Chapter 17.16 SPECIAL ZONES AND STANDARDS

Chapter 17.16
SPECIAL ZONES AND STANDARDS

Sections:

17.16.010 MHP—Mobilehome Park Zone.

17.16.020 PD—Planned Development Overlay Zone.

17.16.030 SP—Specific Plan Zone.

17.16.040 MOCA—Mineral/Oil Conservation Area Overlay Zone.

17.16.045 VS—Vehicle Services Overlay Zone.

17.16.050 BB—Billboard Overlay Zone.

17.16.055 RP—Ridgeline Preservation Overlay Zone.

17.16.060 OS—Open Space Zone.

17.16.065 MU—Mixed Use Overlay Zone.

17.16.070 PE—Private Education Zone.

17.16.080 Placerita Canyon Special Standards District.

17.16.090 Sand Canyon Special Standards District.

17.16.100 Repealed.

17.16.010 MHP—Mobilehome Park Zone.

A. Purpose. The mobilehome park (MHP) zone is intended to encourage the creation of new mobilehome parks and the preservation of existing mobilehome parks consistent with the City’s goal of accommodating alternative and affordable housing types at a standard consistent with the preservation of the public health, safety and welfare. All mobilehome parks located in an MHP zone shall be developed in accordance with the provisions of this section. Although the General Plan does not designate mobilehome park as a separate land use designation, the mobilehome park (MHP) zone is consistent with the agricultural, residential and commercial land use designations of the General Plan.

B. Permitted Uses. Permitted uses shall be in accordance with Chapter 17.13 of this code.

C. Property Development Standards. In addition to the following, mobilehome parks shall comply with all State requirements for the development of mobilehome parks.

1. Lot Area. Each lot shall have a minimum of three (3) acres of buildable area.

2. Mobilehome Space and Area.

a. Mobilehome Space. Each mobilehome space shall have a minimum area of one thousand five hundred (1,500) square feet.

b. Mobilehome Space Dimensions. Each mobilehome space shall be not less than thirty (30) feet in width. There is no required depth.

3. Population Density. The following population density standards shall apply to all mobilehome spaces in this zone:

a. There shall be a minimum of three thousand (3,000) square feet of lot area for each mobilehome space in a mobilehome park.

b. Such lot area shall include access, mobilehome parking, automobile parking, outbuilding space, recreational areas and other similar uses.

4. Building Height. No building or structure erected in this zone shall have a height greater than two (2) stories or twenty-five (25) feet.

5. Yards.

a. Front Yards. Each MHP zone lot which abuts a dedicated street shall have a front yard of not less than twenty (20) feet.

b. Corner Side Yards. Each MHP zone lot shall have corner side yards of not less than:

(1) Twenty (20) feet on a reversed corner lot; or

(2) Five (5) feet on other corner lots.

c. Interior Side Yards. Each MHP zone lot shall have an interior side yard of not less than five (5) feet.

d. Rear Yards. Each MHP zone lot shall have a rear yard of not less than fifteen (15) feet.

6. Access and Circulation.

a. Driveway Width and Layout. Driveways within mobilehome parks shall be designed to conform to the minimum widths specified in Title 16.

b. Access.

(1) No site within the mobilehome park shall have direct vehicular access to a public street.

(2) At least two (2) access points to a public street or highway shall be provided to the site.

7. Parking. Parking shall be provided in accordance with Chapter 17.18.

8. Screening. Mobilehome parks fronting on a public street shall be screened to a height of not less than five (5) feet and not more than eight (8) feet with either a decorative wall or fence, an opaque hedge and/or trees, or landscaped berm. Such screening may be reduced to less than five (5) feet adjacent to driveways as necessary for visibility.

9. Signs.

a. Mobilehome parks may display the following signs:

(1) One wall-mounted sign not to exceed twenty (20) square feet in area, or one freestanding sign not to exceed twenty (20) square feet in sign area or forty (40) square feet in total area may be located at each entrance; and

(2) One freestanding sign, not to exceed six (6) square feet in sign area may be used for advertising property for sale, lease or indicating vacancy status may be located at each entrance; and

(3) A directional or informational sign indicating the location of each residence by number shall be located at each principal entrance and other appropriate locations. The size, location and number of such signs shall be to the satisfaction of the Director.

b. No source of illumination for such signs shall be visible from adjoining streets or residential property, and no such signs shall be erected within five (5) feet of any exterior property line.

10. Local Park Space Obligations. Local park space, which may be private, shall be provided to serve the mobilehome park, or a fee shall be paid in lieu thereof, as required for subdivisions by this code. This obligation shall be in addition to any requirement to participate in the funding of parks and/or park improvements pursuant to any other provision of this code.

11. Design Requirements. The following design requirements shall apply to development of mobilehome spaces and to facilities within a mobilehome park. Additional requirements may be specified as conditions of development review.

a. Driveways shall be laid out in a manner to provide safe and convenient access to residences.

b. Principle vehicular access points shall be designed to encourage smooth traffic flow with controlled turning movements and minimum hazards to vehicular or pedestrian traffic. Merging and turnout lanes, traffic signals and/or traffic dividers shall be required where existing or anticipated heavy flows indicate need. In general, driveways shall be designed in such a way as to discourage substantial amounts of through traffic.

c. Walkways and Bikeways. If bikeways and pedestrian ways are provided in mobilehome parks:

(1) Walkways to be used by substantial numbers of children as routes to school, bus stops or other destinations shall be so located and safeguarded as to minimize contacts with automotive traffic.

(2) If substantial bicycle traffic is anticipated and an internal walkway system is provided away from driveways, bicycle paths shall be incorporated in the walkway system.

(3) Driveway crossings shall be held to a minimum, shall be located and designed to provide safety, and shall be appropriately marked and otherwise safeguarded.

(4) Walkways and bikeways may be combined with other easements and used by emergency or maintenance vehicles, but shall not be used by other automotive traffic.

12. Prohibitions.

a. A recreational vehicle shall not be occupied in a mobilehome park.

b. A mobilehome shall not support a building.

c. A mobilehome park shall have no conventionally constructed or stud-framed residences other than one dwelling unit for the use of a caretaker or a manager responsible for maintaining or managing the property. (Ord. 01-5, 2/27/01; Ord. 05-1 § 2, 1/25/05)

17.16.020 PD—Planned Development Overlay Zone.

A. Purpose. Planned development (PD) overlay zone regulations are intended to accomplish the following:

1. Facilitate development of areas designated on the zoning map or proposed for rezoning by permitting greater flexibility and, consequently, more creative and imaginative designs for the development of such areas than generally is possible under conventional zoning regulations.

2. To promote more economical and efficient use of the land while providing a harmonious variety of choices, a higher level of amenities and preservation of natural and scenic qualities of open spaces.

3. Ensure that development substantially conforms to plans and exhibits submitted by the applicant for a zone change in instances where such plans and exhibits constitute a critical factor in the decision to rezone.

