The historical commission, area residents, and other stakeholders
have long been concerned about the historic preservation of the Mission
Road area and the potential effects of future development in the area.
There were also concerns about the impacts of a historic preservation
ordinance on existing uses and properties. The Mission Road Historic
District, Final Report (Report), (The Dangermond Group, May 22, 2002)
is a synthesis of several studies historical and archaeological studies
of the area and the efforts of the city's elected officials, historical
and planning commissions, area residents and stakeholders to balance
the competing interests for historic preservation, continued use of
existing properties, and development of vacant properties in the mission
road area. The report shall be used as the primary reference document
for the implementation of the ordinance codified in this chapter and
projects subject to this chapter shall be consistent with the recommendations
of the report unless otherwise waived by the city council.
(Ord. 623 § 2, 2004)
Therefore, the intent of the historic mission overlay district
ordinance is to provide a basic framework for future development that
will:
A.
Preserve
and enhance the Mission Road area and associated historical and cultural
resources;
B.
Preserve
and enhance the rural atmosphere of the area;
C.
Allow
for the continued use and enjoyment of existing properties by limiting
the focus of the ordinance codified in this chapter to new development
projects and/or rehabilitation, restoration, adaptive reuse, and demolition
of historical and/or cultural resources;
D.
Allow
for consistent, compatible, and complementary development of the vacant
properties (structures and lands) within the Mission Road area; and,
encourage that all new development in the area is pedestrian friendly
through the incorporation of livable/walkable community concepts.
It is also intended that this chapter be consistent with and a companion document to Chapter 17.80, Historic Preservation of the Loma Linda Municipal Code and other chapters of this code, as applicable.
(Ord. 623 § 3, 2004)
means the primary theme of the historic mission overlay district
that refers to the zanja, which had a major impact on irrigation and
agriculture, and influenced the landscape and land use and development
patterns in the area.
means the Native American village that was once located in
the vicinity of Mission Road and the Edison Easement.
means an adobe mission storehouse/mayordomo residence that
was built in 1819 as part of the establishment of the San Bernardino
Rancho, an outpost of the Mission San Gabriel.
means the pervading or surrounding influence, reminiscent
of the farming and citrus period of history, that lends a feeling
of openness and space.
means a water ditch that was constructed by the Guachama
Indians under the direction of Pedro Alvarez to bring water for irrigation
from its intake on Mill Creek near what is now Mentone to the San
Bernardino Rancho buildings at Guachama. The zanja serves as the most
important unifying element of the historic mission overlay district.
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The definitions of historic preservation terminologies that are contained in Section 17.80.040, Definitions shall also apply to this chapter.
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(Ord. 623 § 4, 2004)
The requirements of this chapter shall apply to all cultural
resources that are more than fifty years old, new development projects,
and adaptive reuse, rehabilitation, restoration, and demolition of
existing structures and landscape materials and features within the
historic mission overlay district (as defined, below).
The district boundaries are Redlands Boulevard on the north,
San Timoteo Creek on the south, California Street on the east, and
Mountain View Avenue on the west. The western boundary extends further
west to include the Van Leuven Mansion. The boundary is also extended
east of California Street to include a future study area that is roughly
bounded by Orange Avenue on the north, city limits on the south, New
Jersey Street on the east (and a small extension east of New Jersey
Street fronting on Barton Road), and California Street on the west.
The San Bernardino County unincorporated area, which is located
approximately five hundred feet south of Redlands Boulevard, east
and adjacent to Mountain View Avenue, west and adjacent to the Edison
Easement, and north and adjacent to Mission Road, and commonly known
as the Petersen Tract, is excluded from the district boundaries, but
included as a future study area.
(Ord. 623 § 5, 2004)
A.
Flow
of History. Previous studies, including the report, have identified
the most important unifying element in the historic mission overlay
district area as the zanja. The zanja was built by Native Americans
under the direction of the Spanish mission authorities and had a major
impact on irrigation and agriculture. It influenced the landscape
and land use development patterns in the area and represents the "Flow
of History" over time and claims title to the significance of the
historic overlay district. The primary historical theme for the historic
mission overlay district shall be the "Flow of History." Future development
projects shall be required to submit cultural resource studies for
use in the California Environmental Quality Act (CEQA) review of each
project, and to further the public knowledge of local history.
B.
