Agenda Item: 2
CITY OF SANTA CLARITA
AGENDA REPORT
PUBLIC HEARINGS
CITY MANAGER APPROVAL:
DATE: May 13, 2025
SUBJECT: 2025 MUNICIPAL CODE UPDATES - FIRST READING
DEPARTMENT: Community Development
PRESENTER: Andy Olson
RECOMMENDED ACTION
City Council:
1. Conduct a public hearing.
2. Determine that the project is exempt from environmental review pursuant to California Environmental Quality Act under CEQA Guidelines Section 15061(b)(3), the common-sense exemption.
3. Introduce and pass to second reading an ordinance entitled: “AN ORDINANCE OF THE
CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA, APPROVING MASTER CASE 24-112, CONSISTING OF UNIFIED DEVELOPMENT CODE 24-001 (UDC24-001) AND SPECIFIC PLAN AMENDMENT 24-001 (SP24-001), AMENDING
THE SANTA CLARITA MUNICIPAL CODE, OLD TOWN NEWHALL SPECIFIC
PLAN, LYONS CORRIDOR PLAN, AND SOLEDAD CANYON ROAD CORRIDOR PLAN AS SHOWN IN EXHIBITS A-H,” waive reading of the text and consent to read by title only, as listed on the agenda.
BACKGROUND
The project was placed on the agenda for the regular City Council meeting on April 22, 2025.
Prior to opening the public hearing, the City Council voted 4-0 to continue the item to May 13, 2025.
The City of Santa Clarita (City) periodically updates the Santa Clarita Municipal Code (SCMC) and other planning documents to reflect current legislation and regulations, planning trends, and newly-identified planning issues. This helps to clarify code language in an effort to keep it relevant, fresh, and easy to understand and implement. The last comprehensive planning update
of the SCMC was in July 2022. The proposed updates include text amendments to SCMC Chapter 2 (Administration and Personnel), Chapter 17 (Zoning), and Chapter 23 (Neighborhood Preservation); the Old Town Newhall Specific Plan (OTNSP); the Lyons Corridor Plan (LCP); and the Soledad Canyon Road Corridor Plan (SCP).
City staff presented these proposed amendments to the City Council Development Committee on February 18, 2025, and to the Planning Commission on March 18, 2025. The Planning Commission, in a 5-0 vote, adopted a resolution recommending the City Council adopt an ordinance and approve Master Case 24-112, with its associated entitlements. The Planning Commission agenda report is available in the City Clerk’s reading file.
PROJECT DESCRIPTION
The proposed project would update the SCMC, OTNSP, LCP, and SCP. 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 proposed amendments would address state and federal legislation and regulatory requirements, streamline processes, enhance customer service, and improve consistency and clarity in the SCMC. No construction or development is proposed as part of the project.
Amendments to Address State and Federal Legislation and Regulation
Parking Minimums: Assembly Bill (AB) 2097 limits the City’s ability to impose minimum parking requirements within one-half mile of a major transit stop. Generally, parking requirements may not be enforced on a project unless the City can identify substantially negative impacts on existing residential or commercial parking within one-half mile of the project. The proposed amendments would require those applicants invoking AB 2097 to prepare a parking demand study.
Wireless Communications Facilities (WCF): The Federal Communications Commission expanded the area where ground-mounted equipment is required to be permitted when a new WCF co-locates with an existing facility. The amendments would allow ground-mounted equipment within 30 feet of existing ground-mounted equipment.
Accessory Dwelling Units (ADU): Senate Bill (SB) 897 and AB 2221 increased the allowable heights for ADUs from 16 feet to up to 18 to 25 feet. In addition, AB 1211 increased the number of detached ADUs permitted on multifamily properties from two ADUs to eight, and also prohibited the City from requiring the replacement of any parking that is demolished to construct an ADU. The proposed amendments reflect these changes.
Thrift Stores: The City’s current zoning regulations require a Minor Use Permit (MUP) for secondhand stores and a Conditional Use Permit for thrift stores; AB 2632 requires that thrift stores now be permitted in the same manner as non-thrift retail stores. The proposed amendments would update use charts to treat secondhand and thrift stores similarly to non-thrift stores and also create standards for any proposed donation collections at thrift stores.
