Chapter 17.80
HILLSIDE DEVELOPMENT ORDINANCE
Sections:
17.80.010 Purpose.
17.80.020 Applicability.
17.80.030 Hillside Development Review/Permit Requirements.
17.80.035 Development Standards for Hillside Development Review.
17.80.040 Repealed.
17.80.045 Repealed.
17.80.050 Plan Certification.
17.80.010 Purpose.
The provisions of the City’s Hillside Development Ordinance are intended to implement and define the goals and policies of the General Plan in relation to land use, densities, open space and community image. It is the intent of this chapter to regulate the development and alteration of hillside areas, to minimize the adverse effects of hillside development and to provide for the safety and welfare of the citizens of the City of Santa Clarita while allowing for the reasonable development of hillside areas through the following methods:
A. Provide hillside development standards to maximize the positive impacts of site design, grading, landscape architecture and building architecture, and provide development consistent with the goals and policies of the City of Santa Clarita’s General Plan.
B. Maintain the essential natural characteristics of the area such as major landforms, vegetation and wildlife communities, hydrologic features, scenic qualities and open space that contribute to a sense of place.
C. Retain the integrity of predominant off-site and on-site views in hillside areas in order to maintain the identity, image and environmental quality of the City. (Ord. 05-1 § 2, 1/25/05; Ord. 05-19 § 2, 12/13/05)
17.80.020 Applicability.
The provisions of the Hillside Development Ordinance shall be applied to parcels of land having average slopes of ten (10) percent or more. The provisions of these regulations shall apply to all projects relating to grading permits, building permits, parcel maps, tentative tract maps, conditional use permits and plans for development review. General Plan amendments and zone changes affecting hillside land shall also be subject to review in accordance with the provisions of these regulations. (Ord. 05-1 § 2, 1/25/05; Ord. 05-19 § 2, 12/13/05)
17.80.030 Hillside Development Review/Permit Requirements.
A. Plan Review. In reviewing hillside development plans, the reviewing authority shall act to attain the following objectives within the intent and scope of these regulations. All proposed development projects on land with an average slope of ten (10) percent or greater, as determined to be applicable by the Director of Community Development, shall be subject to the issuance of a permit for hillside development review.
B. Application Submittal and Project Review. Hillside development review projects shall be submitted in compliance with the hillside development review submittal requirements, which are available in the Community Development Department. Upon receipt of applications for hillside development permits and accompanying necessary information, there may be a preliminary meeting with staff to review comments on proposed projects and determine the level of the review process.
1. Director of Community Development Review. The Director of Community Development shall review all site development applications and shall impose conditions deemed appropriate when one or more of the following activities are proposed:
a. Development activities on natural slopes which are greater than ten (10) percent average but less than fifteen (15) percent average on all or part of the developable portions of the site.
b. Grading excavations or fills or any combination thereof equal to or exceeding one hundred (100) cubic yards, but less than one thousand five hundred (1,500) cubic yards.
c. Projects which require minor grading or are limited in scope such as those regarding yard areas for pool/spa construction, landscaping, additions to existing structures or construction of accessory structures may be approved by the Director of Community Development through a grading permit or building permit without hillside plan review. Projects which require grading of large, flat areas, such as tennis courts or riding rings, may be reviewed by the Director of Community Development when consistent with subsections (B)(1)(a) and (b) of this section.
2. Planning Commission/City Council Review. The Planning Commission or City Council, as applicable, shall review hillside development applications and shall impose conditions deemed appropriate when one or more of the following occurs:
a. The proposed project is referred to the Planning Commission or City Council by the Director of Community Development;
b. Development activities on natural slopes which are greater than fifteen (15) percent average on all or part of the developable portions of the site;
c. Grading excavations or fills or any combination thereof exceeding one thousand five hundred (1,500) cubic yards;
d. The proposed project includes a discretionary application/request which requires the approval of the Planning Commission or City Council. In such cases, the request shall be reviewed simultaneously with the hillside development review application. The whole of the project shall be considered, and dividing the project into parts to achieve different levels of review shall not be allowed;
e. The Planning Commission may issue a determination on discretionary requests within its decision-making authority or may refer the matter to the City Council.
