Chapter 17.15 PROPERTY DEVELOPMENT STANDARDS

Chapter 17.15
PROPERTY DEVELOPMENT STANDARDS

Sections:

17.15.010 Development Standards Chart: Agricultural and Residential Zones.

17.15.020 Property Development Standards: Agricultural and Residential Zones.

17.15.030 Development Standards Chart: C and I Zones.

17.15.040 Property Development Standards: C and I Zones.

17.15.050 Performance Standards: C and I Zones.

17.15.060 Road Dedications and Improvements: A, R, C and I Zones.

17.15.010 Development Standards Chart: Agricultural and Residential Zones.

Development review is required prior to the construction of any building or structure. The following property development standards shall apply to all land and buildings permitted in A and R zones. Any legal lot may be used as a building site if all development standards are met (excluding those relating to lot size and configuration). The following requirements are in feet and are minimums, unless otherwise stated.


A.	GENERAL REQUIREMENTS	A	RE	RVL	RL	RS	RM	RMH	RH
1.	Density-maximum units per gross acre1, 6	N/A	0.5	1.0	2.2	5.0	11.0	20.0	28.0
2.	Net lot area (in square feet)2	80 Ac	40,000	40,000	20,000	5,000	5,000	5,000	5,000
3.	a. Lot width	100	100	100	75	50	50	50	50
	b. Cul-de-sac/knuckle lot width	40	40	40	40	40	40	40	40
4.	Front yard setback	20	20	20	20	20	20	20	20
5.	Side yard setback/each side3, 8	5/5	5/5	5/5	5/5	5/5	5/5	5/5	5/5
6.	Side yard setback, reverse corner lot	20	20	20	20	20	20	20	20
7.	Rear yard setback8	15	15	15	15	15	15	15	15
8.	Maximum height of main structure4	35	35	35	35	35	35	35	35
9.	Maximum height of accessory structures4	35	35	35	35	15	15	15	15
10.	Distance between main structures	10	10	10	10	10	10	10	10
11.	Distance between main and accessory structures7	6	6	6	6	6	6	6	6
12.	Setbacks for public and semi-public uses from residential property lines	25	25	25	25	25	25	25	25
13.	Parking and signs shall be in accordance with Chapters 17.18 and 17.19, respectively

Notes:

1 Densities beyond those shown herein shall be subject to the provisions of Section 17.17.070 of this code. Within the Valley Center, densities between thirty-five (35) and fifty (50) dwellings per acre may be approved for senior housing and for low- and moderate-income housing, consistent with the standards herein and the adopted Santa Clarita General Plan.

2 The minimum lot size in the RE zone is two (2) gross acres.

3 Side yard setbacks shall be five (5) feet on each side with the exception of “zero lot line” developments where the setbacks shall be zero (0) and ten (10) feet.

4 Buildings and structures exceeding two (2) stories or thirty-five (35) feet in height, whichever is more restrictive, shall require approval of a conditional use permit, except in the case of agricultural uses which shall not exceed fifty (50) feet in height.

5 Garages shall be setback twenty (20) feet from all public and private rights-of-way, excluding alleys. Garages can be setback five (5) feet away from the property line if no access is taken from that elevation and does not front a street.

6 When density results in a fractional part of a unit, any such fraction shall be rounded down to the nearest whole number.

7 Excludes unenclosed patios, in ground swimming pools, and decks and other structures not exceeding a height of one foot.

8 Structures on flag lots shall be set back ten (10) feet from all property lines.

(Ord. 00-3, 2/8/00; Ord. 02-5, 4/23/02; Ord. 05-1 § 2, 1/25/05; Ord. 07-1 § 2, 1/23/07)

17.15.020 Property Development Standards: Agricultural and Residential Zones.

The following property development standards apply to all property and structures permitted in agriculture and residential zones. The dimensions shown are the minimum required, unless otherwise stated.

A. Setbacks.

1. Maintenance and Upkeep. The required front and street side yards shall be landscaped. All required landscaping shall be permanently maintained in a healthy and thriving condition free of weeds, trash and debris. “Landscaping” shall mean trees, shrubs, flowers, grasses and other plants. Driveways and walkways shall be permitted within the required front yard setback at the discretion of the Director.

2. Residential Lots Shall Be Kept Free of Vehicles. With the exception of the driveway, a person shall not keep, store, park, maintain or otherwise allow any vehicle or any vehicle part in the following:

a. Required front yard; and

b. Any additional area of a residential lot that is not predominantly screened from a public or private street by solid fencing, walls or vegetation. This shall not apply to residential lots that are over a gross quarter acre (ten thousand eight hundred ninety (10,890) square feet) or in the Special Standard Districts of Placerita and Sand Canyon.

3. All new residential development shall require the planting of one twenty-four (24) inch box tree in the required front yard area to the satisfaction of the Director of Community Development. This requirement may be waived or modified by the Director of Community Development where it is found to be impractical due to topographical conditions, is not in keeping with the neighborhood or otherwise will not benefit the area.

4. Street setbacks shall be measured from the ultimate street right-of-way or from the maximum required street width if said street or proposed street is to be private. In residential zones where the sidewalk is located adjacent to the curb, the building setback shall be measured from six (6) feet from the curb. This allowance does not permit any encroachment within any portion of such street by the underlying fee owner.

5. Street setbacks shall be measured from the ultimate street right-of-way or from the maximum required street width if said street or proposed street is to be private. In residential zones where the sidewalk is located adjacent to the curb, the building setback shall be measured from six (6) feet from the curb (the area marked with an asterisk (*) may be included in the required setback). This allowance does not permit any encroachment within any portion of such street by the underlying fee owner.