SB 35 Projects: Proposed language addresses AB 2668, which requires that projects meeting the provisions of SB 35 cannot be subjected to conditional use permits and other non-legislative discretionary permits.
Amendments to streamline processes and enhance customer service
Jobs Creation Overlay Zone (JCOZ): The 21-day JCOZ appeal period conflicts with the standard 15-day appeal period for public hearings. The proposed language would make the appeal period consistent with the standard 15-day appeal period for JCOZ projects that are approved or denied at a public hearing.
Architectural Enhancement: Commercial, industrial, and higher density residential zones allow for additional height beyond the building height for architectural screening and enhancements. Proposed language would make the Mixed-Use Corridor zone, LCP, and SCP consistent with these zones.
Mobile Pickup for Retail Businesses: Proposed language would establish clear development standards, including lighting and parking stall size, and allow for streamlined review for mobile pickup improvements for retail businesses.
Golf Cart and Low-Speed Vehicle Sales and Services: Proposed language would expand and rename the Motorcycle Sales and Services land use category to incorporate sales and services of golf carts and other low-speed vehicles.
Drive-Through Queuing: Proposed language would update the queuing analysis requirements for new drive-through uses to require local examples, when available.
Residential Energy Storage: Proposed language would establish the setbacks and planning requirements for residential energy storage (e.g., backup battery systems), consistent with standards for other wall-mounted or freestanding equipment (e.g., water heaters, air conditioners, heaters).
Residential Accessory Structures: Proposed language would revise the number of residential accessory structures (e.g., pool houses, barns, and detached garages) permitted-by-right (without an MUP) to be based on lot size instead of zoning designation. This would not alter the number of ADUs permitted on a property, or unenclosed structures, such as patio covers.
Public Nuisance Enforcement: Proposed language would broaden the entities that can be held accountable for public nuisances, such as vacation rental companies.
Amendments for consistency and clarity
The proposed amendments also include minor updates for consistency and clarity, including:
• Reference corrections for ridgeline preservation and commercial gating;
• Correction of a footnote for Personal Services in the OTNSP; • Clarification that the City Council will make any necessary determinations that are related to consistency with the General Plan in compliance with Government Code Section 65402;
• Replacing the term “open space” language for multifamily developments to instead reference private outdoor space and shared recreation facilities; • Elimination of affordable housing and density bonus land use charts that are superseded by state legislation;
• Clarification that commercial auto storage is usually, but not always, for a fee; and • Clarification of development standards for emergency generators and detached residential patio covers.
Entitlement Summary
A Zoning Code Amendment (UDC24-001) is required to update the SCMC, LCP, and SCP and a Specific Plan Amendment (SP24-001) is required to update the OTNSP. These entitlements are subject to the zoning code amendment and specific plan amendment processes listed in UDC Section 17.28.110(H) and 17.28.120(I).
ENVIRONMENTAL STATUS
A Notice of Exemption was prepared for the proposed project. The project is exempt from additional environmental review pursuant to the California Environmental Quality Act (CEQA) Guidelines (14 Cal. Code of Regs. § 15000, et seq.) Section 15061(b)(3), the common-sense exemption. The activity is covered by the general rule that CEQA applies only to projects that 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.
PUBLIC NOTICING
All notices required by law were completed which consisted of a one-eighth page legal advertisement in The Signal newspaper on April 1, 2025. As of the writing of this staff report, City staff has received two letters regarding the proposed amendments from the community.
CONCLUSION
The proposed amendments to the SCMC, OTNSP, LCP, and SCP are consistent with the General Plan and support economic development and the general welfare of the City. Accordingly, City staff drafted the necessary findings of support, and the Planning Commission recommended approval of the proposed amendments to the City Council.
ALTERNATIVE ACTION
Other action as determined by the City Council.
FISCAL IMPACT
There is no fiscal impact.
ATTACHMENTS
Public Hearing Notice
Notice of Exemption
Ordinance
Comment Letters
Planning Commission Agenda Packet (available in the City Clerk's Reading File)