatories, open space/conservation areas, parks and recre-
ation areas, publicly and privately -operated transmission facilities, public street
erossiagsc�(including utility extensions underneath the street),uahcitutltlgs
recreational camps, riding academies or stables, trails and water tanks (screened).
1. Criteria for £xeeptierr&„Mm— yat t pp E10 :
No exeeptian 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.
City of Santa Clarita
Ridgeline Preservation and Hillside Development Ordinance
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 arvarianee roait}r
lYfferettt`:tatthe 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, an exeep-
tiorrto 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 1
below, shall be illustrative of a perimeter ridgeline shielding from
public view areas.)
first ridge en shielded ridge
PublicProtects view
to development
view
Figure 1
development
controlM
Welded from
1'1area
%� f or Preserved 1
view
aPubk to protect
Y public views
first ridge en shielded ridge
PublicProtects view
to development
view
Figure 1
City of Santa Clarita
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, thereshall 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 ) " 1 x 208.7*
43560** *�4_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". -
City of Santa Clarity
Ridgeline Preservation and Hillside Development Ordinance
March 1992 — Page 8
Slope of 10%. 5.00 dutac
208.71'x208.71'- 43,559.88 e4a.. 1.00 aye
.aSa`:`:\��w
6.00 dM11Yq uNla
5.00 dWae
�h \
Slope of 25%-3.13 Who
208.71•x333.40-89,&18.53 xq.a.-1.80 we
,:;'s'`Iz>.'.'`..-t "%(�h<��.,
S.001.60=aurYb .3.13 dWac
Slope of 25%- 3.13 du/ac 208.71'x 208.71•. 43,559.88 sq -8.. 1.00 we
Figure 2
,ling whs - 3.13 dLdw
acro
1. Criteria for PSt52atYesxgli ;pp cat4Ki
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%d may be considered and shall be subject to
the approval of a Conditional Use Pemlit.
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%d 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 to
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
Slope RH RMH RM RS RT. RVt. RF cl...,. R e R 1: e u
10%
11%
12%
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
0.47
0.45
0.44
10%
11%
12%
13%
14%
15%
25.00%
50.00%
24.38%
48.75%
23.75%
47.50%
23.13%
46.25%
22.50%
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
15.50
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
039
0.38
16%
17%
18%
19%
20%
21.25%
42.50% -
20.63%
41.25%
1 20.00%
40.00%
1 19.38%
38.75%
1 18.75%
37.50%
21%
22%
23%
24%
25%
20.30
19.60
18.90
18.20
1750
14.50
14.00
1350
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
L10
0.60
0.58
0.55
0.53
0.50
0.30
0.29
0.28
0.26
0.25
26%
27%
28%
29%13.13%
30%
15.00%
30.00%
14.38%
28.75%
13.75%
27.509,
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
0.23
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%1
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
150
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
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%
47%1.88%
48%
49%
2.50%
5.00%
3.759,
1.25%1
2.50%
0.62%
1.25%
50%+
0.50
0.40
0.25
0.10
0.05
0.03
0.01
50%+ 1
0.50% 11.009,
1126/91
City of Santa Clarita
Ridgeline Preservation and Hillside Development Ordinance
March 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.
�• � s r' i
t , i
i
i
prea,C
Area
B
R-4 Area A
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 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.)
LandscapeS,
max.
Road
-RO. W.
5'
Figure 5
5�
s
Figure 6
City of Santa Clarita
Ridgeline Preservation and Hillside Development Ordinance
March 1992 -- Page 13
K. Landscape Design
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 minorum
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.
bycViePrivate Yard
Figure 7
City of Santa Clarita
Ridgeline Preservation and Hillside Development Ordinance
March 1992 — Page 14
P Masonry or
Wrought -iron
i Fence
6'
max.
Figure 8
Private Yard
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. Il., B., 3.).
Io00' Maximum
Maintenance Access Easement Separation
Figure 9
City of Santa Clarita
Ridgeline Preservation and Hillside Development Ordinance
March 1992 .. Page 15
Section 1.7.80.050
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 Developmenf 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 shalrcertify that_the irrigadon plans
are designed in compliance with the My's xetiscape 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.
City of Santa Clarita
Ridgeline Preservation and
Hillside Development Guidelines
prepared for
The City of Santa Clarita
23920 Valencia Boulevard, Suite 300
Santa Clarita, California 91355
(805)255-4330
Contacts: Lynn Harris and Chris Trinkley
prepared by
J.L. Webb Planning, Inc.
14751 Plaza Drive, Suite M
Tustin, California 92680
(714)832-4225
Contacts: J. Larry Webb and Mark S. Rogers
January 1992
Table of Contents
I. Introduction.............................................................................................1
II. Design Guidelines................................................................................2
A. Earthwork/Landforms............................................................................2
1. Pad Guidelines..............................................................................2
2. Manufactured Slope Guidelines..................................:..............4
3. Retaining Wall Guidelines..........................................................5
4. Drainage Guidelines....................................................................5
5. Road Guidelines...........................................................................6
B. Landscape Guidelines
............................................................................7
1.
Suggested Plant List/Plant Selection........................................8
2.
Sculptured Slope Planting Guidelines
3.
......................................9
Fire Protection/Fuel Modification
4.
...........................................10
Maintenance of Fire Modification Areas
5.
.................................14
Erosion Control
...........................................................................16
6.
Slope Irrigation
...........................................................................16
7.
