§ 22.326

The Juniper Hills Community Standards District ("CSD") is established to ensure that future public and private improvements are consistent with the community's existing development pattern and the goals, objectives, and policies of the Antelope Valley Area Plan. Juniper Hills is a rural community in which dispersal of land uses is preferred over concentrated density. Juniper Hills is not an appropriate location for urban infrastructure such as expensive public sewage and water systems. The standards contained in this CSD are intended to maintain the low densities, secluded rural character, unique desert foothill appearance, and significant natural resources of the community.

(Ord. 2019-0004 § 1, 2019.)

The following terms are defined solely for this CSD:

Perimeter fences. Fences or walls that mark the boundaries of a lot and agricultural fences are defined as those fences or walls used to contain livestock or other animals.

(Ord. 2019-0004 § 1, 2019.)

The boundaries of this CSD are shown on Figure 22.326-A: Juniper Hills CSD Boundary, at the end of this Chapter.

(Ord. 2019-0004 § 1, 2019.)

This CSD shall not apply to:

A.

Development proposals which are the subject of applications for the following types of permits or approvals that were submitted and deemed complete filings prior to the effective date of the ordinance establishing this CSD:

1.

Building permits;

2.

Site Plan Reviews;

3.

General Plan Amendments and Area Plan Amendments;

4.

Tentative tract maps and parcel maps;

5.

Zone Changes;

6.

Zoning Conformance Reviews; and

7.

Other zoning permit applications listed in Division 8 (Permits and Reviews).

B.

Additions to existing structures, provided that such additions do not cumulatively increase the existing floor area of any structure by more than 25 percent.

(Ord. 2019-0004 § 1, 2019.)

In addition to other applicable provisions of Title 21 (Subdivisions) and this Title 22 of the County Code, notice of application for Conditional Use Permits, General Plan and Area Plan Amendments, tentative tract maps and parcel maps, variances, Zone Changes, applications filed pursuant to Section 22.326.090 (Modification of Development Standards), and other zoning permit applications shall be mailed to all owners of property located within a 1,000-foot radius of the exterior boundaries of the subject property. If, in using this 1,000-foot radius, the list does not include at least 25 property owners, excluding the applicant, the radius shall be expanded equally in all directions until the list includes at least 25 property owners, excluding the applicant.

(Ord. 2019-0004 § 1, 2019.)

22.326.060 - Community Wide Development Standards.

A.

Public Street Improvements.

1.

Public streets shall be limited to a paved width of 28 feet, excluding any inverted shoulder, concrete flow line, or slope easement.

2.

Where shoulders are deemed necessary for the safety of pedestrian and vehicular traffic by Public Works, inverted shoulder cross-sections shall be utilized.

3.

Curbs, gutters, and sidewalks are prohibited on new streets constructed in conjunction with a land division unless deemed necessary for the safety of pedestrians and vehicular traffic by Public Works after consultation with adjacent property owners.

4.

The addition of curbs, gutters, and sidewalks are prohibited on existing streets unless deemed necessary for the safety of pedestrian and vehicular traffic by Public Works after consultation with adjacent property owners.

B.

Private Street and Right-of-Way Improvements. The following standards shall apply to private streets and right-of-ways that provide access to one or more lots:

1.

Paving shall only be required if necessary to comply with Fire Department regulations and the requirements of Title 32 (Fire Code) of the County Code; and

2.

Width shall be limited to 28 feet unless a greater width is necessary to comply with Fire Department regulations and the requirements of Title 32 (Fire Code).

C.

Street Lights.

1.

Street lights shall be provided in accordance with the applicable provisions of Chapter 22.80 (Rural Outdoor Lighting District). Where installed, street lights shall be compatible in style and material with the

poles on which they are mounted.

D.

Drainage. Drainage structures shall utilize natural materials and colors and shall not alter natural drainage courses to the maximum extent feasible.

E.

Trails. In reviewing and establishing design conditions for any land division, the Commission or the Hearing Officer shall determine that the land division promotes the community trails objectives stated in the Trails Plan of the Antelope Valley Area Plan.

F.

Lot Design.

1.