3. Supplementary Submittal Requirements. The following information, maps, and other specified data shall be submitted concurrently with all required application requirements, forms, and fees. The applicant shall include the following items supplementary to Hillside Development Review submittal requirements:
a. Visual three-dimensional color simulations of the existing conditions and of post-development conditions of the project site including ingress/egress access. The purpose of requiring a visual simulation is to provide the decision makers with a pictorial representation of the future condition of a development project.
b. A cut and fill map identifying proposed fill areas (colored blue) and cut areas (colored red) with depths of such areas clearly shown in ten (10) foot contour intervals. Quantities of each cut and fill area shall be clearly specified on the map.
c. Include the following information (if applicable) of existing conditions and constraints of the subject property as described below:
(1) Geotechnical and soils conditions, including known faults and landslides.
(2) Archaeological and paleontological resources, and documented or potential historic resources.
(3) Recorded easements and title report planning constraints, including but not limited to abandoned wells and pipelines.
(4) Active and abandoned oil and gas production and processing facilities including, but not limited to wells, pipelines, staging areas, and processing equipment. The map shall include clear symbols indicating which facilities will be retained and which will be abandoned.
(5) Areas of known or suspected oil field contamination and associated oil remediation plans.
(6) Prominent ridgelines and required ridgeline setback zones, consistent with information on the City’s official ridgeline map.
(7) Biological resource map showing all of the existing plant communities, with sensitive or protected species or communities clearly delineated, as well as known habitat area for protected animal species including the location of sensitive biological resources.
(8) Map identifying significant trees, which, for the purposes of this map, are defined to be trees with a caliper greater than six (6) inches when measured four (4) feet above grade.
(9) One hundred (100) year floodplain areas, U.S.G.S. blueline streams, and jurisdictional wetlands.
(10) Slope areas thirty (30) percent or greater which are at least one acre in size and have a minimum dimension of fifty (50) feet in any direction.
(11) In the event that no grading is proposed, a statement to that effect shall be filed with a plan which shows possible future house plotting and driveway design for each parcel proposed, to be prepared on a topographic map drawn at the same scale as the conceptual grading plan.
d. The following technical reports (if applicable):
(1) A soils and geologic report prepared by a registered geotechnical engineer and in sufficient detail to substantiate and support the design concepts presented in the application as submitted.
(2) Phase I (records search) and any and all Phase II (physical investigation of soils) environmental assessments identifying any hazards present on the property.
(3) A biological resource survey report identifying all existing plant communities, with sensitive or protected species or communities clearly delineated, as well as known habitat area for protected animal species, including the location of sensitive biological resources. All sensitive species surveys shall be conducted in accordance with any applicable protocols established by the U.S. Fish and Wildlife Agency and the California Department of Fish and Game. The report shall be signed by the person preparing such report, with the signature intended to verify that the mandatory protocols were conformed to in the analysis.
C. Findings. The approving authority shall make the following findings before granting a hillside development review permit:
1. That the natural topographic features and appearances are conserved by means of landform grading so as to blend any manufactured slopes or required drainage benches into the natural topography.
2. That natural, topographic prominent features are retained to the maximum extent possible.
3. That clustered sites and buildings are utilized where such techniques can be demonstrated to substantially reduce grading alterations of the terrain and to contribute to the preservation of trees, other natural vegetation and prominent landmark features and are compatible with existing neighborhoods.
4. That building setbacks, building heights and compatible structures and building forms that would serve to blend buildings and structures with the terrain are utilized.
5. That plant materials are conserved and introduced so as to protect slopes from slippage and soil erosion and to minimize visual effects of grading and construction on hillside areas, including the consideration of the preservation of prominent trees and, to the extent possible, reduce the maintenance cost to public and private property owners.
6. That curvilinear street design and improvements that serve to minimize grading alterations and emulate the natural contours and character of the hillsides are utilized.
7. That grading designs that serve to avoid disruption to adjacent properties are utilized.
8. That site design and grading that provide the minimum disruption of view corridors and scenic vistas from and around any proposed development are utilized.
D. Hillside Development Guidelines. All projects shall be reviewed for applicability with the criteria defined in this chapter. (Ord. 01-5, 2/27/01; Ord. 05-1 § 2, 1/25/05; Ord. 05-19 § 2, 12/13/05)
17.80.035 Development Standards for Hillside Development Review.
The development standards shall apply to any use, development or alteration of land included in these regulations.