Slope/Landscape
Maintenance................................................16
C. Architecture/Structure
.............................................:............................17
1.
Building Envelope/Setback and Height.................................17
2.
Building Style
................................................................. .....18
3.
Materials and Color
4.
....................................................................21
Fencing.........................................................................................21
5.
Patios, Pools, Trellises and Ancillary Structures ...................21
6.
Water Storage Tanks
..................................................................21
III. Definitions..........................................................................................22
City of
Santa Clarita
Ridgeline
Preservation
and Hillside
Development
Guidelines
I. Introduction
January 1992
Purpose and Scope
The purpose of these guidelines is to further direct development programs
within hillside areas of 10% slope or greater and those which may impact
ridgeline preservation as adopted by the City's General Plan and Ridgeline
Preservation and Hillside Development Ordinance.
These guidelines build upon the requirements found in the Ridgeline
Preservation and Hillside Developmdnt Ordinance and are intended to further
promote the positive character and image of the City's hillside development.
These guidelines may be used in conjunction with the. Ridgeline Preservation
and Hillside Development Ordinance and Hillside Plan Reviews as deemed
necessary by the Community Development Department to accomplish the goals
and objectives of the City's General Plan. These guidelines further provide for
sensitive development, maintaining prominent vistas, ridgelines, habitat and
landforms. These guidelines incorporate recommendations for landscaping,
architecture, grading standards and site design, and they build upon and
enhance the Ridgeline Preservation and Hillside Development Ordinance, as
well as the City's General Plan.
These guidelines represent key design concepts and standards for hillside
projects. The graphic representations and accompanying language are not to be
interpreted literally nor considered as absolute, but are intended to direct project
design to conform to these guidelines. Given the unique characteristics of
individual hillside properties, there may be multiple design solutions to
achieving the objectives of these guidelines. The design guidelines provide a
central concept for hillside development that may stimulate a variety of design
solutions.
1. Introduction
Page 1
A.
II. Design Guidelines
Earthwork/Landforms
1. Pad Guidelines
These guidelines have been developed to insure the blending and
reintroduction of manufactured slopes on a lot -by -lot and project -
wide basis.
on
Pads created in hillside areas should have rounded corners.
See the diagram below for examples of rounded pads.
Pads should conform to landforms within the site; see the
diagram below.
C. The shaping of pads to conform to the landform or the
character of the topography is encouraged. Where grading
is required, it should blend in with smooth transitioning,
avoiding harsh or abrupt changes in topography, character
or type. Slopes should be rounded and contoured to blend
with the natural topography unless this effort would
diminish open space or significant natural features of the
site. See the diagram below.
City of
Santa Clarita
Ridgeline
Preservation
and Hillside
Development
Guidelines
January 1992
II. Design
Guidelines
Page 2
111 I` I} // / I city of
Santa ciarita
Round off
cut edges to
5� conform to
\ / the natural
grade.
d. The following specific requirements for pads in hillside areas
include a recommended minimum pad frontage of 40 feet
for single-family, detached units as measured at the building
setback, see the diagram below. In no event should a pad
for a single-family, detached residential lot be less than 40
feet in width. Greater pad depths may be required
consistent with the characteristics of the zone in which the
property is located, the configuration of surrounding lots
and topographical constraints. The pad width shall be
measured at the building setback line; see the diagram
below.
Pad Requirement
Building
Suback
Ridgeline
Preservation
and Hillside
Development
Guidelines
January 1992
II. Design
Guidelines
Page 3
2. _ Manufactured Slope Guidelines
a. Along a given dimension, the maximum length for any
straight horizontal slope should be 500 feet; slopes over, 500
feet should have a curvilinear cut and fill slope variation of
not less than 100 feet over 500 feet with smooth transitions to
simulate natural terrain. See the illustration below.
iw
b. A 30' slope height maximum is to be encouraged for grading
in hillsides. Slopes above 30' should be used only if a
maximum 30' slope height is not practical. Slopes greater
than 100' should only be used when they are related to
unique topographic or geotechnical constraints. In every
case, the grading techniques demonstrated in these
guidelines should be utilized. See the diagram below.
Berm per UDC
Transition Radius Requirements
at Toe of Slope°
30' Height Maximum
Preferred
CIty of
Santa Clarita
Ridgeline
Preservation
and Hillside
Development
Guidelines
January 1992
It. Design
Guidelines
Page 4
3. Retaining Wall Guidelines
Along a public right-of-way or publicly -viewed areas, decorative
facing and coloring or textual relief in combination with
landscaping should be used on retaining walls to blend in with the
natural surroundings. Walls should conform to the topography
and be curvilinear in character wherever possible. Where it is
compatible with the design theme, cribwalls may be used in place
of retaining walls and should utilize similar height restrictions.
Landscape
R.O.
Y min.
Decorative
Facing
4. Drainage Guidelines
a. Where drainage devices are required and visible from the
right-of-way or the public viewshed, they should be
screened from the view of public areas. Where visible,
drainage devices are encouraged to incorporate indigenous
rock, colored concrete or other approved materials utilizing
curvilinear lines, compatible.with the existing terrain. All
drainage devices which collect from the slopes should be
screened by means of underground pipes, diagonal
curvilinear drains, rock -lining, colored concrete or other
approved materials to blend with the natural topography in
character, color and design. Down -drains should be non -
centralized to avoid a repetitive pattern. Where feasible,
underground drains should be utilized.