B. Permitted Uses.

1. Planned developments, subject to the issuance of a conditional use permit.

2. Permitted, minor and conditional uses of the underlying zone, subject to the issuance of a conditional use permit.

C. Use. Prior to any development, submission and approval of a conditional use permit incorporating a planned development consistent with the plans and exhibits submitted by the applicant during the public hearing shall be required. Conditions of approval which provide the necessary safeguards to ensure completion of the proposed development, consistent with the plans and exhibits, will be required. When the conditional use permit has been obtained as provided herein, the property may be used for any use permitted in the underlying zone subject to any conditions and limitations of the conditional use permit and the underlying zone, including the approved planned development.

D. Application. The City may amend a zone change application to include the PD overlay zone to ensure that development is in accordance with the plans and exhibits presented as part of the zone change. A zone change application for a PD overlay zone must include an application for a conditional use permit and shall include all information and fees as required by Section 17.03.040.

E. Findings. In addition to the findings required by Section 17.03.040, the Planning Commission and/or City Council shall consider the planned development submitted, and in approving a conditional use permit shall find that such development program provides necessary safeguards to ensure completion of the proposed development by the applicant, forestalling substitution of a lesser type of development contrary to the public convenience, welfare or development needs of the area.

F. Conditions. All of the following conditions shall be conditions of every approved development program, whether such conditions are set forth in the conditional use permit or not.

1. An existing building or structure, which under the program is to be demolished, shall not be used.

2. An existing building or structure, which under the program is to be altered, shall not be used until such building or structure has been so altered.

G. Property Development Standards. The approving authority shall be permitted to increase the setback requirements of the underlying zone and also to modify or delete the following requirements when it can be shown that the alternative achieves a similar purpose.

1. The planned development shall be designed and developed in a manner compatible with and complementary to existing and potential development in the immediate vicinity of the project site. Site planning on the perimeter shall provide for the protection of the property from adverse surrounding influences, as well as protection of the surrounding areas from potentially adverse influences within the development.

2. For residential projects, required open space shall comprise at least thirty (30) percent of the total area of the planned development. Land required for setbacks or occupied by buildings, streets, driveways or parking spaces may not be counted in satisfying this open space requirement; provided, however, that land occupied by any recreational buildings and structures may be counted as required open space.

3. All lawn and landscaped areas reserved for common use shall be provided with a permanent automatic watering system adequate to irrigate such areas, unless it is left in its natural state. Open space left in its natural state shall be kept free of litter and shall at no time constitute a health, safety, fire or flood hazard.

4. If the project is to be developed in stages, the development plan shall coordinate improvement of the open space, the construction of structures and improvements in such open space in order that each development stage achieves a proportionate share of the total open space and environmental quality of the total planned development.

5. All or any part of the required open space shall be reserved for use in common by the occupants of the planned development. Areas permanently reserved for common open space shall be reserved for the use and enjoyment of the occupants in a manner which makes the City, or a public district or public agency a party to and entitled to enforce the reservation. The Planning Commission may require that open space easements over the required open space be conveyed to the City.

6. No building, except as hereinafter provided, shall be located closer than five (5) feet to any interior vehicular or pedestrian way, court, plaza, open parking lot or any other surfaced area reserved for public use or for use in common by occupants of the planned development. Such setback shall generally be measured from the nearest edge of a surfaced area; provided, however, that where there are no sidewalks in conjunction with a public or private street, the setback shall be measured from the nearest edge of the street right-of-way or private road easement.

7. All public streets within or abutting the proposed planned development shall be dedicated and improved to City specifications for the particular classification of street. When the developer desires to retain any street within the development as private streets, such streets shall be irrevocably offered for dedication and maintained for their intended purpose by the homeowners or property association or other means acceptable to the Planning Commission.

8. Planned developments shall relate harmoniously to the topography of the site, shall make suitable provision for the preservation of watercourses, drainage areas, significant ridgelines, oak trees, significant flora and/or fauna and similar features and areas. These areas shall be designed to use and retain the features and amenities to the greatest extent possible.

9. All utilities within a planned development shall be placed underground.

H. Accessory Uses and Structures. Accessory uses and structures shall be located as specified on the development plans as approved by the Planning Commission; provided, however, that accessory structures shall meet all of the setbacks for site development as specified in the conditional use permit and the underlying zone in which it is located.

17.16.030 SP—Specific Plan Zone.

A. Use Regulations.

1. Allowable uses in each specific plan zone shall be as established by the specific plan.

2. Existing uses within the specific plan zone at the time of its establishment shall be deemed allowable and incorporated in the specific plan, unless terminated, discontinued or changed pursuant to a specific time schedule incorporated in the specific plan.

3. Unless otherwise provided by the specific plan, public utility facilities and publicly owned facilities shall be allowable subject to a conditional use permit.

4. Unless otherwise provided by the specific plan, accessory uses or facilities shall be subject to the same use regulation provisions as the principal use or facility.

5. Temporary uses and home occupations pursuant to the requirements of this code shall be allowable in each specific plan zone.

B. Property Development Standards.

1. General Requirements.

a. A specific plan zone shall include a minimum area of thirty (30) contiguous acres, under single ownership or otherwise subject to unified planning, construction and development by a person, corporation, or other entity. The City Council may reduce the minimum acreage requirement in cases where the specific plan zone provides greater protection of the goals and objectives of the general plan.

b. A specific plan zone shall be established upon application of a property owner, in accordance with procedures set forth in Section 17.03.015, and subject to the following provisions:

(1) A specific plan shall be submitted for consideration by the City Council, pursuant to this chapter.

(2) Determination by the Council, after considering the recommendation of the Planning Commission, that the establishment of the zone and approval of the specific plan shall:

(A) Provide for the development of a comprehensively planned community within the zone that is superior to development otherwise allowable under alternate regulations.

(B) Provide for development within the zone in a manner consistent with the General Plan and with related development and growth policies of the City.

c. Provide for the construction, improvement or extension of transportation facilities, public utilities and public services required by development within the zone.

d. There shall be no minimum yard requirement for individual lots except as established by a specific plan, a conditional use permit or development review.

e. There shall be no minimum usable open space requirement for individual lots, except as established by a specific plan, a conditional use permit or development review.

f. The maximum number of dwelling units within a specific plan zone shall not exceed the ability of the City to provide services in accordance with the General Plan and applicable local ordinances; provided, that the distribution of units within the zone and the maximum residential density on any individual site or within designated portions of the zone shall be governed by the specific plan, conditional use permit or development review.

Where a density bonus pursuant to Section 17.17.070(A) is requested, the maximum residential density on any individual site shall be based upon the maximum density of the specific plan zone for that site.

In the event the General Plan does not establish a maximum residential density for said site, the City Council, after considering the recommendation of the Planning Commission, shall determine the appropriate density based on detailed review of the specific plan and the provisions of this code.

