A. 
Intent. The intent of the hillside residential zone is to provide opportunities for hillside residential development approaches, including clustering of development consistent with the General Plan and policy directives associated with the Hillside Conservation Measure, Hillside Development Control Measure, Growth Management Element of the General Plan, and South Hills Preservation Measure (that balance preservation of hillside environments with the city's desire to accommodate single-family neighborhoods on large parcels) including rural-type development.
B. 
Purpose. The purposes of the individual hillside residential zones and the manner in which they are applied are as follows.
1. 
HR-C Hillside Conservation (Zero to One Dwelling Unit per Ten Acres). The purpose of the hillside conservation zone is to accommodate extremely low density single-family residential homes in the hillside conservation area. The allowable density for this category ranges from zero to one dwelling unit per ten acres. This zone implements the general plan hillside conservation land use designation.
2. 
HR-LD Low Density Hillside Preservation (Zero to One Dwelling Unit per Ten Acres). The purpose of the low density hillside preservation zone is to accommodate low density single-family residential homes in the hillside preservation area. The allowable density for this category ranges from zero to one dwelling unit per ten acres with a potential bonus up to one dwelling unit per five acres for clustered development that meets the standards listed in Section 17.36.030. This zone implements the general plan low density hillside preservation land use designation.
3. 
HR-MD Medium Density Hillside Preservation (Zero to One Dwelling Unit per Five Acres). The purpose of the medium density hillside preservation zone is to accommodate low density single-family residential homes in the hillside preservation area. The allowable density for this category ranges from zero to one dwelling unit per five acres with a potential bonus up to one dwelling unit per two and one-half acres for clustered development that meets the standards listed in Section 17.36.030. This zone implements the general plan medium density hillside preservation land use designation.
4. 
HR-RE Rural Estates (Zero to One Dwelling Unit per Acre). The purpose of the rural estates zone is to accommodate single-family homes in a rural setting within the hillside preservation area. The allowable density for this category ranges from zero to one dwelling unit per acre. This zone implements the general plan rural estates land use designation.
5. 
HR-VL Very Low Density (Zero to Two Dwelling Units per Acre). The purpose of the very low density zone is to accommodate single-family homes in a rural setting within the San Timoteo Creek Area and Expanded Hillside Area. The allowable density for this category ranges from zero to two dwelling units per acre. This zone implements the general plan very low density land use designation.
(Ord. 739 § 4, 2017; Ord. 764 § 2, 2021)
A. 
Table 2-3. Table 2-3 indicates the uses allowed within each hillside residential zone and any permits required to establish the use, in compliance with Chapter 17.30 (Administration) and Chapters 17.30.410 (Hearings) through 17.30.470 (Modification), inclusive.
B. 
Primary and Accessory Uses. Residential uses represent the primary allowed use, and only those additional uses that are complementary to, and can exist in harmony with, the hillside residential character of each zone may be allowed as accessory, conditionally permitted, and/or temporary uses. Accessory uses deemed appropriate may only be allowed when provided as a secondary use on property for which a legally allowed residential unit exists or is proposed in conjunction with establishment of the accessory use, except as may be otherwise allowed in Chapter 17.22 (Nonconforming Uses).
C. 
Prohibited Land Uses. Any table cell with a "—" means that the listed land use is prohibited in that specific zone.
D. 
Land Uses Not Listed in Table 2-3. Land uses that are not listed in Table 2-3 or are not shown in another zone are not allowed, except as otherwise provided by Section 17.02.040 (Interpretation by city council).
E. 
Additional Regulations. Where the last column in Table 2-3 includes a chapter or section number, the regulations in the referenced chapter or section shall apply to the use. Provisions in other sections of this title may also apply.
F. 
Precise Plan of Design Review. See Sections 17.30.260 (Precise plan of design—Required when) through 17.30.300 (Precise plan of design—Required findings), inclusive, requirements for new or modified construction activities.
G. 
Definitions. See Chapter 17.02 (Introduction and Definitions) for land use definitions and explanations.
H. 
General Plan Considerations. Development must conform with the General Plan, Hillside Conservation Measure, Residential and Hillside Development Control Measure, Growth Management Element of the general Plan, and South Hills Preservation Measure.
Table 2-3 Allowed Uses and Permit
Requirements for Hillside Residential Zones
P
CUP
MUP
—
Permitted by Right (Planning Permit May Be Required)
Conditional Use Permit
Minor Use Permit
Not Allowed
HR-C
HR-LD
HR-MD
HR-RE
HR-VL
Hillside—Conservation
Hillside—Low Density
Hillside—Medium Density
Hillside—Rural Estate
Hillside—Very Low Density
(1 du/10 acres)
(1 du/10 acres)
(1 du/5 acres)
(1 du/acre)
(2 du/acre)
Land Use
HR-C
HR-LD
HR-MD
HR-RE
HR-VL
Specific Use Regulations
Residential Uses
Dwellings
 