Other
Historical Themes. The existence of the zanja is responsible for the
underlying themes of mission influence, education, settlements, citrus
heritage, and economic and industrial enterprises. The underlying
themes shall also be considered in any required cultural resource
study and evaluated as part of the project and environmental review
processes for future development projects.
(Ord. 623 § 6, 2004)
An inventory of known cultural resources that includes historic
sites, buildings, structures, landscape features, rural agricultural
landscape features, and linear features such as transportation routes,
and the irrigation canal (zanja) is contained in the report as Table
1, "Known Historical Resources in the Historic Mission Overlay District."
The inventory shall be updated based on information provided by cultural
resource studies required for development projects located within
the overlay district boundaries, as needed. The respective project
applicant and/or developer shall be responsible for the preparation
of any required cultural resource study.
Due to the many questions that remain about the history of the
Mission Road area, further study is needed to determine the boundaries
of the Guachama Rancheria; precise alignment of the zanja; the locations
of possible archaeological sites of former buildings, settlements,
and other cultural features and artifacts; the ages, origins, and
ownership histories of specific resources; architectural styles (with
evaluations) of individual buildings; and, the documentation of oral
history. These topics shall be addressed as part of the cultural resource
study(s) required for each future development project located within
the overlay district boundaries. The respective project applicant
and/or developer shall be responsible for the preparation of any required
cultural resource study.
(Ord. 623 § 7, 2004)
Development projects, including general plan amendments, zone
changes, specific plans, development code amendments, tentative tract
and parcel maps, conditional use permits, precise plan of design applications,
small project applications, and modifications, revisions, and/or amendments
to approved projects and plans for projects and properties within
the overlay district boundaries shall be reviewed by the historical
commission and other review authorities, as applicable. All projects
shall meet the requirements of the Loma Linda Municipal Code and zoning
ordinance, CEQA, and other state and federal laws.
(Ord. 623 § 8, 2004)
A.
Historic
Resource Evaluation Report (Report). A report shall be required as
a submittal for new development, rehabilitation, restoration, adaptive
reuse, and demolition projects when buildings and structures that
are more than fifty years old may be affected, if found to be significant.
As a general guideline, a report shall contain the following elements:
1.
Purpose
and scope;
2.
Methods
of evaluation: field and archival;
3.
Location
and setting;
4.
Architectural
description of the resource;
5.
Historical
background;
6.
Discussion
of eligibility for listing on the National Register of Historic Resources,
California Register of Historic Resources, or Local Cultural Resource
Designation;
7.
Statement
of significance;
8.
Conclusions;
9.
Recommendations
(at a minimum this element shall include recommendations for eligibility;
rehabilitation, restoration, adaptive reuse, demolition; proposed
mitigation measures; and, if demolition is proposed, recommendations
for salvage of historical and/or architectural features and artifacts
shall be included);
10.
Archival documentation;
11.
Appendices.
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The archival documentation of a resource (subsection 10) shall include a completed Department of Parks and Recreation (DPR) 523 Form and archival quality photo documentation. This information shall be included as an appendix to the report.
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Preparation and submittal of the report shall be the responsibility
of the applicant. All reports shall be prepared by consultants who
meet the professional qualification standards for the field of historic
preservation as described in the Federal Register.
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B.
Cultural
Resources Study (Study). Studies prepared to evaluate archaeological
and paleontological resources shall follow the format outlined for
historical resources evaluation reports, and other criteria as required
by the Society of Professional Archaeologists (SOPA).
(Ord. 623 § 9, 2004)
A.
General
Plan Land Use Designation and Zoning. The general plan land use designation
for the historic mission overlay district shall be mixed use and the
zoning shall be Planned Community (PC). Prior to adoption of the new
general plan in 2004, proposed development projects shall be required
to amend the general plan and zoning maps to the mixed use designation
and PC zoning, respectively. A specific plan or master development
plan shall be required for development proposals within the overlay
district.
B.
Permitted
Uses. Uses permitted in the overlay district shall be consistent with
the mixed use general plan land use designation and planned community
(PC) zoning. The planning commission may also permit other nonlisted
uses, which support the purposes of the district as conditional uses
through a public hearing process. In general, the mixed use designation
and PC zoning permit a mix of residential uses (of varying density),
community facilities, commercial retail, office, and service uses,
business park, and open space and recreational uses. With the exception
of land uses and properties that legally existed prior to the effective
date of the ordinance codified in this chapter, all new development
projects and/or new uses of existing properties shall be subject to
the PC zoning as part of a specific plan or master development plan.