2. Special Requirements.

a. The specific plan zone and all uses therein shall be designed and developed in a manner compatible with and complementary to existing and potential development in the general vicinity of the zone. Site planning on the perimeter shall provide for the mutual protection of the zone and surrounding property from potential adverse influences.

b. All public streets within or abutting the development shall be dedicated and improved to City specifications for that particular classification of street. Private streets within the development shall be improved to City specifications for that particular classification of street. Private streets within the development shall be irrevocably offered for dedication and maintained for their intended purpose by means acceptable to and enforceable by the City. Consideration of other forms of access, such as pedestrian ways, courts, plazas, driveways, horse trails, bike trails, or open parking lots offered for dedication may be made at the time of the specific plan consideration as a means of meeting requirements for open space or park dedication requirements.

c. The Director may require the submission of an assessment of progress toward completion of development authorized by the specific plan including adherence to development schedules and phasing.

C. Performance Standards.

1. All development within a specific plan zone shall be consistent with the Hillside Development Ordinance and Guidelines; make suitable provision for the preservation of watercourses, drainage areas and similar features; and shall otherwise be designed to use and retain or enhance the natural features and amenities to the best advantage for preservation.

2. All areas for storage of maintenance equipment, and all service areas including refuse storage and collection facilities, shall be enclosed by a fence, wall and/or landscape screen.

3. All uses within a specific plan zone shall provide off-street parking and loading facilities pursuant to Chapter 17.18.

4. The specific plan shall propose a means for assuring continuing existence, maintenance and operation of the various common elements and facilities.

5. Additional site development regulations and performance standards applicable to individual uses or to designated portions of a specific plan zone may be established by the specific plan, conditional use permit or development review approval pursuant to the specific plan.

D. Pre-Application Procedure. Prior to submitting an application for a specific plan zone, or implementation thereof, the applicant or prospective developer shall hold preliminary consultations with the Director of Community Development and other City officials. Such preliminary consultations should be relative to a conceptual development plan which includes, but is not limited to, the following:

1. Proposed land uses to be developed within the zone.

2. Development concepts to be employed.

3. Schematic maps, illustrative material and narrative sufficient to describe the general relationships between land uses, and the intended design character and scale of principal features.

4. A preliminary time schedule for development, including quantitative data, such as population, housing units, land use acreage and other data sufficient to illustrate the phasing of development and potential impact on public service requirements.

5. Following initial preliminary consultation pursuant to this section, the Director may require presentation of the conceptual specific plan to the Planning Commission and City Council. (Ord. 01-5, 2/27/01; 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)

17.16.040 MOCA—Mineral/Oil Conservation Area Overlay Zone.

A. Purpose. The mineral/oil conservation area (MOCA) overlay zone designates areas which have a significant mineral aggregate resource and/or oil fields. The purpose is to permit the continuation of the mineral/oil usage while providing development of the area when certain environmental factors have been adequately mitigated.

B. Permitted Uses. All uses shall be subject to the requirements of the base zone, with the exception of extraction and oil production which shall be subject to the requirements of this section. The following uses shall be permitted where the symbol “P” appears; subject to a conditional use permit where the symbol “C” appears; subject to a minor use permit where the symbol “M” appears; and prohibited where the symbol “X” appears.


Extraction and Oil Production		MOCA
1.	Drilling for and/or production, handling, storage, extraction and removal of oil, gas and other hydrocarbons, including but not limited to compressors and other structures and buildings for oil field workers in connection with the operation	C
2.	Mining for and/or production handling, processing and removal of rock, aggregate, precious metals, sand and other similar material, including but not limited to structures and buildings in connection with the operation	C
3.	Refineries, absorption plants or gasoline extraction plants	X

C. Property Development Standards. The following regulations shall apply to the site of a mineral/oil conservation area in addition to the regulations of the underlying zone. Additional regulations may be specified as conditions of approval through the conditional use permit, minor use permit and development review process.

1. General Requirements. The general requirements of the underlying zone shall apply to any development within the mineral/oil conservation area overlay zone.

2. Special Requirements. The following special requirements shall apply to development in the mineral/oil conservation area overlay zone. Additional requirements may be specified as conditions of approval of a conditional use permit, minor use permit and/or development review.

a. A reclamation plan shall be required for all applications for mineral/oil extraction. The plan shall indicate the expected time frame for reclamation and the various phases. Annual progress reports shall be submitted to the Director of Community Development.

b. Screening and landscaping shall be required of all oil operations. Oil pumping facilities shall be contained within an opaque eight (8) foot fence or wall with a securely locked gate to the satisfaction of the Director of Community Development.

c. Truck and service vehicles used in the operation of the facility shall be permitted only on approved routes and shall only be operated within approved hours of operation.

d. Outdoor storage of materials shall be in accordance with outdoor storage requirements in commercial and industrial zones.

e. Oil well installation and use, including the installation and use of equipment, structures and facilities necessary for all drilling and producing operations customarily required or incidental to usual oil field practice, the initial separation of oil, gas and water, and for the storage, handling, recycling and transportation of oil, gas and water to and from the premises shall conform to the following conditions. The Commission may waive or modify any one or more of these conditions if it finds that the waiver or modification will not result in material detriment to the public welfare or to the property of other persons located in the vicinity thereof.

(1) New wells shall not be located within three hundred (300) feet of any existing residence, except the residence of the owner of the land on which the well is located, and except a residence located on land which, at the time of the drilling of the well, is under lease to the person drilling the well. New residential development shall not be located within fifty (50) feet of an existing well, in accordance with the fire code.

(2) If the drilling is within five hundred (500) feet of one or more residences and except a residence located on land which, at the time of the drilling of the well, is under lease to the person drilling the well, that:

(A) All derricks used in connection with the drilling of the well shall be enclosed with fire-resistant and soundproofing material unless the occupants of all residences within one thousand three hundred twenty (1,320) feet (one quarter mile) of the drilling site, other

than of a residence described in subsection (C)(2)(e)(2) of this section, file a written waiver with the Commission;

(B) All drilling and pumping equipment shall be operated by muffled internal-combustion engines or by electric motors;

(C) Materials, equipment, tools or pipe used for either drilling or producing operations at the well hole shall be delivered to or removed from the drilling site only between the hours of eight a.m. and six p.m. of any day, except in the case of emergency.

f. The derrick used pursuant to this section to drill any well hole or to repair, clean out, deepen or redrill any completed or drilling well, shall be removed within ninety (90) calendar days after completion or abandonment of any well.

g. Within ninety (90) calendar days after abandonment of any well, earthen sumps used in drilling or production, or both, shall be filled, and the drilling site restored as nearly as practicable to its original condition.

h. Any unattended earthen sump located within one thousand three hundred twenty (1,320) feet (one-fourth mile) of the nearest highway, or within two thousand six hundred forty (2,640) feet (one-half mile) of twenty (20) or more residences shall be enclosed with a fence not less than five (5) feet high, mounted on steel posts with not less than three (3) strands of barbed wire around the top. Such fence shall be constructed of woven wire fencing or equivalent of not greater than six (6) inch mesh.

