JOSHUA TREE
SAN BERNARDINO COUNTY, CALIFORNIA

PROPOSAL FOR THE
CSA 20 /JOSHUA TREE COMMUNITY PLAN UPDATE
JUNE 10, 2004

3. LAND USE ELEMENT

Circulation Element
Housing Element

3.A  General

Gateway communities such as Joshua Tree face special and unique conditions in regard to issues of growth. The common approach of, “Where do we put growth and how are we going to pay for it?” is clearly inadequate. Rather than past trends being the only basis for future planning, growth should also be based on the community character vision, which among other factors needs to emphasize the area’s unique outdoor attributes and enhancement of qualities important to both residents and visitors.1

Overwhelming expressed opinion of residents was concern about over-development in Joshua Tree which would mimic the very undesirable features witnessed in other nearby communities experiencing recent sudden and uncontrolled growth. Of overriding concern here is the value of areas that have little or no building, such as scenic vistas or habitat that supports wildlife. Also of great importance is the social and economic diversity that takes place in active small town community life which is an equally essential component of character. Indeed, communities across the nation are losing their regional differences, their special characteristics and their once-diverse social and economic population bases to an ever more uniform society. It’s been stated that “It is a joy to encounter places that preserve, enhance and celebrate those things that set them apart and give them a meaning and personality all their own.”2

In view of the above considerations, the following are the salient factors and conclusions for future growth and land-use development in Joshua Tree:

It is therefore concluded that a reasonable limit on growth rate of housing units in Joshua Tree for at least the first five years of this plan should be 1.3% to a maximum of 2%, and not greatly exceed this rate for the period immediately thereafter, since this amount is agreed consistent with current infrastructure capabilities.

Urban development [which in this case refers to specific concentration of business and housing within a rural context] should be located in areas where necessary services and facilities are available.3 Community consensus is that this should preferably be the following locations: The immediate vicinity of the present downtown core mostly in or around State Route 62 between Halee Road and Sunburst Road; also along Route 62 in the region of Copper Mountain College, High Desert Hospital, and Sunfair Road. It is advised that future public services and facilities be located to encourage development in or around these areas.

An important recently established criterion for protection of ground water sources is for a maximum of two septic tanks per acre.4 It is strongly advisable therefore that all new construction should provide secondary sewage treatment systems for sites having more than two units per acre. Plumbing for sewer hook-ups and grey water systems are encouraged on new construction of homes when density exceeds two homes per acre.

A general practice in county plans is to place buffer zones between areas of markedly different usage or character.5 Alluding once more to the scenic aspects of Joshua Tree, appropriate buffering such as between new subdivisions and adjacent rural living land use areas is recommended. In particular in the case of commercial or industrial facilities this should include such things as increased building setbacks incorporating earthen berms and native landscaping, decorative walls, or trails and pedestrian areas.6

In order to encourage and promote environmental responsibility and energy conservation, it is proposed that Joshua Tree be a vanguard for these objectives through innovative design and construction of dwellings and private energy sources. Existing building codes, including size and space requirements, should be examined and proposals made to allow inclusion of alternate proven energy efficient seismically superior designs for individual dwellings. Consideration should be given in particular to dwellings with smaller floor space adequate for special circumstances perhaps within an approved alternate housing overlay for sections of Joshua Tree. As always, a complete building permit process should be followed in this as in all construction in Joshua Tree. As to be expected in all such cases, these alternatives should be individually evaluated through appropriate land-use variances including opportunity for neighborhood and other relevant community review.

Resources should be applied toward developing a sustainable building association in Joshua Tree that educates local developers and contractors. (This association may be supported through a retail store featuring energy and water conservation products.) The association would have displays that reinforce adherence to the Night-Sky, Retention of Native Vegetation, and Property-grading ordinances, and would maintain a partnership with the Joshua Basin Water District to promote responsible water recycling and septic installation.

3.B   Single Family Residential

Very strong community concern has been expressed regarding views and vistas. Toward this end it is recommended that maximum height of homes be limited to 25 ft. above grade (2-stories) instead of the present county limit of 35 feet. Property size with respect to the construction footprint is to be maintained as established by County Code.

Particularly in locations near scenic routes or other visitor sites, screening and limitations on storage containers relative to residence size is recommended.

3.C  Multi Family Residential

Multi-family residential developments are to be best located near principal transit routes and public facilities. Each multi-residential structure within a development should not exceed four dwelling units. This size appears the most consistent with the rural character of Joshua Tree which has been expressed as a priority by residents.