C.
Standards
for New Development. New development, adaptive reuse, rehabilitation,
and restoration projects shall conform to the following standards:
1.
Architectural
and Site Design. The density/intensity, lot size, lot width, lot coverage,
setbacks, building separations, building height, and uniform sign
programs for new developments in the overlay district shall be established
through the specific plan or master development plan processes. Development
standards shall vary based on the proximity of a proposed development
project to a historical and/or cultural resource(s) or the presence
of a historical and/or cultural resource(s) within a project site.
Mission Road, Redlands Boulevard, and California Street are
important corridors to the overlay district and the city in terms
of preservation and economic viability. Of the three corridors, Mission
Road is the most important in terms of historic preservation due to
the high concentration of historic and cultural resources, particularly
on the north side of the road. Mission Road is the focal point and
heart of the overlay district. New development along the Mission Road
frontage shall conform to the historic architectural styles and site
design parameters listed below. New development along the California
Street and Redlands Boulevard frontages shall be sensitive to the
historic nature of the area while encouraging the use of interpretive
historic architectural styles and site designs.
The planning commission shall consider the design characteristics
of each development project through the context of a specific plan
or master development plan. The historical commission shall provide
recommendations regarding the appropriateness of proposed deviations
based on the potential impacts to historic resources located in or
adjacent to the project site.
2.
Architectural
Styles. All new development shall be designed using historical architectural
styles from the following list:
a.
Residential development:
Bungalow
Colonial Revival
Craftsman
Italianate
Mediterranean Revival
Mission
Monterey
Prairie
Queen Anne
Stick
Tudor Revival
Victorian
3.
Landscape
Design. Landscaping shall be approved conceptually through the entitlement
process and a state licensed landscape architect shall prepare landscape/irrigation
plans. The landscape plan, in terms of layout, plant materials and
color pallet, shall be consistent with and reflective of appropriate
historical architectural styles and preservation practices and techniques
(i.e., establishment of protective dry zones adjacent to adobe buildings
and structures), and shall enhance the adjacent and surrounding properties.
4.
Buffer
Zones. Historical resources shall be protected from adjacent uses
and enhanced by a minimum of fiftyfoot-buffer zones. The planning
commission may require a larger or smaller buffer zone based on the
nature of the affected resource(s) and how well the resource(s) has
been integrated into the proposed development project. The historical
commission may provide recommendations to the planning commission
as appropriate.
5.
Trails
and Pedestrian Paths. All new development in the overlay district
shall provide trails and pedestrian paths, and linkages to local and
regional trails. Whenever possible, feasible, and appropriate, trails
shall provide interpretive signage relating to adjacent historic resources,
local history, and other pertinent historical facts and information
about the area to educate the community and visitors to the area.
A district emphasis shall be the preservation of the zanja and the
creation of a continuous trail along its path that shall include interpretive
signage of historical events, locations, and resources.
7.
Lighting
and Street Furniture. Light standards, street furniture, and other
permanent fixtures (i.e., drinking fountains, bus stops and shelters)
shall be compatible with the historical architectural styles on the
development site and in the surrounding area.
8.
Sign
Programs. Each development within the district shall have a uniform
sign program that characterizes the historical significance of the
area. Sign programs may be customized per development but shall include
an element or component (such as a district logo, sign shape, materials,
or colors) that unifies all of the sign programs within the district.
Neither billboards nor advertising signs shall be permitted along
the Mission Road frontage.
9.
Mission
Historical Overlay District Identification Monument Signs. Two identical
monument signs identifying the overlay district shall be placed in
the Mission Road median, as follows:
10.
Mission Road Street Standards. All new development and adaptive reuse
projects along Mission Road shall construct the right-of-way in accordance
with the approved street design standards prepared by the city's public
works department. The street design shall include a landscape median
in the road, and landscape easement behind the sidewalk on both sides
of the street. No median shall be installed in front of an existing
residential use. This requirement may be waived if written authorization
from the owner of an affected, existing property is obtained and submitted
to the community development and public works departments during the
entitlement process.
(Ord. 623 § 10, 2004)
All rehabilitation projects shall follow The Secretary of the
Interior's Standards for Rehabilitation and Guidelines for Rehabilitating
Historic Buildings (1990). Rehabilitation, restoration, and adaptive
reuse, in the order listed, shall be the preferred methods of treatment
for historic buildings and structures. Demolition shall be considered
only as a last resort.
