HomeMy WebLinkAbout1992-02-11 - AGENDA REPORTS - RIDGELINE PRESERVATION ORD (2)AGENDA REPORT
City Manager App
Item to be presented W*, i
PUBLIC HEARING
DATE: February 11, 1992
SUBJECT: Ridgeline Preservation and Hillside Development Ordinance and
Guidelines
Resolution Number: 92-21
Ordinance Number: 92-3
DEPARTMENT: Community Development
BACKGROUND
On.. January 7, .1992, the Planning Commission adopted Resolution P92-04
recommending the approval of the proposed Draft Ridgeline Preservation and
Hillside Development Ordinance and Guidelines. The proposed ordinance and
guidelines represent a major implementation measure of the City's General
Plan and the culmination of a substantial amount of progress and cooperative
work with a citizen activist group and a developer technical committee.
The, significant highlights of the draft ordinance and guidelines include: A
to percent, average slope designation for beginning application of the
ordinance regulations; a hillside plan review permit process; a slope density
formula and corresponding density chart for determining the maximum density
for proposed development projects and an added exception allowing up to 70
percent of the mid -point density for residential projects. In addition, the
ordinance and guidelines include numerous qualitative standards for landform
grading, retaining walls, landscaping, erosion control, architecture and site
planning.
PLANNING COMMISSION ACTION
During the Planning Commission public hearings on the project, the major
issues that were raised regarding the ordinance and guidelines were: ten
percent average slope as the beginning slope designation for application of
the ordinance regulations, exceptions from the slope density chart and
flexibility for projects which can meet the intent of the ordinance but do
not comply with specific requirements of the ordinance and guidelines.
On December 12, 1991, the Planning Commission arrived at a consensus on the
issues relative to the ordinance and guidelines and directed staff to return
to a continued public hearing on January 7, 1992 with a final revised copy of
the draft ordinance and guidelines. The Planning Commission unanimously
recommended approval of the ordinance and guidelines.
Adopted: _,f44,, 4 9 2 �, — g�Agenda Item:
Adopt the Planning Commission's recommendation and;
1. Conduct a public hearing on the proposed Ridgeline Preservation and
Hillside Development Ordinance and Guidelines including the Significant
Ridgelines Map;
2. Receive public testimony;
3. Close the public hearing;
4. Introduce Ordinance No. 92-3; waive further reading and pass to the
second reading;and
5. Approve the Ridgeline Preservation and Hillside Development Guidelines by
adoption of Resolution 92-21.
Ordinance No. 92-3 (summary)
Resolution 92-21
Ordinance - January 1992 (full copy)
Guidelines - January 1992
LMH:BCA:263
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6.
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10
PUBLIC HEARING PROCEDURE
Mayor Opens Hearing
a. States Purpose of Hearing
City Clerk Reports on Hearing Notice
Staff Report
(City Manager)
or
(City Attorney)
or
(RP Staff)
Proponent Argument (30 minutes)
Opponent Argument (30 minutes)
Five-minute Rebuttal (Proponent)
a. Proponent
Mayor Closes Public Testimony
Discussion by Council
Council Decision
Mayor Announces Decision
� DFY34[il 0C13 � M � [13W]'4"
A RESOLUTION OF THE CITY COUNCIL OF
THE CITY OF SANTA CLARITA, CALIFORNIA
APPROVING THE RIDGELINE PRESERVATION
AND HILLSIDE DEVELOPMENT GUIDELINES AND
FINDING THE GUIDELINES CATEGORICALLY EXEMPT
WHEREAS, THE CITY COUNCIL OF THE CITY OF SANTA CLARITA DOES HEREBY RESOLVE
AS FOLLOWS:
SECTION 1. The City Council does hereby make the .following findings of
fact: '
a. On June 25, 1991, the City Council of the City of Santa Clarita
adopted a comprehensive General Plan which addresses policies, goals and
objectives regarding ridgeline preservation and hillside development and
identifies the preparation of. standards and guidelines for hillside
development and ridgeline preservation as primary implementation tools for the
General Plan.
b. On October 30, 1991, the City Council conducted a study session to
receive and consider an overview of the Draft Ridgeline Preservation and
Hillside Development Ordinance (the "Ordinance") and . Guidelines (the
"Guidelines").
C. Planning Commission conducted public hearings on the draft Ordinance
and Guidelines on October 15, November 14, December 3 and 12, 1991. The
Planning Commission recommended the approval of the proposed Ordinance and
Guidelines, at its meeting of January 7, 1992.
d. The intent of the Guidelines is to provide design measures to be
applied to proposed hillside projects for grading, drainage, landscaping, fire
safety, architecture and site planning in compliance with the goals and
objectives of the Ordinance so as to provide quality development which is
sensitive to the City's hillside areas.
SECTION 2. Based upon the findings of fact and upon studies and
investigations made on behalf of the City Council, the City Council further
finds as follows:
a. At its meeting of February 11, 1992, the City Council considered.the
staff report and corresponding environmental documents including the
Categorical Exemption for the project.
b. The project does not have the potential to adversely affect the
environment.or resources under the protection of the California Department of
Fish and Game, and no significant impacts are anticipated as a result of the
use of the design guidelines.
C. 'The Draft Ridgeline Preservation and Hillside Development Guidelines
were reviewed together with the Draft Ridgeline Preservation -and Hillside
Development Ordinance pursuant to the provisions of the California
Environmental Quality Act (CEQA). This project will not have an adverse
effect, neither individual or cumulative on the environment, and has found the
project to be de minimis in its effect on fish and wildlife resources. Staff
has further determined that this project is Categorically Exempt from the
preparation of environmental documents under Sections 15307 and 15308 of the
CEQA Guidelines, Actions by Regulatory Agencies for the Protection of Natural
Resources and Actions by Regulatory Agencies for the Protection of the
Environment.
d. A special display advertisement public hearing notice was published
in the newspaper and public hearing notices were duly posted regarding the
time, place and the substance of the public hearing on the Ridgeline
Preservation and Hillside Development Ordinance and Guidelines including the
Significant Ridgelines Map.
e. As required_ by the State of California, the Ridgeline Preservation
and Hillside Development Ordinance and Guidelines, and the Significant
Ridgelines Map, implement the applicable goals, policies and objectives of the
General Plan, and are therefore, consistent with the General Plan.
f. The project is necessary to implement ridgeline preservation and
hillside development regulations within the City, for the protection of
certain natural resources and the protection of the environment.
SECTION 3. Based upon the foregoing facts and findings, the City
Council hereby determines that:
a. The City Council hereby finds that the Ridgeline Preservation and
Hillside Development Guidelines document is exempt from the provisions of the
California Environmental Quality Act by Categorical Exemption, pursuant to
Sections 15307 and 15308 of the California Environmental Quality Act.
b. The City Council does hereby approve the-Ridgeline Preservation and
Hillside Development Guidelines as referenced in Section 17.80.030.C. of the
Ridgeline Preservation and Hillside Development Ordinance to be effective
concurrent with the effective date of the Ordinance..
PASSED, APPROVED AND ADOPTED this 11th day of February, 1992.
Jill Klajic, Mayor
ATTEST:
Donna M. Grindey, City Clerk
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES) as
CITY OF SANTA CLARITA)
I, Donna M. Grindey, DO HEREBY CERTIFY that the above and foregoing
Resolution was duly adopted by the City Council of the City of Santa Clarita
at a regular meeting thereof, held on the 11th day of February, 1992 by the
following vote of Council:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
Donna M. Grindey, City Clerk
BCA:244
CITY OF SANTA CLARITA
NOTICE OF PUBLIC HEARING REGARDING A PROPOSED ORDINANCE NO. 92-3
ADDING THE PROPOSED RIDGELINE PRESERVATION AND HILLSIDE
DEVELOPMENT ORDINANCE TO THE
SANTA CLARITA MUNICIPAL CODE AND RELATED GUIDELINES
PUBLIC NOTICE IS HEREBY GIVEN:
A Public Hearing will be held before the City Council of the City of Santa
Clarita to consider a proposed ordinance and guidelines for ridgeline
preservation and hillside development within the City's hillside areas.
Public testimony regarding the proposed ordinance and guidelines will be heard
by the City Council in the City Hall Council Chambers, 23920 Valencia
Boulevard on.the eleventh (11) day of February 1992 at or after 6:30 p.m.
The intent of the Draft Ridgeline Preservation and Hillside Development
Ordinance and Guidelines is to implement the General Plan. The proposed
ordinance and guidelines regulate the density of residential, commercial and
industrial development and provide standards and guidelines for grading,
landscaping, fire safety, architecture and site planning for projects proposed
in hillside areas of the City. The proposed ordinance also contains
regulations and a map of significant ridgelines.
The City Council may decide to amend the proposed ordinance and or guidelines
based upon testimony and other information at the public hearing. The City
Council may recommended revision of the proposed ordinance and/or guidelines
in any lawful manner deemed appropriate regarding the regulation of ridgeline
preservation and hillside development.
This project is categorically exempt pursuant to the California Environmental
Quality Act Guidelines, Sections 15307 and 15308, actions by regulatory
agencies for the protection of the environment and natural resources, and is
available for review at:
The City of Santa Clarita
Department of Community Development
Santa Clarita, CA 91355
23920 Valencia Boulevard, Ste. 300
If you wish to challenge the action taken on this matter in court, you may be
limited to raising only those issues you or someone else raised at the public
hearing described in this notice, or in written correspondence delivered to
the City of Santa Clarita at, or prior to, the public hearing.
For further information regarding this proposal, .you may contact the City of
Santa Clarita, City Clerk's Office or the Department of Community. Development,
23920 Valencia Blvd., Third Floor, Santa Clarita, CA 91355; Telephone: (805)
255-4330.
Donna M..Grindey, City Clerk
----------------------------------------------:-------------------
Posted: Santa Clarita City Hall Published: The Newhall Signal
Sheriff's -Department on Jan. 19, 1992
Santa Clarita Post Office
BCA:237
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
N
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......................................9
3.
Fire Protection/Fuel Modification...........................................10
4.
Maintenance of Fire Modification Areas.................................14
5.
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....................................................................21
4. 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 Development 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.
I. Introduction
Pagel
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.
Q
[-M
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 Clorifa
Ridgeline
Preservation
and Hillside
Development
Guidelines
January 1992
II. Design
Guidelines
Page 2
1 \L,5
Variety in slope bank
gradients creates a
"natural" appearance
more resembling
nature.
Round off
cutedgesto
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
Build ng
Sctback
City of
Santa ClQfita
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.