6. Accessory Buildings and Structures.

a. Such buildings and structures, excluding guesthouses in accordance with subsection (A)(6)(g) of this section, shall not exceed one story and fifteen (15) feet in height in RS, RM, RMH and RH zones.

b. Such buildings and structures, including patio covers, freestanding shade awnings, sheds, pergolas, garages and other attached, semi-attached and outbuildings shall be consistent and compatible with the primary dwelling unit in terms of architecture, finish materials, and color.

c. Such buildings and structures may be located within a required rear yard; provided, that they are not closer than five (5) feet to any lot line.

d. Not more than fifty (50) percent of the required rear yard shall be covered by buildings or other roofed structures.

e. Platforms, landings, decks, pools and access stairs exceeding an average height of one foot which do not extend above the level of the first floor, may extend into a required side and rear yard provided:

(1) That such structures shall not be located closer than five (5) feet to any lot line; and

(2) That such structures shall remain unenclosed on at least two (2) sides. This provision, however, shall not preclude the placement of detachable screens.

f. Mobile or portable canopies are not permitted in the front yard or side yard setback areas, whether proposed to be located on a driveway or otherwise.

g. Covered patios which are enclosed on more than two (2) sides with any material including detachable screens, glass or plexiglass panels shall be considered an enclosed patio and, at the discretion of the Director, shall meet all UDC requirements for new construction. Proposals may be subject to conditions of approval. Consideration shall be given to whether the proposed structure will be visible from the street or from adjacent and neighboring lots. At the discretion of the Director, compatibility with existing structures shall be maintained including roof style, finishes, colors, trims and architectural themes.

h. Metal buildings (accessory) over two hundred (200) square feet shall require the submittal and approval of a minor use permit. The use of metal storage containers is prohibited in residential zones unless they meet the design standards of this code. The temporary use of metal storage containers shall be permitted upon the issuance of a building permit subject to the Director of Community Development per Section 17.03.080 of this code.

i. Other structures shall be permitted in required yards as follows:

(1) Fireplace structures (attached to dwellings), buttresses, wingwalls, eaves, cantilevered roofs, awnings, canopies, water heaters, water softeners and gas or electric meters may be located in required interior side and rear yards; provided, that they are located no closer than two and one-half (2.5) feet to any lot line.

(2) Ground-mounted air conditioners, swimming pool pumps, waterfalls (not exceeding six (6) feet in height), heaters, filters and fans may be located in required rear yards; provided, that they are located not closer than two and one-half (2.5) feet to any lot line.

(3) Unenclosed stairways and balconies above the level of the first floor attached to the primary structure may project a maximum of five (5) feet into a required rear yard; provided, however, that an open work railing not to exceed three and one-half (3.5) feet in height may be installed.

(4) Swimming pools and spas are permitted in required rear yards; provided, that they are located not closer than five (5) feet from any property line. The setback shall be measured from the water line of a sunken pool or spa or from the structure of an above-ground pool or spa.

(5) Structures not exceeding one foot above ground level may be used in any required yard.

(6) Built-in barbeques, fire pits, detached fireplaces and built-in entertainment centers shall be five (5) feet away from property lines and less than ten (10) feet in height, including smoke stacks and chimneys.

j. Guesthouses. A guesthouse is a detached accessory building located on the same property as a legal single-family dwelling unit, providing temporary living quarters for the temporary use by occupants of the main residence or temporary guests of the occupants of the primary dwelling unit. Such quarters may have a bath and toilet facilities but no kitchen facilities and may not be rented or otherwise used as a separate dwelling.

(1) Submittal Requirements. All materials deemed necessary by the Director to adequately determine that the guesthouse complies with this section.

(2) Locations. A guesthouse may be permitted only on parcels that meet the following criteria:

(A) The parcel shall be zoned Agricultural (A) or any of the residential zones (RE, RVL, RL, RS, RM, RMH, RH).

(B) The parcel shall contain a legal single-family dwelling as the primary use (primary dwelling unit).

(3) Development Standards. A guesthouse shall be subject to all the development requirements of the zone in which it is located, with the exception of the following:

(A) Guesthouses shall be detached from the primary dwelling unit.

(B) The guesthouse shall meet the setbacks applicable to accessory structures.

(C) The guesthouse, or the structure that contains the guesthouse, shall not exceed the height (floor to peak) of the primary dwelling unit.

(D) The architecture, construction materials and color of the guesthouse shall be consistent and compatible with that of the primary dwelling unit.

(4) Services. All services, including water, electric, and sewer shall be provided from the primary dwelling. Separate, independent services for the guesthouse shall not be allowed.

(5) Other. Guesthouses are for temporary occupancy and may not be rented or otherwise used as a separate dwelling.

B. Distance Between Buildings.

1. Distance Between Main Buildings. A minimum distance of ten (10) feet shall be required between all main residential buildings.

2. Distance Between Main and Accessory Buildings. Except where a greater distance is required by this code, a minimum distance of six (6) feet shall be required between any main residential building and an accessory building.

3. Projections Permitted Between Buildings. The following projections are permitted within the required distance between buildings, provided they are developed subject to the same standards as and not closer to a line midway between such buildings than is permitted in relation to a side lot line within a required interior side yard:

a. Eaves and cantilevered roofs;

b. Fireplace structures, buttresses and wing walls;

c. Rain conductors and spouts, water tables, sills, capitals, cornices and belt courses;

d. Awnings and canopies;

e. Water heaters, water softeners, gas or electric meters, including service conductors and pipes;

f. Stairways and balconies above the level of the first floor.

4. Uncovered porches, platforms, landings and decks, including access stairs thereto, which do not extend above the first floor are permitted within the required distance between buildings without distance restriction.

C. Walls and Fences. Setbacks shown are the minimum required. Fence and wall heights shown are the maximum permitted.

1. Walls in Interior Side and Rear Yards. A wall or fence not more than six (6) feet in height may be maintained along the interior side or rear lot lines; provided, that such wall or fence does not extend into a required front yard or side yard adjacent to a street except as herein provided.

2. In any required yard adjacent to a street or a driveway providing vehicular access to an abutting lot, a wall or fence shall not exceed forty-two (42) inches in height, except as herein provided. The height may be increased to forty-eight (48) inches for non-view-obscuring pipe or rail fencing.

