A.
The
overall intent and purpose of this chapter is to recognize the importance
of preserving the significant natural hillside amenities within the
boundaries of the city of Loma Linda. The reasons for preserving the
hillside areas include:
1.
Provide
for preservation of the unique flora and fauna of this area;
2.
Provide
visual relief from our rapidly urbanizing area;
3.
Minimize
fire, flood, earthquake, erosion, and other natural hazards;
4.
Provide
a natural buffer for the city proper;
5.
Minimize
the costs of extending streets, utilities, and other services to difficult
terrain;
6.
Achieve
the goals of the conservation and open space elements of the general
plan as herein amended to preserve significant hillside areas;
7.
Provide
for trails and other natural, environmentally sensitive accesses to
assist in meeting the recreational needs of the city.
B.
It
is further the intent and purpose of this chapter to provide, within
those areas defined by this chapter as conservation areas, for a density
and pattern of development consistent with the terrain and high visual
profile and unique characteristics of the areas so defined, which
will provide a reasonable use to landowners consistent with the terrain
and the foregoing objectives.
(Ord. 495 § 1, 1993; Ord. 541 § 1, 1996)
A.
A maximum
density of one unit per ten acres, with the possibility of a maximum
density of up to one unit per five acres where certain conditions
are met, is reasonable and appropriate for this rugged, hillside terrain.
B.
Loma
Linda's general plan, as herein amended designates, the most
critical hillside areas as "conservation" in its conservation
and open space elements. The intent is to preserve the sensitive hillside
areas so defined by ensuring lower density development on private
lands and open space on city acquired land to ensure that conservation
objectives are part of the long range plan for the hillside areas.
C.
It
is necessary and appropriate to designate the critical areas of the
South Hills as "conservation areas." Authorization for
development at a density of one unit per ten acres, and upon certain
conditions up to one per five acres, is the maximum density that can
be permitted consistent with the overall purposes and conservation
goals of this chapter. A density bonus of up to one unit per five
acres is acceptable only where clustering and additional public benefits
are provided as herein specified.
D.
Development
of these critical hillsides at one unit per ten acres and up to one
per five acres will minimize the need for the city to extend service
such as sewer, water, streets, and other utilities, will minimize
the risks of fire, erosion, flood, earthquake, and related hazards
which often occur when steep hillsides are developed at higher densities,
and will minimize the need for grading and land form alteration.
(Ord. 495 § 2, 1993; Ord. 541 § 2, 1996)
For the purpose of this chapter, the following words and phrases
shall have the following meanings:
"Hillside conservation area" means that area described
on Exhibit "B," set out at the end of this chapter, and
depicted on Exhibit "A," also set out at the end of this
chapter.
(Ord. 495 § 3, 1993; Ord. 541 § 3, 1996)
Legal lots existing as of the effective date of the ordinance
codified in this chapter that do not have sufficient land area to
comply with the density requirements of this chapter are allowed to
be developed as a matter of right with one residential dwelling unit,
consistent with all other applicable provisions of this chapter and
guidelines adopted pursuant thereto.
(Ord. 495 § 8, 1993; Ord. 541 § 7, 1996)
A.
Amendment
of City Official General Plan Land Use Element Map. The city official
general plan land use element map is amended to depict the conservation
area and to delete the urban slope line, except for that portion in
the city's sphere of influence east of the aforementioned conservation
area boundary as said urban slope line was depicted in the 1973 general
plan land use map and as shown on Exhibit "A" set out
at the end of this chapter.
B.
Amendment
of General Plan Text. The Loma Linda general plan is amended as follows:
1.
A
new goal is hereby added to Chapter 2 of the general plan to read
as follows:
It is the goal of the City of Loma Linda to preserve and protect
designated sensitive hillside areas in a portion of the south hills
area of the City designated as "Hillside Conservation"
on the General Plan Land Use Element Map.
2.
Policy
6 of the general plan is amended to read as follows:
6. The citizens of Loma Linda will have available a choice of
areas of varying densities and housing of ranging costs. The General
Plan has provided for the following residential gross densities throughout
the community:
(a)
Hillside Conservation, one dwelling unit per 10 acres, with a potential
bonus up to one dwelling unit per 5 acres when the specified criteria
of the Hillside Conservation designation are met.
(b)
Very Low Density, one-tenth to two dwelling units per acre.
(c)
Low density, one to four dwelling units per acre.
(d)
Medium density, five to 10 dwelling units per acre.
(e)
High density, 11 to 20 dwelling units per acre.
3.
Page
10 of Chapter 3, Planning Elements, of the general plan is amended
by adding the following as a new third paragraph under the heading
"Land Use Element":
Hillside Conservation - the Hillside
Conservation area of the City is comprised of the most significant
hilly and sensitive area of the southern portions of the City. Limited
development at one unit per 10 acres, and under certain specified
criteria development at one unit per 5 acres, is permitted. Greater
development intensity would be inconsistent with the overall goals
of this General Plan to preserve and protect the natural, scenic,
and other amenities of this sensitive area. The limited density is
necessary to minimize costs to taxpayers for extensions of services
and to minimize the risks of fire, flood, erosion, earthquake, and
other hazards which are normally attendant upon higher density development
of difficult hillside terrain.
4.
Page
22, Land Use, of the general plan is amended by adding the following
directly under "Land Use Category":
Hillside conservation - gross acres: approximately 1,157.