Emulate Swale
with Contour
Concrete Down
Drain
Emphasize Planting
near Swale,
Underground Down
Drain or Indigenous
Rack -lined Swale, or
Colored Concrete to Match
the Existing Terrain and Soil
City of
Santa Clarita
Ridgeline
Preservation
and Hillside
Development
Guidelines
January 1992
11. Design
Guidelines
Page 5
b. Building pads should have a drainage gradient of two
percent (2%) toward approved drainage facilities or the
street unless waived by the building official.
C. Transitions from natural drainage courses to developed
areas should be effected with comparable landscaping and
grading consistent with existing topography. Major
detention or retention basins should be designed as a visual
and/or recreational amenity within a project whenever
possible. Concrete drains should be color -tinted concrete to
emulate the natural color of the surrounding ground. All
detention or retention basins should be designed in
accordance with Los Angeles County Flood Control
Standards.
5. Road Guidelines
a. Roads should, wherever practical, be parallel or diagonal to
the existing contours. Roads should be curvilinear in
fashion for local roads and blend in with the existing
topographical conditions. See the diagram below.
b. Where steeper terrain exists, a split-level road configuration
may be utilized to minimize grading. Split-level roads will
transition to grade at intersections to provide for effective
and safe traffic movements. All conditions will be subject to
the approval of the Community Development Department.
See the illustration on the following page.
City of
Santa Clarita
Ridgeline
Preservation
and Hillside
Development
Guidelines
January 1992
11. Design
Guidelines
Page 6
MEN
Round off Split Roadway Sections
Cut Slopes to Accomodate Grade
Change
Roadway `.�„..
Roadway u,
v;.
`^a
B. Landscape Guidelines
Landscape requirements have been determined to be necessary to
provide sufficient visual mitigation measures to reduce impacts
to areas viewed by the public. The measures taken are to
maintain as many existing, large, specimen trees (native or
ornamental) as possible to enhance the existing landscape
element (i.e., Valley Oaks, Live Oaks, riparian woodlands, etc.)
and to insure that new plantings on slopes and adjacent to
existing native material blend with the existing materials with
respect to color and texture of foliage.
Along with the provision of new materials, it is necessary to
provide sufficient brush fire hazard mitigation practices balanced
with aesthetic, erosion and low maintenance considerations.
Together it is possible to maintain significant ridgelines, aesthetic
effect, to reduce irrigation demand in landscaped areas within the
City, to reduce the burden of large, planted slopes and to insure
that landscape maintenance areas are maintained at a satisfactory
level in accordance with City standards.
In order to accomplish the above objectives and to provide a
positive City design image, licensed landscape architects should,
be required to develop all landscape plans as identified in the
City's landscape plans, submittal requirements and landscape
standards, and these guidelines should be followed.
City of
Santa Clarita
Ridgeline
Preservation
and Hillside
Development
Guidelines
January 1992
II. Design
Guidelines
Page 7
1. Suggested Plant List/Plant Selection
City of '
The colors of existing native plant communities should be
Santa Clarita
identified in terms of general color ranges. Proposed native and
non-native, drought -tolerant materials
should be chosen to be
Ridgeline
compatible with and to blend with the existing native plant
Preservation
community. Plants should be chosen or prohibited based on their
and Hillside
Development
flammability, invasiveness, degree of compatibility, slope
Guidelines
stabilizing characteristics, low maintenance and low water
consumption. Turf should be kept functional and to a minimum
and strategically located for full effect.
A partial list of appropriate
January 1992
trees, shrubs, ground covers, vines and
turf are listed below.
Botanical Name
Common Name
Acacia ongerup"**
NEN .
Aptenia cordifolia 'Candy Apple'""
Candy Apple Ice Plant
Arctostaphylos uva-ursi**"
Prostrate Manzanita Bearberry**
Arctotheca calendula***
Capeweed
Argemone munita*
Prickly Poppy
Atriplex semibaccata***
Australian Saltbush**
Baccharis pilularis'Centennial'***
Coyote Brush
Baccharis pilularis Turin Peaks'*"*
Coyote Brush
Ceanothusgriseus'horizontalis'*"*
Carmel Creeper Lilac
Cistus crispus**
Descanso Rockrose
Cistus salvifolius"
Sageleaf Rockrose
Cotoneaster horizontalis**"
Rockspray Cotoneaster
Cotoneaster'Lourfast'*"*
Prostrate Cotoneaster
Drosanthemum floribundum*"*
Rosea Ice Plant
Encelia actonii*
No Common Name
Eschscholzia californica*
California Poppy
Lasthenia chrysostoma*
Goldfields
Iampranthus spectabilis"
Trailing Ice Plant
Limonium pectinatum*
Dwarf Statice
Limonium perezii'"*
Sea Lavender
Lofus scoparius*
Deerweed
Lupinus panus***
Lupine
Mahonia nevinif"*
Nevin's Barberry
Mimulus puniceus*
Monkey Flower
Myoporum pacificum"*"
Trailing Myoporum
Oneothera berlamtieri*
Mexican Evening Primrose
Phacelia pemyi*
Perry's Phacelia
Rosamarinus c ffidnalis 'Prostrafus'*
Trailing Rosemary
Ribes viburnifolium*
Catalina Perfume
Rubus ursinus*
California Blackberry
Santoiina wens**
Desert Button Flower
Tricosfema lanafum*
Wooly Blue Curls
11. Design
Yucca shidigera"**
Spanish Dagger
Guidelines
Yucca whipplei**
Our Lord's Candle
*erosion control plant
**fire retardant plant
***both erosion control and fire retardant plant
These plant materials should be used to
develop sculptured slope
plantings while framing views on graded slopes and on fuel
modification wet zones.