100
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
Requirements
Transition Radius
at Toe of Slope
30' Height Maximum
Preferred
City of
Santa Clarita
Ridgeline
Preservation
and Hillside
Development
Guidelines
January 1992
II. Design
Guidelines
Page 4
3. Retaining Wall Guidelines
Along a public right-of-way or publicly -viewed areas, decorative
facing and coloring or textual relief in combination with
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
Area
R.O.W.
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
Rock -lined Swale, or
Colored Concrete to Match
the Existing Terrain and Soil
City of
Santa Clarita
Ridgeline
Preservation
and Hillside
Development
Guidelines
January 1992
II. Design
Guidelines
.1 1 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.
Seethe illustration on the following page.
City of
Santa Clarita
Ridgeline
Preservation
and Hillside
Development
Guidelines
January 1992
It. Design
Guidelines
Page 6
City of
Santa Clarita
Ridgeline
Preservation
and Hillside
\\�\
Development
Guidelines
January 1992
Round off Split Roadway Sections
Cut Slopes to Accomodate Grade
Change
Roadway
Roadway..,
`Y
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
il. Design
City, to reduce the burden of large, planted slopes and to insure
Guidelines
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.
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
and Hillside
community. Plants should be chosen or prohibited based on their
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*"*
NCN
Aptenia cordi folia 'Candy Apple'**
Candy Apple Ice Plant
Arctostaphylos utu-ursi***
Prostrate Manzanita Bearberry*"
Arctotheca calendula'
Capeweed
Argemone munita*
Prickly Poppy
Atriplex semibaccata***
Australian Saltbush**
Baccharis pilularis 'Centennial"
Coyote Brush
Baccharispilularis 'Twin Peaks'***
Coyote Brush
Ceanothus griseus 'horizontalis"
Carmel Creeper Lilac
Cistus crispus"*
Descanso Rockrose
Cistus salvifolius**
Sageleaf Rockrose
Cotoneaster horizontalis***
Rockspray Cotoneaster
Cotoneaster'Lowfast"
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
Lotus scoparius*
Deerweed
Lupinus panus***
Lupine
Mahonia neoinii*`
Nevin's Barberry
Mimulus puniceus*
Monkey Flower
Myoporum pacificum*'
Trailing Myoporum
Oneothera berlandieri*
Mexican Evening Primrose
Phacelia perryi*
Perry's Phacelia
Rosamarinus officinalis 'Prostratus'*
Trailing Rosemary
Ribes viburnifolium*
Catalina Perfume
Rubus ursinus*
California Blackberry
Santolina wens**
Desert Button Flower
Tricosfema lanatum"
Wooly Blue Curls
It. 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
Irregularvisual Plane
in CmssSection .
=N /
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 lots
(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
11. 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.)
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
egenuoo
aifiuuw
Tnvn
City of
Santa Clarita
Ridgeline
Preservation
and Hillside
Development
Guidelines
January 1992
II. Design
Guidelines
Page i l
Existing Creases and Native
Vegetation Maintained u
V or Lower
Fuel Modification Section Diagram
Undisturbed Native Vegetation
outside of Fuel ModiGcan.
Typlcat Exlsdng Chaparral Shrubs Tunes
Headed up to 6' and Glared at
Spacing Shown
Seeded Low -fuel planting
Maintained at 2' or Lower
a
Q
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 ovata), 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 Clarita
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 all 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 1.5:1 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.
II. Design
Guidelines
Page 13
Fuel Modification / Pruning Diagram
An
S
�_Nr
rt,/ ;
n
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.
Parallel to
Slope
Foliage Removed
from Main Trunk
4. Maintenance of Fire Modification Areas
The width 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
11. 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 (4") 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. Afterthis 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
II. Design
Department to request an inspection of their property
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
iii. Unless modified by the Fire Prevention Bureau or the
City of
Fire Marshal of the City of Santa Clarita, Spring
Santa Clarita
maintenance should begin no later than May 1st and
be completed no later than June 1st, and Autumn
Ridgeline
maintenance should begin no later than November 1st
Preservation
and be completed no later than December 1st.
and Hillside
Development
Guidelines
iv. The Fire Prevention Bureau or the Fire Marshal of the
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_ andpads 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.
II. Design
7. Slope/Landscape Maintenance
Guidelines
Homeowners Associations (HOA's) and AssessmentDistricts or other
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
37 min.
of
30'
Prominent
Ridgeline
Measurement taken
from Ridge of structure
1.75
City of
Santa Clorita
Rldgellne
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. Structures
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. Seethe 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
If. Design
Guidelines
Page 18
units should be restricted to avoid massive wall and monotonous
patterns of building silhouettes.
City of
Santa Clarita
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
Guidelines
Terraced decks do not increase the building's bulk; overhanging
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.
Yom., mnr
Massing Architecture where r�''^w- �rN"" y
Landfotms 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, shall be preserved. Buildings shall be
oriented to allow view opportunities without the sacrifice of
residential privacy. All significant public vistas or view corridors
as seen from a secondary, collector or major arterial shall be
protected.
Preserve Vistas Internal
to Distant Hills
y
II. Design
Guidelines
Collectas
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.
Slope Angle W
Roof Pitch
The use of natural materials and window placement in small
increments creates interesting small-scale patterns and is
encouraged. Massing of structural elements, such as large roof
areas, should be broken up to approximate the natural slopes. See
the illustration below.
Retention of Hillside
(`,bpeeiwm nM
W.' I I QI_
Hilltop Architecture
View from below
Screened by Additional
Setback
L=dw,ve enhanm
hilltop and hides
cin and fill.
City of
Santa Clarita
Ridgeline
Preservation
and Hillside
Development
Guidelines
January 1992
II. Design
Guidelines
Page 20
3. Materials and Color
City of
Colors and materials which blend with the natural surroundings,
Santa Clarita
especially earthtones and indigenous materials, should be
Ridgeline
encouraged. The use of indigenous rocks for walls, accent entry
Preservation
treatments and paving is encouraged. The color, material and
and Hillside
texture palette should be reinforced with compatible landscaping.
Development
Guidelines
4. Fencing
Location and alignment of fences should conform to the natural
January 1992
topography of the area and be softened with landscaping.
5. Patios, Pools, Trellises and Ancillary Structures
Patios, 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 allow the 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.
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
Preservation
the building measured from the exterior faces of the exterior
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
Preservation
and Hillside
surface of the earth composed of organic and mineral matter
Development
Guidelines
Slope
An inclined ground surface, the angle of which is expressed
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
.�l
Santa Clarita Valley Chamber of Commerce
23920 Valencia Blvd., Suite 125
Santa Clarita, CA 91355 • (805) 259.4787 • FAX (805) 259-8628
STATEMENT TO CITY COUNCIL
SUBJECT: HILLSIDE DEVELOPMENT ORDINANCE
DATE: FEBRUARY 11, 1992
Dear Mayor and Council Members:
The Santa Clarita Valley Chamber of Commerce is deeply concerned about
the proposed hillside development ordinance. While our Chamber
strongly supports efforts to improve the quality of life for our
Valley residents, we believe the proposed ridgeline preservation and
hillside development ordinance is far too stringent and concentrates
strictly on reducing density rather than emphasizing quality. The
impact of the proposed slope density formula makes hillside housing,
which applies to most housing in our Valley, much more expensive.
While the Chamber is concerned about the impact housing prices will
have on the relocation of businesses, we are also concerned about the
economic impact the hillside ordinance will have on commercial and
industrial property. Certainly, Valencia Corporate Center is a prime
example of quality commercial development, with Baxter Pharmaseal and
soon -to -come U.S. Borax and Kaiser Permanente. We do not want to see
prospective businesses scared away from the Santa Clarita Valley
because of stringent controls that do little to emphasize the quality
of the development.
This issue is very important to the economic future of this city, and
we urge you to work with the Technical Committee to develop an
equitable ordinance to fit with the Uniform Development Code.
"An Accredited Chamber of Commerce"
February 11, 1992
Ms. Jill Klajic, Mayor
City Council Members
City of Santa Clarita
23920 Valencia Blvd., Suite 300
Valencia, Ca. 9135r
Re: Ridgeline Preservation & Hillside Development Ordinance & Guidelines
Dear Mayor:
As many of you are aware, numerous meetings and many hours have been
spent on this ordinance. Some of those meetings consists of the following:
1. public meetings conducted by the planning staff & consultant
2. Planning Commission hearings
3. meetings between the developers' technical committee & the planning
staff & consultant
4. meetings between the citizens' technical committee & the planning staff
5. a consensus meeting (which was requested by the Planning Commission)
composed of 2 Planning Commissioners, the developers' technical committee,
the citizens' technical committee and the planning staff.
Following the December 30, 1991 consensus meeting, the Planning Commission
held it's regular public meeting and approved the Ordinance and sent it
forward to you for your acceptance.
I strongly urge you to approve this ordinance without any changes to the
items that have already been discussed and decided in the above mention-
ed meetings. During these discussions the developers' technical committee
has attempted to change the 10% average slope threshold to higher numbers
and also eliminate the density chart from the ordinance. Your consultant
and your staff are opposed to these changes and recommended the Plann-
ing Commission retain them as written.
page 2
The Planning Commission approved, after thorough discussion, this ordinance,
as you now see it.
The 10% average slope threshold is more than generous and must be retain-
ed. The density chart must also be retained as part of the ordinance. To
place the density chart in the Guidelines is like not having the chart
at all. The chart must be included in and part of the ordinance itself.
Thant: you for your consideration of this matter.
Sincerely,
'jf
Ed Dunn
15414 Rhododendron Dr.
Canyon -Country, Ca. 91351
'A. -I
February 11, 1992
Ms. Jill Klajic, Mayor
City Council Members
City of Santa Clarita
23920 Valencia Blvd., Suite 300
Valencia, Ca. 91355
Re: Ridgeline Preservation & Hillside Development Ordinance & Guide-
lines
Dear Mayor & Council Members:
Since this is a community with many hills, we should be looking out
for the rights of our citizens that will buy homes on these hills.
Their views should be protected! The.problem of trees and shrubs
that might encroach on their views should be addressed. These should
be limited in height and maintained with a heigth limit. I suggest
that the proper wording should be,included in this ordinance to
effect that end. Section K. -.Landscape Design seems a good place to
insert it. Typical words to be inserted could be "no landscaping
or vegetation should be planted or cultivated to result in a -height
that would obscure or impinge a view of a property that was pur-
chased as a premium lot with a view. This also applies to any structures.
Thank you for your consideration.
Sincerely,
, /
Joan Dunn
15414 Rhododendron Dr.
Canyon Country, Ca. 91351
FEB 11 '92 17:22 CB -SFV 818-907-4676
CD COMMERCIAL
REAL ESTATE GROUP, INC.
