HomeMy WebLinkAbout8100 RESOLUTION NO 8100
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS
APPROVING SPECIFIC PLAN NO 62 FOR FOUR PARCELS LOCATED ON
THE NORTH SIDE OF SAN BERNARDINO AVENUE, SOUTH SIDE OF
PIONEER AVENUE, AND WEST SIDE OF TEXAS STREET
WHEREAS, Griffin Residential, LLC ("Applicant") has filed an application for approval
of Specific Plan No 62 for property located on the north side of San Bernardino Avenue, south
side of Pioneer Avenue, and west side of Texas Street (APNs 0167-091-02-0000, 0167-091-04-
0000, 0167-091-05-0000, and 0167-091-08-0000) (the "Specific Plan"), and
WHEREAS, on May 1, 2020, notice of the Planning Commission's public hearing for the
proposed Specific Plan was published in the Redlands Daily Facts, and
WHEREAS, on May 12, 2020, the Planning Commission held a noticed public hearing at
which interested persons had an opportunity to testify in support of, or in opposition to, the
Specific Plan, and recommended to the City Council that the Specific Plan be adopted, and
WHEREAS on June 5, 2020, notice of the City Council's public hearing for the Specific
Plan was published in the Redlands Daily Facts by the City Clerk, and
WHEREAS, on June 16, 2020, the City Council held a public hearing and considered the
staff written and oral reports, the recommendation of the Planning Commission, the testimony
and written evidence submitted by and on behalf of the Applicant, and testimony by members of
the public, and
WHEREAS, following the public hearing on the Specific Plan, at which this City Council
provided opportunity for public testimony, the City Council determined that adoption of the
Specific Plan is m the best interests of the public health, safety and general welfare,
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
REDLANDS AS FOLLOWS
Section 1 Specified Plan Approved Specific Plan No 62, for the development of
approximately 37 2 acres on real property as a single family residential development containing
207 dwelling units and 7 common area lots, is hereby adopted as more particular detailed within
the document attached hereto as Exhibit "A"
1
I\Resolutions\Res 8100 8199\8100 Gnffin Residential Specific Plan No 62.docx
Section 2. Effective Date This Resolution shall become effective upon adoption
ADOPTED, SIGNED AND APPROVED this 16th day of June, 2020
I
Paul . Foster, Mayor
ATTEST
e Donaldson, City Clerk
2
11Resolutions\Res 8100 8199/8100 Griffin Residential Specific Plan No 62.docx
I, Jeanne Donaldson, City Clerk of the City of Redlands, hereby certify that the foregoing
Resolution was duly adopted by the City Council at a regular meeting thereof, held on the 16`"
day of June, 2020, by the following vote
AYES Councilmembers Tejeda, Moinberger, Davis, Mayor Foster
NOES Councilmember Barich
ABSTAIN None
ABSENT None
Ag-23,,dad.h,1
Jea onaldson, City Clerk
3
i\Resolutions\Res 8100-8199\8100 Griffin Residential Specific Plan No 62.docx
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i
E
HERITAGE
SPECIFIC PLAN
SEPTEMBER 2019
Prepared For.
ti -1' City of Redlands
{ E I AN Ds 35 Cajon St.
Redlands, CA 92373
Applicant-
GRIFFIN Griffin Residential
110 N. Lincoln Ave., Suite 100
Corona, CA 92882
Prepared By:
KTGY Group, Inc.