Page 8
2. Sculptured Slope Planting Guidelines
The purpose of sculptured slope planting is to enhance and blend
with the contour graded slopes. The graded slopes are to be
designed with a landscape architectural palette that further
enhances the slope face. The selection, design and placement
should create an undulation of plant material forms to provide
visual relief both vertically and horizontally.
a. Horizontal relief. Plant materials should be grouped or
massed in irregular patterns on slopes
b. Vertical relief. The pattern and variety of height of plant
materials on the slopes should create an irregular visual
plane in cross section. The trees used on the slope should
complement the form of the natural slope with tall, vertical
trees framing views on the top of the slopes and meandering
towards the lower portion of the slopes. Round -headed
trees on the lower portion of the slope should blend with the
street trees and meander towards the top of the slope.
Sculptured Slope Planting Detail
Local Street
Land Form Planting
Irregular visual Plane
in CruuSection .
Section A -A
City of
Santa Clarita
Ridgeline
Preservation
and Hillside
Development
Guidelines
January 1992
II. Design
Guidelines
Page 9
3. Fire Protection/Fuel Modification
Fire protection and fuel modification measures are required where
new development is proposed adjacent to undeveloped natural
open space. Total fuel modification mitigation measures involve an
accumulation of zones which together separate new development
from fire -prone materials. All fuel modification proposals are to be
reviewed and approved by the vegetation management section of
the Los Angeles County Fire Department.
a. Wet Zone
In all areas of natural vegetation adjacent to residential Iots
(in all slope categories), a "wet zone" irrigated by a
permanent, automatic overhead spray system should be
created. This zone should be 50 feet wide for an up-slope
condition and 75 feet wide for a down-slope condition,
measured from the property line and/or edge of building
pad, whichever is closer. The irrigated wet zone should be
seeded with a low fuel mix of low -growing plants with a
variety of drought -tolerant and fire-resistant species
including a predominant use of natives. Refer to Fuel
Modification Clearing Zone, Section d, Subsections i and ii
on the following page, for distances. Wet zone plant
materials should be planted per the Sculptured Slope
Planting Guidelines and plant list for those ungraded slope
areas that have been cleared of undesirable materials per the
fuel modification program. All irrigation systems should be
separated by use areas, sun exposure and maintenance
responsibility. All City -maintained areas and assessment
district maintenance areas should be designed with a master
control -type system.
b. The irrigated wet zones should be seeded with a low fuel
hydroseed mix having an equal variety of species including
natives.
Lotus scoparius
Escholtzia californica
Encelia actonii
Festuca megalura
Mimulus longifloris
Phacelia perryi
Argemone munita
Plantago insularis
Deerweed
California Poppy
No Common Name
Aorro Fescue
Southern Monkey Flower
Perry's Phacelia
Prickly Poppy
No Common Name
c. - Shrubs and trees should be planted within the wet zone.
Refer to the Plant List above.
City of
Santa Clarita
Ridgeline
Preservation
and Hillside
Development
Guidelines
January 1992
II. Design
Guidelines
Page 10
d. Fuel Modification Clearing Zone
The width of each fuel modification clearing zone should be
measured from all dwelling structures and exhibited on the
Fuel Modification Zone Map. This map should be -provided
by the applicant as part of the landscape development
drawings. The fuel modification clearing zone widths for
specific areas should be determined on the following basis.
Where a fuel modification clearing zone coincides with an
irrigated wet zone, the plant spacing requirements within
the wet zone may be superseded with approval of the
Director of Parks and Recreation and the Fire Marshal. (See
page 9 of this document for sculptured slope planting
guidelines.)
i. On ridges and spines, Down -Slope Condition Zone
"A" should be 125 feet wide, of which the first 75 feet
should be a wet zone. Zone `B" should be 75 feet
wide, and Zone "C" should be 50 feet wide.
ii. In canyons and draws, Up -Slope Condition Zone "A"
should be 100 feet wide, of which the first 50 feet
should be in a wet zone. Zone 'B" should be 30 feet
wide, and Zone "C" should be 20 feet wide.
Fuel Modification Section Diagram
City of
Santa Clarita
Ridgeline
Preservation
and Hillside
Development
Guidelines
January 1992
II. Design
Guidelines
Page 11
Existing Gmates and Natiw
Vegwtion Maintained at
6" or Lower
PL .4w
Up a Pd
Fuel Modification Section Diagram
undisturbed Nau, Vegetation
outride of Pod Madifimtion
lypimI Fsdseing Ch pan*at Shrub.a
Zon
lorded up to Vend Qumd at
Spacing Shown
S.dcd Low -f.4 Planting
Maintained at 7 or Lowa
M,
iii. Where slopes are determined to be inaccessible due to
extreme steepness or landslide danger, vegetation
should be modified as per Zone "A" standards in all
areas which can be reached at the tops and toes of
such slopes. Within the fuel modification area, the
following modifications should be required.