RRDKRRAD! AND MANAGEMENT
MROKERAGESERVIGES
February 11, 1992
Mayor Jill Klajic
City of Santa Clarita
23920 Valencia Blvd.
City of Santa Clarita, CA 91355
RE: PROPOSED RIDGELINE PRESERVATION AND HILLSIDE
DEVELOPMENT ORDINANCE
Dear Mayor Klajic:
We are in receipt of the City's proposed Ridgeline Preservation and Hillside
Development Ordinance. Upon first review, it appears that the ordinance
Presents standards and guidelines for hillside development. However, after
further review it seems clear that the ordinance is intended to stop
development rather than focus on quality development.
P.2
®CB
COMMERCIAL
RIUNDED 1906
The slope density formula and chart seem extremely confusing. It appears that
arbitrary reductions in density are tied with the average slope of the
property. As commercial and industrial brokers, we deal with many small and
large firms who wish to locate businesses in the Santa Clarita Valley. The
ordinance as written would discourage and confuse many of these businesses from
locating within the City, especially since the ordinance basically requires
more land to build the same facility in the City than outside the City
boundaries.
Moreover, the residential portion of the ordinance appears to only allow large
lot developments and would discourage the variety of housing types critical in'
supplying a housing base for the business community. At a time when every city
should be doing their part to keep businesses in California, with an ordinance
such as this, the City of Santa Clarita is sending out a strong message that
they arc not sympathetic to business needs.
The ordinance should focus on design standards rather than density reductions.
Please reconsider this ordinance as it will have major impacts to the future
residential, commercial and industrial growth within the City.
Sine rely,
2wis C. Horne Doug Sonderegger
Senior Vice President Senior Vice President
(818)-907-4614 (818) 907.4607
LCH/DS/CP:sjf
cc: City Council
Craig Peters
Vice President
(818) 907-4616
15301 VENTURA BOULEVARD. SUITE 120.. SHERMAN OAKS. CALIFORNIA 91403.3157
February 11, 1992
The.Honorable'Jill Klajic.
Mayor,;City of.Santa Clarita
23920 Valencia Blvd_,; -Suite 300 "
Santa Clarita, CA 91355
Subject: Ridgel:ne Presentation.and Hillside Development Ordinance
Dear Mayor'Klajic:
We are in receipt of the'City's Ridgelixie Preservation and Hillside
Development Ordinance; to'be:deliberated.at•tonight"'s City Council
meeting. After'reviewingthe.ordi#atice;"we are very concerned of
it's r,*ifications ' to the development industry.. Not only does, -the '
ordinarice'severely restrict• residential. development, it. also will.
be detrimental to feta rf : ':commercial-,' office: 'and.- industrial.
develogment.. =
We are In support af"requi'rin9 quality hillside development within
the Cxty' limits," however, we', oppose -tlie arbitrary. density
reductions as dictated' by the- ordinance:- -'.Additionally, the' 10$ .
threshold is" extremely. conservative -since -i! --majority bf the-'
developable, property ' in •'the City fa7.l.s" under this 'category:
Furthermore, it . is 'our'•, understanding ' that . a: •Committee which
includes the development' industry, as -well as local =plannei~s and'
engineers has offered.recommendations ori the ordinance. We urge
you .to include.. tie =recomidndations 'of `the •committee and "to
carefuYly consider. the long .td!tin effects 'of 'of this"•ordinance. before
it is approved_
Sincerely, "
• S' _
Biian'Catalde
BC/dh..
Cci City Council Kembers:.
Carl .Boyer
.JoAnne Darcy _
Jan Heide
' Lyti'n' Harris . (Deputy City Manager)
I4 -M 15th Street, Suite 100, Scdta-ATDnkQ COPr7da 90404, I'ekphorre (310)393-I431 Fax.C320)3941. 7I
MAddress-0-
mline P - Pr r 7 ;t qa ji kf,4,,, ry*. 4n 6Mn7 77:7 . 1 .
TECHNICAL ADVISORY COMMITTEE
for the City of Santa Clarity
Ridgeline Preservation and
Hillside Development
Ordinance
February 6, 1992
City of Santa Clarita
City Council
23920 Valencia Blvd.
Third Floor
Santa Clarita, CA 91335
Reference: HILLSIDE DEVELOPMENT ORDINANCE AND GUIDELINES
Greetings:
The Technical Advisory Committee is in receipt of the most current edition of the
Ridgeline Preservation and Hillside Development Ordinance, as prepared by J. L. Webb
Planning, Inc. and as approved by the Planning Commission. Please find attached the
comments of the Technical Advisory Committee related to these documents.
These comments are organized in a strike -out and redline format for convenience of your
review. Additionally, all comments are numbered sequentially. so that specific items can be
easily referenced for discussion.
The Technical Advisory Committee looks forward to discussions of the Hillside Regulations
with the goal of achieving an Ordinance which deals with the physical implementation and
visual mitigation of hillside projects, leaving the General Plan to control density.
Your review of the Committee's views and opinions is greatly appreciated.
ORDINANCE 17.80.000
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 offsite and
onsite
senvirews it hillside
quality
areas in order to maintain the identity, image n
of the City.
Section 17.80.020
Applicability
The provisions of the Ridgeline-Preservation and Hillside Development
(11 Ordinance shall be applied to parcels of land having average slopes of 18S{s �0 or
more. The provisions of these regulations shall apply to all projects relating to
grading permits, building permits, parcel maps, tentative tract maps, conditional
use permits, variances and plans for development review. General Plan
Amendments and zone changes affecting hillside land shall also be subject to
review in accordance with the provisions of these regulations.
2/6/92
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
(2) slope of I" N or greater, as determined to be applicable by the
Community Development Director, shall be subject to the issuance of a
permit for Hillside Plan Review.
1. Natural topographic features and appearances shall be conserved
by means of landform grading so as to blend any manufactured
slopes or required drainage benches into the natural topography.
2. Major, natural, topographic 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 prominent landmark features
and are compatible with existing neighborhoods.
4. Building setbacks, building heights and compatible structures and
building forms that would serve to blend buildings and structures
with the terrain shall be utilized.
5. Plant materials shall be conserved and introduced so as to protect
slopes from slippage and soil erosion and to minimize the visual
effects of grading and construction on hillside areas, including the
consideration of the preservation of prominent trees and, to the
extent possible, reduce the maintenance cost to public and private
property owners.
6. Curvilinear street design and improvements that serve to minimize
grading alterations and emulate the natural contours and character
of the hillsides shall be utilized.
Grading designs that serve to avoid disruption to adjacent property
shall be utilized unless offsite agreements can be obtained.
8. Site design and grading that provide the minimum disruption of
view corridors 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 Development 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.
a. Development activities on natural slopes which are greater
(3) than 4A4 M average on all or
part of a subject site
b. Grading excavations or fills or any combination thereof
equal to or exceeding 100 cubic yards, but less than 1,500
cubic yards
2. 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
141 than 45%'0 average on all or part 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 request within its decision-maldng 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 Ridgeline Preservation and Hillside Development Guidelines.
D. Exceptions
Projects which require minor grading or are limited in scope such as those
regarding yard areas for pool/spa construction, landscaping, additions to
existing structures or construction of accessory structures may be
approved by the Director of Community Development through a grading
permit or building permit without Hillside Plan Review. Projects which
require grading of large flat areas, such as tennis courts or riding rings,
may be reviewed by the Planning Division Staff or Development Review
Committee, depending on the amount of grading in slope areas and the
average slope consistent with the levels of hillside plan review as described
in this section.
To encourage innovation and creativity for projects of high quality,
although they do not meet all of the precise conditions of this Ordinance,
there are alternative vehicles for project processing. These include a
planned development, specific plan proposal, variance or conditional use
permit per applicable section of the City Development Code to individually
tailor the design and standards to suit a given site.
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 combination of significant ridgeline criteria as identified in
Section A above. Such primary ridgelines are identified on the
official map entitled "Ridgeline Preservation Map, City of Santa
Clarita, 1992" which is on file in the Community Development
Department.
2. Secondary Ridgelines
Secondary ridgelines are those ridgelines which are characterized
by any combination of significant ridgeline criteria as identified in
Section A above, but are secondary in nature to primary ridgelines
due to the following features.
a. Smaller size and prominence of a feature or branch of a
primary ridgeline
b. Silhouette of a ridgeline against the open sky on a smaller
size hill or silhouette of a ridgeline on a smaller hill which is
back -dropped by a significant ridgeline
Secondary ridgelines are identified on the official map entitled
"Ridgeline Preservation Map, City of Santa Clarita, 1992" which is
on file in the Community 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.
D. Ridgeline Preservation
The Ridgeline Preservation Map identifies generalized areas of significant
ridgelines in the City. 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 preservation of all or part
of such primary ridgeline in its natural state. No engineered slopes,
housing construction, streets, utilities or other man-made features shall be
permitted within primary ridgeline areas. Exceptions may be granted if
the Planning Commission finds that encroachment onto a primary
ridgeline will be in compliance with the criteria in this ordinance.
Secondary ridgelines shall also be considered for hillside development
proposals. Grading in these areas shall be reviewed for conformance with
151 the design criteria of this Ordinance an Q�Fom' a Oil Presersa �o� Arid
1ilils s% ileyeiii metif Crutdefi as reviewed and approved by a Hillside
an
PlReview 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.
(6) 2.a. ii?'"ersficaissi s of significant ridgelines er ari
x�soluign of areas of ridgelines where development 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
occurred and other similar situations.
(7) d Side vastts and Reis p..... of tha prn t sire end
stlrroU ding publ� vtstag,
E. Exceptions for Significant Ridgelines
Certain uses which do not violate the integrity of the ridgeline may be
necessary to provide for public street access, facilities or utilities to
promote the public health, safety and general welfare. Such uses or
development may include but shall not be limited to the following:
apiaries, aviaries, historical landmarks, observatories, open
space/conservation areas, parks and recreation areas, publicly and
privately -operated transmission facilities, public street crossings (including
utility extensions underneath the street), recreational camps, riding
academies or stables, trails and water tanks (screened).
1. Criteria for Exceptions
No exception for encroachment onto a significant ridgeline shall be
permitted unless the Planning Commission, following a public
hearing, issues written findings based upon the following evidence.
a. The proposed use is proper in relation to adjacent uses, the
development of the community and the various goals and
policies of the General Plan.
b. The use or development will not be materially detrimental
to the visual character of the neighborhood or community,
nor will it endanger the public health, safety or general
welfare.