A.
Standards
for Rehabilitation. The following standards are applied to specific
rehabilitation projects in a reasonable manner, taking into consideration
economic and technical feasibility.
1.
A
property shall be used for its historic purpose or be placed in a
new use that requires minimal change to the defining characteristics
of the building and its site and environment.
2.
The
historic character of a property shall be retained and preserved.
The removal of historic materials or alteration of features and spaces
that characterize a property shall be avoided.
3.
Each
property shall be recognized as a physical record of its time, place,
and use. Changes that create a false sense of historical development,
such as adding conjectural features or architectural elements from
other buildings, shall not be undertaken.
4.
Most
properties change over time; those changes that have acquired historic
significance in their own right shall be retained and preserved.
5.
Distinctive
features, finishes, and construction techniques or examples of craftsmanship
that characterize a historic property shall be preserved.
6.
Deteriorated
historic features shall be repaired rather than replaced. Where severity
of deterioration requires replacement of distinctive feature, the
new feature shall match the old in design, color, texture, and other
visual qualities and, where possible, materials. Replacement of missing
features shall be substantiated by documentary, physical, or pictorial
evidence.
7.
Chemical
or physical treatments, such as sandblasting, that cause damage to
historic materials shall not be used. The surface cleaning of structures,
if appropriate, shall be undertaken using the gentlest means possible.
8.
Significant
archaeological resources affected by a project shall be protected
and preserved. If such resources must be disturbed, mitigation measures
shall be undertaken.
9.
New
additions, exterior alterations, or related new construction shall
not destroy historic materials that characterize the property. The
new work shall be differentiated from the old and shall be compatible
with the massing, size, scale, and architectural features to protect
the historic integrity of the property and its environment.
10.
New additions and adjacent or related new construction shall be undertaken
in such a manner that if removed in the future, the essential form
and integrity of the historic property and its environment would be
unimpaired.
As stated in the definition, the treatment "rehabilitation"
assumes that at least some repair or alteration of the historic building
will be needed in order to provide for an efficient contemporary use;
however, these repairs and alteration must not damage or destroy materials,
features or finishes that are important in defining the building's
historic character. For example, certain treatments—if improperly
applied—may cause or accelerate physical deterioration of historic
building. This can include using improper reappointing or exterior
masonry cleaning techniques, or introducing insulation that damages
historic fabric. In almost all of these situations, use of these materials
and treatments will result in a project that does not meet the standards.
Similarly, exterior additions that duplicate the form, material, and
detailing of the structure to the extent that they compromise the
historic character of the structure will fail to meet the standards.
B.
Guidelines
for Rehabilitating Historic Buildings. All rehabilitation projects
shall also follow the guidelines contained in the Secretary of the
Interior's Standards for Rehabilitation and Guidelines for Rehabilitating
Historic Buildings (1990). Copies of this document shall be available
from the community development department.
(Ord. 623 § 11, 2004)
Rehabilitation, restoration, and adaptive reuse, in the order
listed, shall be the preferred methods of treatment for historic buildings
and structures. Demolition shall be considered only as a last resort:
A.
Demolition
Prohibited. No building or structure more than fifty years old shall
be demolished unless the building division pursuant to this chapter
has issued a valid demolition permit.
B.
Dangerous
Buildings and Structures. Buildings or structures that are more than
fifty years old may be demolished if findings have been made by the
building official pursuant to other provisions of the Municipal Code
declaring that the building or structure is either a public nuisance
or a dangerous building. Prior to issuance of a demolition permit,
the community development department director (or designee) shall
confer with the historical commission chair and building official
to determine the potential for alternative, nondemolition remedies
and/or the salvage and reuse of historical architectural features
and artifacts. In addition, photo documentation and recordation may
be required if the resource is historically significant to the city.
Photo documentation and recordation would be conducted in accordance
with the standards and guidelines of the Historic American Building
Survey and Historic American Engineering Record (HABS/HAER). If no
alternative, nondemolition remedies are available; the demolition
permit may be issued in accordance with all other city ordinances
and requirements.
C.
Evaluation
Thresholds and Review Requirements. Buildings and structures more
than fifty years old that are proposed for demolition shall be evaluated
to determine historical significance. A historic resource evaluation
report shall be required, as follows:
1.