i. When private roads to wells are constructed, that portion of such roads lying within two hundred (200) feet of an oiled or surfaced public highway, or of an existing residence, shall be oiled or surfaced.

j. A well hole, derrick or tank shall not be placed within twenty (20) feet of any public highway.

k. Except as provided in this code, a faithful performance bond in amount determined by the Director, but not less than two thousand dollars ($2,000), shall be filed with the City of Santa Clarita for each well for the first five (5) wells. Where more than five (5) wells are drilled, ten thousand dollars ($10,000) in bonds shall be the minimum total required of all oil operators. Either such bond shall include as obligees all persons who may be damaged or annoyed by such use, or a policy of insurance shall be filed with the City having a maximum amount of recovery not less than the amounts required of a bond, directly insuring all persons who may be damaged or annoyed by such use.

l. All drilling and producing operations shall conform to all applicable fire and safety regulations.

m. Not more than two (2) production tanks, neither to exceed one thousand (1,000) barrels capacity, shall remain on the premises following completion of production tests at each well; provided, however, that this condition shall not restrict the maintenance of additional tanks for storage and shipping.

n. Technological improvements in drilling and production methods shall be adopted as they become, from time to time, available if capable of reducing factors of nuisance and annoyance.

o. All drilling and production operations shall be conducted in such a manner as not to constitute a public nuisance.

p. Signs shall not be constructed, erected, maintained or placed on the premises, or any part thereof, except those required by law or ordinance to be displayed in connection with the drilling or maintenance of the well.

q. Suitable and adequate sanitary toilet and washing facilities shall be installed and maintained to a clean and sanitary condition at all times.

D. Oil Wells—Assignment of Savings and Loan Certificates and Shares. In lieu of the bond required by this code, the oil well operator may deposit with the City Clerk and assign to the City savings and loan certificates or shares equal in amount to the required amount of the bond. The deposit and assignment shall comply with all of the provisions and conditions of this code.

E. Oil Wells—Insurance Agreement. If an oil well operator deposits and assigns savings and loan certificates and shares in lieu of filing the bond required by this code, and does not file with the City the policy of insurance described in this code the operator also shall file a written agreement with the City that the City may satisfy, either in whole or in part from such certificates or shares, any final judgement, the payment of which would have been guaranteed by the bond or policy of insurance. (Ord. 01-5, 2/27/01; Ord. 05-1 § 2, 1/25/05; Ord. 05-19 § 2, 12/13/05)

17.16.045 VS—Vehicle Services Overlay Zone.

A. Purpose. In an effort to reduce the proliferation of auto-related uses along commercial corridors, the vehicle services (VS) overlay zone designates certain areas within the City whereby the placement and concentration of vehicle services is encouraged. The purpose is to establish standards for the clustering of these uses in areas of the City once all environmental factors have been properly mitigated.

B. Permitted Uses. The following vehicle service uses shall be permitted where the symbol “P” appears; a minor use permit is required where the symbol “M” appears.


1.	Vehicle Sales and Services
	a.	Automobile and Light Truck Sales and Services
		(1)	Body Repair and Painting*	M
		(2)	Commercial Storage	M
		(3)	Gas Sales	P
		(4)	Repair and/or Maintenance	P
		(5)	Sales and Rentals	P
	b.	Boat and Camper/R.V. Sales and Services
		(1)	Commercial Storage	M
		(2)	Repair	P
		(3)	Sales and Rental	P
* Body repair and painting shall be considered a permitted (P) use when incidental to and/or on the same premises as a dealership selling new vehicles.

C. Property Development Standards. The following requirements shall apply to the vehicle service uses described above in addition to the requirements of the underlying zone. Additional regulations may be specified as conditions of approval as part of the permitting process. Any deviations from the property development standards will require the approval of an Adjustment or a Variance as described in Section 17.03.050 of this Code.

1. General Requirements. The general requirements of the underlying zones shall apply to any development within the vehicle services overlay zone.

a. All street setbacks shall be landscaped and maintained in accordance with the underlying zone.

b. All signage, including banners, shall be in conformance with Chapter 17.19.

c. All uses shall comply with the City Noise Ordinance.

d. All modifications to the structure and uses proposed within shall comply with all applicable building, stormwater and fire codes and City ordinances.

e. There shall be no outdoor display or storage of vehicle parts and supplies goods for sale.

2. Special Requirements. The following special requirements shall apply to development in the vehicle services overlay zone.

a. All operations must be conducted within an enclosed building.

b. All repair activities as described in this section shall be confined to the hours of seven a.m. to ten p.m., Monday through Friday, and eight a.m. to seven p.m. on Saturday and Sunday.

c. All parking for employees and customers, in addition to all required circulation, shall be provided on-site and available during all business hours.

d. The dismantling of vehicles for purposes other than repair is prohibited.

e. No damaged or wrecked vehicles shall be stored for purposes other than repair, unless the approval of a vehicle impound facility is obtained. Any vehicle awaiting repair for more than thirty (30) days shall be removed from the location or stored in an enclosed building.

f. All fencing shall be solid masonry of decorative nature to the satisfaction of the Director of Community Development with no metal panels, chain link, barbed wire or razor fencing permitted.

g. All body repair and painting facilities shall meet the following criteria:

(1) All paint spray booths shall be within an enclosed building.

(2) All damaged or wrecked vehicles awaiting body repair shall be within an area enclosed by a minimum seven (7) foot high solid masonry wall as to not be visible from residential uses or the public right-of-way. (Ord. 05-19 § 2, 12/13/05)

17.16.050 BB—Billboard Overlay Zone.

A. Purpose. The billboard (BB) overlay zone is established to provide for outdoor advertising signs which may be constructed and maintained in certain commercial and industrial areas within the City, pursuant to a conditional use permit as provided in this code. They shall be erected and maintained in a manner which would not cause hazards to pedestrians and motorists, or detract from the appearance of those areas as places to shop and work, or otherwise be detrimental to the general aesthetic appearance of such areas. Content or subject matter of the display on any existing or potential outdoor advertising sign shall not be used as a criterion for establishment of this zone.

B. Location of BB Zones. For C and I zones along the front one hundred (100) feet of property in the CC, IC and I zones abutting San Fernando and Soledad Canyon Roads west of Sierra Highway, the “BB” overlay zone is established. The one hundred (100) foot depth shall be measured perpendicular to the ultimate right-of-way line. The overlay zone is in addition to the requirements of the underlying zone. All requirements of the base zone shall apply.

C. Permitted Uses. All uses, except for outdoor advertising signs, shall follow the requirements of the underlying zone. Outdoor advertising signs shall be permitted, provided a conditional use permit has first been obtained as provided in this code.