C. The appearance of the use or development will not be at
variance with the appearance of adjoining ridgeline areas so
as to cause depreciation of the ridgeline appearance in the
vicinity.
d. The establishment of the proposed use or development will
not impede the normal and orderly development and
improvement of surrounding property, nor encourage
inappropriate encroachments to the ridgeline area.
e. It has been demonstrated that the proposed use or
development will not violate the visual integrity of the
significant ridgeline area through precise illustration and
depiction as required in sub -section D above, "Ridgeline
Preservation.'
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 exception to development in areas of secondary ridgelines
will be considered and may be approved where the following
findings can be demonstrated and made by the discretionary body.
Such findings shall be in addition to those required pursuant to
Section 17.80.040.E.1 a through e-
3. The visual impacts of the proposed use or development will
be confined 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.)
^eevebpnxm
'� game mntrouM: s+�ieWeC 6wn
PUW : or pmsaved : new
b pmLcl
pubkviewa
Figure 1
Oetebpm t
W9 rage on sh'Weo nage
pmlc new
Pub6e t0 Cerebpmen[
Yvfw
S. 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 City. Council.
F. Hillside Classifications
Hillside categories have been identified by percentage of average slope in
the following categories.
(8) 1. Average slopes under -10% lt) are considered relatively flat and
would not cause any conditions necessary for the implementation of
the Ridgeline Preservation and Hillside Development Ordinance.
(9) 2. Projects with slopes which average above 44% M. or greater
qualify for Hillside Plan Review.
(10) G. Maximum Density - Residential and Commercial/Industrial
Fefeach ef the slepe eategei4es identified, there shag be a eeFFeepsiiding
ma*imufn allewable density. Ti r n . har-« L`:..ure 3 ,.1...ws seven
density ....4........:.......1.:eh a ...1 te- 0 -he —id .. ...7....sity 99the
Genera -1 1 -21g -n. The neeessary r-eduetien in density to maintain a simila
ADDED TO GUIDELINES
ADDED TO GUIDELINES
(12)
pereentage ef slope in Figure 3.
ADDED TO GUIDELINES
(14) 4 Cr-itei fi a F Eyie ..prof...
Notwithstanding the density provisions of this seetiOR aha ilidgehne
r2servattaa axil=$�iPsiDevnmeni Utifdefiii this Ordinance
(16)
a. The hillside development plan shall be in substantial
compliance with all applicable provisions of this ordinance
and the Ridgeline Preservation and Hillside Development
Guidelines.
(17) R The __t .d. .hag be designed to 19....t.. . ..lust
develep he Olusl sung Qf lev ap eni shad 070 -WR in
slope areas of 25% or less; however, clustering of
development in slope areas of 2585 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
(18) and zoning on said portion. Re4ivana 7n cnrrespondFn
(19) e_ T nn event 7. 11 the over-all -7____it'-___"'7 70% .,4.11...mid
point density f th G 1 Plan and z .. the density
... ..... .. �...,.... - ._.. _._ _____tea __ ____-______�
provided in Figure 3, whiehevep is gFeater.
2. For the purposes of this section, clustering shall be defined as the
development of a portion of the project site exceeding the mid -point
density designation or zoning for such portion of the project site.
(20) H Average Slope Caloulation
ADDED TO GUIDELINES
(21)
Density and BuUding Floor Area Ratio Change
3wi-th Re-poentage of Slope
(all numbefs in dwe4ing unit or eammereialAndustr
Al A- o-12 effirea. Patio pep gresr aere)
ADDED TO GUIDELINES
(22) 1- 13iA.4ginn nf-Aaen
(23)
ADDED TO GUIDELINES
ADDED TO GUIDELINES
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 prepared verifying the feasibility of such slopes.
2. The overall shape, height or grade of any cut or fill slope shall be
developed to appear similar to the existing natural contours 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.
4. Where any cut or fill slope exceeds 100 feet in horizontal length,
the horizontal 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
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.
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%.
(24) 8-. Retaining walls in the baek e9the pad on a !at Bhe4l be a maximum
,.P eight feet in height. Retaining walls : the side yer-d- Of A. let
shall be ., maximum of six feet in height. if greater- 1...:ght is
�. o e €eet—a
of fibre djacen}to any right of way,
-
shall be
maximum ef six feet high or- a tetal ef eight feet
if two, four feet
ADDED TO GUIDELINES WITH REVISIONS
(25) �� F4gure 6
ADDED TO GUIDELINES
H. 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 characteristics 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 or fill slopes shall be planted and irrigated with an
automatic irrigation 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.
(26) 4. n_:......y wall„ and a neer _..t _e eedi g r o feet in height are
permitted adjaeent to stFusture-P in order- to provide a private
three Peet shall 1. m -at d t F F it An enm_men are
inaintenanee ..lepery4th slope 1.. ightr ..F 30 feet B rat.... All
ADDED TO GUIDELINES
(27) Figlwe !;
ADDED TO GUIDELINES
(28) Figure 8
ADDED TO GUIDELINES
(29) g; a.P.PR.. , ..t mrpns a minimum ..or..,, feet ...:a,...hall13e
should be 19eated no faere than 1,000 feet apart. (Bee Figupe 9)
ADDED TO GUIDELINES
(30) S 4 A fuel modification plan shall be required by the Director of
Community Development for all hillside plans.that abut natural
open space.
(31) _ The project shall be designed to incorporate fire prevention and
safety measures pursuant to the provisions of the Uniform Fire
Code and the Ridgeline Preservation and Hillside Development
Guidelines (Section No. II., B., 3.).
(32)
F4gure S
ADDED TO GUIDELINES
Section 17.80.050
Plan Certification
A. Grading Plan Certification
Upon completion of rough grading work and prior to any excavation for
foundations or structures, an as -graded plan prepared and certified by the
licensed civil engineer who prepared the approved grading plans shall be
submitted to the Planning and 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
certification 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
requirements.
(33)
Definitions
Following are definitions of terms used throughout the Ridgeline Preservation
and Hillside Development Ordinance.
As -graded The surface configuration upon completion of grading
ADDED TO GUIDELINES
Backdrop A background element which generally frames either middle
ground
Feature 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 maintenance
Building Height Height refers to the vertical dimension from the lowest
point of the building, structure or wall exposed above the
ground surface to the highest point of the roof, parapet wall
or uppermost part. Chimneys, vents or utility service
structures shall not be included in the measurement of
vertical dimensions.
Canyon
A deep, narrow landform having high, steep slopes
Contour
A line drawn on a plan which connects 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
(34)
Elevation Vertical distance in feet above sea level
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 building, 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 Iand with a rise or fall of more than one foot
vertically for each tett i� feet horizontally (14V& 2 4
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 Indigenous plants occurring on a site under natural
Vegetation 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.
Pad A graded, flat area to accommodate the construction of
buildings
Perimeter 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 Any object as viewed from a public area or public right -of -
Dominance way that supersedes the presence of all other elements in
the area shall be considered to be visually dominant.
.. f
Purpose and Scope
I. Introduction
The purpose of these guidelines is to further direct development programs within hillside
(I) areas of 44% 200. slope or greater and those which may impact ridgeline preservation as
adopted by the City's General Plan and Ridgeline Preservation and Hillside Development
Ordinance.
These guidelines build upon the requirements found in the Ridgeline Preservation and
Hillside Development Ordinance and are intended to further promote the positive
character and image of the City% 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.
2/6/92
H. Design Guidelines
A. 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.
(2) 12gii _ �;iIl4J. _w is hnv a a e
a, ��ereated�eas.e-rc�e�eer�ers�ee e
(3)
b. Pads should conform to landforms within the site; see the diagram
below.
C. The shaping of pads and slopes 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.
1 \�1
, 5 conform to
Round off
/ y � in `7 / cut edgesto
undulating slope 1\
bankcreates / the natural
pleas grade.
grade.
�.
2:1 Bank Rounded Coruoured Edges
\\ 35 \ 3:1
40 Bat
45
50
JJ
Variety in slope bank
gradients estates a
more resembling appearance
ble 2:1 '
nartae. Bank
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
Bw7dint
2. Manufactured Slone 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 ^r^^+'--- thAB 400 A^Pi -••-l-
500 feet with smooth transitions to simulate natural terrain. Thi
rVARIATION SETBACK
- OR
VARIATION SETBACK
AREA OF SLOPE VARIATK7N��� 1 .r.:� ]$j'>Y.�.'.�< •.'.
OR rVARIATION SB; BACK
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.
(5)
Transition Radius
at Toe of Slope
Berm per UDC
Requirements
30' Height Maximum
Preferred
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.
Wj
# 3' minim
6'
rand=pe A
5'
21 Maximum
Slope
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, 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 Emphasize Planting
with Contour near Swale,
Grading . ' Underground Down
Drain or Indigenous
Concrete Down IF Rock -lined Swale, or
Drain Colored Concrete to Match
�� f the Existing Terrain and Soil,
b. Building pads should have a drainage gradient of two percent (29o)
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.
(6)
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. Ilei
z:::::: ,
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.
Round off Split Roadway Socdons
Cut Slopes to Accomodate Grade
Change
Roadway
Roadway
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.
1. Suggested Plant List/Plant Selection
The colors of existing native plant communities should be identified in terms
of general color ranges. Proposed native and non-native, drought -tolerant
materials should be chosen to be compatible with and to blend with the
existing native plant community. Plants should be chosen or prohibited
based on their flammability, invasiveness, degree of compatibility, slope
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 trees, shrubs, ground covers,
vines and turf are listed below.
Botanical Name
Acacia ongerups
Aptenia cordifolia 'Candy Apple'**
Arctostaphylos uva-ursi***
Arctotheca calendula***
Argemone munita*
Atriplex semibaccata***
Baccharis pilularis 'Centennial'***
Baccharis pilularis Twin Peaks'***
Ceanothus griseus 'horizontalis'***
Cistus crispus**
Cistus salvifolius**
Cotoneaster horizontalis***
Cotoneaster 'Lowfast'**
Drosanthemum floribundurn'
Encelia actonff*
Eschscholzia californica*
Lasthenia chrysostoma*
Lampranthus spectabilis**
Limonium pectinatum*
Limonium perezfi***
Lotus scoparius*
Lupinus nasus***
Mahonfa nevinif***
Mimulus puniceus*
Myoporum pacfficum***
Oneothera berlandferi*
Phacelia perryi*
Rosamarinus offfcinalfs 'Prosfratus'*
Ribes viburnifolium*
Rubus ursinus*
Santolina virens**
Tricostema lanatum*
Yucca shidigera***
Yucca whipplei**
*erosion control plant
**fire retardant plant
***both erosion control
Common Name
NCN
Candy Apple Ice Plant
Prostrate Manzanita Bearberry**
Capeweed
Prickly Poppy
Australian Saltbush**
Coyote Brush
Coyote Brush
Carmel Creeper Lilac
Descanso Rockrose
Sageleaf Rockrose
Rockspray Cotoneaster
Prostrate Cotoneaster
Rosea Ice Plant
No Common Name
California Poppy
Goldfields
Trailing Ice Plant
Dwarf Statice
Sea Lavender
Deerweed
Lupine
Nevin's Barberry
Monkey Flower
Trailing Myoporum
Mexican Evening Primrose
Perry's Phacelia
Trailing Rosemary
Catalina Perfume
California Blackberry
Desert Button Flower
Wooly Blue Curls
Spanish Dagger
Our Lord's Candle
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.
