Agenda Item: 1
CITY OF SANTA CLARITA
AGENDA REPORT
PUBLIC HEARINGS
CITY MANAGER APPROVAL:
DATE: June 28, 2022
SUBJECT: FIRST READING OF MASTER CASE 22-027: PROPOSED
AMENDMENTS TO THE UNIFIED DEVELOPMENT CODE
DEPARTMENT: Community Development
PRESENTER: David Peterson
RECOMMENDED ACTION
City Council:
1. Conduct the public hearing.
2. Introduce an ordinance entitled “AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA, APPROVING MASTER CASE 22-027, CONSISTING OF UNIFIED DEVELOPMENT CODE AMENDMENT 22-001 AMENDING THE UNIFIED DEVELOPMENT CODE, AS SHOWN IN EXHIBIT A;” waive reading of the text and consent to read by title only, as listed on the agenda; and pass to second reading.
BACKGROUND
The City of Santa Clarita (City) periodically updates the Unified Development Code (UDC) and other Planning documents to reflect current Planning trends, newly-identified Planning issues, and to clarify code language in an effort to keep the development code relevant, fresh, and easy to understand. The last comprehensive update of the UDC was in December 2020.
Staff works with the City's Planning documents on a daily basis. As questions arise about code interpretations, potential new land use categories, and development regulations, staff documents and analyzes these issues to determine if the City’s Planning documents should be revised.
Questions that are raised repeatedly may indicate a need for better language that more effectively conveys the code’s intent. Clearer language makes the code documents easier to read, use, and interpret, and further allows the City flexibility to adapt to the changing needs of the community.
Staff presented the item to the Development Committee on May 10, 2022, and to the Planning
Commission on May 17, 2022. The Planning Commission adopted a resolution recommending the City Council adopt an ordinance and approve Master Case 22-027, with its associated entitlements.
PROJECT DESCRIPTION
The proposed project would update the City’s UDC. The proposed amendments were prepared by City staff in coordination with the City Attorney’s Office. The project consists of text amendments only; no changes to the City’s zoning map or development densities are proposed.
The intent of the proposed code amendments is to clarify code language, increase consistency in development standards across the different planning documents, address development issues that have arisen since the codes were last updated, reflect changes in state law, and to provide a clear review process for projects that go beyond the permitted-by-right development standards listed in the code documents. No construction or development is proposed as part of the project.
Summary of Proposed Changes
The following amendments are included in the proposed project and fall within the following categories:
• Amendments to design standards
• Amendments to land uses
• Amendments to procedures
• Amendments for consistency
All proposed amendment language is included by reference as Exhibit A to the proposed ordinance.
Amendments to Design Standards
Outdoor Lighting Standards: Proposed language identifies an Administrative Permit as the permit process for light standards at public facilities owned and operated by the City that exceed 35 feet in height. A photometric study would be required to obtain the permit. These types of structures currently require a Conditional Use Permit (CUP).
Gating of Commercial Properties: Proposed language would change the gating of commercial property from a Minor Use Permit (MUP) to an Administrative Permit. The proposed language would also require a queueing analysis and prohibit gating of parking areas that are open to the general public.
Sign Regulations: Proposed language adds flexibility to current requirements for the length of time temporary banners can be displayed at businesses. Currently, a business may have a temporary banner for a 30-day period between January and June and for another 30-day period between July and December. Proposed changes would allow for these two 30-day periods to occur at any time of the year, including consecutively.
Amendments to Land Use
Temporary Use Permits: Proposed updates to the Temporary Use section include making the number of special events that can occur in a calendar year on a single property subject to the discretion of the Director of Community Development (Director). Current language limits any property to six weekends or seven days per calendar year.
Collection Bins: Proposed language would prohibit the placement of temporary collection bins unless they are associated with an on-site thrift or second-hand store, or at the discretion of the Director. Amendments would also prohibit drop-off bins from receiving Temporary Use Permits.
Ghost Kitchens: The proposed language would add a new land use category for ghost kitchens, which function similar to restaurants. This use would require an MUP in the Neighborhood Commercial zone and would be permitted-by-right in all other commercial zones. Ghost kitchens are proposed to be prohibited in residential and industrial zones.