3. Access. A wall or fence shall not be constructed in such a manner so as to block or restrict vehicular access to a dedicated or implied dedicated alley, access, or way.

4. Prohibited Materials. Fiberglass sheeting, bamboo sheeting, barbed wire, razor ribbon or other similar temporary material shall not be permitted as a fencing material. Chain link fencing shall not be permitted unless otherwise approved by the Director of Community Development.

5. Vacant property and property under construction may be fenced with a maximum six (6) foot high, non-view-obscuring fence.

6. Retaining walls proposed on land with an average slope of less than ten (10) percent shall be subject to the following provisions. Retaining walls proposed on land with an average slope of ten (10) percent or greater shall be subject to the Hillside Development Ordinance.

a. Where a retaining wall protects a cut below the natural grade and is located within a required yard, such retaining wall may be topped by a fence or wall. The fence or wall may be the same height that would otherwise be permitted at that location if no retaining wall existed; provided, that the subject property is on the lower side. In all other locations, the maximum height of the retaining wall and fence or screening wall combined shall not exceed the maximum heights established in this code or at the discretion of the Director of Community Development.

b. Where a retaining wall contains a fill above the natural grade and is located within a required yard, the height of the retaining wall shall be considered as contributing to the permissible height of a fence or wall at that location. A non-view-obscuring fence up to three and one-half (3.5) feet in height may be erected at the top of the retaining wall for safety.

c. Where a wall or fence is located in a required yard adjacent to a retaining wall containing a fill, such wall or fence shall be set back from the retaining wall a distance of one foot for each one foot in height of such wall or fence. The area between the wall or fence and the retaining wall shall be landscaped and continuously maintained.

d. Where a retaining wall is constructed to exceed six (6) feet in height measured from a neighboring parcel, a minor use permit shall be obtained in accordance with Section 17.03.040 of this code.

7. Measurement of Fence and Wall Height. The height of a fence or wall shall be measured at the highest average ground level within three (3) feet of either side of said wall or fence. In order to allow for variation in topography, the height of a required fence or wall may vary an amount not to exceed six (6) inches; provided however, that in no event shall the average height of such wall or fence exceed the maximum height permitted for that location.

D. Appurtenances.

1. All ground-mounted mechanical equipment shall be completely screened from surrounding properties by use of a parapet, wall or fence, or shall be enclosed within a building. Exposed gutters, downspouts, vents, louvers and other similar elements shall be painted to match the surface to which they are attached unless they are used as part of the design theme.

2. Air conditioners, antennas, heating, cooling and ventilating equipment and all other mechanical, lighting or electrical devices shall be operated so that they do not disturb the peace, quiet and comfort of adjacent and neighboring occupants, and shall be screened, shielded and/or sound buffered from surrounding properties and streets. All equipment shall be installed and operated in accordance with all other applicable ordinances. Heights of said equipment, excluding antennas, shall not exceed the required height of the zone in which they are located.

3. All utility connections shall be designed to coordinate with the architectural elements of the building(s) and/or site so as not to be exposed except where necessary. Pad-mounted transformers and/or meter box locations shall be included in the site plan with any appropriate screening treatment. Power lines and overhead cables less than thirty-four (34) KV shall be installed underground.

4. Roof-mounted or installed air conditioners shall be prohibited on residential development.

5. All light sources shall be directed downward and shielded from streets or adjoining properties. Illuminators should be integrated within the architecture of the building.

6. All development adjacent to rail lines throughout the City shall be designed to be sensitive to the rail lines.

E. Lot Configuration/Coverage.

1. Flag Lots. The flag portion of a flag lot, if permitted, shall not be counted toward the minimum lot area requirement. Flag strips shall have a minimum width of twenty (20) feet except where they form a common driveway with other such access strips. Maximum singular or shared driveways do not need to exceed the roadway width for fire truck access as established by the Los Angeles Fire Department. Flag lots shall maintain ten (10) foot front, side and rear yard setbacks.

2. Lot coverage shall include all buildings and structures. Patio covers, open on at least two (2) sides, pools, spas, temporary structures and freestanding open air gazebos and patios shall not count toward the lot coverage requirement.

F. Mobilehomes as Temporary Residences. A mobilehome may be used as a temporary residence during the construction of a permanent single-family residence as follows:

1. It shall be occupied only by the owner of such residence and his family.

2. It shall be occupied only while a building permit for the construction of such residence is in full force and effect.

3. It shall be in conformance with Section 17.03.080 of this code.

4. Unless otherwise stated in Section 17.13.060 of this code, the occupancy of vehicles, including recreational vehicles, as a residence, temporary or permanent, is prohibited in all residential zones.

G. Mobilehomes on Residential Lots. Mobilehomes as provided for in Section 17.13.010(10) shall meet the following requirements:

1. Certified under the National Manufactured Housing Construction and Safety Standards Act of 1974 (42 U.S.C. Section 5401 et seq.).

2. Constructed less than ten (10) years prior to the date of the application for the issuance of permits to install such mobilehomes.

3. Installed on permanent foundations on individual lots.

4. Installed in places which are not exempted pursuant to Health and Safety Code Section 65852.1(b) as having a special character or special historic interest.

5. Possessing roof eaves with overhangs of at least sixteen (16) inches.

6. Possessing a sloped roof with a minimum incline of 2:12 feet.

7. Not possessing on the surface of the exterior walls siding composed primarily of metal.

H. Single-Family Residential.

1. Metal Siding. New single-family dwellings and required parking structures shall not possess on the surface of the exposed exterior walls siding composed primarily of metal.

2. Sloped Roof. The primary roof of new single-family dwellings shall be sloped with a minimum incline of 2:12 feet. New additions which change the roofline of existing single-family residences shall have sloped roofs where consistent with the existing design of the house and surrounding neighborhood. This sloped roof requirement does not apply to open patio covers.