Fuel Modification/ Pruning Diagram
0
Seeded and existing low
fuel understory plants should
be maintained at T or
lower. Grasses and high
fuel understory plants should
be maintained at 6' or
lower.
6'
Parallel to
Slope
Foliage Removed
from Main Trunk
4. Maintenance of Fire Modification Areas
The width 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 maybe 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.
Fuel Modification Section Diagram
UrAa. ed N.dve Verauim
wnidc d Fvd M=Urwtuim
Zo
Tyr.[ Es gC-Pud 4vub
He. .p w V ud CO.d.l
Sp.a.t 9�
SmSed Lw -&d Pww-t
M.inwld u I w Lw
V, ..M.m.mdu
6'w L<
' 1
iL."Ltr
61{. dPtl
0
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
ovata), Live Oak (Quercus agrffoffa), Holly -leaf Cherry
(Prunus flicifolla), Thickleaf ceanothus (ceanothus
crassifolius), Elm -brush (Cercacarpus betufofdes),
Lemonade Berry (Rhus integrffolla), 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.
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 lots (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-maintenanced
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 scoparfus °
Deerweed
Escholtzfa califomica
California Poppy
Encelfa actonii
No Common Name
Festuca megalura
Aorro Fescue
Mimulus longiflorfs
Southern Monkey Flower
Phacelia perryi
Perry's Phacelia
Argemone munita
Prickly Poppy
Plantago insularis
No Common Name
C. Shrubs and trees should be planted within the wet zone. Refer to the
Plant List above.
2. Sculptured Slone Plantinz 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 Plantint
Imptar VIOW PAne
in Cron -section .
Section A -A
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.)
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
(b) One hundred percent (100%) of the above ground
portions of the following plant species in all Fuel
Modification Clearing Zones should be cleared to a
maximum 12 -inch height stump, leaving the root
system intact: Chamise (Adenostoma fasiculatur), Red
Shanks, Sage (Salvia and Artemesia) and Buckwheat
(Erigonum fasiculatum) or any other high flammability
plant material.
(c) All above -ground portions to a maximum 12 -inch height
stump (of dead or dying plant material), regardless of
species, size or location should be removed in all Fuel
Modification Clearing Zones. Root systems should
remain in all cases. Prior to the removal. of any Oaks
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 (61
level is reached.
(e) Conditions created by Zone "A" type clearing on natural
slopes steeper than 1.5:1 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.
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.
iii. Unless modified by the Fire Prevention Bureau or the Fire
Marshal of the City of Santa Clarita, Spring maintenance
should begin no later than May 1st and be completed no later
than June 1st, and Autumn maintenance should begin no later
than November 1st and be completed no later than December
1st.
iv. The Fire Prevention Bureau or the Fire Marshal of the City of
Santa Clarita should be notified 72 hours before maintenance
is to begin.
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
Slopes 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 nori-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 to be the long-term erosion control materials.
6. Slone 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.
7.
(7)
b.. Except for those plants remaining 22 feet, 20 feet and 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.
C. Plant material headed -up to sixfeet(6') should be maintained to
remove any re -sprouting or side growth which occurs below the six
foot (6') level.
d. During the initial clean-up, all cleared material should be removed
from the site and disposed of in a legal fashion. The duff or detritus
is left during the initial clean-up.
e. After the initial clean-up and removal of cleared material, cleared
material should be removed from the site during subsequent
maintenance at the discretion of the fire prevention officer during the
maintenance survey. However, all branches and deadwood greater
than four inches (4") 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 LMD's
and HOA's.
g. Maintenance and maintenance surveys should be performed
biannually for the first year and annually thereafter as follows.
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 for
maintenance of the fuel modification area.
Homeowners Associations (HOA's) and Assessment Districts or other
acceptable legal entities are required in Santa Clarita. HOA's or alternative:
should be set 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.
T
fa
M
S
Fa
w
Ty
1OOT Muimum
Maintenance A=U Easement Separation
Wrought -Iron or
Decorative Masonry
Exterior
3' I m
_ max.
Yub�tcv,e� Private Yard
P.L Masonry or
Wrought -iron
1 Fence
51I -POR
Private Yard
C. Architecture/Structure
1. Buildina 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
v,ewshed
b. A minimum setback of 30 feet from top of slope or an average setback
of 30 feet should be provided from the edge of the pad where the
(91 structure is ad�acebf taymabr toms and srEerials in public view.
Setbacks and building heights should be vaned from the top of 2:1
slopes to maintain ratios of 1.75:1 below significant ridgelines. See
the illustration below.
Public View---> 1 Top of Slope
■W%
Top of
30'
Prominent
Ridgeline
Measuremau Taken
from Ridge of Sesame
C. A minimum of 25% g.0% of the units should be single story when the
housing is in the public view from arterial roads and major public
(10) spaces. Whei-.. twe _,,..... unit,. Ewe utilized they should r.,.
2. Building Style
The use of hillside adaptive architecture is encouraged on individual custom
lots in areas of 30% slope or greater. Structures 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.
P..,,
3ypx..
Nm M
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 units should be
restricted to avoid massive wall and monotonous patterns of building
silhouettes.
The dimensions of a building parallel to the direction of the slope should be
maximized in order to limit the amount of cut and fill and to better fit the
home to the natural terrain.
Terraced decks do not increase the building's bulk; overhanging decks make
the building seem more massive. Terraced decks should be included in the
application submittal requirements for plan approval and cannot, under any
circumstances, be built outside of privacy walls or on slopes which are a part
of HOA or LMD areas.
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.
It
Massing Architecture where
Landforms arc Most
Conducive (.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
(11) development, ehall shoulii be preserved Buildings shall BiotikT be oriented
to allow view opportunities without the sacrifice of residential privacy. All
significant public vistas or view corridors as seen from a secondary eelleeter
or major arterial ehall'a�avl be protected.
Reserve Vistas Internal
to Distant Hills
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 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.
3.
Slope Angie m
Roof Pitch
The use of natural materials and window placement in small increments
creates interesting small-scale patterns and is encouraged. Massing of
structural elements, such as large roof areas, should be broken up to
approximate the natural slopes. See the illustration below.
Retention of Hillside Hilltop Architecture
Ch n and Natural Slone _
Landsape enhances
hilhop and hides
cat and fill.
Yew from below
Screened by Additional
Building Setback
n....uvnauw�uut5
Setback
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. Fencine
Location and alignment of fences should conform to the natural topography
of the area and be softened with landscaping.
(12) D.
5. Patios, Pools. Trellises and Ancillary Structures
Patios, 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 allow the 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 surroundingenvironment and provide the least conspicuous
visual impact.
(13)
Density on 0% Slope or DU/AC
2089:
208.7' + � ' S ope ' 1 x 208.7
43560" 43560••
•• Square Feet in l Acre
Average slope shaIi�e��c�a�icu"`la�ed�y n�ttzt� €Txe fQllow�n� formu4a
Averse �rosa;Sla.?em;,, � 7C flOfl23
A
I3eusity and �m'iding F1aorArea i�a1�u Change
wiih lferoentage of $lops
1'num�aers in dw�llung unF� or �ommercrai nI Ellpar..
IIaor area:, tetra lreY brass ace€
(15) I
Figure 4
1 . ,
(16)
III. Definitions
Following are definitions of terms used throughout the Ridgeline Preservation and Hillside
Development Guidelines.
Average STnpe
leverage t'rQsaia <ix l0023
A
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 of the
building, structure or wall exposed above the ground surface to the
highest point of the roof, parapet wall or uppermost part. Chimneys,
vents or utility service structures shall should not be included int he
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 bill The excavating of material in one place and depositing of it as filling
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
(17)
F.A.R.. Floor area ratio; the ration of floor area plus garage area to lot area,
not including indoor recreational facilities, subterranean and semi -
subterranean garage areas
Fill Placement of earth material, including soil and rocks, over original
earth material
Floor Area
The sum of the gross horizontal areas of the several floors of the
building measured from the exterior faces of the exterior walls,
excluding exterior balconies and porches and not including interior
parking spaces, loading spaces for motor vehicles, any space where
the floor to ceiling height is less than six feet and attics and
mechanical penthouses, provided there are no usable rooms or
windows or 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
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 (183 it ett fiy_ i20 feet horizontally (44% M 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 Indigenous plants occurring on a site under natural conditions
Vegetation
Open Space Land not covered by buildings, including such areas as private yards,
landscaped areas, slopes, natural areas, com-mon areas, greenbelts or
parks
Pad A graded flat area to accommodate buildings
Retaining Wall A structure to hold a mass of earth material at a higher position
City of Santa Clarita
Ridgeline Preservation and
Hillside Development Ordinance
1
'I
' J.L.Webb Planning, Inc.
' January 1992
1
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
1 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
1 to maintain the identity, image and environmental quality of the City.
Section 17.80.020
' Applicability
The provisions of the Ridgeline Preservation and Hillside Development Ordinance shall be
applied to parcels of land having average slopes of 10% or more. The provisions of these
regulations shall apply to all projects relating to grading permits, building permits, parcel
maps, tentative tract maps, conditional use permits, variances and plans for development
review. General Plan Amendments and zone changes affecting hillside land shall also be
subject to review in accordance with the'provisions of these regulations.
I
�I,
City of Santa Clarita
Ridgeline Preservation and Hillside Development Ordinance
January 1992 -- Page 2
Section 17.80.030
Hillside Plan Review/Permit Requirements
A. Plan Review
In reviewing hillside development plans, the reviewing authority shall act to attain
the following objectives within the intent and scope of these regulations. All
' proposed development projects on land with an average slope of 10% or greater, as
determined to be applicable by the Community Development Director, shall be
subject to the issuance of a permit for Hillside Plan Review.
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.