17.16.055 RP—Ridgeline Preservation Overlay Zone.

A. Purpose. In an effort to achieve the City’s objective to preserve the ridgelines within the City limits for the public health, safety and welfare for the long-term benefit of the community, maintenance of the unique visual characteristics, resources and ridgeline integrity, and to achieve a higher quality of life for its residents, the ridgeline preservation (RP) zoning overlay classification was established.

B. Applicability. The ridgeline preservation (RP) overlay zone applies to areas identified on the adopted ridgeline map on file in the Planning Division. Any development including but not limited to grading permits, building permits and land use entitlements, indicated on the ridgeline map and located within the upper two-thirds (2/3) of the overall height of the ridgeline from its base and/or within one thousand (1,000) feet of the ridgeline is subject to a ridgeline alteration permit. Applications and fees shall be submitted pursuant to Section 17.01.090 of this development code.

C. Uses. All uses of the underlying zone shall follow the requirements and restrictions associated with that zone with the approval of a ridgeline alteration permit.

D. Property Development Standards. The following requirements shall apply to any use, development or alteration of land on all properties located in the ridgeline preservation overlay zone in addition to the requirements of the underlying zone. Additional regulations may be specified as conditions of approval as part of the permitting process. Any deviations from the property development standards will require the approval of an adjustment or a variance as described in Section 17.03.050 of this code.

1. No engineered slopes, structures, streets, utilities or other manmade features shall be permitted within the upper two-thirds (2/3) of a ridgeline as measured from its base unless a ridgeline alteration permit is obtained. This requirement does not apply to Master Planned Highways as indicated on the adopted City of Santa Clarita General Plan and nonmotorized trails open to the public.

2. In order to further the overall community-wide benefit of a project, the City Council may require additional criteria be added when approving a ridgeline alteration permit. Conditions may include, but are not limited to, provisions for or limitations to the following:

a. Special location of structures on the project site;

b. Open spaces;

c. Buffers;

d. Fences;

e. Walls;

f. Height of buildings, walls or other structures;

g. Installation and maintenance of landscaping;

h. Street dedications, medians, and improvements;

i. Installation of basements as living space;

j. Installation of earthen berms;

k. Control of potential nuisances;

l. The prescription standards for perpetual maintenance of building and grounds;

m. Limiting the life of the permit;

n. Use and accessory use restrictions; and

o. Such other conditions as the City Council may deem necessary to ensure compatibility of the use with surrounding developments and uses and to preserve the public health, safety, and welfare and to preserve natural landmarks and prominent natural features of ridgelines. (Ord. 05-19 § 2, 12/13/05; Ord. 08-13 § 2, 8/26/08)

17.16.060 OS—Open Space Zone.

A. Purpose. The open space (OS) zone is established to implement the following General Plan objectives:

1. To provide protection in areas of fire, geologic, seismic or flood hazards through restriction of intensive uses.

2. To promote the retention of open space for recreational use and for the protection of natural resources.

3. To promote the preservation of open spaces, protect natural features, offer views to residents and maintain open areas where flood, fire, geologic and seismic conditions may endanger public health and safety.

B. Permitted Uses. Permitted uses shall be in accordance with Chapter 17.13 of this code.

C. Property Development Standards. Development standards such as site dimensions, height limitations and setbacks shall all be determined on a site-by-site basis. Consideration shall be given to surrounding properties and developments in order to blend and remain consistent with the area. Other factors for determination of standards shall be topography, water/drainage, significant ridgeline, oak tree preservation, significant ecological areas, circulation, use of site and any environmental factors related to the site.

D. Performance Standards. Development within the open space zone shall adhere to the following:

1. Minimize alteration to the natural landform.

2. Protect areas capable of replenishing ground water supplies.

3. Protect the natural drainage of the area.

4. Protect waterways from indiscriminate erosion and pollution.

5. Protect lands having biological significance, especially significant ecological areas, oak trees, riparian (water-related) areas and their associated woodland vegetation.

6. Protect areas with significant native vegetation and habitat value.

7. Protect natural areas for ecologic, educational and other scientific study purposes.

8. The Director of Community Development may, through the development review process, require additional improvements to a development in the open space zone if it is needed for the protection of the public health, safety or general welfare. (Ord. 01-5, 2/27/01; Ord. 05-1 § 2, 1/25/05; Ord. 05-19 § 2, 12/13/05)

17.16.065 MU—Mixed Use Overlay Zone.

A. Purpose. These regulations encourage a mix of residential, commercial, employment and institutional opportunities within identified centers of activity along identified transportation corridors. The mixed use (MU) overlay zone provides a mechanism to revitalize older commercial corridors and specific individual properties, increase opportunities for infill housing while transforming and aesthetically improving transportation corridors into boulevards with mixed use projects, encourage new housing and innovative retail that is less automobile dependent, and help to create pedestrian-oriented neighborhoods where local residents have services, shops, jobs and access to transit within walking distance of their homes.

B. Application. The mixed use (MU) overlay zone applies to areas identified on the map attached to the ordinance codified in this section labeled “Exhibit A,” which includes the Rye Canyon Business Park, Center Pointe Business Park and other individual properties, and the following transportation corridors City-wide:

1. Soledad Canyon Road from Bouquet Canyon Road to Solamint Canyon Road;

2. Sierra Highway from San Fernando Road to Golden Valley Road;

3. San Fernando Road from State Route 14 Freeway to Pine Street; and

4. Portions of Lyons Avenue from Newhall Avenue to Interstate 5 (as depicted on Exhibit “A” to the ordinance codified in this section).

A minor use permit is required for the development of a mixed use project in the mixed use overlay zone. At the discretion of the Director of Community Development, a project may be referred to the Planning Commission for review and approval. The application, fees, public hearing and approval process for the minor use permit will apply as described in Section 17.03.040.

C. Definition. Mixed use is characterized by development consisting of one or more lots developed as a cohesive project and designed with a blend of various compatible uses such as residential, office, retail, entertainment, and dining or community facilities. There are two types of mixed use, one being “neighborhood serving” and the other “destination-oriented.”

1. Neighborhood Serving. The “neighborhood serving” residential provides opportunities for the coordinated development of “urban villages” that offer a diverse range of complimentary land uses in close proximity to one another. These mixed use projects are characterized by either vertical or horizontal integration of uses, with an emphasis on tying together the uses with pedestrian linkages catering to surrounding neighborhoods.

2. Destination-Oriented. The “destination-oriented” mixed use provides areas for intense, mixed use urban environments that offer opportunities for people to live, work, shop, dine and recreate with minimal dependence on the automobile. These mixed use projects are more regional in focus with tourism and entertainment opportunities, characterized by vertical integration of compatible residential and commercial uses, whereby such uses share the same building or lot.

D. Incentives for Mixed Use Development. One or more of these incentives listed below may be applied to the mixed use project.