(a) All Scrub Oak (Quercus dumosa), Sugar Bush
(Rhus oaata), Live Oak (Quercus agrifolia),
Holly -leaf Cherry (Prunus ilicifolia), Thickleaf
ceanothus (Ceanothus crassifolius), Elm -brush
(Cercacarpus betuloides), Lemonade Berry (Rhus
integrifolia), Toyon (Heteromeles arbutifolia) or
other existing low -flammability plant material
should be thinned drip line to drip line 22 feet
apart in Zone "A", (20 feet apart in Zone "B"
and 18 feet apart in Zone "C") and headed up
to 6 feet. Any other plant material should be
cleared to the ground with a 12 -inch maximum
height stump.
City of
Santa Clarito
Ridgeline
Preservation
and Hillside
Development
Guidelines
January 1992
II. Design
Guidelines
Page 12
(b)
One hundred percent (100%) of the above
City of
ground portions of the following plant species
Santa Clarita
in all Fuel Modification Clearing Zones should
Ridgeline
be cleared to a maximum 12 -inch height
Preservation
stump, leaving the root system intact: Chamise
and Hillside
(Adenostoma fasiculatur), Red Shanks, Sage
Development
(Salvia and.Artemesia) and Buckwheat
Guidelines
(Erigonum fasiculatum) or any other high
flammability plant material.
January 1992
(c)
All above -ground portions to a maximum 12 -
inch height stump (of dead or dying plant
material), regardless of species, size or location
should be removed in all Fuel Modification
Clearing Zones. Root systems should remain
in air cases. Prior to the removal of any Oak
trees (Quercus Genus), a report should be
prepared by a qualified Oak Tree Specialist
and any necessary permits first obtained from
the City in accordance with the Oak Tree
Preservation Ordinance.
(d)
Where there is no six foot (6') or taller plant
material existing for heading up, healthy
specimens of a smaller size at 26 feet on center
in Zone "A." 24 feet on center in Zone 'B" and
22 feet on center on Zone "C" may be chosen
and headed -up by two-thirds (2/3) of their
height. They should then continue to be
headed -up proportionate to their growth until
the six foot (6) level is reached.
(e)
Conditions created by Zone "A" type clearing
on natural slopes steeper than 15:1 are difficult
to adequately re -vegetate and irrigate. An
unstable soil condition can be created, and the
slope is susceptible to water and wind erosion.
Therefore, only the toe and top of the slope
should be irrigated.
If. Design
Guidelines
Page 13
Fuel Modification / Pruning Diagram
NO
0
Seeded and existing low
fuel understory plants should
be maintained at Tor
lower. Grasses and high
fuel understory plants should
be maintained at 6" or
lower.
a
Parallel to
Slope
Foliage Removed
from Main Trunk
4. Maintenance of Fire Modification Areas
The wid of each fuel modification area should be measured from
all dwelling structures and exhibited. on the Fuel Modification Zone
Map. The Fuel Modification Zone Map will be recorded with the
final map and should state the responsible party for each zone. The
Fuel Modification Zone widths for specific areas should be
determined on the following basis.
a. Controlled burn fuel cleaning may be accomplished in areas
where natural. vegetation is substantially surrounded by
grading operations and fire prevention equipment can
access these graded areas. Controlled burns are subject to
approval by the City of Santa Clarita, the County of Los
Angeles Fire Department and the Local Air Quality
Management District.
b. Except for those plants remaining 22 feet, 20 feet or 18 feet
apart, drip line to drip line, all seeded and existing low fuel
plants should be maintained at two feet (2) or lower at all
times. Grasses and high fuel vegetation which' re -sprouts
should be maintained at six inches (6") or lower at all times.
City of
Santa Clarita
Ridgeline
Preservation
and Hillside
Development
Guidelines
January 1992
II. Design
Guidelines
Page 14
C.
Plant material headed -up to six feet (6) should be
City of
maintained to remove any re -sprouting or side growth
Santa Clarita
which occurs below the six foot (6) level.
Ridgeline
d.
During the initial clean-up, all cleared material should be
Preservation
removed from the site and disposed of in a legal fashion.
and Hillside
Development
The duff or detritus is left during the initial clean-up.
Guidelines
e.-
After the initial clean-up and removal of cleared material,
cleared material should be removed from the site during
January 1992
subsequent maintenance at the discretion of the fire
prevention officer during the maintenance survey.
However, all branches and deadwood greater than four
inches (41 in diameter should be removed from the site
during subsequent regular maintenance.
f.
The developer shall be responsible for maintenance of the
Fuel Modification Zones for a period of one (1) year from the
date of issuance of the Certificate of Occupancy for 90% of
the dwelling units in each tract phase. After this one-year
establishment period, maintenance of fuel modification areas
is to be performed by LMDs and HOAs.
g.
Maintenance and maintenance surveys should be performed
biannually for the first year and annually thereafter as
follows.
L Fuel modification areas maintained by a
Homeowners' Association (HOA) will be subject to
biannual survey and maintenance. Fuel modification
areas within a homeowner's lot and not within a
maintenance easement will be required to be
maintained by the homeowner. If the homeowner is
unable to maintain or has not properly maintained a
fuel modification area, the HOA may be requested by
the controlling agency to perform the maintenance at
the homeowner's expense. The homeowner should be
notified of this requirement in the CC&R's. The HOA
and property owners should contact the Fire
Department to request an inspection of their property
11. Design
Guidelines
for maintenance of the fuel modification area.
ii. During these biannual surveys, a determination is to
be made as to which areas are to be maintained, how
much clearing is required to keep vegetation at
proscribed levels, and how much of the cleared
material is to be removed from the site.