A. Hillside Classifications. Hillside categories have been identified by percentage of average slope in the following categories:
1. Average slopes under ten (10) percent are considered relatively flat and would not cause any conditions necessary for the implementation of the Hillside Development Ordinance.
2. Projects with slopes which average ten (10) percent or greater qualify for hillside plan review and shall be reviewed under the provisions of this chapter.
B. Maximum Density—Residential and Commercial/Industrial. For each of the slope categories identified, there shall be a corresponding maximum allowable density. The following chart, Figure 2, shows seven (7) density categories which correspond to the midrange density of the General Plan. The necessary reduction in density to maintain a similar pad and product type as the slope increases has been shown on the chart. The densities identified in Figure 2 are the maximum allowable and conform with all other standards and criteria of this chapter. The Hillside Development Guidelines may cause further density reduction. All average slope calculations shall be rounded to the nearest whole number (i.e., 12.2 percent shall be rounded to twelve (12) percent).
For each of the slope categories identified there shall be a corresponding maximum allowable floor area ratio expressed as a percentage. Figure 2 shows maximum commercial and industrial floor area ratios for hillside development. These percentages represent typical intensities of commercial and industrial uses as identified in the General Plan, adjusted based on slope variations. The necessary reduction in percentage to maintain this similar pad and product type as the slope increases has been shown on the chart. All average slope calculations shall be rounded to the nearest whole number.
Following is the formula used to determine density reduction by percentage of slope in Figure 2.
The following graphics depict how five (5) dwelling units per acre on a ten (10) percent slope reduce to three (3) dwelling units per acre on a twenty-five (25) percent slope pursuant to the provisions of Figure 2, “Density and Floor Area Ratio Change per Percentage Slope.”
Figure 1
1. Density Criteria for Hillside Development Applications. Notwithstanding the density provisions of this section, all of the following conditions shall be met:
a. The hillside development plan shall be in substantial compliance with all applicable provisions of this chapter and the Hillside Development Guidelines.
b. No development construction, activities or grading shall be permitted on slopes of fifty (50) percent or greater except as provided in Section 17.80.030.
c. The site plan shall be designed to locate or cluster development in slope areas of twenty-five (25) percent or less; however, clustering of development in slope areas of twenty-five (25) percent to fifty (50) percent may be considered in limited locations. For the purposes of this section, clustering shall be defined as the development of a portion of the project site exceeding the midpoint density designation or zoning for such portion of the project site.
d. In no event shall the overall density exceed the density of the General Plan and zoning or the density provided in Figure 2, whichever is greater.
e. The development shall not be located in an area containing the ridgeline preservation (RP) zoning classification unless the project is in conformance with Section 17.16.055.
2. Average Slope Calculation. Average slope shall be calculated by utilizing the following formula:
|
Average Cross Slope = |
I x L x 0.0023 |
|
|
A |
|
I = Contour Interval L = Contour Length 0.0023 = Constant to Convert Square Feet to Acres and Slope to Percent A = Acres in Site |
|
The average slope shall be calculated as shown on the development plans certified by a California licensed engineer.