I. Modular Building for Nonresidential Uses. Modular buildings for nonresidential uses in residential zones shall be subject to the following additional requirements:

1. Must be set back twenty-five (25) feet from property lines of properties developed with residential uses;

2. Shall be subject to the approval of a minor use permit;

3. Shall be subject to the approval of a landscape plan review to ensure that the buildings are adequately screened from public views and from adjacent residences;

4. The applicant shall submit plans identifying changes to parking and lighting to ensure that there are no adverse impacts to adjacent residences.

J. Multifamily Residential.

1. Setbacks. Required front and street side yards shall be landscaped. All plant material shall be irrigated by automatic sprinklers or drip irrigation systems. Patios, seating areas, parking and circulation spaces can be included in the setback areas to help buffer adjoining parcels from one another. However, parking areas shall not be permitted within the required front setback.

2. Masonry walls six (6) feet in height, from the highest finished grade, shall be required on the rear and side property lines. No walls are required on street side yards unless needed for noise attenuation and/or privacy, as determined by the Director of Community Development.

3. Multiple Frontages. Where a lot fronts on more than one street it shall be considered to have multiple frontages and be required to meet the front yard setback requirement on all street frontages.

4. Open Space. Open space shall be provided for each residential unit as follows:

a. Studio units—two hundred (200) square feet;

b. One bedroom units—three hundred (300) square feet;

c. Two (or more) bedroom units—four hundred (400) square feet;

d. Single-family detached/townhome units—six hundred fifty (650) square feet.

Open space shall be split into required yard space and recreational facilities throughout the common areas of the development as prescribed in this section. A minimum of fifty percent (50%) of the open space shall be dedicated to the required yard for each residential unit. The remaining space may be used to fulfill additional recreational facilities as prescribed in this section, and/or may be applied to the required yard areas to the satisfaction of the Director of Community Development. Land required for setbacks or occupied by buildings, streets, driveways or parking spaces may not be counted in satisfying this open space requirement; however, land occupied by any recreational buildings and structures may be counted as required open space.

5. Storage Space. If a fully enclosed garage is not provided, a minimum of two hundred fifty (250) cubic feet of lockable, enclosed storage per unit shall be provided in the garage or carport area; substitutions may be approved by the Director of Community Development.

6. Recreation Facilities. The following recreation facilities shall be provided at a minimum unless waived by the Director of Community Development:

a. Landscaped park-like quiet area;

b. Children’s play area;

c. Family picnic area; and

d. Swimming pool with cabana or patio cover.

7. Recreation vehicle parking areas shall be provided, fully screened from public view, or the development shall prohibit all parking of recreation vehicles.

8. Trash Collection Areas. The following requirements shall be met for all trash collection areas for multifamily residential development:

a. Trash areas shall be provided for each multifamily residential building. All trash areas not located inside a building shall be paved and located in the rear yard. Such area shall have minimum inside dimensions of eight (8) feet by five (5) feet, shall accommodate source separation of recyclable materials in accordance with State requirements, and shall be screened from view by a five (5) foot high masonry wall, solid gates, and a solid roof. One trash area shall be provided for the first ten (10) residential units, and one trash area for each additional ten (10) units, or major fraction thereof.

b. Multifamily residential developments that require individual waste collection for each unit shall provide space for all required waste bins to be screened from public view.

9. Landscaping. A minimum of fifty (50) trees per gross acre shall be required as part of the landscaping requirements: thirty (30) percent shall be twenty-four (24) inch box size or larger, seventy (70) percent shall be fifteen (15) gallon size. Drought tolerant species with low maintenance requirements shall be utilized, where possible. Irrigation shall be on automatic systems. Landscaping and irrigation plans shall be prepared by a California licensed landscape architect.

10. The conversion of any project to condominium ownership shall meet all requirements of the zone to the maximum extent possible within the constraints of the existing development. In no case shall the requirements of the fire code, sign ordinance, outdoor storage/sales, or screening standards be waived. Specific Planning Commission waiver shall be required where the zone requirements, except as noted herein, cannot be reasonably met.

11. Metal Siding. New multifamily dwellings and required parking structures shall not possess on the surface of the exposed exterior walls siding composed primarily of metal.

K. Development in an SEA (Significant Ecological Area).

1. Any development proposal in an SEA (significant ecological area) as identified on the Land Use Map of the Santa Clarita General Plan shall include a detailed biota study. The study shall identify any and all potential impacts which the development may have upon the SEA.

2. The development shall be designed in accordance with the following criteria:

a. The development shall be designed to be highly compatible with the biotic resources present, including the setting aside of appropriate and sufficient undisturbed areas; and

b. The development shall be designed to maintain water bodies, watercourses and their tributaries in a natural state; and

c. The development shall be designed so that wildlife movement corridors (migratory paths) are left in an undisturbed and natural state; and

d. The development shall retain sufficient natural vegetative cover and/or open spaces to buffer critical resource areas from said requested development; and

e. Where necessary, fences or walls shall be provided to buffer important habitat areas from development; and

f. Roads and utilities serving the development shall be located and designed so as not to conflict with critical resources, habitat areas or migratory paths.

L. Hillside Development. Any development proposal in a hillside or ridgeline area shall demonstrate compliance with the City’s Hillside Development Ordinance and Guidelines on the site plans and supporting documents.

M. Other Requirements.

1. Modifications of Garages. Conversions of existing required garages into habitable space is permitted only following the issuance of a certificate of occupancy for a new garage consistent with the current parking requirements. Modifications shall not be permitted which reduce the interior dimensions to less than twenty (20) feet by twenty (20) feet for two car garages, or two (2) ten (10) foot by twenty (20) foot garages in the case of single car garages. Clear entry shall be provided for all garages at a minimum of sixteen (16) feet for two (2) car garages and eight (8) feet for single car garages.