Page 15
Unless modified by the Fire Prevention Bureau or the
Fire Marshal of the City of Santa Clarita, Spring
City of
Santa Clarita
maintenance should begin no later than May 1st and
be completed no later than June 1st; and Autumn
Ridgellne
maintenance should begin no later than November 1st
Preservation
and be completed no later than December 1st.
and Hillside
Development
iv. The Fire Prevention Bureau or the Fire Marshal of the
Guidelines
City of Santa Clarita should be notified 72 hours
before maintenance is to begin.
January 1992
V. The Fire Prevention Bureau or the Fire Marshal of the
City of Santa Clarita may supersede the Fuel
Modification Standards subject to review.
5. Erosion Control
Slope and pads graded and left longer than 90 days should be
hydroseeded or planted with non -irrigated materials and allowed to
naturalize. During the rainy season (October 15 through April 15),
slopes and pads graded and left longer than 30 days should be
hydroseeded or planted with non -irrigated materials and allowed to
naturalize.
The improvement of slopes should involve ground cover. Ground
cover (i.e., perennial hydroseed mixes and hand -planted, flatted
material) should not be anticipated as the major long-term erosion
control element. Man-made materials such as jute matting, Excelsior,
etc. are to be used in highly erosive areas as an interim support
measure to the hydroseeded or hand -planted material. The selection
of all materials should consider native plantings and long-term low
maintenance as a guideline, and the permanent maintenance of the
areas should encourage shrubs and tree coverage. Shrubs and trees
should be the long-term erosion control materials.
6. Slope Irrigation
Automatic irrigation systems should be required for all landscaped
slope areas and other impacted or transition area when an
irrigation system is required. Manually operated systems should
not be allowed except on private lots.
If. Design
7. Slope/Landscape Maintenance
Guidelines
Homeowners Associations (HOA's) and AssessmentDistricts orother
acceptable legal entities are required in Santa .Clarita. HOA's or
alternatives should beset up to guarantee the permanent maintenance
of slopes or other areas. An HOA should be required to establish a
Maintenance District with responsibility for landscape maintenance
should the HOA disband. The City should retain development rights
in such a Maintenance District.
Page 16
C. Architecture/Structure
1. Building Envelope/Setback and Height
a. Provide a variety of building and lot orientations which help
development fit in with the hillside character of the site.
Discourage use of bright white color and "row -like"
development visible from significant viewshed. See the
diagram below.
Architectural Street Scene
Rear Setback Variation
Public
Viewshed
b. A minimum setback of 30 feet from top of slope and an
average setback of 30 feet should be provided from the edge
of the pad where the structure is in public view. Setbacks
and building heights should be varied from the top of 2:1
slopes to maintain ratios of 1.75:1 below significant
ridgelines. See the illustrations below.
Public View I Top of
Prominent
R;deA;nP
City of
Santa Cladta
Ridgeline
Preservation
and Hillside
Development
Guidelines
January 1992
II. Design
Guidelines
Page 17
C. A minimum of 25% of the units should be single story when
the housing is in the public view from arterial roads and
major public spaces. Where two-story units are utilized,
they should be architecturally designed so that only one
story is exposed to public view.
2. Building Style
The use of hillside adaptive architecture is encouraged on
individual custom lots in areas of 30% slope or greater. Structure:
should be set back from right-of-way a minimum of 20 feet. Step -
building foundations. may be required to minimize grading, and
grading should be limited to driveway and footprint area of
building. Lot development should be sited on the least sensitive
portions of the site to preserve landforms,vegetation and
geotechnical features. See the diagrams on the following page.
An architectural style which is compatible with the community and
the hillside character and theme of the area should be encouraged.
A variety of roof orientations and types which emphasize roof
pitches reflecting the overall slope of the. hillside are encouraged.
Enhanced architectural elevations where the rear or side of units
face public view should be required. The hilltop architecture of
City of
Santa Clarita
Ridgeline
Preservation
and Hillside
Development
Guidelines
January 1992
H. Design
Guidelines
Page 18
units should be restricted to avoid massive wall and monotonous
patterns of building silhouettes.
City of
Santa Clarifa
The dimensions of a building parallel to the direction of the slope
Ridgeline
should be maximized in order to limit the amount of cut and fill
Preservation
and to better fit the home to the natural terrain.
and Hillside
Development
Terraced decks do not increase the building's bulk, overhanging
Guidelines
decks make the building seem more massive. Terraced decks
should be included in the application submittal requirements for
January 1992
plan approval and cannot, under any circumstances, be built
outside of privacy walls or on slopes which are a part of HOA or
LMD areas.
As a general rule, structures should be clustered to respect and
adapt to the.existing topography. Flexible siting techniques such as
varying the position of the buildings and varying the sizes of the
lots should.be utilized.
Massing Architecture whew
landfonns are Most
Conducive (i.e., flat, natural areas)
Views of significant visual features from public vistas such as
primary or secondary ridges, as seen from both within and outside
a hillside development, should be preserved. Buildings should be
oriented to allow view opportunities without the sacrifice of
residential privacy. All significant public vistas or view corridors
as seen from a secondary, collector or major arterial should be
protected.
Preserve Vistas Internal
to Distant Hills
II. Design
Guidelines
Collector
Road
Hillside adaptive architecture should be terraced to follow the
slope.. Exterior structural supports and undersides of floors and
decks not enclosed by walls are discouraged but may be permitted
Page 19
if fire safety and aesthetic considerations have been adequately
addressed. Exterior flood lighting for safety should be located and
shielded so as not to shine on adjacent properties. Decorative
lighting to highlight a structure should be avoided.