|
Ave. Slope |
RH |
RMH |
RM |
RS |
RL |
RVL |
RE |
Ave. Slope |
Commercial Industrial |
|
10% |
28.00 |
20.00 |
11.00 |
5.00 |
2.20 |
1.00 |
0.50 |
10% |
100% |
|
11% |
27.30 |
19.50 |
10.73 |
4.88 |
2.15 |
0.98 |
0.49 |
11% |
98% |
|
12% |
26.60 |
19.00 |
10.45 |
4.75 |
2.09 |
0.95 |
0.48 |
12% |
95% |
|
13% |
25.90 |
18.50 |
10.18 |
4.63 |
2.04 |
0.93 |
0.47 |
13% |
93% |
|
14% |
25.20 |
18.00 |
9.90 |
4.50 |
1.98 |
0.90 |
0.45 |
14% |
90% |
|
15% |
24.50 |
17.50 |
9.63 |
4.38 |
1.93 |
0.88 |
0.44 |
15% |
88% |
|
16% |
23.80 |
17.00 |
9.35 |
4.25 |
1.87 |
0.85 |
0.43 |
16% |
85% |
|
17% |
23.10 |
16.50 |
9.08 |
4.13 |
1.82 |
0.83 |
0.42 |
17% |
83% |
|
18% |
22.40 |
16.00 |
8.80 |
4.00 |
1.76 |
0.80 |
0.40 |
18% |
80% |
|
19% |
21.70 |
15.50 |
8.53 |
3.88 |
1.71 |
0.78 |
0.39 |
19% |
78% |
|
20% |
21.00 |
15.00 |
8.25 |
3.75 |
1.65 |
0.75 |
0.38 |
20% |
75% |
|
21% |
20.30 |
14.50 |
7.98 |
3.63 |
1.60 |
0.73 |
0.37 |
21% |
73% |
|
22% |
19.60 |
14.00 |
7.70 |
3.50 |
1.54 |
0.70 |
0.35 |
22% |
70% |
|
23% |
18.90 |
13.50 |
7.43 |
3.38 |
1.49 |
0.68 |
0.34 |
23% |
68% |
|
24% |
18.20 |
13.00 |
7.15 |
3.25 |
1.43 |
0.65 |
0.33 |
24% |
65% |
|
25% |
17.50 |
12.50 |
6.88 |
3.13 |
1.38 |
0.63 |
0.32 |
25% |
63% |
|
26% |
16.80 |
12.00 |
6.60 |
3.00 |
1.32 |
0.60 |
0.30 |
26% |
60% |
|
27% |
16.10 |
11.50 |
6.33 |
2.88 |
1.27 |
0.58 |
0.29 |
27% |
58% |
|
28% |
15.40 |
11.00 |
6.05 |
2.75 |
1.21 |
0.55 |
0.28 |
28% |
55% |
|
29% |
14.70 |
10.50 |
5.78 |
2.63 |
1.16 |
0.53 |
0.26 |
29% |
53% |
|
30% |
14.00 |
10.00 |
5.50 |
2.50 |
1.10 |
0.50 |
0.25 |
30% |
50% |
|
31% |
13.30 |
9.50 |
5.23 |
2.38 |
1.05 |
0.48 |
0.24 |
31% |
48% |
|
32% |
12.60 |
9.00 |
4.95 |
2.25 |
0.99 |
0.45 |
0.23 |
32% |
45% |
|
33% |
11.90 |
8.50 |
4.68 |
2.13 |
0.94 |
0.43 |
0.21 |
33% |
43% |
|
34% |
11.20 |
7.00 |
4.40 |
2.00 |
0.88 |
0.40 |
0.20 |
34% |
40% |
|
35% |
10.50 |
7.50 |
4.13 |
1.88 |
0.83 |
0.38 |
0.19 |
35% |
38% |
|
36% |
9.80 |
7.00 |
3.85 |
1.75 |
0.77 |
0.35 |
0.18 |
36% |
35% |
|
37% |
9.10 |
6.50 |
3.58 |
1.63 |
0.72 |
0.33 |
0.16 |
37% |
33% |
|
38% |
8.40 |
6.00 |
3.30 |
1.50 |
0.66 |
0.30 |
0.15 |
38% |
30% |
|
39% |
7.70 |
5.50 |
3.03 |
1.38 |
0.61 |
0.28 |
0.14 |
39% |
28% |
|
40% |
7.00 |
5.00 |
2.75 |
1.25 |
0.55 |
0.25 |
0.13 |
40% |
25% |
|
41% |
6.30 |
4.50 |
2.48 |
1.13 |
0.50 |
0.23 |
0.11 |
41% |
23% |
|
42% |
5.60 |
4.00 |
2.20 |
1.00 |
0.44 |
0.20 |
0.10 |
42% |
20% |
|
43% |
4.90 |
3.50 |
1.93 |
0.88 |
0.39 |
0.18 |
0.09 |
43% |
18% |
|
44% |
4.20 |
3.00 |
1.65 |
0.75 |
0.33 |
0.15 |
0.08 |
44% |
15% |
|
45% |
3.50 |
2.50 |
1.38 |
0.63 |
0.28 |
0.13 |
0.06 |
45% |
13% |
|
46% |
2.80 |
2.00 |
1.10 |
0.50 |
0.22 |
0.10 |
0.05 |
46% |
10% |
|
47% |
2.10 |
1.50 |
0.83 |
0.38 |
0.17 |
0.08 |
0.04 |
47% |
8% |
|
48% |
1.40 |
1.00 |
0.55 |
0.25 |
0.11 |
0.05 |
0.03 |
48% |
5% |
|
49% |
0.70 |
0.50 |
0.28 |
0.13 |
0.06 |
0.03 |
0.01 |
49% |
3% |
|
50%+ |
0.50 |
0.40 |
0.25 |
0.10 |
0.05 |
0.03 |
0.01 |
50%+ |
3% |
3. Division of Area. Where there exists a dramatically different landform character in the topography of any one site, the site may be divided into several distinct areas for purposes of slope determinations. An average density may be calculated separately for unique areas on site upon approval of the Director of Community Development. For example, each of the areas shown in Figure 3 (A, B and C) may calculate density requirements separately.