2. All oak trees, in accordance with the City’s oak tree preservation requirements, shall be identified on the site plan and are subject to an oak tree permit in accordance with the requirements of this code.

3. All historical points of interest, as identified in the Open Space/Conservation Element of the Santa Clarita General Plan, shall be shown on the site plan. Any development which would detrimentally affect the historical point of interest shall comply with the requirements of City, State and federal law.

4. Development within a floodplain shall, at a minimum, comply with the Federal Emergency Management Agency (FEMA) requirements and be subject to the satisfaction of the City Engineer.

5. Above-ground utility boxes, telephone boxes, water lines, backflow preventers, cable boxes or similar structures within public view shall be screened to the satisfaction of the Director of Community Development.

6. All legal residential parcels shall be permitted to have one driveway point, unless otherwise specified by the City Engineer.

N. Second Units. The purpose of this subsection is to provide for the creation of second units, pursuant to Section 65852.2 of the Government Code. A second unit is a residential use that is consistent with the agriculture and residential zone designations.

A second unit is either a detached or attached dwelling unit, other than the primary unit, that provides complete independent living facilities for one or more persons. It shall include permanent provisions for living, sleeping, eating, cooking (kitchen) and sanitation on the same parcel on which a primary dwelling unit is situated.

1. Submittal Requirements. An approved administrative permit shall be required for second residential units. All materials identified on the application checklist for an administrative permit—second unit shall be submitted with the application.

2. Locations. A single second unit may be permitted only on parcels that meet the following criteria:

a. The parcel shall be zoned Agricultural (A) or any of the residential zones (RE, RVL, RL, RS, RM, RMH, RH).

b. The parcel shall contain a legal single-family dwelling as the primary use (primary dwelling unit).

c. The second unit shall not be sold separately from the primary unit.

d. If located in an area restricted to a single route of access, the second unit shall comply with the restricted residential access standards identified in Section 16.07.020 of this code.

3. Development Standards. A second unit shall be subject to all the development requirements of the zone in which it is located, with the exception of the following:

a. Size. The gross living area of the second unit shall not exceed fifty (50) percent of that of the primary dwelling unit.

b. Setbacks. Second units shall be subject to the same setback standards that are applicable to the primary dwelling unit.

c. Height. The second unit shall not exceed the height (floor to peak) of the primary dwelling unit.

d. Parking. The second unit shall be provided one standard parking space for every two (2) bedrooms, or portion thereof. The required parking space(s) shall be located on the parcel upon which the second unit is located. Said parking space(s) shall not be located in the required front or rear setbacks that are applicable to the primary dwelling unit of the property. The parking space may be a tandem space and may be uncovered. Said parking space shall be surfaced and accessed pursuant to Section 17.18.070 of this code.

e. Architecture. Architecture of the second unit shall be compatible with that of the primary dwelling unit.

f. Entrance/Exit. Attached second units shall be provided with an independent entry/exit to the exterior of the unit. No entrance to the attached second unit shall be located on the same building elevation as the entrance to the primary dwelling unit. The appearance of a “duplex” shall be avoided.

g. Construction Materials. Construction materials and colors of the second unit shall be compatible with those of the primary dwelling unit.

h. Density. A second unit may be established on a parcel of land having not less than two (2) times the required area or twenty thousand (20,000) gross square feet, whichever is less.

i. Landscaping. If the second unit is located along a street frontage, one twenty-four (24) inch box tree shall be planted in the front or corner yard setback of the unit. If the new unit is located off of a street frontage, this requirement shall be waived at the discretion of the Director.

O. National Pollutant Discharge and Elimination System.

1. All existing and proposed development shall be subject to the requirements of the federally mandated National Pollutant Discharge and Elimination System Permit (Permit No. CA0061654).

2. For all residential developments constructing ten (10) dwelling units or more, permanent professionally accepted natural treatment of stormwater runoff shall be incorporated into the project. “Vegetated swales,” “bioretention” or other natural treatment areas shall be installed and maintained to treat stormwater runoff as the site’s permanent best management practice (BMP), to the satisfaction of the City Engineer. If natural treatment cannot be used, pre-manufactured treatment systems (BMPs) may be considered for the project to the satisfaction of the City Engineer. (Ord. 99-4, 5/11/99; Ord. 00-3, 2/8/00; Ord. 00-9, 11/14/00; Ord. 01-5, 2/27/01; Ord. 02-5, 4/23/02; Ord. 03-12 § 4, 9/23/03; Ord. 05-1 § 2, 1/25/05; Ord. 05-19 § 2, 12/13/05; Ord. 07-1 § 2, 1/23/07; Ord. 08-13 § 2, 8/26/08)

17.15.030 Development Standards Chart: C and I Zones.

A. Development review is required prior to the construction of any building or structure. The following property development standards shall apply to all land and buildings permitted in C and I zones. Any legal lot may be used as a building site if all development standards are met (excluding those relating to lot size and configuration). The following requirements are in feet and are minimums, unless otherwise stated.


B.	GENERAL REQUIREMENTS	CTC	CC	CN	CO	VSR	BP	IC	I
1.	Floor area ratio (FAR)1	.375:12	375:12	.375:1	1.25:1	.625-1:13	1:1	.75:1	.675:1
2.	Setback from right-of-way4	10/5	10/5	10/5	10/5	10/5	10/5	10/5	10/5
3.	Building and structure height5	35	35	35	35	35	35	35	35
4.	Structure setback from residential zones or uses	25	25	25	25	25	25	25	25
5.	Parking and signs shall be in accordance with Chapters 17.18 and 17.19, respectively
6.	Setbacks for public and semi-public uses from residential property lines	25	25	25	25	25	25	25	25

Notes:

1 Densities beyond those shown herein shall be subject to the provisions of Section 17.17.070 of this code.

2 The FAR in the CTC and CC zones along the office/financial corridor within the Valley Center Overlay shall be 2:1.

3 Hotels in VSR zones may be permitted an FAR of 4:1 with a conditional use permit.

4 A minimum five (5) foot wide landscaped setback shall be required where structures are located adjacent to a right-of-way, except where they are located adjacent to a major or secondary highway where the minimum setback shall be increased to ten (10) feet.