5.
The
circulation element of the general plan is amended by addition of
the following immediately above the "Major Highways" category
on Page 23:
Those areas designated "Hillside Conservation" should
be developed with the minimum number of roads possible, with clustering
of development strongly encouraged to minimize the need for access
roads. No through roads should be permitted in this area with the
exception of Oakwood Drive extended continuously to connect to Scotch
Lane and Reche Canyon Road, as shown conceptually on Exhibit "A,"
intended primarily to serve areas outside of the Hillside Conservation
Area. The purpose of limitations on through roads is to minimize the
adverse impacts of through traffic. Those roads which are necessary
within the Conservation Area, other than the Oakwood Drive extension,
should minimize cut and fill, should avoid disruption of important
natural habitat, sensitive areas, and view areas, and should be designed
to fit the hilly terrain by following contour lines, using minimum
pavement widths, relaxed curve and other standards, and slow speeds.
6.
The
conservation element of the general plan (beginning at Page 38) is
amended by addition of the following immediately under the first paragraph
on Page 38:
Hillside Conservation Area. That area designated "Hillside
Conservation" on the Land Use Element Map is an important conservation
area for the City. This area is characterized by natural, scenic hillsides,
rough terrain, and limited services constituting the highest ridgelines
visible from the City proper. Only that development which is consistent
with the overall conservation goals for this area is permitted, including
residential development at a density not greater than one unit per
10 acres, unless the criteria specified by the Hillside Conservation
Land Use Designation are met in which event development at a maximum
of up to one unit per 5 acres is permitted. Other consistent uses
should be limited to riding, hiking, and other trails, educational,
and research activities consistent with conservation of the area.
In addition, uses normally accessory to such uses, such as corrals,
riding stables, groves, and the like may be allowed where the City
determines, based upon environmental review, that such uses are consistent
with the overall conservation goals for this area.
7.
Chapter 4, Implementation, of the general plan is amended by addition of the following paragraph immediately after the existing first paragraph:
Implementation in the Hillside Conservation Area. Preservation and conservation in the areas designated "Hillside
Conservation" is a high priority for the City. The City shall
undertake a work program as a matter of high priority to develop and
adopt any necessary ordinances and/or other programs and policies
which may be necessary to implement the Hillside Conservation provisions
of this General Plan, provided that any such ordinances, policies,
or programs are consistent with the terms of this Plan. Such follow
up implementation programs may include the following:
(a)
An acquisition and/or land exchange program to place some or all
of the Hillside Conservation Area in public ownership;
(b)
Implementation of a planned residential development ordinance applicable
to the area to encourage clustering and to help achieve the other
goals specified for this area;
(c)
The development of a Hillside Conservation Circulation Plan;
(d)
The development of such other ordinances, policies, and programs
as the City shall determine necessary to implement the Hillside Conservation
designation; and
(e)
Adoption of a slope density ordinance to specify maximum permitted
densities on a sliding scale as determined by slope, provided that
in no event shall any lot be less than 2.5 acres in size nor shall
the maximum authorized density for any area exceed the densities specified
for the Hillside Conservation area.
(f)
Adoption and implementation of a trails and public access plan for
the area. Such a plan should be adopted and implemented in consultation
with interested organizations and individuals.
In addition, the City shall undertake as a matter of highest
priority to amend any and all provisions of the Municipal Code, including
but not limited to, the Zoning Ordinance and the Subdivision Ordinance,
to ensure that they are consistent with the Hillside Conservation
Provisions of the General Plan.
8.
A new heading is added to Chapter
3, Planning Elements, as follows:
"Hillside Conservation Area:" One unit per 10 acres,
subject to a density bonus of up to one dwelling unit per 5 acres
where all of the following criteria are met:
(1)
The project is clustered, provided that in no event shall a lot size
less than 2.5 acres be permitted;
(2)
The City determines that, to the maximum extent feasible, all development,
including roads, and utility extensions, is kept off of the north
facing slopes of the hillsides which comprises the prime view from
Downtown Loma Linda;
(3)
The need for extensions of streets and other utilities and services
is minimized;
(4)
Significant natural areas, view areas, and habitats are preserved
and set aside as permanent open space and/or conservation areas; and
(5)
Provision is made for riding and hiking trails as called for by applicable
City Plans.
All that area shown on Exhibit A attached hereto and incorporated
herein by this reference is hereby designated on said Land Use Element
Map as "Hillside Conservation Area."
(Ord. 495 § 4, 1993; Ord. 541 § 4, 1996)
The city council and all city agencies, boards, and commissions,
are directed to take any and all actions necessary to carry out the
provisions of this chapter as a matter of the highest priority to
the city.
(Ord. 495 § 6, 1993; Ord. 541 § 5, 1996)
The city council may adopt guidelines to implement this chapter
following public notice and public hearing, provided that any such
guidelines shall be consistent with this chapter. Any such guidelines
must be adopted by four-fifths affirmative vote of the total authorized
membership of the city council and may be amended at any time by four-fifths
vote of the city council.
(Ord. 495 § 7, 1993; Ord. 541 § 6, 1996)
This chapter may be amended or repealed only by a majority of
the voters voting in an election thereon.
(Ord. 495 § 9, 1993; Ord. 541 § 8, 1996)