Figure 3
C. Grading Design.
1. No graded or cut embankment with a slope greater than two (2) feet horizontal to one foot vertical shall be located adjacent to a publicly maintained right-of-way. The applicant shall provide suitable guarantees satisfactory to the reviewing authority for landscaping and perpetual maintenance, at no cost to the City, of all slopes outside of the public right-of-way. Major public roads, such as those identified in the General Plan Circulation Element, may require slopes steeper than two to one (2:1). In such an event, slopes steeper than two to one (2:1) may be allowed; provided, that a geotechnical study is prepared verifying the feasibility of such slopes and approval of the City Engineer.
2. The overall slope, height or grade of any cut or fill slope shall be developed to appear similar to the existing natural contours in scale with the natural terrain of the subject site.
a. Building pads created in hillside areas should maintain rounded corners and conform to landforms within the site.
b. The shaping of building pads to conform to the landform or character of the topography is encouraged. Where grading is required, it should blend in with smooth transitioning, avoiding harsh or abrupt changes in topography, character, or type. Slopes should be rounded and contoured to blend with the natural topography unless this effort would diminish open space or significant natural features of the site (see Illustration No. 1).
Illustration No. 1
c. Building pads in hillside areas are recommended to maintain a minimum pad frontage of forty (40) feet for single-family detached units as measured at the building setback. Greater pad depths may be required to be consistent with the characteristics of the subject property zone, the configuration of surrounding properties, and topographical constraints. Building pad width shall be measured at the building setback line (see Illustration No. 2).
Illustration No. 2
3. Where any cut or fill slope exceeds ten (10) feet in horizontal length, the horizontal contours of the slope shall be developed to appear similar to the existing natural contours.
4. Grading shall be balanced on site whenever possible to avoid excessive cut and fill and to avoid import or export.
5. Grading shall be phased so that prompt revegetation or construction will control erosion. Where possible, only those areas which will be immediately developed, resurfaced or landscaped shall be disturbed.
6. No excavation or other earth disturbance shall be permitted on any hillside area prior to the issuance of a grading permit, with the exception of drill holes and exploratory trenches for the collection of geologic and soil data. These trenches are to be properly backfilled and, in addition, erosion treatment shall be provided where slopes exceed twenty (20) percent.
D. Architectural Standards—Purpose. The purpose of establishing architectural design standards in the Hillside Development Ordinance is to ensure quality development that blends with the hillside environment and to create neighborhoods that display harmonious and complementary architectural styles. To achieve hillside compatible development, the City recognizes the importance of having architectural design that incorporates rooflines and other building elements which reflect the naturally occurring ridgeline silhouettes and topographical variations.
1. Building Setbacks and Height. A variety of building and lot orientations shall be provided in order to encourage development suitable with the hillside character of the site.
a. Rear Setback. A minimum setback of fifteen (15) feet from top of slope and/or an average setback of fifteen (15) feet shall be provided from the edge of the pad where the structure is within public view. Setbacks and building heights shall be varied from the top of slopes (see Illustration No. 3).
Illustration No. 3
b. Building Height For New Subdivisions. A minimum of twenty-five percent (25%) of the units should be single story when situated in the public view from freeways, arterial roads and major public spaces. Where two (2) story units are utilized, the units shall be architecturally designed to expose only one story to public view.