 
 
 
 
 
Accessory Dwelling Unit/Junior Accessory Dwelling Unit
P
P
P
P
P
Chapter 17.110 (Accessory Dwelling Units and Junior Accessory Dwelling Units)
Single-Family Dwelling
P
P
P
P
P
 
Manufactured Housing
P
P
P
P
P
 
Group Home (six or fewer residents plus one employee)
P
P
P
P
P
 
Planned Residential Developments
CUP
CUP
CUP
CUP
CUP
 
Care Uses
Child Day Care – Small (7 or fewer children)
P
P
P
P
P
 
Other Uses
Enclosed Storage Structures
CUP
CUP
CUP
CUP
CUP
 
Home Occupations
P
P
P
P
P
 
Public Utility Structures and Service Facilities
CUP
CUP
CUP
CUP
CUP
 
(Ord. 739 § 4, 2017; Ord. 764 § 2, 2021; Ord. 766 § 2, 2021)
A. 
General. New land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and/or established in compliance with the requirements specified in Table 2-4, in addition to the general development standards (e.g., landscaping, parking and loading, etc.) and land use standards specified elsewhere in this title, including the applicable requirements of Chapter 17.115 (Objective Design Standards). Standards for accessory structures are specified in Chapter 17.10 (Accessory Buildings) and in the notes in Table 2-4. Standards for Accessory Dwelling Units and Junior Accessory Dwelling Units are specified in Chapter 17.110 (Accessory Dwelling Units and Junior Accessory Dwelling Units).
B. 
Prohibition on Structures in Front Setback Area. Portions of any habitable structure and/or accessory structure shall not occupy any portion of a required front setback area, except as provided in Section 17.08.050 (Permitted projections).
Table 2-4
Hillside Residential Development Standards
Hillside Residential Zones
HR-C
HR-LD
HR-MD
HR-RE
HR-VL
Hillside—Conservation
Hillside—Low Density
Hillside—Medium Density
Hillside—Rural Estate
Hillside—Very Low Density
(0 to 1 du/10 acres)
(0 to 1 du/10 acres)
(0 to 1 du/5 acres)
(0 to 1 du/acre)
(0 to 2 du/acre)
Development Feature
HR-C
HR-LD
HR-MD
HR-RE
HR-VL
Parcel Dimensions
Minimum requirements for each NEWLY CREATED parcel.
Density
Maximum Dwelling Units/Acre
1 du/10 acres
1 du/10 acres
1 du/5 acres
1 du/1 acre
2 du/1 acre
Clustered Development10
NA
1 du/5 acres
1 du/2.5 acres
NA
NA
Parcel Size – Minimum (Sq. Ft.)
435,600
435,60010
217,80010
43,560
21,780
Parcel Width – Minimum (Feet)
150
 
Parcel Depth – Minimum (Feet)
200
 
Parcel Coverage – Maximum Footprint
See Table 2-3.a(1)
 
Distance Between Structures – Minimum (Feet)
10 plus additional 5 for each story above the first
Setbacks – Minimum (Feet)(4)(5)
 
 
 
 
 
Front Setback
25
25
25
25
25
Side Setback – Interior and Standard Corner Parcels
15
 
 
 