Each new lot created by a land division shall contain a gross area of not less than five acres.

2.

Each new lot created by a land division shall have a required width of not less than 330 feet and a required depth of not less than 330 feet.

G.

Hillside Development. Density-controlled development shall be prohibited in this CSD.

H.

Grading. A Conditional Use Permit (Chapter 22.158) shall be required for any grading on a lot, or in connection with any project, that exceeds 5,000 cubic yards of total cut plus total fill material within any 24month period. For purposes of computing the 5,000 cubic yard threshold amount, grading necessary to establish a turnaround required by the Fire Department shall be excluded, but not grading for any private street, right-of-way, or driveway leading to such turnaround.

I.

Vegetation Conservation.

1.

The removal or destruction of vegetation of any kind on a lot two and one-half acres or greater in size shall require a Conditional Use Permit (Chapter 22.158) where the area of removal or destruction is greater than 30 percent of the gross area of the lot.

2.

This Subsection I shall not apply to the removal or destruction of vegetation:

a.

On a publicly owned right-of-way;

b.

That is necessary to allow for the construction of additions to single-family residences permitted by this Title 22;

c.

That is necessary to allow for the construction of accessory structures or additions to accessory structures permitted by this Title 22;

d.

That is necessary to implement the State of California's vegetation management program, is necessary to implement fire hazard reduction projects approved by the local and State Fire Safe Council, is necessary to comply with County regulations relating to brush clearance or fire safety, or that is otherwise required by the Fire Department;

e.

For work performed under a permit issued to control erosion or flood hazards; or

f.

For accessory agricultural uses permitted by this Title 22.

3.

Where any land division is proposed:

a.

Plans depicting existing vegetation shall be submitted with the application.

b.

When the land division proposes new development, a fuel modification plan(s) shall also be submitted with the application that demonstrates that the proposed removal or destruction of vegetation shall not occur on more than 30 percent of the gross area of each lot to be created unless such removal or destruction meets the exclusions contained in Subsection I.2, above, absent issuance of an approved Conditional Use Permit under Subsection I.1, above. Such land division shall be conditioned upon the recording of a vegetation conservation covenant with the Recorder-Registrar/County Clerk to ensure the permanent maintenance of the vegetation on each lot as depicted in the approved fuel modification plan, barring a fire or other natural disaster, subject to the exclusions contained in Subsection I.2, above, and subject to the right to obtain an approved Conditional Use Permit under Subsection I.1, above.

c.

When the land division does not propose new development, it shall be conditioned upon recording of a covenant with the Registrar-Recorder/County Clerk to ensure permanent maintenance of existing vegetation on lots created by the land division until such time that development is proposed, barring a fire or other natural disaster and subject to the exclusions listed in Subsection I.2, above, and further subject to the right to obtain an approved Conditional Use Permit under Subsection I.1, above.

4.

Where a new single-family residence is proposed on an existing unimproved lot that is two and one-half acres or greater in size:

a.

Site plans shall be submitted to the Director pursuant to Chapter 22.186 (Site Plan Review, Ministerial) that depict existing vegetation.

b.

A fuel modification plan shall also be submitted to the Director that demonstrates that the proposed removal or destruction of vegetation shall not occur on more than 30 percent of the gross area of the lot unless such removal or destruction meets the exclusions contained in Subsection I.2, above, absent issuance of an approved Conditional Use Permit under Subsection I.1, above. A vegetation conservation covenant shall be recorded with the Registrar-Recorder/County Clerk for each such lot to ensure the permanent maintenance of the vegetation on each lot as depicted in the approved fuel modification plan, barring a fire or other natural disaster, subject to the exclusions contained in Subsection I.2, above, and subject to the right to obtain an approved Conditional Use Permit under Subsection I.1, above.

5.

Transplantation of vegetation is encouraged as an alternative to removal.

J.

Vegetation Conservation Buffer. Notwithstanding the provisions of Subsection I, above:

1.

A vegetation conservation buffer with a depth of not less than 30 feet shall be established and maintained along the boundary of a lot bordering upon a public street or a private street or right-of-way. If more than one boundary of a lot borders upon a public street or private street or right-of-way, the vegetation conservation buffer shall be established and maintained along the boundary of the lot bordering upon the widest public street or private street or right-of-way;

2.