(1) Structures shall be designed so the slope angle of the roof pitch is generally at or below the angle of the natural hillside or manufactured slope (see Illustration No. 4).
Illustration No. 4
(2) Views of significant visual features from public vistas such as ridges, as viewed from within and outside the hillside development, should be preserved. Buildings should be oriented to allow view opportunities. All significant public vistas or view corridors as seen from a secondary, collector, or major arterial should be protected.
(3) Hillside adaptive architecture shall be terraced to follow the contours of the slope. Exterior structural supports and undersides of floors and decks not enclosed by walls are discouraged but may be permitted with fire safety and architectural considerations adequately addressed.
c. Building Style. The use of hillside adaptive architecture shall be incorporated into the design of individual custom lots in areas of thirty percent (30%) slope or greater. Structures should be set back a minimum of twenty (20) feet from right-of-way and a minimum of thirty (30) feet from top of slope. Step building foundations may be required to minimize grading. Grading shall be limited to driveway and footprint area of building. Lot development should be sited on the least sensitive portions of the site to preserve landforms, vegetation and geotechnical features.
(1) An architectural style shall be compatible with the hillside character, topography, and theme of the community.
(2) A variety of roof orientations and types which emphasize roof pitches reflecting the overall slope of the hillside shall be incorporated into the design of the development.
(3) Enhanced architectural elevations where the front, rear or side of units face public view is required. The hilltop architecture of units will be restricted to avoid massive wall and monotonous patterns of building silhouettes.
(4) The dimensions of a building parallel to the direction of the slope should be maximized in order to limit the amount of cut and fill and to better incorporate the residence to the natural terrain.
(5) Terraced decks shall be identified and included with the application submittal requirements for plan approval. Terraced decks cannot be built outside of privacy walls or on slopes which are a part of homeowners’ associations or landscape maintenance district areas.
(6) Buildings may be clustered to respect and adapt to the existing topography. Flexible siting techniques including varying the position of the structures and varying the sizes of lots should be utilized.
d. Architectural Treatments. Architectural treatments on all exterior walls of any building shall be designed to avoid a monotonous or continuous facade of the exterior wall. One continuous vertical or horizontal plane on the front and rear facade of any building is not permitted. Architectural features and details shall be located on all exteriors walls of the building, including the rear and sides of the building. Buildings shall utilize wall articulation (i.e., insets, pop-outs, etc.) and roof orientation as a means to prevent massing.
e. Finish Materials and Color. Building materials and colors shall be compatible with the natural setting. Exterior colors shall be limited to earth tones and indigenous materials to be incorporated into the design of the structures. The color, material and texture palette shall be reinforced with compatible landscaping.
f. Fencing and Privacy Walls. Location and alignment of fences should conform to the natural topography of the area and enhanced with landscaping.
(1) All fences and privacy walls adjacent to or visible from public roads or major public spaces shall be of decorative masonry or other approved materials which have a natural appearance and shall be a color that blends with the surrounding environment and complementary to the landscape. The applicant shall present illustrations and descriptions of fencing and wall materials as required by this section.
(2) A minimum setback distance of twelve (12) feet shall be provided between any fence or privacy wall adjacent to a public right-of-way, with the distance measured from the fence or privacy wall to the face of the curb (see Illustration No. 5).
Illustration No. 5
g. Patios, Pools, Trellises and Ancillary Structures. Patios, pools, trellises and ancillary structures shall be screened from public view.
E. Landscape Design.
1. Landscape coverage and stabilization of graded slopes shall be selected and designed to be compatible with surrounding natural vegetation.
a. Plant material shall be selected according to compatible climatic, soil and ecological characteristics of the region.
b. All City-approved irrigation systems shall be utilized for all landscaped slope areas and other impacted or planting areas.
c. Plant materials that require excessive water after becoming established shall be avoided. Native plant material or compatible, nonnative plant material shall be selected.
d. Slope and Landscape Maintenance. Homeowners’ associations (HOAs) and assessment districts or other acceptable legal entities are required in Santa Clarita. All landscaped slopes not included within a landscape maintenance district (LMD) shall be maintained by an HOA or a property owners’ association (POA) for the permanent maintenance of slopes and other areas. An HOA/POA should be required to establish a maintenance district with responsibility for landscape maintenance should the HOA disband. The City should retain development rights in such a maintenance district.