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
e applications and shall impose conditions deemed appropriate when one or
more of the following activities are proposed.
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S. Plant materials shall be conserved and introduced so as to protect slopes from
'
slippage and soil erosion and to minimize the visual effects of grading and
construction on hillside areas, including the 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
e applications and shall impose conditions deemed appropriate when one or
more of the following activities are proposed.
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City of Santa Clarita
Ridgeline Preservation and Hillside Development Ordinance
January 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. Exceptions
Projects which require minor grading or are limited in scope such as those regarding
yard areas for pool/spa construction, landscaping, additions to existing structures or
construction of accessory structures may be approved by the Director of Community
Development through a grading permit or building permit without Hillside Plan
Review. Projects which require grading of large flat areas, such as tennis courts or
riding rings, may be reviewed by the Director of Community Development or the
Planning Commission,.depending on the amount of grading in slope areas and the
average slope consistent with the levels of hillside plan review as described in this
section.
To encourage innovation and creativity for projects of high quality, although they do
not meet all of the precise conditions of this Ordinance, there are alternative vehicles
for project processing. These include a planned development, specific plan proposal,
variance or conditional use permit per applicable section of the City Development
Code to individually tailor the design and standards to suit a given site.
City of Santa Clarita
Ridgeline Preservation and Hillside Development Ordinance
January 1992 -- Page 4
' Section 17.80.040
Development Standards
' The development standards shall apply to any use, development or alteration of land included
in these regulations.
' A. Ridgeline Development Classification
Significant ridgelines are the ridgelines that surround or visually dominate the valley
landscape either through their size in relation to the hillside or mountain terrain of
' which they are a part; their visual dominance as characterized by a silhouetting
appearance against the sky; as a significant natural backdrop feature or separation of
communities; through visual dominance due to proximity and view from existing
development or major corridors; or as an area of significant ecological, historical or
cultural importance such as those which connect park or trail systems.
B. Significant Ridgeline Classification .
' Development is regulated on significant ridgelines due to their aesthetic, visual,
ecological, historical or cultural importance to maintain a sense of place and identity
for the City and to protect the visual quality and natural environment of the .important
' hills, canyons and valleys which compose the Santa CMta Valley. Two categories
of significant ridgelines have been identified. Significant ridgelines shall not be
altered by grading or improvements except as approved through a Hillside Plan
Review Permit.
' 1. Primary Ridgelines
Primary ridgelines are those ridgelines which are characterized by any combi-
nation of significant ridgeline criteria as identified in Section A above. Such
primary ridgelines are identified on the official map entitled "Ridgeline
Preservation Map, City of Santa Clarita, 1992" which is on file in the Com-
munity Development Department.
2. Secondary Ridgelines
Secondary ridgelines are those ridgelines which are characterized by any
' combination of significant ridgeline criteria as identified in Section A above,
but are secondary in nature to primary ridgelines due to the following features.
' a. Smaller size and prominence of a feature or branch of a primary
ridgeline
b. Silhouette of a ridgeline against the open sky on a smaller size hill or
' silhouette of a ridgeline on a smaller hill which is back -dropped by a
significant ridgeline
' Secondary ridgelines are identified on the official -map entitled "Ridgeline
Preservation Map, City of Santa Clarita, 1992" which is on file in the Com-
munity Development Department.
' C. Significant Ridgelines Map
Significant ridgelines are mapped according to their classification as described in this
section. The map is herein incorporated by reference and is on file in the Community
' Development Department.
City of Santa Clarita
Ridgeline Preservation and Hillside Development Ordinance
January 1992 -. Page 5
' D. Ridgeline Preservation
The Official Ridgeline Preservation Map identifies crests of significant ridgelines in
the City. The precise area to be preserved will be designated on a case by case basis.
' No grading or improvements shall occur within these designated areas except as
approved by a Hillside Plan Review Permit. Any development plan which touches,
crosses, includes or affects any primary ridgeline shall include plans for the preserva-
tion of all or part of of such primary ridgeline in its natural state. No engineered
slopes, housing construction, streets, utilities or other man-made features shall be
permitted within primary ridgeline areas. Exceptions may be granted if the Planning
Commission finds that encroachment onto a primary ridgeline will be in compliance
with the criteria in this ordinance. Secondary ridgelines shall also be considered for
hillside development proposals. Grading in these areas shall be reviewed for con-
formance with the design criteria of this Ordinance as reviewed and approved by a
Hillside Plan Review Permit. The following process shall be observed when review-
ing plans for ridgeline preservation and hillside development.
' 1. Ridgeline areas shall be reviewed in conjunction with the landform of which
they are a part, pursuant to the provisions of Hillside Plan Review.
2. Determination of significant ridgelines or areas of ridgelines where develop-
ment will be permitted shall be determined for each applicable case through
visual analysis by any combination of the following techniques as determined
by the Community Development Director.
' a. Project simulation using computer-aided, three-dimensional modeling
coordinated with photography showing before and after conditions
1 b. Scaled, three-dimensional model showing before and after conditions
C. Scaled, sight -line analysis drawings with views from City -selected
' locations showing precise visual impacts of the development proposal.
This visual analysis technique will be applied to projects having
limited scope and low probability for significant impacts, such as
' construction of single dwellings not within a significant ridgeline area,
additions to pre-existing development on significant ridgelines where
similar encroachments have previously occured and other similar
situations.
' E. Exceptions for Significant Ridgelines
Certain uses which do not violate the integrity of the ridgeline may be necessary to
provide for public street access, facilities or utilities to promote the public health,
safety and general welfare. Such uses or development may include but shall not be
limited to the following: apiaries, aviaries, historical landmarks, observatories, open
space/conservation areas, parks and recreation areas, publicly and privately -operated
transmission facilities, public street crossings (including utility extensions underneath
the street), recreational camps, riding academies or stables, trails and water tanks
(screened).
' 1. Criteria for Exceptions
No exception for encroachment onto a significant ridgeline shall be permitted
' unless the Planning Commission, following a public hearing, issues written
findings based upon the following evidence.
a. The proposed use is proper in relation to adjacent uses, the develop-
ment of the community and the various goals and policies of the
General Plan.
2.
City of Santa Clarita
Ridgeline Preservation and Hillside Development Ordinance
January 1992.. Page 6
b. The use or development will not be materially detrimental to the visual
character of the neighborhood or community, nor will it endanger the
public health, safety or general welfare.
C. The appearance of the use or development will not be at variance with
the appearance of adjoining ridgeline areas so as to cause depreciation
of the ridgeline appearance in the vicinity.
d. The establishment of the proposed use or development will not impede
the normal and orderly development and improvement of surrounding
property, nor encourage inappropriate encroachments to the ridgeline
area.
e. It has been demonstrated that the proposed use or development will
not violate the visual integrity of the significant ridgeline area through
precise illustration and depiction as required in sub -section D above,
"Ridgeline Preservation."
Perimeter Protection
In recognition of the complex ridgeline system in Santa Clarita, which is
composed of numerous branches of secondary and tertiary ridges, an excep-
tion to development in areas of secondary ridgelines will be considered and
may be approved where the following findings can be demonstrated and made
by the discretionary body. Such findings shall be in addition to those required
pursuant to Section 17.80.040.E.1 a through e.
a. The visual impacts of the proposed use or development will be con-
fined to the immediate local neighborhood and proposed new use or
development area.
b. The proposed use or development will be shielded from general public
view by a perimeter ridgeline or perimeter ridgeline system. (Figure 1
below, shall be illustrative of a perimeter ridgeline shielding from
public view areas.)
development
area controlled! shielded from
Public f or preserved view
to protect
Vlew.-� : public views 1
development
first ridge on shielded ridge
Publicprotects view
View to development
Figure 1
City of Santa Clarita
Ridgeline Preservation and Hillside Development Ordinance
January 1992 -- Page 7
' 3. Corrective Work
Nothing in this section shall prohibit the Director of Community Development
' from authorizing grading deemed necessary to correct natural, hazardous
conditions that are brought to the City's attention, in which case the applicant
will investigate possible alternatives with subsequent review by the Director
' of Community Development or the Planning Commission or the City Council.
F. Hillside Classifications
Hillside categories have been identified. by percentage of average slope in the follow-
ing categories.
1. Average slopes under 10% are considered relatively flat and would not cause
any conditions necessary for the implementation of the Ridgeline Preservation
and Hillside Development Ordinance.
' 2. Projects with slopes which average 10% or greater qualify for Hillside Plan
Review.
G. Maximum Density - Residential and Commercial /Industrial
For each of the slope categories identified, there shall be a corresponding maximum
allowable density. The following chart, Figure 3, shows seven density categories
which correspond to the mid-range density of the General Plan. The necessary
' reduction in density to maintain a similar pad and product type as the slope increases
has been shown on the chart. The densities identified in Figure 3 are the maximum
allowable and conform with all other standards and criteria of this ordinance. The
Ridgeline Preservation and Hillside Development Guidelines may cause further
density reduction. All average slope calculations shall be rounded to the nearest
whole number (i.e., 12.2% shall be rounded to 12%).
' For each of the slope categories identified, there shall be a corresponding maximum
allowable floor area ratio expressed as a percentage. Figure 3 on the following page
shows maximum commercial and industrial floor area ratios for hillside development.
' These percentages represent typical intensities of commercial and industrial uses as
identified in the General Plan, adjusted based on slope variations. The necessary
reduction in percentage to maintain this similar pad and product type as the slope
increases has been shown on the chart. All average slope calculations shall be
rounded to the nearest whole number (i.e., 12.2% shall be rounded to 12%).
Following is the formula used to determine density reduction by percentage of slope
' in Figure 3.
Density on 0% Slope or DU/AC
208.7*
(208.7* + \ o S ope ) -1)
1 x 208.7*
' 43560** 43560**
** Square Feet in I 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".
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City of Santa Clarita
Ridgeline Preservation and Hillside Development Ordinance
January 1992 -- Page 8
Slope of 10% - 5.00 du/ac 208.71'x 208.71' . 43,559.86 sq.11..1.00 acre
'< 5.00 tlwalling units
5.00 tlWac
5d' �
hb>,
Slope o1 25% . 3.13 du/ac 208.71' x 333.40'- 69,646.53 sq.0.. 1.60 acre
Slope of 25%. 3.13 du/ac
3.13 d./ac
208.71' x 208,71'. 43.559.86 sq.ft:. 1.00 acre
Figure 2
911mg units . 313 tlWac
I acre
1. Criteria for Exceptions
Notwithstanding the density provisions of this section, this Ordinance shall
not restrict density to less than 70% of the mid -point density established in the
General Plan and corresponding zoning, provided that all of the following
conditions are met.
a. The hillside development plan shall be in substantial compliance with
all applicable provisions of this ordinance and the Ridgeline Preserva-
tion and Hillside Development Guidelines,
b. No development construction, activities or grading shall be permitted
on slopes of 50% or greater except as provided in Section 17.80.040 E.