3.D  Commercial and Industrial

Small locally owned businesses are encouraged on frontage roads within approximately 2 blocks north and south of State Route 62 near or at arterial streets.

In order to preserve Joshua Tree’s dark skies as well as the traditional ambience of the community, “drive-through” businesses and “24-hour businesses” are discouraged subject to public approval and consideration of noise, lighting, nuisance, and law-enforcement issues.

The more restrictive Commercial Land Use Districts are recommended as a transitional buffer between commercial and residential uses.

Industrial areas close to commercial or residential sites should contain sufficient land area to allow for proper setbacks, screening and noise and light pollution reduction.

In all cases it is considered mandatory that industrial development will be compatible with the desert environment and that water requirements undergo strict review relative to existing local standards for excessive usage.

Reiterating community concern regarding views and vistas, it is strongly urged that maximum building height be limited to 25 ft. (2-stories) instead of present county limit of 35 feet, and maximum size of buildings not to exceed 15,000 square feet as part of the Joshua Tree overlay district. Community limits on building size are being established in many locations. A limit of 15,000 square feet is becoming an optimum standard in order to accommodate citizen wishes for preservation of community character while allowing for reasonable building requirements in communities such as Joshua Tree.7

Per comments forthcoming also in the enforcement section of this plan, recent experience has shown that a much-improved avenue for public information regarding communication towers is seriously required.

Strong community preference was for commercial energy-generating windmills to be prohibited.

Other recommendations are precautions to divert commercial traffic away from residential streets and planning where feasible for parking in the rear of businesses.

Land-use change is realized as probably the most difficult thing to propose in a general plan update. Yet there is wide recognition that long-term protection of important scenic or natural resources is crucial to insure that incremental development activities do not cumulatively cause unanticipated impacts on wildlife habitat and habitat-based resources, scenic resources and air and water quality. Indeed, it should be remembered that natural and scenic resource issues have a direct and profound effect on the economic well being of the community.8

As background, the following is quoted from the 1980 Joshua Tree Community Plan:

“Joshua Tree has evolved from a rural retirement area to a community which is attracting an increasing number of new residents. To provide for future residential uses, a variety of residentially designated land use densities must be provided in suitable locations throughout the community. Selected portions of the Community Plan Area … have been determined to be best suited to a rural living style with large lot sizes and few urban services provided or anticipated in the near future. It is within these areas that the preservation of the predominant rural character of the Joshua Tree Community should occur.” And, “The Board of Supervisors determines that high density residential areas should be provided within easy access to necessary services and shopping facilities”. The community has furthermore strongly expressed that there should be well-defined buffer zones between Joshua Tree and the adjacent incorporated and unincorporated areas of Yucca Valley and Twentynine Palms.

It is within the scope of the above that the following land-use changes are proposed for consideration (Referring to the land use map at the end):

  • Section Numbers 3 and 4 south (south of 62), west side of Olympic between Alta Loma and Onaga, change from 4RM (4 unit multiple family) to RS18M (minimum18,000 sq ft Single family residential). The 1980 community plan stated that south of Alta Loma will be RL (Rural Living) as a buffer to the National Park; the majority of the neighborhood is RS 18 and RL; also there is no infrastructure in place to support 4RM at this location. The present zoning conflicts with the requirement for land use zones to have appropriate buffer zones between them. This does not affect the size of the parcels, only their utilization.
  • Sections 34 and 3 south of 62, north and south side of Alta Loma east of Olympic, change from 4RM to RS 18. For the same reasons as above.
  • Section 33 south of 62 east of La Contenta: Because this section borders the wildlife corridor, an attempt should be made to secure funds to acquire this section for Resource Conservation. If this fails, a five acre corridor on the west boundary along La Contenta should be zoned RL5 (5 acre minimum lots) with the remainder zoned RL2.5 (2.5 acre minimum lots) with a 50 foot setback on State Route 62. This area is currently zoned for commercial and RS10 (10,000 sq ft, single family residential; see map). This conflicts with community desires for a buffer zone between Yucca Valley and Joshua Tree. Rural Living designation is proposed as a compromise to achieve this. Also this zoning would facilitate designation of Route 62 as a scenic route.
  • Section 28 north of 62 and east of La Contenta: As above except that if resource conservation acquisition is unsuccessful this section with exception of the RL20 (Rural living 20 acre minimum parcel) and RL5 (Rural living 5 acre minimum parcel) portions should be changed to RL (Rural Living 2.5 acre). This section is a flood plain as well as part of the wildlife corridor.
  • Section 34 south of 62, west of Sunny Vista: Change RS10 to RS18 to be consistent with the rest of the neighborhood. There should also be a 50 foot set back from Route 62.
  • Section 26 north of 62, southern RL portion, north of the commercial district: This area is recommended for higher density and/or multiple family housing because of its proximity to services.
  • Section 17 south of 62, south of Quail Springs: Attempt to acquire this section for permanent resource conservation because it is a wildlife corridor and is surrounded on three sides by BLM land, and is less than a mile from the National Park. Otherwise, all of section 17 should be RC (Resource Conservation) due to flood zone. As was discovered during this community plan effort by personal observation of many areas of Joshua Tree, this as with several other locations is not marked on the county flood map. For obvious reasons the county flood maps should be corrected and updated at the earliest opportunity.
  • Section 11 south of 62 at the southern end of Sunny Vista: Attempt to secure this section for permanent resource-conservation because of the heavy tortoise population and presence of ancient juniper and heavy Joshua tree population. It is also a very rocky mountainous terrain and a flood plain.