Over -emphasized vertical structures disrupt the natural silhouette
of the hillside; therefore, structures should be designed so that the
slope angle of the roof pitch is generally at or below the angle of the
natural hillside or manufactured slope. See the illustration below.
i
8' 'e to
The use of natural materials and window placement insmall
increments creates interesting small-scale patterns and is
encouraged. Massing of structural elements, such as large roof
areas, should be broken up to approximate the natural slopes. See
the illustration below.
Hilltop Architecture
Retention of Wllside
Character atd Natural Slooe
View from below
Sereeaed by Additional
Building Setback
Additional Bu
Setback
r.stdacepe enhanw
hilltop and hides
as and fill.
City of
Santa Clarita
Ridgeline
Preservation
and Hillside
Development
Guidelines
January 1992
If. Design
Guidelines
Page 20
3. Materials and Color
Colors and materials which blend with the natural surroundings,
especially earthtones and indigenous materials, should be
encouraged. The use of indigenous rocks for walls, accent entry
treatments and paving is encouraged. The color, material and
texture palette should be reinforced with compatible landscaping.
4. Fencing
Location and alignment of fences should conform to the natural
topography of the area and be softened with landscaping.
5. Patios, Pools, Trellises and Andllary Structures
1'atios, pools, trellises and ancillary structures should be screened
from public view or designed within the housing area. All
structures exceeding three feet (3') in height or intended to be
viewed from public areas and streets should be reviewed at the
staff level to determine further design review.
6. Water Storage Tanks
Water tanks are to be recessed into the existing land form where
possible. This process will allowthe natural terrain to do some of
the necessary screening. The exposed -to -view portions of water
tanks should be screened with both trees and shrubs. The selection
of materials should provide a multi-level of foliage that will
substantially screen the tank(s) but will not appear as a hedge.
Several levels of shrub and tree foliage can be obtained by using
different types of trees and shrubs rather than different sizes of
containers planted. The color of water tanks should be selected so
as to blend with the surrounding environment and provide the
least conspicuous visual impact.
City of
Santa Clarita
Ridgeline
Preservation
and Hillside
Development
Guidelines
January 1992
II. Design
Guidelines
Page 21
III. Definitions
Following are definitions of terms used throughout the Ridgeline Preservation
and Hillside Development Guidelines.
Balance The cutting and filling of a site which does not require the
export or import of earth material
Building Height Height refers to the vertical dimension from the lowest point
Erosion The process by which the soil and rock components of the
earth's crust are worn away and removed from one place to
another by natural forces such as weathering, solution and
transportation
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.
City of
Santa Clarita
Ridgeline
Preservation
and Hillside
Development
Guidelines
January 1992
III. Definitions
Page 22
of the building, structure or wall exposed above the ground
surface to the highest point of the roof, parapet wall or
uppermost part. Chimneys, vents or.utility service struc-
tures shall not be included in the measurement of vertical
dimensions.
Canyon
A deep, narrow landform having high, steep slopes
Contour
A line drawn on a plan which connects all points of equal
elevation
Cut
The excavation or removal of earth material, including soil
and rocks
Cut and Fill
The excavating of material in one place and depositing of it
as fill in an adjacent place
Detritus
The accumulation of organic material or duff under trees
and vegetation
Dwelling Unit
One or more rooms and a single kitchen, designed for
occupancy by one family for living and sleeping purposes
Elevation
Height or distance above sea level
Erosion The process by which the soil and rock components of the
earth's crust are worn away and removed from one place to
another by natural forces such as weathering, solution and
transportation
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.
City of
Santa Clarita
Ridgeline
Preservation
and Hillside
Development
Guidelines
January 1992
III. Definitions
Page 22
Fill
Placement of earth material, including soil and rocks, over
City of
original earth material
Santa Clarita
Floor Area
the sum of the gross horizontal areas of the several floors of
Ridgeline
the building measured from the exterior faces of the exterior
Preservation
and Hillside
walls, excluding exterior balconies and porches and not
Development
including interior parking spaces, loading spaces for motor
Guidelines
vehicles, any space where the floor to ceiling height is less
than six feet and attics and mechanical penthouses, provided
. January 1992
there are no usable rooms or windows or the mechanical
penthouse area is used exclusively for mechanical equip-
ment
Grade
The vertical location of the ground surface
Grading
Excavating, filling or movement of earth material which
alters the original grade
Headed-up
The removal of all low side branches and foliage
Hill
An elevated landform with a rounded top
Hillside
Sloping land with a rise or fall of more than one (1) foot
vertically for each ten (10) feet horizontally (10% slope)
Natural Slope
A natural slope is a slope which is not man-made. A natural
slope may retain the natural vegetation during adjacent
grading operations or it may be partially or completely
removed and replanted. A natural slope is a slope which
has not been graded nor the surface manufactured in any
manner other than by natural forces.