17911 Von Karman Ave., Suite 200
Lti Irvine, CA 92614
This page is intentionally left blank
•
7 introduction
1 1 Purpose of the Specific Plan 1 1
1 2 Authority and Format of the Specific Plan 1-1
1 3 Protect Description 1 3
1 4 Protect Setting 1-5
1 5 Specific Plan Area 1-5
1 6 Relationship to the City's General Plan 1-5
1 7 Protect Obtectives 1 5
2 Development Regulations
2 1 Purpose and Intent 2-1
2 2 Permitted Uses 2-1
2 3 Development Standards 2 2
3 Design Guidelines
3 1 Purpose and Intent 3-1
3 2 Neighborhood Design Components 3 1
3 3 Architectural Guidelines 3-2
3 4 Landscape Guidelines 3 7
3 5 Open Space Guidelines 3-12
3 6 Entry Treatments 3 13
3 7 Community Walls & Fences 3-15
Table of Contents ®®® ii�
4 Infrastructure
4 1 Purpose and Intent 4-1
4 2 Circulation 4-1
4 3 Infrastructure 4 4
5 Implementation
5 1 Purpose and Intent 5-1
5 2 Development Review Process 5 1
5 3 Specific Plan Modifications and Amendments 5-2
5 4 Variances 5-3
5 5 Program of Implementation Measures 5 3
5 6 General Plan Consistency 5-5
iv wMIei Heritage Specific Plan • September 2019
LIST •
Exhibit 1 1, Land Use Plan 1-4
Exhibit 1 .2, Regional Location 1-7
Exhibit 1 3, Local Vicinity 1-8
Exhibit 1 4, Specific Plan Area (APN's) 1-9
Exhibit 1 5, Existing General Plan Land Use Designation 1-10
Exhibit 1 6, Proposed General Plan Land Use Designation 1-1 1
Exhibit 1 7, Zoning Designation 1-12
Exhibit 2 1, Conceputal Lot Layout 2 4
Exhibit 3 1, Conceputal Landscape Master Plan . . .. . . 3-9
Exhibit 3 2, Conceputal Entry Treatment 3-14
Exhibit 3 3, Community Wall & Fence Plan 3 16
Exhibit 4 1, Circulation Master Plan 4 2
Exhibit 4 2, Infrastructure Master Plan 4 5
Exhibit 5 1, Tentative Tract Map 5-4
LIST •. F TABLES
Table 2 1, Development Standards 2-3
Table 3 1, Plant Pallete 3-11
Table of Contents ®®® v
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I �
• •;
1 .1 Purpose of the Specific Plan
The Heritage Specific Plan (hereafter referred to as"Specific Plan"or"Protect") provides
a detailed description of the proposed land uses, infrastructure and implementation
requirements for future improvements on the site located in the City of Redlands
The design guidelines contained in this document will assist in creating architectural
themes and landscape character The development standards establish the permitted
uses, setbacks and general development criteria The Specific Plan will be adopted by
resolution and serve as the zoning for the Specific Plan area
This Specific Plan is intended to serve the following purposes
• Promote quality development consistent with the goals and policies of the
City of Redlands General Plan
• Provide for comprehensive planning that assures the orderly development
of the site in relation to its surroundings
• Assure appropriate phasing and financing for circulation, streetscape,
domestic water, urban runoff, flood control facilities, and sewer
improvements
• Establish development regulations that permit residential uses, provide
pedestrian connections, and allow the flexibility for future improvements to
be phased over time
• Develop a plan that is economically feasible and that can be implemented
based on existing and anticipated future economic conditions
• Provide for the creation of an exciting, energetic, cohesive development that
establishes a strong "sense of place "
1 .2 Authority and Format of the Specific Plan
The State of California Legislature has established the authority and scope to prepare
and implement specific plans The State requires that all cities and counties m California
prepare and adopt a comprehensive General Plan for the physical development
of their areas of jurisdiction To implement the policies described in the General
Plan, regulating programs need to be adopted (i e , zoning ordinances, subdivision
ordinances, building and housing codes, etc )
California State law authorizes cities with complete General Plans to prepare and adopt
specific plans (Government Code Section 65450 — 65457) Local planning agencies
Chapter 1 • Introduction mom 1 1
or their legislative bodies may designate areas within their iunsdiction as areas for which a specific plan is
"necessary or convenient" (Government Code Section 65451)
Specific plans are intended to serve as bridges between the local General Plan and individual development
proposals Specific plans contain both planning policies and regulations, and may combine zoning
regulations, capital improvement programs, detailed development standards, and other regulatory
requirements into one document, which are designed to meet the needs of a specific area
This Specific Plan has been created through the authority granted to the City of Redlands by the California
Government Code, Sections 65450 through 65453 This Specific Plan has been prepared in accordance