Veterinary Clinics: Proposed language changes the permitting of veterinary clinics for small animals from an MUP to permitted-by-right in commercial zones. Small-animal hospitals would be changed from a CUP to an MUP in non-urban residential zones and from a MUP to permitted-by-right in commercial zones.
Amendments to Procedures
Ridgeline Preservation Exemption: The proposed language would create an exemption to the requirement for a Ridgeline Alteration Permit, provided that: 1) the subject property or properties have previously been significantly disturbed; 2) these disturbances have been previously permitted; and 3) the proposed development is within an area that is substantially urbanized. The Director could refer these matters to the Planning Commission and ultimately the City Council on a case-by-case basis.
Grounds for Revocation: The current code allows the Planning Commission to revoke projects via the public hearing process. Proposed language would allow the Director to revoke entitlements that the Director had previously approved. Examples of these types of entitlements include Administrative Permits, MUPs, and Development Review Permits.
Modifications to CUPs for Alcohol Permits: Proposed language would permit minor modifications to Alcohol Permits previously approved with a CUP. Minor modifications generally include changes to hours of operation or small expansions. These types of modifications currently require a CUP, but the proposed amendment would require an MUP.
Amendments for Consistency
Multi-Family Residential Standards: Proposed language would allow an additional 10 feet of height for architectural elements over the 35-foot threshold, similar to commercial design standards. The amendment would not apply to duplexes, triplexes, or quadplexes.
Fuel-Efficient and Bicycle Parking Standards: Proposed language defers requirements for the number of fuel-efficient/electric-vehicle parking spaces and bicycle parking spaces to the California Green Building Code. These standards would be omitted from the UDC.
Pools on Zero Lot-Line Properties: Proposed language formalizes the permitting of pools on properties with a zero-lot line and allows for a five-foot setback on the zero-lot line side, provided associated infrastructure doesn’t encroach into the neighboring property.
Distance Between Accessory Structures: Proposed language amends the residential design standards to establish a minimum distance of six feet between accessory structures. The proposed six feet is consistent with the current setback requirement between a primary residence and an accessory structure.
Keeping of Large Animals: Proposed language modifies the minimum distance a habitable structure can be to a structure that houses large animals from 50 feet to 35 feet. This is consistent with the Los Angeles County Department of Public Health standards.
Retaining Walls: The proposal would add a diagram from a current Director’s Policy to clarify existing code language regarding retaining walls in residential front-yard setback areas.
Text Update: Proposed language would update references to zone names in the Old Town Newhall Specific Plan, pursuant to amendments recently adopted.
ANALYSIS
Entitlements
A Zoning Code Amendment (UDC Amendment 22-001) is required to update the UDC. The UDC Amendment 22-001 is subject to the Zoning Code Amendment process listed in UDC Section 17.28.120.I.
Findings
UDC Section 17.06.130 requires the following general findings be made for the proposed project:
A. The proposal is consistent with the General Plan;
The project does not include any new development and is consistent with the General Plan’s objectives, policies, and procedures. The proposed amendments will assist the City in implementing the General Plan by creating consistent Planning documents and updating code sections. Amendments reflect current Planning trends, newly-identified Planning issues, and clarify code language in an effort to keep the development code relevant, fresh, and easy to understand.
B. The proposal is allowed within the applicable underlying zone and complies with all other applicable provisions of this code;
The UDC amendments do not require a consistency finding with the existing development code because the project would amend the UDC in general. While no consistency finding is required, the proposed amendments would not change development densities or the City’s zoning map and the changes are considered to be minor in nature, making the amendments consistent with these aspects of the development code.
C. The proposal will not endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare, or be materially detrimental or injurious to the improvements, persons, property, or uses in the vicinity and zone in which the property is located; and
Nothing contained in the proposed amendments would endanger, jeopardize, or otherwise constitute a hazard to the public. The proposed amendments consist of minor updates to the UDC and Land Use Element of the General Plan and are intended to update the Planning documents to reflect recent laws, development trends, and to clarify portions of the code where there are inconsistencies or ambiguity.