2. The location of all existing trees of four (4) inch caliper or greater, as measured four and one-half (4.5) feet from the ground, shall be shown on plans submitted for approval. The reviewing authority shall designate all trees to be saved or removed. Oak trees are subject to the Oak Tree Preservation Ordinance and Guidelines (Section 17.17.090).
3. All cut and fill slopes shall be planted and irrigated with an automatic irrigation system to prevent erosion. All cut or fill slopes exceeding five (5) feet vertical height shall be planted with adequate plant material to protect the slope against erosion. Planting shall be in the ratio of at least one shrub per one hundred (100) square feet of natural slope area and one tree per one hundred fifty (150) square feet of actual slope area, with ground cover to completely cover the slope within six (6) months from planting. All plants shall be drought-resistant and shrubs shall be a minimum one gallon size, unless hydroseeded. All trees shall be minimum five (5) gallon size. Slopes less than five (5) feet in height shall be planted with ground cover to cover the slopes completely within six (6) months of planting. However, the Director of Community Development may require larger trees on a case by case basis. In addition, the Director of Community Development may modify these requirements based upon the requirements of the Los Angeles County Fire Department fuel modification requirements.
4. Access easement areas a minimum of five (5) feet wide shall be provided for uphill and downhill slope maintenance areas and should be located no more than one thousand (1,000) feet apart.
5. Slope and Landscape Maintenance. Homeowners’ associations (HOAs) and assessment districts or other acceptable legal entities are required in Santa Clarita. All landscaped slopes not included within a landscape maintenance district (LMD) shall be maintained by an HOA or a property owners’ association (POA) for the permanent maintenance of slopes and other areas. An HOA/POA should be required to establish a maintenance district with responsibility for landscape maintenance should the HOA disband. The City should retain development rights in such a maintenance district.
6. A fuel modification plan shall be required by the Director of Community Development and approved by the Los Angeles County Fire Department for all hillside plans that abut natural open space. The Fire Department can require modifications to the landscaping requirements contained within this section.
7. The project shall be designed to incorporate fire prevention and safety measures pursuant to the provisions of the Uniform Fire Code and the Hillside Development Guidelines (Section II.B.3).
F. Retaining Walls. The purpose and intent of establishing development standards for retaining walls in the Hillside Development Ordinance is to ensure that the application of retaining walls is aesthetically pleasing to the subject property and limited in quantity throughout a development.
1. General Standards.
a. The maximum length of any continuous retaining wall shall not be more than one hundred (100) linear feet.
b. Retaining walls shall be used for the purpose of containing fill material or for minimizing cut or fill slopes. The retaining wall may only extend six (6) inches above the material it is retaining.
c. A retaining wall 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 right-of-way.
d. No retaining walls shall be permitted between residential lots as a means of creating additional useable pad area.
e. Slopes requiring retaining walls at heights greater than the maximum allowable shall be terraced for landscaped areas. Such planting areas shall have a minimum horizontal width of four (4) feet and a maximum width horizontal width of eight (8) feet of separation.
(1) All planting areas for retaining walls shall be provided with an automatic irrigation system. Such irrigation system shall be approved and inspected prior to the construction of any wall.
2. Height Standards.
a. The height of the retaining wall shall be measured at the highest average ground level. In order to allow for variation in topography, the height of a required wall may vary in amount not to exceed six (6) inches.
b. Retaining walls may be constructed at varying heights throughout a development (see Figure 4 and Figure 5).
(1) Retaining walls constructed in the side yard area of a lot shall maintain a maximum retaining wall height of six (6) feet; provided, that such wall does not extend into a required front yard adjacent to a street.
(2) Retaining walls constructed in the rear yard area of a lot shall maintain a maximum retaining wall height of eight (8) feet.
(3) If a greater wall height is desired, two (2) retaining walls at a maximum height of four (4) feet each shall be terraced with a minimum horizontal width of four (4) feet and a maximum horizontal width of eight (8) feet of separation. This landscape area shall contain appropriate vegetation to soften the visual impact of the combined walls. No more than two (2) terraces of retaining walls shall be permitted on one manufactured slope.