Although not of immediate focus, the needs of north Joshua Tree, that is, those sections north of State Route 62 and east of Sunburst, need to be addressed when that area develops. School sites, community centers, parks and fire stations should be predicated on the clusters of population.

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JOSHUA TREE
SAN BERNARDINO COUNTY, CALIFORNIA

PROPOSAL FOR THE
CSA 20 /JOSHUA TREE COMMUNITY PLAN UPDATE
JUNE 10, 2004


4. CIRCULATION ELEMENT

4.A  General

Establishment of a long-range circulation plan that provides the level of service necessary for current and anticipated land uses in Joshua Tree is recommended.

Because of its area wide importance, Twenty-nine Palms Highway should be maintained as the regional transportation route.9

Encourage the improvement of desired north/south and east/west routes in north Joshua Tree while keeping to scenic route guidelines.10

Encourage the establishment of dirt road maintenance districts or organizations.

Roadway planning, development and design should strive for improved flood control, air quality and reduced noise levels.11

Road development and design standards shall be consistent with maintaining the aesthetic value of scenic corridors and scenic highway designations. This includes such things as traffic islands which should be designed both for convenience of traffic and local businesses, as well as having a potential for aesthetic utility such as well-maintained gardens and exhibition of outdoor artwork.

Encourage improved traffic management and safety at elementary schools.

4.B  State Route 62

Traffic growth on State Route 62 should be kept at as minimal a rate as possible consistent with projected levels of development. Several advantages are seen for minimizing the number of additional streets accessing Route 62 and providing of alternatives to Route 62.

4C. Transit and Pedestrian

Enhancement of the public transit system, Morongo Basin Transit Authority, including supporting infrastructure, should be considered an important priority with regional development.

Paths and trails along Route 62 and Alta Loma to make Joshua Tree more pedestrian, bicycle and equestrian friendly are recommended as part of the developing character anticipated for the community.

4.D  Improvements

Complete continuous turn lane on State Route 62

Extend and improve Commercial Way to Hallee Road

Install a traffic signal at the new egress from Copper Mountain College and State Route 62

North Joshua tree needs additional east/west and north/south paved corridors for emergency vehicle access and to alleviate traffic on State Route 62. The following roads are recommended to be taken under consideration: Winters Road, Aberdeen, La Brisa, Sunburst, Sunfair, Rice, Border and Broadway.

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JOSHUA TREE
SAN BERNARDINO COUNTY, CALIFORNIA

PROPOSAL FOR THE
CSA 20 /JOSHUA TREE COMMUNITY PLAN UPDATE
JUNE 10, 2004


5. HOUSING ELEMENT

5A. Housing Types

Because of the status of Joshua Tree as a location for artists and others of creative talents and outlook, it is expected and encouraged that housing types and styles should embrace a wide range of diversity.

5B. Construction Qualities and Improvements

Encourage new construction to embrace sustainable architectural concepts and incorporate the latest conservation technologies.

Encourage the use of grants and/or other resources to infill (rehabilitate) the older neighborhoods.

  • Occupancy of existing abandoned or boarded-up homes should have priority over new construction in a neighborhood.

5C. Mobile Homes

For reasons of aesthetic qualities and to avoid the stereotyped image detrimental to communities and residents alike, mobile home parks now commonly allow only double wide or larger mobile homes. This practice is strongly recommended for new mobile home parks in Joshua Tree. The well-known seismic characteristics of this region as well as the now not unfamiliar occasional tornado together with aesthetic considerations are incentive that any non-permanent yet long-term structures should have proper and stable foundations and securement.

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