D. The proposal is physically suitable for the site. The factors related to the proposal’s physical suitability for the site shall include, but are not limited to, the following:
1. The design, location, shape, size, and operating characteristics are suitable for the proposed use;
2. The highways or streets that provide access to the site are of sufficient width and are improved as necessary to carry the kind and quantity of traffic such proposal would generate;
3. Public protection services (e.g., Fire protection, Sheriff protection, etc.) are readily available; and
4. The provision of utilities (e.g., potable water, schools, solid waste collection and disposal, storm drainage, wastewater collection, treatment, and disposal, etc.) is adequate to serve the site.
The proposal is physically suitable for the site in terms of location, shape, size, and operating characteristics. The amendments are minor and do not change the scope or goals of the various Planning documents or the City’s General Plan. No development is proposed or would be approved by the amendments, and any future development that may occur under the revised amendments would require development review and environmental analysis at the time the projects are submitted. The City currently receives adequate service from the Los Angeles County Fire Department and the Los Angeles County Sheriff’s Department. The project area is likewise served by all applicable utilities. Nothing in the proposed amendments would increase the need for fire or police protection services, or increase demand for utilities.
UDC Section 17.28.120 requires the following additional findings be made for the proposed project:
1. Principles and Standards for Amendments. The City Council shall approve an amendment other than a zone change only after all of the following required findings can be substantiated:
A. The amendment is consistent with the adjacent area, if applicable; The proposed amendments would apply to properties throughout the City and are consistent with the principles of the General Plan. No new development is included with the proposed amendments.
B. The amendment is consistent with the principles of the General Plan; The proposed amendments would not alter the General Plan Land Use Map or Zoning Map, nor would the proposed amendments change development densities or population projections for the City. The proposed amendments consist of updates to the UDC, and are intended to increase consistency amongst the documents, reflect new legislation, and revise certain code sections to be clearer, easier to read, and easier to interpret.
Specifically, the proposed amendments would implement the following objectives and policies of the General Plan:
Objective LU 1.2: Maintain the distinctive community character of villages and neighborhoods throughout the planning area by establishing uses, densities, and design guidelines appropriate to the particular needs and goals of each area…
Policy LU 4.1.4: Promote economic opportunity for all segments of the community, including small businesses and new businesses.
The proposed amendments are consistent with the objectives and policies listed above because they would provide updated Planning documents that are internally consistent, easier to read, and that provide clearer direction than the existing code documents provide. The proposed amendments support the character of the City’s neighborhoods and promote economic opportunities by providing development standards that are easier to understand and that provide a clear review process.
C. Approval of the amendment will be in the interest of public health, convenience, safety, and general welfare and in conformity with good zoning practice; The proposed amendments would support the public health, convenience, safety, and general welfare of the community, and are in conformity with good zoning practice because the proposed amendments would standardize planning language and development standards across the Planning documents, updating certain sections to reflect new legislation, clarify certain code sections for readability and ease of use, and
add new land use categories that support existing and future businesses.
D. The amendment is consistent with other applicable provisions of this code; and The proposed text amendments to the UDC and General Plan have been prepared to be consistent with all other provisions of this code. Further, the proposed text amendments enhance consistency between the UDC and the Old Town Newhall Specific Plan.
E. Is necessary to implement the General Plan and/or that the public convenience, the general welfare or good zoning practice justifies such action.
The proposed amendments are consistent with the applicable provisions of the UDC and the proposed revisions would standardize language between the documents and make the documents more consistent with each other. Therefore, the amendments would promote the general welfare and public convenience and would constitute good zoning practice.
ENVIRONMENTAL
A Notice of Exemption was prepared for the proposed project. The project is exempt from the California Environmental Quality Act (CEQA) under Article 5 Section 15061(b)(3), the common-sense exemption. The activity is covered by the general rule that CEQA applies only to projects which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA.
NOTICING
All notices required by law were completed, which consisted of a one-eighth page legal advertisement in The Signal newspaper on June 7, 2022. As of the writing of this report, staff has received no correspondence from the community.
FISCAL IMPACT
Approval of the 2022 code amendments would have no fiscal impact to the City.
ATTACHMENTS
Public Notice
Ordinance
Notice of Exemption