5 Buildings and structures exceeding thirty-five (35) feet in height shall require approval of a conditional use permit. At the discretion of the Director, architectural treatments may exceed thirty-five (35) feet in height without a conditional use permit; provided, that (1) the addition does not exceed ten (10) feet in height (for a maximum height of forty-five (45) feet); (2) that the allowance would be compatible with the architectural design; and (3) that the allowance would provide additional articulation that could otherwise not be achieved within thirty-five (35) feet.

(Ord. 05-1 § 2, 1/25/05; Ord. 07-1 § 2, 1/23/07)

17.15.040 Property Development Standards: C and I Zones.

The following property development standards apply to all property and structures permitted in commercial and industrial zones. The dimensions shown are the minimum required, unless otherwise stated.

A. Setbacks.

1. Commercial and industrial uses adjacent to or across a street or alley from residentially zoned property or property developed with a residential use, shall provide a minimum six (6) foot high masonry wall along all common lot lines (with the exception of those lot lines with the required front setback of the commercial or industrial property where the wall shall be not less than thirty (30) inches nor greater than forty-two (42) inches) which blends in with the site’s architecture. In addition, fifteen (15) gallon trees shall be installed and maintained along the inside of the wall in a minimum five (5) foot wide planter. The trees shall be located a maximum of twenty (20) feet apart for the length of the common lot line or to the satisfaction of the Director of Parks, Recreation and Community Services.

2. Maintenance and Upkeep. All required landscaping shall be permanently maintained in a healthy and thriving condition free from weeds, trash and debris. All plant material shall be irrigated by automatic sprinklers or drip irrigation systems. Patios, seating areas, parking and circulation spaces can be included in the setback areas to help buffer adjoining parcels from one another. However, parking areas shall not be permitted within the required front setback.

3. Corner Setbacks. For commercial and industrial uses, no miscellaneous items, products, equipment, vehicles or signs shall be permitted on any corner formed by intersecting streets within a triangular area between the property line adjacent to the public right-of-way and a diagonal line joining points on said property lines twenty-five (25) feet from their point of intersection or, in the case of rounded corners, the areas between the tangent to the curve and a diagonal line adjoining points on such tangents twenty-five (25) feet from the point of intersection.

4. Landscaping. For all new commercial and industrial developments, ten (10) percent of the site area shall be landscaped. A landscape and irrigation plan, prepared by a California State licensed landscape architect or other person(s) acceptable to the Director, shall be required for all new development projects. All landscaping required by the approved plan shall be maintained in good condition and remain free of weeds, trash and other debris and so that all trees, plants, shrubs, groundcover and any other aspects of the landscaped area will remain in a healthy and thriving state to the satisfaction of the Director. Any change to the approved landscape plan shall require the approval of the Director.

B. Appurtenances.

1. All ground-mounted mechanical equipment, trash areas and recycling bins shall be completely screened from surrounding properties by use of a parapet, wall or fence, or shall be enclosed within a building. Exposed gutters, downspouts, vents, louvers and other similar elements shall be painted to match the surface to which they are attached unless they are used as part of the design theme.

2. Air conditioners, antennas, heating, cooling, ventilating equipment and all other mechanical, lighting or electrical devices shall be operated so that they do not disturb the peace, quiet and comfort of adjacent and neighboring occupants, and shall be screened, shielded and/or sound buffered from surrounding properties and streets. All equipment shall be installed and operated in accordance with all other applicable ordinances. Said equipment, excluding antennas, shall not exceed the maximum height of the zone in which it is located.

4. Above-ground utilities boxes, telephone boxes, water lines, backflow preventers, cable boxes or similar structures within public view shall be screened to the satisfaction of the Director of Community Development.

5. All light sources shall be directed downward and shielded from streets or adjoining properties. Illuminators should be integrated within the architecture of the building.

6. Electrical vehicle charging stations may be required for new commercial/industrial developments at the discretion of the Director of Community Development.

7. Childcare fees may be required for new commercial/industrial developments at the discretion of the Director of Community Development.

8. Employee break areas, which may include facilities for shade, seating, eating and trash disposal, shall be provided to the satisfaction of the Director of Community Development.

9. All development adjacent to rail lines throughout the City shall be designed to be sensitive to the rail lines.

10. The use of metal storage containers shall be subject to Section 17.03.080 (Temporary Use Permits) of this code.

C. Parking and Circulation.

1. Reciprocal ingress and egress, circulation and parking arrangements shall be required where possible and feasible to facilitate ease of vehicular movement between adjoining properties and to limit unnecessary driveways.

2. Driveway access for commercial and industrial uses shall be located no closer than one hundred fifty (150) feet (lot size permitting) from the beginning of a curve of a street corner.

3. All nonresidential parcels shall be limited for access onto and off of the property. Driveways shall be shared between adjacent properties unless otherwise specified by the Director of Transportation and Engineering Services.

4. All driveways shall have a minimum stacking distance of:

a. Twenty (20) feet from the face of curb off of residential local collectors;

b. Forty (40) feet from the face of curb off of secondary or major highways;

c. One hundred (100) feet from the face of curb off of secondary or major highways with potential traffic signal;

d. The length of the longest anticipated delivery vehicle for all warehousing and distribution uses, if the longest anticipated delivery vehicle exceeds the minimum stacking distances referenced in this section.

5. Nonresidential, on-site private gates, electrical or otherwise, shall be subject to the review of a minor use permit in accordance with the provisions of this code when enclosing or eliminating required parking spaces.

6. Trash enclosure location and access shall be designed to the satisfaction of the Director. Such access shall be conveniently located and cause a minimum number of parking spaces to be blocked while a refuse truck is present. The number of trash and recycling containers required shall be determined by the City.