1. Accelerated plan check review;

2. Increased residential and commercial density opportunities;

3. Reduced parking requirements;

4. Increased building heights;

5. Reduction in setbacks along public streets.

E. Permitted Uses. All uses and accessory uses of the underlying zone listed in Chapter 17.13 shall be permitted. In addition, the following uses are also permitted as part of a mixed use development:

1. Residential uses including for-rent and for-sale single-family homes, condominiums, live/work, lofts and apartment units on upper levels of structures or ground level with preferred design guidelines as described in this overlay zone.

2. Post office branches.

3. Civic related uses.

The uses listed below are encouraged as part of a mixed use development:

1. Apparel stores;

2. Art, music and photographic studios and supply stores;

3. Bakeries—retail;

4. Barber/beauty shops;

5. Book, gift and stationary stores;

6. Candy stores;

7. Dry cleaners—with off-site machinery;

8. Chiropractic offices;

9. Computer cafes;

10. Consumer electronics—sales and minor repair;

11. Dental offices;

12. Dining establishments and fast food restaurants—no drive-throughs;

13. Financial institutions;

14. Florist shops;

15. Neighborhood markets, pharmacies;

16. Furniture stores—minor repair and upholstery;

17. Hobby shops;

18. Jewelry stores;

19. Medical office;

20. Newspaper and magazine stores;

21. Theaters;

22. Trading card, coin memorabilia stores;

23. Travel agencies;

24. Video rental;

25. The Director of Community Development may deem additional uses to be permitted based on a finding that the use is similar in nature and operation to the permitted uses listed in this subsection.

F. Prohibited Uses. Regardless of zoning designation, unless it is found that the use is compatible with the mixed use development to the satisfaction of the Director of Community Development, the following uses shall be prohibited:

1. Adult-oriented businesses;

2. Agriculture and commercial nurseries;

3. Medical care facilities;

4. Astrology, palmistry and similar services;

5. Boat, trailer, and vehicle (including parts) sales, service, storage and garages;

6. Billboards;

7. Camp and trailer parks;

8. Car wash;

9. Drive-in/drive-through restaurants;

10. Equipment rental and sales yard;

11. Firearm dealers and gunsmith shops;

12. Service stations;

13. Hospitals;

14. Laundry, commercial plant;

15. Recycling center and recyclable material collection facility;

16. Urgent care facility;

17. Uses involving hazardous materials or uses that generate a high level of noise incompatible with residential uses;

18. The Director of Community Development may deem additional uses to be prohibited based on a finding that the use is similar in nature and operation to the prohibited uses listed in this subsection.

G. Design Standards. Development shall strive to provide a mixed use project that includes a residential component and a commercial component. The development standards for the underlying commercial zones will apply; however, the following guidelines shall be applied to mixed use projects.

1. Residential Density.

a. For mixed use development sites greater than five (5) acres in size, the net developable acreage of the site shall have a minimum density of twenty (20) units per acre.

b. For mixed use development sites less than five (5) acres in size, the net developable acreage of the site shall have a minimum density of eleven (11) units per acre.

2. Commercial Density.

a. Commercial use shall incorporate a minimum range of twenty percent (20%) to thirty percent (30%) of the allowable floor area ratio in square footage, or to the satisfaction of the Director of Community Development.

b. All ground level uses with street frontage shall be commercial retail uses. Office uses that offer consumer services shall also be permitted subject to the satisfaction of the Director of Community Development.

3. Pedestrian Orientation Along Public Street Frontage and Setbacks for Mixed Use Development Project.

a. Buildings shall be oriented along street frontage.

b. For vertical mixed use development, residential uses will not be allowed on the first floor of a building fronting a primary roadway commercial corridor. Residential uses may be located on the ground floor of a building if the building fronts on a secondary road or alley.

c. Ground-floor residential buildings in a mixed use development shall be set back a minimum of five (5) feet and maximum of fifteen (15) feet from the front property line.

d. Ground-floor retail/commercial buildings in a mixed use development shall have a maximum setback of fifteen (15) feet to provide landscaping and street furniture.

e. For visual interest at the pedestrian level, at least fifty percent (50%) of the total ground floor building frontage of any new or reconstructed building facing the public street shall have the following: windows with clear untinted glass and recessed entries.

4. Alternative Transportation Amenities.

a. The proposed development shall provide connectivity to existing and future trail systems.

b. Required bus turnouts/shelters shall be incorporated into the design of the front setback/landscape/hardscape.

c. Pedestrian pathways shall be provided throughout the proposed development.

5. Building Height.

a. Building heights may range from a minimum of thirty (30) feet, unless modified by the Director of Community Development, to a maximum of fifty-five (55) feet for vertical mixed use developments, without obtaining a conditional use permit.

b. The Planning Commission may grant height in excess of fifty-five (55) feet with the approval of a conditional use permit.

6. Parking.

a. For mixed use developments with two (2) bedrooms or more, parking shall be provided at a rate of two (2) spaces per residential unit and 0.5 spaces for guest parking. Parking area shall be designated and covered. Tandem parking may be permitted.

b. For mixed use developments with one bedroom units or studios, parking shall be provided at a rate of one space per unit and 0.5 spaces for guest parking. Parking area shall be designated and covered. Tandem parking may be permitted.

c. For mixed use developments, parking for the commercial component shall be provided at a rate of one space per two hundred (200) square feet.

d. At the discretion of the Director of Community Development, a parking plan may be required to determine the total number of parking spaces needed for a mixed use project. If changes to the uses occur at a future date, a new parking plan will be required to reflect the new uses.

e. Residential guest parking at a rate of 0.5 spaces per unit may be used to supplement the required parking spaces for the commercial component of the mixed use development.

f. Subterranean parking will not be defined or counted as a building story or level and is encouraged in both vertical and horizontal mixed use developments.

g. The Planning Commission may allow the integration of parking alternatives for nonresidential uses in the form of valet and/or on-street parking spaces, where permitted, with the approval of the project parking plan.

7. Open Space.

a. Active recreation and passive leisure space should be provided for each residential-only or mixed use project containing residential uses. The required minimum amount of open space for a mixed use project is two hundred (200) square feet per unit, which may be combined for a larger community open space area.

b. Open space should be provided in areas that are not required setbacks, parking areas, driveways, services areas or unusable slope area.

c. Exterior public spaces shall be provided throughout the proposed development.

d. The applicant may provide off-site open space amenities or in-lieu fees to satisfy the open space requirements.

8. Architecture.

a. Development shall comply with the City’s Architectural Design Guidelines.

b. Buildings shall include three hundred sixty (360) degree architectural elements.

9. Signs.

a. All proposed signage is subject to the City’s Unified Development Code, Chapter 17.19.

b. The sign size and location shall be incorporated into the design of the building to provide visibility to public streets and orientation to pedestrians.

c. Signs shall incorporate colors and materials that are conducive to both commercial and residential uses.

10. Landscaping.

a. Landscaping shall be provided to accent ground floor uses, but not impede the visibility to the street.

b. Landscaping shall be provided in open space and common areas throughout the mixed use development.