 
Side Setback – Corner Parcel where Front Door Fronts Side Yard
15
Side Setback – Reverse Corner Parcel: Side Adjoining Another Parcel
15
Side Setback – Reverse Corner Parcel: Side Adjoining a Street
15
Rear Setback
50
50
50
15
15
Height Limit - Maximum (Feet)
35
Notes:
1.
No portion of a second story wall shall be closer than 30 feet to the property line; however, if the greater side setback has an unobstructed graded area on that side intended for garage use suitable for vehicle parking, a side setback may be allowed having a minimum dimension from the structure to the property line of 30 feet open from ground to sky.
2.
Carport structures may be allowed on side property lines to not less than 5 feet from the rear property lines. The structures shall be fire rated in compliance with the Uniform Building Code and may be required to be screened for aesthetic purposes. No structure shall be allowed within the front setback or exterior side setback on corner parcels or within 15 feet of an exterior side (street side) property line within the rear setback of corner parcels. All carport structures shall be subject to the review of the director. The location of carport structures must also be consistent with the ridgeline setback standards of this table.
3.
Accessory Structures. Accessory structures both attached and detached shall be allowed under the same standards as the main structures, except that detached one-story accessory structures may have a rear setback of 5 feet. Attached patios which are completely unenclosed, except for fully ventilated screening, may come to within not less than 5 feet of the rear property line.
4.
Permitted Development. The city shall only allow future development within the hillside preservation area, the hillside conservation area, and the expanded hillside area which:
a.
Protects the area's natural environment and sensitive environmental features, as well as public health and safety, maximizing the preservation of land in permanent public open space;
b.
Ensures that the design and layout of future hillside development adapts to the natural hillside topography; and
c.
Minimizes the need for and costs of providing infrastructure, utilities, and public services to all hillside areas.
5.
Preservation of Natural Scenic Vistas and View Shed Areas.
a.
Preservation of Vistas. New development shall only be approved if it preserves scenic vistas of natural hillside areas and ridgelines.
b.
Minimization of View Shed Intrusion. New development shall only be approved if it minimizes wall surfaces facing towards view shed areas through the use of split pads, varying setbacks, low roof pitches, and landscaping.
c.
Architectural Compatibility. New development shall only be approved if it uses architectural style which is compatible with the natural setting. The use of colors, textures, materials, and forms which will attract attention shall be avoided.
d.
Massing and Scale. The overall scale and massing of structures shall respect the natural surroundings by incorporating designs which minimize bulk and mass, and minimize visual intrusion on the natural landscape. Structures shall be sited to best fit with a hillside's natural contours in hillside areas.
6.
Ridgeline Setbacks. Development shall be set back from primary ridgelines 100 feet horizontally and 100 feet vertically. "Primary ridgelines" include ridgelines having any of the following characteristics:
a.
Ridges that have a difference in elevation of at least 200 feet from the toe of slope of the valley floor or the toe of slope of any canyon floor.
b.
Ridges which, prior to grading, are visible, or which would be visible but for manmade obstructions such as buildings or houses.
c.
Ridges that form a prominent landform in the foreground, a major skyline ridge in the background, or one of the layers of ridges that may be visible in between, or which would be visible but for man-made obstructions such as buildings or houses.
d.
Ridges that frame major visual access when a person is traveling through the hillside preservation area, the hillside conservation area or the expanded hillside area and will provide the first view of valley and canyon areas as a traveler emerges from the other side of the ridge.
7.
Grading.
a.
Focused Grading Required. Focused grading is defined as the minimum grading required for access roads, the grading necessary for the extension of city services, and/or the grading of no more than the size of the footprint of the house and ancillary structures on each individual parcel, with each footprint and ancillary structures separated from each adjacent parcel by ungraded, natural terrain. Mass grading is defined as any grading that does not meet the definition of focused grading.
b.
Mass Grading Prohibited. Mass grading on any primary ridgeline or any northerly facing slope is prohibited.
c.
Slope Conforming Foundations Required. Development shall preserve natural scenic vistas were the natural slope is 15 percent or greater by requiring building foundations for structures to conform to the natural slope to minimize grading and other environmental impacts and to ensure that roof lines do not eliminate or obstruct ridgelines.
8.
Average Slope and Parcel Coverage Standards.
a.
For the purposes of this subsection, the average slope of any parcel shall be determined by the following formula.
S  =  