D. Outdoor Display of Merchandise.

1. No merchandise, or any portion thereof, shall be displayed on public property; however, merchandise may be displayed within the public right-of-way if an encroachment permit has first been obtained from the City.

2. Merchandise, except for vehicles, shall not project more than four (4) feet beyond the store front.

3. Except for vehicles, merchandise shall be displayed outside only during business hours.

4. The aggregate display area shall not exceed fifty (50) percent of the linear frontage of the store front or six (6) linear feet, whichever is greater.

5. Merchandise shall not be displayed in such a manner as to present a hazard to safety, impede convenient vehicular and/or pedestrian access to the building or business, or create a display that is detrimental to the appearance of the premises and surrounding property; or is in any other manner detrimental to the public health, safety, welfare, or causes a public nuisance.

6. Required parking spaces shall not be used for display.

E. Walls and Fences.

1. Access. A wall or fence shall not be constructed in such a manner so as to block or restrict vehicular access to a dedicated or implied dedicated alley, access or way.

2. Prohibited Materials. Fiberglass sheeting, bamboo sheeting, chain link, black or green fabric, barbed wire, razor ribbon or other similar temporary material shall not be permitted as a fencing material. In the case of temporary construction fencing for properties with an active building permit in good standing, black, green or other colored fabric may be installed to the satisfaction of the Director of Community Development.

3. Vacant property and property under construction may be fenced with a maximum six (6) foot high, non-view-obscuring fence.

F. Development in a SEA (Significant Ecological Area).

1. Any development proposal in a SEA (significant ecological area) as identified on the land use map of the Santa Clarita General Plan shall include a detailed biota study. The study shall identify any and all potential impacts which the development may have upon the SEA.

2. The development shall be designed in accordance with the following criteria:

a. The development shall be designed to be highly compatible with the biotic resources present, including the setting aside of appropriate and sufficient undisturbed areas; and

b. The development shall be designed to maintain water bodies, watercourses and their tributaries in a natural state; and

c. The development shall be designed so that wildlife movement corridors (migratory paths) are left in an undisturbed and natural state; and

d. The development shall retain sufficient natural vegetative cover and/or open spaces to buffer critical resource areas from requested development; and

e. Where necessary, fences or walls shall be provided to buffer important habitat areas from development; and

f. Roads and utilities serving the development shall be located and designed so as not to conflict with critical resources, habitat areas or migratory paths.

G. Hillside Development. Any development proposed in a hillside or ridgeline area shall demonstrate compliance with the City’s Hillside Development Ordinance and Guidelines on the site plans and supporting documents.

H. Other Requirements.

1. All oak trees, in accordance with the City’s oak tree preservation requirements, shall be identified on the site plan and are subject to an oak tree permit in accordance with the requirements of this code.

2. All historical points of interest, as identified in the Open Space/Conservation Element of the Santa Clarita General Plan, shall be shown on the site plan. Any development which would detrimentally affect the historical point of interest shall comply with the requirements of City, State and federal law.

3. Development within a floodplain shall, at a minimum, comply with the Federal Emergency Management Agency (FEMA) requirements and be subject to the satisfaction of the City Engineer.

4. Outdoor storage areas shall be entirely enclosed by solid masonry walls or other material subject to the Director’s approval, shall not be less than six (6) feet in height, and shall not be located within the required street setback. The maximum stacking height for outdoor storage shall be determined by the Director.

5. For any use with more than fifty (50) full time employees, a transportation demand management (TDM) program shall be submitted to and approved by the Director of Community Development and/or the South Coast Air Quality Management District (SCAQMD). Programs should include but are not limited to carpooling, vanpooling, public and/or private transit, alternative work hours, walk to work and telecommuting.

6. Accessory recycling vending machines shall be maintained in a clean and orderly manner.

7. Recycling collection trucks and bins shall be removed daily and shall not be visible from the public right-of-way nor shall they block fire lanes or required parking (per City parking requirements).

8. Outdoor dual collection lots and greenwaste facilities shall be prohibited on an I or IC zoned property within three hundred (300) feet of a residence or residential zone.

9. Uses with primarily outdoor storage of merchandise shall provide landscaping to include trees and shrubs to the satisfaction of the Director of Community Development with the exception of vehicle sales.

10. Planning Commission Review. Commercial developments one hundred thousand (100,000) square feet or more in gross floor area adjacent to freeways, along major highways or at key intersections identified in the circulation element of the General Plan shall be subject to a public hearing and planning commission review and approval.

11. Unless otherwise stated in Section 17.13.060 of this code, the occupancy of vehicles, including recreational vehicles, as a residence, temporary or permanent, is prohibited in all commercial and industrial zones.

I. National Pollutant Discharge and Elimination System.

1. All existing and proposed development shall be subject to the requirements of the federally mandated National Pollutant Discharge and Elimination System Permit (Permit No. CA0061654). (Ord. 00-3, 2/8/00; Ord. 02-5, 4/23/02; Ord. 05-1 § 2, 1/25/05; Ord. 05-19 § 2, 12/13/05; Ord. 07-1 § 2, 1/23/07; Ord. 08-13 § 2, 8/26/08)

17.15.050 Performance Standards: C and I Zones.

A. Electrical Disturbance, Heat and Cold, Glare. No use except a temporary construction operation shall be permitted which creates changes in temperature or direct glare. No use shall be permitted which creates electrical disturbances that affect the operation of any equipment beyond the boundaries of the site.

B. Odor. No use shall be permitted which creates odor in such quantities as to be readily detectable beyond the boundaries of the site.

C. Vibration. No use, except a temporary construction operation, shall be permitted which generates inherent and recurrent ground vibration perceptible without instruments at the boundary of the lot on which the use is located.