with the provisions of the California Government Code, which stipulate that a specific plan contain text and
diagrams that specify the following
Land Use
The specific plan should specify the distribution, location, and extent of the uses of land, Including open
space, within the area covered by the plan This discussion is included in Chapter 2 of this Specific Plan
Design Standards
The specific plan should include standards and criteria by which development will proceed The Heritage
Specific Plan includes landscape, architectural, and sustainable design guidelines in Chapter 3, Design
Guidelines, of this Specific Plan
Public Facilities
The specific plan should show the proposed distribution, location, extent,and intensity of maior components
of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other
essential facilities located within the area covered by the plan and needed to support the land uses described
in the plan This discussion is included in Chapter 4 of this Specific Plan
Implementation Measures
The specific plan should include a program of implementation measures, including regulation, programs,
public works projects, and financing measures This discussion is included in Chapter 5, Implementation,
of this Specific Plan
General Plan Consistency
The specific plan should include a statement of the relationship of the specific plan to the General Plan
This discussion is included in Chapter 5, Implementation, of this Specific Plan
All future development plans, tentative parcel and/or tract map(s), and/or other similar entitlements for the
Specific Plan area shall be consistent with the regulations set forth in this Specific Plan and with all other
applicable City of Redlands regulations Furthermore, all regulations, conditions, and programs contained
herein shall be deemed separate, distinct, and independent provisions of the Heritage Specific Plan In
the event that any such provision, standard, or clause is held invalid or unconstitutional, the validity of all
remaining provisions, standards, and clauses of this Specific Plan shall not be affected
1 2 Ems Heritage Specific Plan • September 2019
1 3 Project Description
The Heritage Specific Plan project is a planning effort of 37 2 acres initiated by the developer in the City
of Redlands The purpose is to guide future development of an abandoned citrus grove located in the
northern portion of the City Planned future development has been made viable by the construction of
the 210 Freeway 1/3 mile to the west and the on/off ramps located on W San Bernardino Ave Once
developed, the Project will provide a new source of tax revenue to the City, utilize predominately disturbed
land, and will serve the City's residential needs while creating a quality development
The Specific Plan is designed with the surrounding land uses in mind as depicted on Exhibit 1 1, Land
Use Plan The new planned community includes approximately 207 single-family one and two-story
detached homes that will be wood-framed with concrete slab on-grade floors The planned development
encompasses property located within the East Valley Corridor Specific Plan which will be amended to
remove this area out of that specific plan (No 40) and into the Heritage Specific Plan
The new community will have a unique identity based on its physical features and public amenities The
neighborhood will be built-out with housing targeted at a variety of family sizes, couples, and ages In all,
a maximum of 207 dwelling units, with associated underground utilities, may be constructed in Heritage
The community will build-out at an overall gross density of approximately 5 7 dwelling units per acres
Heritage will include housing types in a community setting that reflect the aesthetic charm and neighborhood
structure reminiscent of traditional Southern California towns A comprehensive sidewalk and trail system
with connections to the public realm are planned throughout the protect This system includes landscaped
nodes that connect the corners of the square-shaped property to the public street network, W Pioneer Ave ,
Texas St, and W San Bernardino Ave Such connections will allow for a walkable community and the ability
for potential students to walk to Citrus Valley High School
In addition, the street network will lead to an open space area at the center of the community This publicly
accessible space will include a mix of passive uses including, but not limited to, picnicking areas, shade
structure(s), playgrounds, gardens, seating areas, informal play areas, and attractive landscaping
Chapter 1 • Introduction BED 1 3
Exhibit 1 .1, Land Use Plan
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ardino Avenue 1