H. Site and Architectural Design Process. New development and major renovations in the MU overlay zone are subject to the City’s Architectural Design Guidelines and review by the City’s Development Review Committee to encourage design creativity, flexibility, and high quality that is sensitive to the surrounding context and unique site conditions.

I. Criteria for Individual Properties Not in the Mixed Use Overlay Zone. The project site shall meet all criteria listed below and in this chapter and it will require a conditional use permit and zone change application.

1. Minimum lot size of twenty-one thousand seven hundred eighty (21,780) square feet (0.5 acre);

2. Minimum street frontage of one hundred (100) feet;

3. Property frontage on public street;

4. Property abuts similarly zoned residential, commercial or business park property. (Ord. 05-19 § 2, 12/13/05)

17.16.070 PE—Private Education Zone.

A. Purpose. The purpose of the private education (PE) zone is based upon the General Plan objectives and the following general purposes:

1. To encourage the existing private colleges to maintain and expand their facilities.

2. To provide a specialized zone which promotes and encourages the continuation and development of private higher institutions of learning.

3. To permit the development of college related uses in conjunction with and necessary for the operation of private colleges, including but not limited to administrative offices, dormitories, conference facilities, libraries and research facilities.

B. Permitted Uses. Permitted uses shall be in accordance with Chapter 17.13 of this code.

C. Property Development Standards.

1. General Requirements. Development standards such as site dimensions, height limitations and setbacks shall all be determined on a site-by-site basis. Consideration shall be given to surrounding properties and developments in order to blend and remain consistent with the area. Other factors for determination of standards shall be topography, water/drainage, significant ridgeline, oak tree preservation, significant ecological areas, circulation, use of site and any environmental factors related to the site.

2. Performance Standards. Development within the PE zone shall adhere to the following:

a. Minimize alteration to the natural landform.

b. Protect areas capable of replenishing ground water supplies.

c. Protect the natural drainage of the area.

d. Protect waterways from indiscriminate erosion and pollution.

e. Protect lands having biological significance, especially significant ecological areas, oak trees, riparian (water-related) areas and their associated woodland vegetation.

f. Protect areas with significant native vegetation and habitat value.

g. Protect natural areas for ecologic, educational and other scientific study purposes.

h. The Director of Community Development may, through the development review process, require additional improvements to a development in the PE zone if it is needed for the protection of the public health, safety or general welfare. (Ord. 00-3, 2/8/00; Ord. 01-5, 2/27/01; Ord. 05-1 § 2, 1/25/05; Ord. 05-19 § 2, 12/13/05)

17.16.080 Placerita Canyon Special Standards District.

A. Purpose. The purpose of the special standards district is to maintain, preserve and enhance the rural and equestrian character of Placerita Canyon.

B. Property Development Standards. The following requirements shall apply in all zones in the area identified as Placerita Canyon on the official zoning map and as described in subsection (E) of this section:

1. Animals which are kept or maintained as pets shall be permitted to continue when in accordance with the following:

a. Two (2) horses or other similar animals which, in the opinion of the Director, are neither obnoxious nor detrimental to the public welfare may be kept on a lot or parcel of land which has a minimum area of five thousand (5,000) square feet, but less than fifteen thousand (15,000) square feet.

b. The requirements of Sections 17.17.010, 17.17.020 and 17.17.030 of this code with respect to animal keeping are met, with the exception of the minimum lot area above.

2. Any new development shall adhere to the following standards or provide the following amenities:

a. Trails.

(1) Riding and hiking trails shall be provided as depicted on the latest Placerita Canyon Backbone Trails exhibit on file with Parks, Recreation and Community Services to the satisfaction of the Director of Parks, Recreation and Community Services;

(2) Trails shall be fenced to the satisfaction of the Director of Parks, Recreation and Community Services, with fences of a rustic wood appearance;

(3) Trail access shall be provided at all river crossings;

(4) There shall be no obstructions including, but not limited to, landscaping, trash receptacles, or other similar structures within a designated trail;

(5) Fencing shall not be permitted to cross riverbeds in such a manner as to deny trail access;

(6) Private access routes to the Backbone Trails are encouraged to be incorporated into new subdivisions to the satisfaction of the Director of Parks, Recreation and Community Services and the concurrence of the property owner;

b. A property maintenance or homeowner maintenance association may be established to maintain the private access route, private roads and drives and other specific project amenities; and

c. Street lights, in accordance with City standards, shall be installed only at road-to-road intersections; and

d. River bottoms and sides shall not be improved with concrete. Fencing shall not be permitted to cross riverbeds in such a manner as to deny trail access; and

e. Bridges shall be located to those required for public safety and shall be designed to accommodate equestrian access; and

f. All new residential projects of greater than four (4) dwelling units and all new commercial, industrial and institutional projects (including expansion thereof) shall connect to public sewer systems. Utilities shall be undergrounded to the nearest off-site connection; and

g. Existing and future drainage shall be accommodated to provide adequate carrying capacity and erosion protection.

3. Residential Zones.

a. Residential Areas.

(1) Street paving, curbs, gutters and sidewalks shall not be required of new development. Minimum City standards for all-weather access shall be provided. An engineering analysis shall be required to determine how all-weather access will be provided for emergency vehicles. Surface material may consist of graded dirt, gravel, or asphaltic concrete to achieve the required standards.

(2) On-street parking shall not be permitted in a designated trail.

(3) Street trees shall not be required.

(4) Fences. Non-view-obscuring fences, not to exceed five (5) feet in height, shall be permitted to be located within the twenty (20) foot front yard setback. Where a non-view-obscuring fence is constructed within the twenty (20) foot front yard setback, and is five (5) feet in height, the applicant shall be required to landscape the frontage of their property along the property line that abuts the adjacent right-of-way. Block walls that are higher than three (3) feet six (6) inches shall not be permitted to be located within the twenty (20) foot front yard setback.

b. Melody Ranch. (Applicable only to the area bounded by Oak Orchard Road on the north, Oak Creek Avenue on the east, Placerita Creek on the south, and to a line approximately nine hundred ninety (990) feet from and parallel to Oak Creek Avenue on the west.) Melody Ranch is a permitted use in the RL zone, subject to the following: the primary land use shall include full service motion picture and television studios including facilities for production of feature films, television series, commercials, telethons, videos and all related facilities and audience participation. Incidental community activities and social events are permitted. Related office space and limited commercial retail sales, incidental to the primary use shall be permitted.

D. Commercial/Industrial Zones.

1. Landscaping Requirements.

a. Adequate buffering between residential and nonresidential areas shall be provided, in accordance with the provisions of this code;

b. Street trees shall be required;

c. Landscaped berms or other landscape treatment shall be used to screen the view of parking areas from the street; and

d. Landscape plans shall incorporate twenty-four (24) inch box trees.

2. Lot Orientation. Properties fronting on Lyons Avenue shall be oriented with their primary access on Lyons Avenue. Site orientation shall discourage use of Placerita Canyon Road as a primary access.