C. The site plan shall be designed to locate or cluster development in
slope areas of 25% or less; however, clustering of development in
slope areas of 25% to 50% may be considered and shall be subject to
the approval of a Conditional Use Permit.
d. In no event shall any portion of a site proposed for clustering be
developed in such a manner that it would exceed two times the mid-
range density of the General Plan and zoning on said portion.
e. In no event shall the overall density exceed 70% of the mid -point
density of the General Plan and zoning or the density provided in
Figure 3, whichever is greater.
H.
City of Santa Clarita
Ridgeline Preservation and Hillside Development Ordinance
January 1992 -- Page 9
2. For the purposes of this section, clustering shall be defined as the develop-
ment of a portion of the project site exceeding the mid -point density designa-
tion or zoning for such portion of the project site.
Average Slope Calculation
Average slope shall be calculated by utilizing the following formula.
Average Cross Slope =1 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
Ridgcline Preservation and Hillside Development Ordinance
January 1992 -- Page 10
Figure 3
Density and Building Floor Area Ratio Change
with Percentage of Slope
(all numbers in dwelling unit or commercial/industrial
floor area ratio per gross acre)
Density (in dwelling units / acre)
Ave. Ave. Commercial Industrial
Gnrw R14 RMA RM RC RI 12 VT RF IV.- R 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
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
193
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%a
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
1 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
OA2
0.40
0.39
0.38
16%
17%
18%a
19%a
20%
21.25%
42.50%
20.63%
41.25%
20.00%
40.00%
19.38%
38.75%
18.75%
37.50%
21%
22%
23%
24%
25%
20.30
19.60
18.90
18.20
17.50
14.50
14.00
13.50
13.00
12.50
7.98
7.70
7.43
7.15
6.88
3.63
3.50
3,38
3.25
3.13
1.60
1.54
1.49
1.43
1.38
0.73
0.70
0.68
0.65
0.63
0.37
0.35
0.34
0.33
0.32
21%
22%
23%
24%
25%
18.13%
36.25%
17.50%
35.00%
16.88%
33.75%
16.25%
32.50%
15.63%
31.25%
26%
27%
28%
29%
30%
16.80
16.10
15.40
14.70
14.00
12.00
11.50
11.00
10.50
10.00
6.60
6.33
6.05
5.78
5.50
3.00
2.88
2.75
2.63
2.50
1.32
1.27
1.21
1.16
1.10
0.60
0.58
0.55
0.53
0.50
0.30
0.29
0.28
0.26
025
26%
27%
28%
29%
30%
15.00%
30.00%
14.38%
28.75%
13.75%
27.50%
13.13%
26.25%
12.50%
25.00%
31%
32%
33%
34%
35%
13.30
12.60
11.90
11.20
10.50
9.50
9.00
8.50
8.00
7.50
5.23
4.95
4.68
4.40
4.13
2.38
2,25
2.13
2.00
1.88
1.05
0.99
0.94
0.88
0.83
0.48
0.45
0.43
0.40
0.38
0.24
0.23
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
3M
3.30
3.03
2.75
1.75
1.63
1.50
1.38
1.25
0.77
0.72
0.66
0.61
0.55
0.35
0.33
0.30
0.28
0.25
0.18
0.16
0.15
0.14
0.13
36%
37%
38%
39%
40%
8.75%
17.50%
8.13%
16.25%
7.50%
15.00%
16.88%
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%
477,
48%
49%
2.50%
5.00%
1 1.88%
3.75%
1t%
2.50%
1 0.62%
1.25%
150%+1
0.50
0.40
0.25
0.10
-0.05
0.03
0.01
1 50%+
1 0.50%
1.00%
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City of Santa Clarita
Ridgeline Preservation and Hillside Development Ordinance
January 1992 -- Page 11
I. Division of Area
Where there exists a dramatically different landform character in the topography of
any one site, the site may be divided into several distinct areas for purposes of slope
determinations. An average density may be calculated separately for unique areas on
site upon approval of the Community Development Director. For example, each of
the areas shown in Figure 4 (A, B and C) may calculate density requirements sepa-
rately.
I
r;.T
Aea C
,rba y?:i (�tt;,v 1•�:�•:::: �Y;`��-. A;.:
ry r : i? zi.a•
Area i
B
Area A
Figure 4
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
January 1992 -- Page 12
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1
Figure 5
5'
Landscape V
Area
4'
Road
–R.O.W.-
5'
Figure 6
5' min.
4'
2:1 Maximum
Slope
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 2013o.
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.)
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Figure 5
5'
Landscape V
Area
4'
Road
–R.O.W.-
5'
Figure 6
5' min.
4'
2:1 Maximum
Slope
I K.
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City of Santa Clarita
Ridgeline Preservation and Hillside Development Ordinance
January 1992 -- Page 13
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 cur 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
L6.
3 max.
4Ub1�0
v�e� ! Private Yard
r:. .... ... .........
Figure 7
City of S anta Clarita
Ridgcline Preservation and Hillside Development Ordinance
January 1992 -- Page 14
P.L. Masonry or
Wrought -iron
i Fence
t l I I 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.).
T Access
for lands
Maintmat
Typical
5'Access
Fasetnent
Public R.f
Typical
7600"Maximum
Maintenance Access [iasement Separation
Figure 9
' City of Santa Clarita
Ridgcline Preservation and Hillside Development Ordinance
January 1992 -- Page 15
Section 17.80.050
' Plan Certification
A. Grading Plan Certification
Upon completion of rough grading work and prior to any excavation for foundations
or structures, an as -graded plan prepared and certified by the licensed civil engineer
who prepared the approved grading plans shall be submitted to the Planning and
Engineering Divisions for review and approval. The as -graded plans shall include
original ground surface elevations, as -graded surface elevations and all other features
that were a part of the approved grading plan. The engineer shall provide certifica-
tion on the as -graded plan that the work was done in accordance with the approved
grading plan and the City's grading requirements.
B. Landscape Plan Certification
Landscape and irrigation plans shall be prepared by a licensed landscape architect and
shall be submitted to and approved by the Community Development Department and
the Parks and Recreation Department. A licensed landscape architect shall certify
' that the planting plans comply with the City's xeriscape and landscape requirements.
The landscape architect or irrigation consultant shall certify that the irrigation plans
are designed in compliance with the City's xeriscape standards and landscape require-
ments.
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- City of Santa Clarita
Ridgeline Preservation and Hillside Development Ordinance
January 1992 -- Page 16
Section 17.80.025
Definitions
Ridgeline Preservation and Hillside Development Ordinance
For the purpose of this chapter, the following terms shall have the following meanings:
'
As -graded
The surface configuration upon completion of grading
Average Slope
The slope calculated by utilizing the following formula:
Average Cross Slope = I x L x 0.0023
A
I = Contour Interval
L = Contour Length
0.0023 = Constant to Convert Square Feet to Acres and Slope to Percent
A = Acres in Site
Backdrop Feature
A background element which generally frames either middle ground or
foreground elements
I
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-
1
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
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' City of Santa Clarita
Ridgeline Preservation and Hillside Development Ordinance
January 1992 -- Page 17
Erosion The process by which the soil and rock components of the earth's crust are
worn away and moved from one place to another by natural forces such as
wind and water
Excavation The removal of earth material, including soil and rocks
F.A.R. Floor area ratio; the ratio of building floor area to the total land area of the
lot. For example, a two-story building with a total floor area of 25,000
square feet situated on a lot with an area of 50,000 square feet would yield
a floor area ratio of .5.
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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.
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City of Santa Clarita
Ridgeline Preservation and Hillside Development Ordinance
January 1992 -- Page 18
Pad A graded, flat area to accommodate the construction of buildings
Perimeter Protection . The control of development along a segment of a ridge or preserving a
portion of the ridge that would shield other development on a significant
ridgeline from public view areas.
Retaining Wall A structure to hold a mass of earth material at a higher grade
Ridge The top portion of a landform such as a hill or mountain
Right-of-way An area of land, either public or private, on which an irrevocable right of
passage has been recorded for the use of vehicles and/or pedestrians
Silhouette Profile in contrast to areas of light and dark
Soil Naturally occurring material for the growth of plants on the surface of the
earth, composed of organic and mineral materials
Slope An inclined ground surface, the angle of which is expressed as a ratio of
horizontal distance to vertical distance
Topography The surface relief or slope of any given area of land
Toe of Slope The bottom of a slope
Top of Slope The highest point of a slope which transitions into a flatter area
Valley A depressed area or landform between hills or mountains
Visual Dominance Any object as viewed from a public area or public right-of-way that
supersedes the presence of all other elements in the area shall be consid-
ered to be visually dominant.
IJ
City of Santa Clarita
Ridgeline Preservation and
' Hillside Development Guidelines
11
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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
1
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......................................9
3.
Fire Protection/Fuel Modification...........................................10
4.
Maintenance of Fire Modification Areas.................................14
5.
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....................................................................21
4. Fencing.........................................................................................21
5. Patios, Pools, Trellises and Ancillary Structures ...................21
6. Water Storage Tanks..................................................................21
III. Definitions..........................................................................................22
U
City of
Santa Clarita
I
I Page 1
Ridgeline
Preservation
and Hillside
Development
Guidelines
'I.
Introduction
1
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 Development 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.
I. Introduction
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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.
In
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. Seethe diagram. below.
City of
Santa Clarita
Ridgeline
Preservation
and Hillside
Development
Guidelines
January 1992
11. Design
Guidelines
Page 2
Variety in
undulating slope
pleasing
landscape.
Illll ��'�j
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
setback —�
n.
City of
Santa Clarita
Ridgeline
Preservation
and Hillside
Development
Guidelines
January 1992
II. Design
Guidelines
Page 3
Round off
cut edges to
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
setback —�
n.
City of
Santa Clarita
Ridgeline
Preservation
and Hillside
Development
Guidelines
January 1992
II. Design
Guidelines
Page 3
City of
2. Manufactured Slope Guidelines
Santa Clarita
a. Along a given dimension, the maximum length for any
straight horizontal slope should be 500 feet, slopes over 500
Ridgeline
Preservation
feet should have a curvilinear cut and fill slope variation of
and Hillside
not less than 100 feet over 500 feet with smooth transitions to
Development
simulate natural terrain.. See the illustration below.