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Source KTGY Group, Inc
' i NTS
1-4 ■i■ Heritage Specific Plan • September 2019
1 .4 Project Setting
Regionally, the City Redlands is located in the southwestern portion of San Bernardino County in the largely
undeveloped East Valley Corndor Redlands is bisected by the 10-Freeway and is primarily surrounded by
the developed cities of Loma Linda, San Bernardino, and Highland The Specific Plan area encompasses
37 2 acres within the northern portion of the City of Redlands Exhibit 1 2, Regional Location, depicts the
location of the Protect Site from a regional perspective
In the local vicinity, the site is located approximately 1/3-mile east of the 210 Freeway and across the street
from Citrus Valley High School The protect is generally bound by W Pioneer Ave to the north, Texas St to
the east, W San Bernardino Ave to the south, and an adtacent land owner to the west Exhibit 1 3, Local
Vicinity, shows the protect site location within a local context
1 .5 Specific Plan Area
The Specific Plan area consists of four separate parcels, totaling 37 2 acres The Assessor Parcel Numbers
(APNs) and acreage of each of the parcels within the Specific Plan area are depicted on Exhibit 1 4, Specific
Plan Area
1 .6 Relationship to City's General Plan
The Redlands General Plan is a "blueprint" that documents the City's vision for the future and provides
goals, policies, and implementation measures that can be utilized by City staff and decision makers to
proactively influence physical growth and change in a manner consistent with this vision The General
Plan provides the City with multi disciplinary strategy for achieving the vision in the context of land use,
circulation & mobility, housing, open space, conservation, public safety, noise, cultural resources &historic
preservation, growth management, economic development, infrastructure and urban design elements
The City of Redlands General Plan Land Use Element (adopted 2017) identifies a vision for future
development and land uses in the Specific Plan Area This Specific Plan is a land use tool to more specifically
guide, control, and regulate future development in the Specific Plan area in a manner that implements the
land use vision and the goals and policies identified in the General Plan Exhibit 1 5, Existing General Plan
Designation, shows the protect site land use designation Exhibit 16, Proposed General Plan Designation,
shows the proposed change to the protect site land use designation
1 .7 Project Objectives
The Heritage Specific Plan is designed to implement a series of obiectives that have been carefully crafted
to ensure that the Protect results in a high-quality development, which meets realistic and achievable
obtectives These obtectives, which are identified below, have been refined throughout the planning and
design process for the Project
Chapter 1 • Introduction MEM 1 5
l
1
• Quality Design. Build upon the platform of high-quality design, architecture and landscaping
established by the neighboring communities to provide a cohesive,pedestrian-friendly community
that offers open space amenities
• Housing Stock. Address the City's current and projected housing needs for family-oriented
single-family detached homes
• Compatibility. Implement the City's General Plan Land Use Element goal to provide a
compatibility of land uses
• Mobility. Create a system of roads, trails and sidewalks that will fulfill the policies of the
Redlands General Plan by allowing residents to live in proximity to park and recreational
opportunities
• Safety Provide a network of pleasant, safe, and convenient sidewalks connecting the project
with the public realm
• Sustainability Incorporate "green" and sustainable practices, as practicable, in developing
buildings and infrastructure
• Landscape Maximize opportunities for using water-wise plant materials in the project
landscaping palette to promote water conservation
• Fiscal Responsibility. Undertake development of the project site in a manner that is
economically feasible and balanced to address both the Applicant's and City's economic
concerns
1-6 main Heritage Specific Plan • September 2019
Exhibit 1 .2, Regional Location
Runnirn
33� Spring
DECROSA
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CID CED
Highiond
Rialto 06 San Bernardino
PROJECT
VALLEY COLLEGE * SITE
Colton
Bloomington C) Mentone Green
Redlands
Loma Linda Plymouth
Village
Grand Terrace
Reiltown Highgrove
Box Springs
Riverside Mountain El Casco
Reserve Park
Moonlight
Rim
.1AGI;Ella
Cf Nti F:
Moreno Valley
Edgemont
+1ISS WN GROVE
Source Google Maps :`1 : N T S
Chapter 1 • Introduction ■•■ 1 7
Exhibit 1 .3, Local Vicinity
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I .'1 1( i G =1a1'.Spri g :.