Natural
Vegetation
Indigenous plants occurring on a site under natural condi-
tions
Open Space
Land not covered by buildings, including such areas as
private yards, landscaped areas, slopes, natural areas, com-
III. Definitions
mon areas, greenbelts or parks
Pad
A graded flat area to accommodate buildings
Retaining Wall
A structure to hold a mass of earth material at a higher
position
Ridge
The top portion of a landform such as a hill or mountain
Page 23
Right-of-way
An area of land, either public or private, on which an irrevo-
City of
cable right of passage has been recorded for the use of
Santa Clarita
vehicles and/or pedestrians
Ridgeline
Soil
Naturally occurring material for the growth of plants on the
and Hr Il�den
surface of the earth composed of organic and mineral matter
Development
Slope
An inclined ground surface, the angle of which is expressed
Guidelines
as a ratio of horizontal distance to vertical distance
January 1992
Story
That portion of a building included between the upper
surface of any floor and the upper surface of the floor next
above, except that the topmost story shall be that portion of
a building included between the upper surface of the top-
most floor and the ceiling or roof above
Topography
The surface relief or slope of any given area of land
Toe of Slope
The bottom point of a slope
Top of Slope
The highest point of a slope which transitions into a flatter
area
Vegetation Growing plants
Viewshed Areas or development which can be viewed from arterial
roads; freeways, major collector roads and public gathering
places such as major shopping centers, etc
III. Definitions
Page 24
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.FOLLOVS:
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 and plans for development review. Gen-
eral 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
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
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 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 Ordinmice
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-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. Innovative Applications
To recognize that decisions may need to be made in individual developments to
balance achievement of the City's General Plan goals, and 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 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 poollspa 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 rail 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.
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
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 orimprovements 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. Encroachments may be granted if the
Planning Commission finds that the 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 re-
viewed 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. Innovative Applications for Significant Ridgelines
Certain uses may be permitted on significant ridgelines to promote the public health,
safety and general welfare. Such uses or development may include but shall not be
limited to the following:. innovative development alternatives, apiaries, aviaries,
historical landmarks, observatories, open space/conservation areas, parks and recre-
ation areas, publicly and privately -operated transmission facilities, public street
access (including utility extensions underneath the street), public buildings, recre-
ational camps, riding academies or stables, trails and water tanks (screened).
1. Criteria for Innovative Applications
Encroachment onto a significant ridgeline shall be permitted when the Plan-
ning 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
Ridgeline, Preservation and Hillside Development Ordinance
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 different than
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,
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.I 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 1
below, shall be illustrative of a perimeter ridgeline shielding from
public view areas.)
area mnoniled i shlaaed Imm
Public . ' or preserved t view
to protea '
Yew I publleviews
development
first ridge on shielded ridge
Public protects view
Vrew b development
Figure 1
City of Santa Clarita
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*
208.7• +\ %a Slope / _1)
1 x 208.7'
43560** 1 *,r4-3560**
** 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".
City of Santa Clarity
Ridgeline Preservation and Hillside Development Ordinance
March 1992 •. Page 8
Sopa of 10%. 5.00 dulac 208.71'x 208.71'.63,658.86 aq.s.. 1.00 acre
..: �wA\�`w 6.00 dwallMo untie 5.00 dWae
ry.
Slope of 25%- 3.13 dulac
208.71' x 333.60'.69,518.53 aq.%-1.60 acre
3.13 dWaC
Slaps of 25%- 3.13 dWac 208.71'x 208.71'.43,559.88 sq.a..1.00 acre
Figure 2
Ain9 wits - 3.13 d1dac
I acre
1. Criteria for Innovative Design Applications
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
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
Slope RH RMH RM RS RL RVL RE Slope 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%
24.38%
48.75%
23.75%
47.50%
23.13%
46.25%
22.50%
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
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
0.80
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%
1 20.00%
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
1450
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%
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
250
1.32
1.27
1.21
1.16
1.10
0.60
0.58
0.55
053
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%
27.5090
1 13.13%
26.25%
1 12.50%
25.00%
31%
32%
33%
34%
35%
13.30
12.60
11.90
11.20
1060
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
0.23
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
3.58
3.30
3.03
2.75
1.75
1.63
150
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%
1 66.188M
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
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% .
47%
48%
49%
2.50%
5.00%
1.88%
3.75%
1 1.25%
2.50%
0.62%
1.25%
150%+1
0.50
0.40
0.25
0.10
0.05
0.03
0.01
50%+
1 0.50% 1
1.00%
11/26/91
City of Santa Clarita
Ridgeline Preservation and Hillside Development Ordinance
March 1992 .. Page 11
L Division or 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 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 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'
5' min.
4'
Landscape
—R.O.
5'
Figure 5 Figure 6
2:1 Maximum
Slope
City of Santa Clarita
Ridgeline Preservation and Hillside Development Ordinance
Match 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
3
6'
'
a max.
byev'e Private Yard
Figure 7
City of Santa Clarita
Ridgeline Preservation and Hillside Development Ordinance
March 1992 — Page 14
P.L. Masonry, or
Wrought -iron
i Fence
6'
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.).
loon' Maximum
Maintenance Access Easement Separation
Figure 9
City of Santa Clarita
Ridgeline Preservation and Hillside Development Ordinance
March 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 Chita
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
wom away andmoved 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 -trade, 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 Senna 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.
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 24th day of March , 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. 92-3
was regularly introduced and placed upon its first reading at a
regular meeting of the City Council on the 10th day Of March ,
1992. That thereafter, said Ordinance .was duly adopted and passed
at a regular meeting of the City Council on the 24th day
of March , 1992, by the following vote, to wit:
AYES: COUNCILMEMBERS: Boyer, Darcy, Beidt, Klajic
NOES: COUNCILMEMBERS: None
ABSENT: COUNCILMEMBERS: None
ABSTAIN: COUNCILMEMBERS: McKeon