.0023IL
    A
Where: S is the average slope expressed as a percent; I is contour interval in feet; L is the combined length of contour lines in scale feet; and A is the gross area in acres of the parcel.
b.
The calculation of the average slope, S, shall be prepared by a registered civil engineer or land surveyor using the following criteria:
c.
The contour map shall have a maximum interval of 10 feet;
d.
An interval of 2 feet shall be used for calculation of the average slope and shall be interpolated if necessary;
e.
The scale of development plans and topographic maps shall be no smaller than:
(1)
For a parcel smaller than 2 acres, one inch equals 20 feet,
(2)
For a parcel from 2 to 20 acres, one inch equals 50 feet,
(3)
For a parcel larger than 20 acres, one inch equals 100 feet,
f.
The plans and maps shall be in compliance with the requirements for tentative maps established by the Subdivision Code.
9.
The maximum parcel coverage on a parcel located within the hillside residential zones shall be as specified in the following table:
10.
Cluster Development. Cluster development and a density bonus are only allowed within the Cluster Areas as defined in Section B.5.g of Chapter 2A of the Growth Management Element:
a.
Cluster Area A, with 2½-acre minimum lot size: south of Beaumont Avenue and the southern boundary of the railroad, north of the Urban Slope Line, east of Bryn Mawr Avenue, and west of Nevada Street.
b.
Cluster Area B, with 1-acre minimum lot size: south of the eastern boundary of Loma Linda's Sphere of Influence, north of the Urban Slope Line, east of Nevada Street, and west of the eastern boundary of Loma Linda's Sphere of Influence.
c.
Cluster Area C, with ½-acre minimum lot size: with the exception of the Northerly Facing Slopes, south of the ridgelines of the northernmost Northerly Facing Slopes.
d.
In no event shall clustering be permitted on the Northerly Facing Slopes which, prior to grading, are visible, or which would be visible but for man-made obstructions such as buildings or houses, from north of Barton Road, Interstate 10, or east of San Timoteo Canyon Road (the "Northerly Facing Slopes").
e.
Criteria for Allowing a Density Bonus: Where all of the following criteria are met, a density bonus may be permitted:
(1)
No dwelling unit or related structure or commercial recreational development or associated development is located on the northernmost Northerly Facing Slopes;
(2)
The project is clustered except for in no event shall clustering be permitted on any Northerly Facing Slopes;
(3)
In no event shall a lot size less than 2½ acres be permitted in Cluster Area A;
(4)
In no event shall a lot size less than 1 acre be permitted in Cluster Area B;
(5)
In no event shall a lot size less than ½ acre be permitted in Cluster Area C;
(6)
In no event shall densities or density bonuses be transferred from parcels south of the northernmost ridgelines to land north of the northernmost ridgelines;
(7)
All development infrastructure, including roads and utility and service extensions, is kept off of the Northerly Facing Slopes to the fullest extent possible;
(8)
The need for extensions of streets and other utilities and services is minimized;
(9)
The remaining open space created through clustering, including without limitation, significant natural areas, view areas, and habitats, is preserved and deeded to the city and dedicated as permanent open space and/or conservation area;
(10)
Provision is made for riding and hiking trails; and
(11)
The land is not located within the Rural Estates Zone.
f.
Extent of Density Bonus Allowed Where All Criteria Are Met. Where all of the density bonus criteria above are met, the city may grant a density bonus as follows:
(1)
In the HR-LD Zone, one unit per 10 acres is allowed, subject to a density bonus of up to one dwelling unit per 5 acres; and
(2)
In the HR-MD Zone, one unit per 5 acres is allowed, subject to a density bonus of up to one dwelling unit per 2.5 acres.
g.
Alternative Density Bonus Standard. In lieu of the above density bonuses, the city may grant a density bonus of up to 1.5 dwelling units per 5 acres in the HR-LD Zone, and a density bonus of up to 1.5 dwelling units per 2.5 acres in the HR-MD Zone, where all of the following criteria are met:
(1)
All of the density bonus criteria set forth above; and
(2)
The densities and resulting density bonuses are transferred to land south of the northernmost ridgelines from parcels any portion of which is north of the northernmost ridgelines.
h.
Transfer of Densities. Transferring densities from land north of the northernmost ridgelines to south of those ridgelines shall be encouraged.
i.
The City May Refuse to Allow a Density Bonus. The city may refuse to allow a density bonus for reasons that include, but are not limited to, the public health, safety, and welfare, environmental concerns, protection of view sheds, habitat preservation, maintenance of recreational trails, or any other rational basis consistent with the goals of the Loma Linda General Plan, the Trails Master Plan, and Chapter 2A, Growth Management Element.
Table 2-4-A Maximum Parcel Coverage
Average Slope (%)
Maximum Parcel Coverage (Calculated as maximum % of roof coverage)
10—15
45
15—20
40
20—25
35
25—30
30
30—35
25
35—40
20
40—45
15
Over 45
5
(Ord. 739 § 4, 2017; Ord. 764 § 2, 2021; Ord. 766 § 2, 2021; Ord. 768 § 2, 2021)