I.  LAND USE AND FUTURE URBAN DESIGN

1. Assumptions

   Plans for the future development of the Laurel Hill Valley (for example, construction of residences, location of commercial services, and landscaping should take into full account the existing and natural conditions in the neighborhood including the topographical features, vegetation and natural drainages.

   To the greatest possible extent, and in recognition of the South Hills Study, it is desirable to preserve the trees and other natural features, to maintain the maximum amount of open space and to preserve the view to and from the hills from obstructions such as high-rise building structures, power lines, and billboards.

2. Neighborhood Goals

   1. To preserve and enhance the low-density diverse residential character of the Valley with its single-family residences and multiple-family dwellings.

   2. To preserve the distinctive topographical features of the area and maximize the natural advantages by planning the layout of all future subdivisions in terms of their conformity to the topography of the area.

   3. To encourage a diversity of architectural design to avoid the evils of grid-type tract housing and street layout, thus discouraging uniformity.

   4. To preserve the tree-lines fringing the hills and conserve the natural store of trees and vegetation throughout the Valley.

   5. To encourage the development and expansion of park facilities.

   6. To minimize the area of commercially zoned land.

   7. To encourage resident home ownership within the Valley.

   8. To attain an overall density in the Laurel Hill Valley of four units per acre. Although the low-density designation of the Metro Plan would allow up to ten units per acre, the intent of an overall density of four units per acre is to avert rapid runoff, minimize total roadway areas, preserve land contours, maintain a balance of housing types, reflect sanitary sewer capacities, and achieve a balance of homeowners and renters within the Valley. All low-density areas at elevations greater than 500 feet are subject to South Hills Study development guidelines. (This provision is not intended to preclude construction of residences on existing lots.)

3. Policies

   1. Approval of Valley development will take into consideration:

      1. Density
      2. Size
      3. Dispersal

      1. Density

         The appropriate density for residential development shall be determined based on 1) the provision of the Metropolitan Area General Plan calling for an overall density range of one to ten units per acre; and 2) provisions of the South Hills Study, including those limiting density to five units per acre for sites above 500 feet in elevation.

      2. Size

         Large apartment complexes (over thirty-two units) are objectionable because their dominance would alter entirely the character of the Valley. Approval of apartment complexes larger than 32 units will depend upon the feasibility of providing adequate urban services, streets, schools, and transportation.

      3. Dispersal

         Planned Unit Developments composed primarily of multiple dwelling units shall be separated and dispersed and not abutting.

   2. Development proposals, land use-applications, and code amendments shall continue to be referred to and reviewed by the neighborhood associations) for review and comment within the existing guidelines of the Neighborhood Organization Recognition Policy.

   3. Multi-family units under Planned Unit Development provisions will be approved only if adequate provisions can be made for Valley access and. exit, traffic controls, sewer capacities, school and recreational facilities, and other urban services.

   4. No additional sector of the Laurel Hill Valley will be zoned for commercial purposes until a public need for commercial zoning can be demonstrated. Neighborhood residents and property owners shall work together to determine the future use of the existing commercially zoned lots.

      (See provisions for the commercial/residential development node in the East Laurel Hill section.)

   5. New land divisions shall be planned to respect the present topography and ensure solar potential to the extent possible. Developers shall be encouraged to investigate techniques other than grid-type division of land when planning for development.

   6. The Laurel Hill Plan supports the South Hills Study standards. In general, alteration of land contours shall be minimized to retain views of natural features and retain as much of the forested atmosphere as possible. Aside from purely aesthetic considerations, these hillsides demand care in development because the topsoil is thin and the water runoff is rapid. Proposed developments shall respect the above considerations. The Valley hillside policy applies to all land with an average slope, from toe to crest, of 15 percent or greater. (A 15- percent slope is one in which the land rises 15 feet per 100 horizontal feet.)

      1. If, in the opinion of the responsible City official, an adverse conservation or geological condition exists upon a parcel of land proposed for a subdivision, or before any major hillside clearing, excavation, filling or construction is contemplated, the requirements of the Uniform Building Code, Chapter 70, Excavation and Grading and those sections of the code relative to foundation design may be invoked.

      2. Considerable latitude shall be allowed the developer in the shaping, depth, and required street frontages of lots where it is necessary to preserve the terrain.

4. Proposals

   1. Street grades should be established before preliminary approval is given to land division proposals. Streets should be kept to a minimum width by eliminating curbside parking except where absolutely necessary.

   2. Street design standards should be flexible enough to allow street construction that will respect the terrain. The use of single lane, one-way streets should be encouraged where appropriate. Sidewalk requirements should be adjusted to reduce total street grading widths.

   3. Where curbside parking does not exist, each detached dwelling unit should provide improved parking space, including the driveway area and garage or carport, for at least four vehicles.

   4. All property owners, public and private, should be encouraged to retain trees wherever possible and to cooperate in maintaining a tree cover. Preliminary approval of land division proposals should be withheld unless evidence of such cooperation is furnished.

   5. Because of the small-scale nature of the Valley, its topography, and limited vehicular space, mobile home parks or mobile home clusters should be discouraged in the Valley.