(4) 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.
(5) If a greater wall height is desired, two (2) retaining walls at a maximum height of four (4) feet each shall be terraced with a minimum horizontal width of four (4) feet and a maximum horizontal width of eight (8) feet of separation. This landscape area shall contain appropriate vegetation to soften the visual impact of the combined walls. No more than two (2) terraces of retaining walls shall be permitted on one manufactured slope.
Figure 4
Figure 5
c. Walls and fences not exceeding six (6) feet in height are permitted adjacent to structures in order to provide a private outdoor area. A minimum flat area from top or toe of slope of three (3) feet shall be maintained to face of wall on common area maintenance slopes with slope heights of thirty (30) feet or greater. All fences which are adjacent to or visible from public roads or major public spaces shall be of decorative materials as identified or other approved materials with minimum five (5) foot landscape area on the street side of the wall or fence (see Figure 6 and Figure 7). 
Figure 6
Figure 7
d. The cumulative height of any retaining wall built to retain a cut slope or fill slope shall not exceed the maximum allowable height based on the location of the wall. Cumulative height shall mean the combined height of any wall or series of walls required to retain a single slope.
3. Walls Exceeding Six (6) Feet in Height. The use of crib walls, Loffelstein walls, and other similar living wall systems that allow for landscaping opportunities with planting pockets and stepped designs is acceptable. Loffelstein walls and similar living wall systems retain large amounts of earth while providing planting pockets for landscaping. Once landscaping matures, the wall will be masked and have a softer appearance than a hardscape wall surface. Such wall shall be subject to the following development standards.
a. Such walls shall utilize a curvilinear slope pattern consistent with the appearance of the natural hillside terrain.
b. Such walls shall be planted with landscape material suitable for the climate and wall exposure relative to the sun.
c. The landscape aesthetic effect to be achieved by the overall development shall be emphasized and considered.
d. The color palette and materials selected for the retaining wall shall blend in with the adjacent hillsides and landscape plant palette.
4. Contour Construction and Wall Materials.
a. Retaining walls shall follow the natural contours of the slope.
b. All materials used to construct the retaining wall(s) shall consist of native stone, poured-in-place concrete, precast concrete block, color treated, textured or veneered to blend in with the surrounding natural colors and textures of the existing landscape and native plant materials.
G. Corrective Work. Nothing in this section shall prohibit the Director of Community Development from authorizing grading deemed necessary to correct natural, hazardous conditions that are brought to the City’s attention, in which case the applicant will investigate possible alternatives with subsequent review by the Director of Community Development, Planning Commission or City Council.
Figure 8
(Ord. 01-5, 2/27/01; Ord. 02-5, 4/23/02; Ord. 05-1 § 2, 1/25/05; Ord. 05-19 § 2, 12/13/05)
17.80.040 Hillside Review Permit—Innovative Application Requirements for Significant Ridgeline Development.
Repealed by Ord. 05-19. (Ord. 05-1 § 2, 1/25/05)
17.80.045 Development Standards for Hillside Review Permit—Innovative Application Requirements for Significant Ridgeline Development.
Repealed by Ord. 05-19. (Ord. 05-1 § 2, 1/25/05)
17.80.050 Plan Certification.
A. Grading Plan Certification. Upon completion of rough grading work and prior to any excavation for foundations or structures, an as-graded plan prepared and certified by the licensed civil engineer who prepared the approved grading plans shall be submitted to the Community Development and Public Works Departments for review and approval. The as-graded plans shall include original ground surface elevations, as-graded surface elevations and all other features that were a part of the approved grading plan. The engineer shall provide certification on the as-graded plan that the work was done in accordance with the approved grading plan and the City’s grading requirements.
B. Landscape Plan Certification. Landscape and irrigation plans shall be prepared by a licensed landscape architect and shall be submitted to and approved by the Community Development Department. A licensed landscape architect shall certify that the planting plans comply with the City’s xeriscape and landscape requirements. The landscape architect or irrigation consultant shall certify that the irrigation plans are designed in compliance with the City’s xeriscape standards and landscape requirements. (Ord. 01-5, 2/27/01; Ord. 05-1 § 2, 1/25/05; Ord. 05-19 § 2, 12/13/05)