Guidelines
January 1992
100
so lX-
C � -I
Z '.4C� Rvad L
;
60
iU
0
500
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
Requirements
Transition Radius9
at Toe of Slope aa,z,:�;: ::s.xz,:. :::s>:z u:
11. Design
Naa'�'�
Guidelines
30' Height Maximum
Preferred
Page 4
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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
M
R.O.W:
5' 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.
Emphasize Planting
near Swale,
Underground Down
Drain or Indigenous
Rock -lined Swale, or
Colored Concrete to Match
the Existing Terrain and Soil
City of
Santa Clarita
Ridgeline
Preservation
and Hillside
Development
Guidelines
January 1992
II. Design
Guidelines
Page 5
'
Emulate Swale
with Contour
Grading
'
Concrete Dom
Drain
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.
Emphasize Planting
near Swale,
Underground Down
Drain or Indigenous
Rock -lined Swale, or
Colored Concrete to Match
the Existing Terrain and Soil
City of
Santa Clarita
Ridgeline
Preservation
and Hillside
Development
Guidelines
January 1992
II. Design
Guidelines
Page 5
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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
II. Design
Guidelines
Page 6
B.
1
Round off
Cut Slopes
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Roadw_
ay
Roadway
Landscape Guidelines
Split Roadway Sections
to Accomodate Grade
Change
Landscape requirements have been determined to be necessary to
provide sufficient visual mitigation measures to reduce impacts
to areas viewed by the public. The measures taken are to
maintain 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*** NCN
Aptenia cordifolia 'Candy Apple'*" Candy Apple Ice Plant
Arctostaphylos uva-ursi*** Prostrate Manzanita Bearberry"*
'
Arctotheca calendufa**" Capeweed
Argemone munita* Prickly Poppy
Atriplex semibaccata*** Australian Saltbush"*
Baecharis pilularis 'Centennial`** Coyote Brush
'
Baccharis pilularis Turin Peaks'` Coyote Brush
Ceanothus griseus 'horizontalis'*** Carmel Creeper Lilac
Cistus crispus** Descanso Rockrose
'
Cistus salvifolius" Sageleaf Rockrose
Cotoneaster horizontalis"** Rockspray Cotoneaster
Cotoneaster 'Lowfast'*** Prostrate Cotoneaster
Drosanthemum fforibundum*"* Rosea Ice Plant
Encelia actonii* No CommonName
Eschscholzia californica* California Poppy
'
lasthenia chrysostoma* Goldfields
Lampranthus spectabilis*" Trailing Ice Plant
Limonium pectinatum* Dwarf Statiee
Limonium perezii*"* Sea Lavender
'
Lotus scoparius* Deerweed
Lupinus panus*** Lupine
Mahonia neoinii*"* Nevin's Barberry
Mimulus puniceus* Monkey Flower
'
Myoporum pacificum""* Trailing Myoporum
Oneothera berl4ndieri* Mexican Evening Primrose
Phacelia perryi* Perry's Phacelia
'Prostratus'*
Rosamarinus officinalis Trailing Rosemary
Ribes viburnifolium* Catalina Perfume
Rubus ursinus* California Blackberry
Santolina virens"* Desert Button Flower
'
Tricostema lanatum* Wooly Blue Curls
II. 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
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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
lnegular Visual Plane
in CmssSection .
MU"
-7\/
Section A -A
City of
Santa Clarito
Ridgeline
Preservation
and Hillside
Development
Guidelines
January 1992
II. Design
Guidelines
Page 9
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1
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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
Shrubs and trees should be planted within the wet zone.
Refer to the Plant List above.
City of
Sanfa Clarita
Ridgeline
Preservation
and Hillside
Development
Guidelines
January 1992
U. Design
Guidelines
Page 10
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 lots
(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
e
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.
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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
Shrubs and trees should be planted within the wet zone.
Refer to the Plant List above.
City of
Sanfa Clarita
Ridgeline
Preservation
and Hillside
Development
Guidelines
January 1992
U. Design
Guidelines
Page 10
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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 Clarifa
Ridgeline
Preservation
and Hillside
Development
Guidelines
January 1992
II. Design
Guidelines
Page 11
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Existing Cnaaaea and Native
Vegetation Maintairnd at
V or Lowe
Fuel Modification Section Diagram
Undisoubed Native Vegetation
cuuide of Fuel MadlficaLon
Typical Existing Chaparnl Shrubs
Healed up to 6 and Cleared at
Spacing Shown
Seeded Law -fuel Planting
Maintained at Y«Lower
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 ovata), 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 aB"
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 Ciarita
Ridgeline
Preservation
and Hillside
Development
Guidelines
January 1992
It. Design
Guidelines
Page 12
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(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 all 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.
11. Design
Guidelines
Page 13
I
Fuel Modification / Pruning Diagram
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4. Maintenance of Fire Modification Areas
The width of each fuel modification area should be. measured from
City of
'
all dwelling structures and exhibited on the Fuel Modification Zone
Map. The Fuel Modification Zone Map will be recorded with the
Santa Clarita
final map and should state the responsible party for each zone. The
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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
Ridgeline
grading operations and fire prevention equipment can
access these graded areas. Controlled burns are subject to
Preservation
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approval by the City of Santa Clarita, the County of Los
II. Design
D
Angeles Fire Department and the Local Air Quality
and Hillside
Management District.
b. Except for those plants remaining 22 feet, 20 feet or 18 feet
Development
'
`r
Guidelines
Q
w�
January 1992
6'
4`
Seeded and existing low
fuel understory plants should
Parallel to
be maintained at Tor
Slope i
lower. Grasses and high
fuel understory plants should
'
be maintained at 6" or
lower. —\
Foliage Removed
from Main Trunk
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4. Maintenance of Fire Modification Areas
The width 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
II. Design
Angeles Fire Department and the Local Air Quality
Guidelines
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.
I Page 14
C.
Plant material headed -up to six feet (6') should be
City of
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maintained to remove any re -sprouting or side growth
Santa Clarita
which occurs below the six foot (6) level.
Ridgeline
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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
subsequent maintenance at the discretion of the fire
January 1992
prevention officer during the maintenance survey.
However, all branches and deadwood greater than four
inches (4") 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%'0 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.
'
i. 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
If. 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
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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.
7. Slope/Landscape Maintenance
Homeowners Associations (HOA's) and AssessmentDistricts orother
acceptable legal entities are required in Santa Clarita. HOA's or
alternatives should be setup toguarantee 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.
City of
Santa Clarita
Ridgeline
Preservation
and Hillside
Development
Guidelines
January 1992
II. Design
Guidelines
Page 16
iii. Unless modified by the Fire Prevention Bureau or the
'
Fire Marshal of the City of Santa Clarita, Spring
maintenance should begin no later than May 1st and
be completed no later than June 1st, and Autumn
maintenance should begin no later than November 1st
'
and be completed no later than December 1st.
iv. The Fire Prevention Bureau or the Fire Marshal of the
'
City of Santa Clarita should be notified 72 hours
before maintenance is to begin.
V. The Fire Prevention Bureau or the Fire Marshal of the
City of Santa Clarita may supersede the Fuel
Modification Standards subject to review.
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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.
7. Slope/Landscape Maintenance
Homeowners Associations (HOA's) and AssessmentDistricts orother
acceptable legal entities are required in Santa Clarita. HOA's or
alternatives should be setup toguarantee 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.
City of
Santa Clarita
Ridgeline
Preservation
and Hillside
Development
Guidelines
January 1992
II. Design
Guidelines
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
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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
Of
Prominent
Ridgeline
Measurement taken
from Ridge of structure
City of
Santa Cladta
Ridgeline
Preservation
and Hillside
Development
Guidelines
January 1992
If. Design
Guidelines
Page 17
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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. Structures
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.
PY
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
II. Design
Guidelines
Page 18
units should be restricted to avoid massive wall and monotonous
' patterns of building silhouettes.
The dimensions of a building parallel to the direction of the slope
' should be maximized in order to limit the amount of cut and fill
and to better fit the home to the natural terrain.
Terraced decks do not increase the building's bulk; overhanging
decks make the building seem more massive. Terraced decks
should be included in the application submittal requirements for
' plan approval and cannot, under any circumstances, be built
outside of privacy walls or on slopes which are a part of HOA or
LMD areas.
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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 where
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, shall be preserved. Buildings shall be
oriented to allow view opportunities without the sacrifice of
residential privacy. All significant public vistas or view corridors
as seen from a secondary, collector or major arterial shall be
protected.
Preserve Vistas Internal
to Distant Hills
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
City of
Santa Clarita
Ridgeline
Preservation
and Hillside .
Development
Guidelines
January 1992
II. Design
Guidelines
I Page 19
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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.
Slope AnQk to
Rauf P
The use of natural materials and window placement in small
increments creates interesting small-scale patterns and is
encouraged. Massing of structural elements, such as large roof
areas, should be broken up to approximate the natural slopes. See
the illustration below.
HIlltop Architecture
Retention of Hillside
' View from below
Screened by Additional
Building Setback
Additional Building
Setback
11
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Landscape enhances
hilltop and hides
cut and fill.
City of
Santa Clarita
Ridgeline
Preservation
and Hillside
Development
Guidelines
January 1992
II. Design
Guidelines
Page 20
3. Materials and Color
City of
Santa Clarito
Colors and materials which blend with the natural surroundings,
especially earthtones and indigenous materials, should be
Ridgeline
encouraged. The use of indigenous rocks for walls, accent entry
Preservation
treatments and paving is encouraged. The color, material and
and Hillside
texture palette should be reinforced with compatible landscaping.
Development
'
4.
Guidelines
Fencing
Location and alignment of fences should conform to the natural
January 1992
topography of the area and be softened with landscaping.
5. Patios, Pools, Trellises and Ancillary Structures
Patios, 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 landform where
possible. This process will allow the 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.
'It.
Design
Guidelines
Page 21
III. Definitions
Following are definitions of terms used throughout the Ridgeline Preservation
and Hillside Development Guidelines.
City of
Santa Clarita
Ridgellne
Preservation
and Hillside
Development
Guidelines
Balance The cutting and filling of a site which does not require the
export or import of earth material January 1992
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. Tor 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.
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. s
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. Tor 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.
III. Definitions
Page 22
Fill
Placement of earth material, including soil and rocks, over
City of
1
original earth material
Santa Clarita
Floor Area
the sum of the gross horizontal areas of the several floors of
Preservation
Preservation
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the buildingmeasured from the exterior faces of the exterior
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 mateAal 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
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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
Preservation
and Hillside
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 ofland
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.
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III. Definitions
Page 24