In cases where a vegetation conservation buffer is established pursuant to Subsection J.1, above, the 30foot depth shall be measured from the property boundary unless such boundary is located within a public street or private street or right-of-way, in which case, it shall be measured from the edge of the street or right-of-way closest to the interior of the lot;

3.

No vegetation of any kind within the vegetation conservation buffer shall be removed or destroyed, with the following exceptions:

a.

Vegetation may be removed for the purpose of establishing wells, well pump houses, pumps, tanks, and other well-related fixtures;

b.

Vegetation may be removed for one driveway path for each 165 feet of lot width, provided that such driveway path is limited to a width of 28 feet; and

c.

Vegetation may be removed for compliance with County regulations relating to brush clearance safety, fuel modification, or other Fire Department requirements.

K.

Required Yards.

1.

Required front, side, and rear yards shall have a minimum depth of not less than 30 feet.

2.

Required front, side, and rear yards shall be measured from the property boundary unless such boundary is located within a public street or a private street or right-of-way providing access to one or more lots, in which case required yard areas shall be measured from the edge of the street or right-of-way closest to the interior of the lot.

3.

Wells, well pump houses, pumps, tanks, and other well-related fixtures shall be permitted within required front, side, and rear yards.

4.

Accessory structures shall be prohibited within required rear yards.

5.

Fences. Fences and walls within required yard areas shall comply with Section 22.110.070 (Fences and Walls) as well as the following provisions/restrictions:

a.

Perimeter fences within any required yard area shall not exceed a height of six feet;

b.

At least 90 percent of the top three feet of the vertical surface of all perimeter fences shall be open and non-view obscuring;

c.

Agricultural fences are prohibited within any required yard area; and

d.

Barbed or concertina wire shall not be used in any fence within any required yard area.

L.

Lighting. Outdoor lighting shall be provided in accordance with the applicable provisions of Chapter 22.80 (Rural Outdoor Lighting District).

(Ord. 2019-0004 § 1, 2019.)

22.326.070 - Zone Specific Development Standards.

(Reserved)

22.326.080 - Area Specific Development Standards.

(Reserved)

22.326.090 - Modification of Development Standards.

A.

Modification Authorized.

1.

Modification of the development standards specified in Section 22.326.060.K.1 shall be subject to a Yard Modification (Chapter 22.196) application; and

2.

Modification of the development standards specified in Sections 22.326.060.K.4 and K.5 and shall be subject to the provisions of Subsection B, below.

B.

Modification of Specific CSD Standards.

Applicability. Modification of the development standards specified in Sections 22.326.060.K.4 and K.5 shall be subject to a CSD Modification application, in compliance with this Subsection B.

2.

Application and Review Procedures.

a.

Application Checklist. The application submittal shall contain all of the materials required by the CSD Modification checklist.

b.

Type II Review. The application shall be filed and processed in compliance with Chapter 22.228 (Type II Review—Discretionary) and this Subsection B.

3.

Findings and Decision.

a.

Common Procedures. Findings and decision shall be made in compliance with Section 22.228.050 (Findings and Decision) and include the findings in Subsection B.3.b, below.

b.

Findings.

i.

The use, development of land, and application of development standards comply with all applicable provisions of this Title 22.

ii.

The use, development of land, and application of development standards, when considered on the basis of the suitability of the site for the particular use or development intended, are arranged to avoid traffic congestion, to provide for the safety and convenience of bicyclists and pedestrians, including children, senior citizens, and persons with disabilities, to protect public health, safety and general welfare, to prevent adverse effects on neighboring property and conform with good zoning practice.

iii.

The use, development of land, and application of development standards are suitable from the standpoint of functional developmental design.

(Ord. 2019-0004 § 1, 2019.)

FIGURE 22.326-A: JUNIPER HILLS CSD BOUNDARY

==> picture [300 x 232] intentionally omitted <==

(Ord. 2019-0004 § 1, 2019.)

Chapter 22.330 - LEONA VALLEY COMMUNITY STANDARDS DISTRICT