A
report shall be required for any resource listed in Table 1, Known
Historical Resources (Mission Road Historic District, Final Report,
The Dangermond Group and Statistical Research, Inc., May 22, 2002);
2.
A
report shall be required for any age qualified resource that is not
listed in Table 1 (referenced) and not exempt from these requirements
as a dangerous building or structure.
All historic resource evaluation reports shall be prepared as
outlined in this chapter.
D.
Salvage
and Reuse of Historical and Architectural Features and Artifacts.
When feasible, historic and/or architectural features and artifacts
shall be salvaged or recycled for reuse onsite or within the mission
historic overlay district.
(Ord. 623 § 12, 2004)
All rehabilitation, restoration, adaptive reuse, and demolition projects shall comply with Chapter 17.80, Historic Preservation, as applicable.
(Ord. 623 § 13, 2004)
The report states that the significant historic features (uses,
buildings, street, agriculture, industry, and land use patterns) define
the historic character of the area. The sample tools and treatments
outlined below are intended to preserve the historic character and
architectural integrity of the area by strengthening such patterns
and setting development standards and guidelines for rehabilitation,
preservation, and new construction.
A.
Sample
Tools. The following list of approaches to preservation shall be considered
to strengthen and preserve the historic feeling of the Mission Road
overlay district. Selection of the appropriate preservation tool(s)
shall be determined through cultural resources studies on a project-by-project
basis:
1.
Preserve
and Protect. Identify historically significant sites and features
for purposes of preservation, restoration, rehabilitation, and protection.
2.
Preserve
and Do Nothing. Identify historically significant sites and features
for purposes of preservation, but do not restore, rehabilitate or
protect.
3.
Preserve
and Restore with Parks and Groves. Identify historically significant
sites and features for purposes of preservation, and protect and restore/rehabilitate
in nodes. Develop parks and groves that enhance the sites that can
be open to the public.
4.
Adaptive
Uses. Preserve, restore, rehabilitate, and protect historically significant
sites and buildings. Develop adaptive uses such as gardens, food service,
specialty shops, indoor and outdoor public spaces, and private uses
and buildings that are thematically related to the Mission Road historic
overlay district.
B.
Sample
Treatments. The purpose of various possible treatments is to preserve
the historic character and architectural integrity of the overlay
district, and to promote and encourage the use of architectural styles
that are consistent with the period of historic significance of the
district. Treatments should define neighborhood character and strengthen
the edges of the district through the use of signed entry points,
integration of historic properties as "anchors" for the surrounding
properties and "linkages" between historic resources to provide a
sense of continuity throughout the overlay district.
1.
Incentives
and Restrictions. The following incentives and restrictions shall
be used, if possible and as appropriate, to gain the cooperation of
major developers, property owners with the city and public interest
to achieve the goals of the overlay district:
a.
Promote land exchanges used for historic preservation goals;
b.
Allow parks containing historical resources to count toward park
and open space requirements;
c.
Cooperative planning of park edges to maximize added value to developments;
d.
City to seek state and federal funds to assist in historic preservation
projects such as restoration, pathways, parks, etc.;
e.
Allow density transfers and clustering to provide buffers around
historic resources;
f.
Use parks fees for development of historic parks and zanja trail;
g.
Explore use of redevelopment funds for historic preservation;
h.
Employ a tiered approach to restrictions, with strict requirements
in the immediate vicinity of historic resources and more flexible
requirements that evoke the feeling of the historic themes in other
areas more distant to historic resources.
2.
Development
Standards. See above.
3.
Design
Guidelines. See above.
(Ord. 623 § 14, 2004)
If any person shall violate any of the provisions of this chapter,
or fail to comply with any of the mandatory requirements of this chapter,
he or she shall be guilty of an infraction. Any person convicted of
an infraction under the provisions of a city ordinance shall be punishable
by (1) a fine of not more than one hundred dollars for a first violation;
(2) a fine not exceeding two hundred dollars for a second violation
of the same ordinance within one year and (3) a fine not exceeding
five hundred dollars for each additional violation of the same ordinance
within one year. Each such person shall be deemed guilty of a separate
offense for every day during such portion of which any violation of
this chapter is committed, continued or permitted by such person,
and shall be punishable therefore as provided by this chapter.
(Ord. 623 § 15, 2004)