E. Description of District Boundaries. Beginning at a point in the boundary of Tract No. 1078, recorded in Book 18, Page 169, of Maps, said point being the northwest corner of said Tract No. 1078; thence northeasterly, and easterly along the northwesterly, and northerly boundary of Tract No. 1078 to a point in the northerly boundary of Tract No. 1079, recorded in Book 18, Page 155, of Maps; thence easterly along the northerly boundary of said Tract No. 1079 to a point, said point being the northeasterly corner of said Tract No. 1079; thence northerly along the northerly prolongation of the easterly boundary of said Tract No. 1079 to a point in the northerly right-of-way boundary of the Los Angeles aqueduct; thence southeasterly and southerly along the northerly, and easterly boundary of said right-of-way to a point in the northerly boundary of Tract No. 10699, recorded in Book 165, Pages 36-37 of Maps; thence easterly along the northerly boundary of said Tract No. 10699 and, thence continuing along the easterly prolongation of the northerly boundary of said Tract No. 10699 to a point in the westerly right-of-way boundary of Sierra Highway; thence southwesterly along the said westerly right-of-way to the intersection of a line parallel with and 215 feet northerly measured at right angles from the southwesterly boundary of Tract No. 1274 recorded in Book 18 Pages 110-111 of Maps; thence northwesterly along said parallel line to a point in southerly boundary of said Tract No. 1274; thence northwesterly and westerly, along the southerly boundary of said Tract No. 1274 to a point, said point being the northeast corner of the parcel of land as described in Document No. 5906 recorded December 10, 1964, as shown on Record of Survey 95-78 thence southwesterly, westerly, and northwesterly along the southeasterly, southerly, and southwesterly boundary of said Record of Survey, to a point, said point being the westerly corner of said Record of Survey, thence southwesterly along the southeasterly boundary of Lot 194 of said Tract No. 1078 to the southwest corner of said tract; thence northwesterly along the southwesterly boundary of said tract to the point of beginning.

Except: that portion that lies within the boundaries of Tract No. 44452 recorded in Book 1137 Pages 59-68, Tract No. 34143 recorded in Book 969 Pages 7-14, and Tract No. 34144 recorded in Book 969 Pages 15-20, all of Maps. (Ord. 99-15, 12/14/99; Ord. 01-5, 2/27/01; Ord. 05-19 § 2, 12/13/05)

17.16.090 Sand Canyon Special Standards District.

A. Purpose. The purpose of the special standards district is to maintain, preserve and enhance the rural and equestrian character of Sand Canyon.

B. Property Development Standards. The following requirements shall apply in all zones in the area identified as Sand Canyon on the official zoning map and as described in subsection (C) of this section:

1. Animals which are kept or maintained as pets shall be permitted to continue when in accordance with the following:

b. The requirements of Sections 17.17.010, 17.17.020 and 17.17.030 of this code with respect to animal keeping are met, with the exception of the minimum lot area above.

2. Any new development shall adhere to the following standards or provide the following amenities:

a. Trails.

(1) Riding and hiking trails shall be provided as depicted on the latest Sand Canyon Backbone Trails exhibit on file with Parks, Recreation and Community Services to the satisfaction of the Director of Parks, Recreation and Community Services;

(2) Trails shall be fenced to the satisfaction of the Director of Parks, Recreation and Community Services, with fences of a rustic wood appearance;

(3) Trail access shall be provided at all river crossings;

(4) There shall be no obstruction including, but not limited to, on-street parking, landscaping, trash receptacles, or other similar structures within a designated trail;

(5) Fencing shall not be permitted to cross riverbeds, in such a manner as to deny trail access;

b. River bottoms and sides shall not be improved with concrete;

c. Bridges shall be limited to those required for public safety and shall be designed to accommodate equestrian access;

d. Street lights, in accordance with City standards, shall be installed only at road-to-road intersections;

e. Sewer. All new residential projects of greater than four (4) dwelling units and density greater than 0.5 units per acre shall connect to public sewer systems. Utilities shall be undergrounded to the nearest off-site connection;

f. Street paving, curbs, gutters and sidewalks shall not be required of new development. Minimum City standards for all weather access shall be provided. An engineering analysis shall be required to determine how all weather access will be provided for emergency vehicles. Surface material may consist of graded dirt, gravel or asphaltic concrete to achieve the required standards;

g. Drainage. Existing and future drainage shall be accommodated to provide adequate carrying capacity and erosion protection;

h. Street trees shall not be required; however, the planting of oaks and other mature trees shall be encouraged;

i. Gating of proposed or existing residential areas shall be subject to the approval of a conditional use permit;

j. Clustering of residential projects shall be discouraged except where deemed necessary to preserve and protect environmentally sensitive areas. Where clustering is approved, the minimum lot size shall not deviate more than ten (10) percent from the required minimum lot size;

k. Screening of Dumpsters. New residential development shall provide for the screening and placement of dumpsters located within the front yard;

l. Maintenance. A property maintenance or homeowner maintenance association shall be established to maintain the trails, private roads and drives and other specific project amenities;

m. Fences. Non-view-obscuring fences, not to exceed five (5) feet in height, shall be permitted to be located within the twenty (20) foot front yard setback. Where a non-view-obscuring fence is constructed within the twenty (20) foot front yard setback, and is five (5) feet in height, the applicant shall be required to landscape the frontage of their property along the property line that abuts the adjacent right-of-way. Block walls that are higher than three (3) feet six (6) inches shall not be permitted to be located within the twenty (20) foot front yard setback;

n. Structures Within or Adjacent to Right-of-Way.

(1) In instances where properties along Sand Canyon Road have offered for dedication land that is in excess of current right-of-way dedication requirements, structures shall be permitted to be constructed in such land subject to the current development requirements of the zone in which it is located with the approval of an adjustment;

(2) In instances where properties have frontage on Sand Canyon Road where there exists a minimum of twenty (20) feet between the edge of the right-of-way that is currently required and the ultimate street pavement of Sand Canyon Road, accessory structures may encroach into the street yard setback with the approval of an adjustment.

C. Description of District Boundaries. That portion of the City of Santa Clarita lying southerly of State Highway 14 (Antelope Valley Freeway) and within Sections 13, 14, 23, 24, 25, 26, 35 and 36, in Township 4 North, Range 15 West, in the San Bernardino Base and Meridian; also within Sections 1 and 2, Township 3 North, Range 15 West, in the San Bernardino Base and Meridian. (Ord. 99-15, 12/14/99; Ord. 00-3, 2/8/00; Ord. 01-5, 2/27/01; Ord. 05-1 § 2, 1/25/05; Ord. 05-19 § 2, 12/13/05)

17.16.100 Downtown Newhall Special Standards District.

Repealed by Ord. 05-19. (Ord. 98-13, 7/14/98; Ord. 01-5, 2/27/01; Ord. 05-1 § 2, 1/25/05)