17.15.060 Road Dedications and Improvements: A, R, C and I Zones.

A. Purpose. Except as otherwise provided in this code, a building or structure shall not be used on any lot or parcel of land any portion of which abuts upon an alley, street or highway unless the one-half (1/2) of the alley, street or highway which is located on the same side of the centerline as such lot or parcel of land has been dedicated and improved as provided in this section.

B. Exemptions—Existing Buildings and Structures. This section shall not apply to the use, alteration or enlargement of an existing building or structure, or the erection of one or more buildings or structures accessory thereto, or both, on the same lot or parcel of land, if the total value of such alteration, enlargement, or construction does not exceed one-half (1/2) of the current market value of all existing buildings or structures on such lot or parcel of land.

C. Exceptions—Proposed Buildings or Structures. This section shall not apply to the following buildings or structures:

1. Accessory agricultural buildings where used primarily for agricultural purposes, including but not limited to: barns, silos, chicken houses, rabbit hutches and roadside stands.

2. Temporary uses as prescribed by this code.

3. Other similar uses which, in the opinion of the Director, will not generate a greater volume of traffic than the uses enumerated in this section.

D. Major Bridge and Thoroughfare Fees. Except as otherwise provided in subsection (B) of this section, a building or structure shall not be used on any lot or parcel of land, any portion of which is located within a bridge or major thoroughfare district established pursuant to Section 16.21.190, unless the required district fee has been paid as a condition of issuing a building permit.

E. Dedication Standards. Alleys, streets and highways shall be dedicated to the width from the centerline specified in this code, and including corner cutoffs specified in Section 16.11.030, except that dedication in any case shall not be required to such an extent as to reduce the area or width of any lot or parcel of land to less than that specified in this code.

F. Improvements. Before a structure subject to the provisions of this section may be used, curbs, gutters, sidewalks, base, pavement, street lights, street trees and drainage structures, where required, shall be constructed at the grade and at the location specified by the City Engineer, unless there already exists within the present right-of-way, or on property the owner has agreed to dedicate, curbs, gutters, sidewalks, base, pavement, street lights, street trees or drainage structures which are adequate, and the City Engineer so finds. Sidewalks shall be not less than four (4) feet in width unless the available portion of the highway

or street is less, in which case they shall be the width specified by the City Engineer. Curbs, gutters, drainage structures, base, pavement, street lights, street trees and sidewalks shall comply with the standards of the City Engineer. All construction within the existing or proposed road right-of-way shall be done under provisions of Title 13.

1. Parkways. Landscaped parkways shall be installed in all new residential development. These parkways shall be installed between the curb and sidewalk and shall be five (5) feet in width. Said parkways shall not be separated by sidewalk.

2. Undergrounding of Utilities. All new and existing utilities shall be located underground, including along project street frontage. When locating utilities underground is not possible, they shall be screened from view to the satisfaction of the Director of Community Development.

G. Agreement to Dedicate. In lieu of dedication, the City Engineer may accept an agreement to dedicate signed by all persons having any right, title or interest in the property, or any portion thereof, to be dedicated. The signatures on such agreement shall be acknowledged, and the City Engineer shall record such agreement in the office of the County Recorder of this County.

H. Agreement to Improve—Contents—Completion of Work by City Authorized When—Costs.

1. In lieu of the required improvements, the City Engineer may accept from any responsible person a contract to make such improvements. Said improvements shall be completed within the time specified in the agreement to improve, except that the City Engineer may grant such additional time as he deems necessary if, in the opinion of said City Engineer, a good and sufficient reason exists for the delay.

2. Such contract shall be accompanied by a deposit with the City of a sum of money or negotiable bonds or savings and loan certificates or shares. The owners thereof shall assign such certificates or shares to the City of Santa Clarita, and such deposit and assignment shall be subject to all the provisions and conditions of this code.

3. If the estimated cost of the improvements equals or exceeds one thousand dollars ($1,000), in lieu of such deposit the applicant may file with the City a corporate surety bond guaranteeing the adequate completion of all of the improvements, in a penal sum equal to such estimated cost.

4. Upon the failure of said responsible person to complete any improvement within the time specified in an agreement, the City may, upon notice in writing of not less than ten (10) days served upon the person, firm or corporation signing such contract, or upon notice in writing of not less than twenty (20) days served by registered mail addressed to the last known address of the person, firm or corporation signing such contact, determine that said improvement work or any part thereof is incomplete, and may cause to be forfeited to the City such portion of deposits or bonds given for the faithful performance of said work, or may cash any instrument of credit so deposited in such amount as may be necessary to complete the improvement work.

I. Modifications.

1. The Director of Community Development may grant a modification to the provisions of this section and relieve the applicant either from compliance with all or a portion of the provisions thereof if he/she finds:

a. Property adjoining on both sides of the subject property is developed with lawfully existing buildings or structures which, were they not already existing, would be subject to the provisions of this section, and the requirement to dedicate, pave, or improve would require a greater width than is the alley street or highway abutting the existing buildings or structures on the adjoining properties; or

b. The lot or parcel of land adjoins an alley, street, or highway for a distance of one hundred (100) feet or more, and only a portion of said lot or parcel of land is to be used for such building or structure or occupied by such use.

2. The City Engineer may grant a modification to the provisions of this section and relieve the applicant either from compliance with all or a portion of the provisions thereof if he/she finds:

a. There is in existence or under negotiation a contract between the City and a contractor to install the required improvements; or

b. The City Engineer is unable to furnish grades within a reasonable time; or

c. The required construction would create a drainage or traffic problem; or

d. The construction will be isolated from a continuous roadway which may not be improved for many years; or

e. There are in existence partial improvements satisfactory to the City Engineer, and he deems construction of additional improvements to be unnecessary or to constitute an unreasonable hardship.

J. Intersection Improvements. All major to major highway intersections and major to secondary highway intersections impacted by development shall be augmented to provide additional capacity as required by the City Engineer. (Ord. 00-3, 2/8/00; Ord. 05-1 § 2, 1/25/05; Ord. 05-19 § 2, 12/13/05)