i I .1 : Citrus alley High School I ' 1
fr,
L �
7
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i 1 f from.. ,. ,.a'q jr n.t.4
.�. 11 .!,:E t,, ,``, r
ve ! iilit! P PA
�nll T
r
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441 4.tt'f •t . 4 Baldrlin Ave—
e.
i r4. . , PROJECT ; '
.1\
S I
t SITE • '
.,. , a ,' i i i r
1 . r • i
S „
. �. 17. ---II4L San B •rdenaAY L _. i
'pti U
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, 11 • ii- ter..._ _.
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w 1 c Vacant Land i�-.! 4 t_:-wed, -1 ,x. a.�. z, , 1F
Ll r e.r_. ,1 x -r Fes-P t,. ,� �J1' ,
it tClll.i (= y'; . - _ ,ui'ti., , ! .! - 'N;t ,11.0,
1 L :;t �r ..1, =IIV Pennsylvar
1 4- -'' i ,.: -tor a
4. Ii 1.-1 _L mil_ _
Source Google Earth
' l ; N T S
1-8 NEE Heritage Specific Plan • September 2019
I
Exhibit 1 .4, Specific Plan Area (APN's)
/72
.L. f r,
W Pioneer Ave
Mu m—min mmii—m-11;
016709102 016709104
iii
v)
016709108 016709105 12„_--- -
W.-Ser-nefelme-Ave
1
c
Source San Bernardino County GIS ' 1 '� N T S
Chapter 1 • Introduction isinemi 19
i
Exhibit 1 .5, Existing General Plan Designation
Hillside Conservation
30 4D%slupa:minimum 1 d.0 pet TO sums
a 408 sropr.-Minimum 1 d p.par 40 acme , _
Rural Living
0 131.sops:mmlmrm 1 du.per 5 aclE4 4(�
IS% WA alape mimurn1d.u.per,Oacres f
Resource Preservation WI y/
0 15%*lope.1 d.a per Acre-15 10%1 d u per I
T-s aye::,ad";ens y pa S to denti a l ! ,
Very Low Density Residential
/f`l'
0 15%stops'Wlp 27 dp perlarra
15 30%Sky..up la 1 d v.per25acrea
Low Density Residential I
_
UP la b d a-per u,o,
•
Low Medium Density Residential 21 0 ��� 71.11.11I ow U
P fue du.per.w. r _ „to_
_ .. },�!! Ir`" ''a. `
Medium Density Residential _-=' ..� ��1
UR 1a 15 tlu porous '''•• •14. IQ _-- - -. .' ....— . tra ..it
` T Z..;^\1'PuI sir 1Ig 1-1TTP ..
_ High Density Residential i v i T .' .... snA
Up fn 27du par errs i �•'• =_ �' `'r�`Y � i � :.
office s ai a +` z .,$
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e' � cr _ '' hYf 1
Commercial
MI
�__�- II si
Commercial/Industrial •,l'' � ;�. = � I _T � ��M-E�� A.
- Light Industrial i r,.�1ty = R �. c rf '�
Public/Institutional Ilk .RAJ CT W ' ! nr<<
Agriculture Al1 SITE
CG x
- Parks/Guff Coursas I
_
Open Space . '# -^_
i�i Transit Vittage Overlay a ��� :
m` E`allr. _gm
m
rat; !t III Dk lif"TM= In __4
I°11111 wP II T Lill --`.,� ..-
loin! 1 -.1041L_____LIIIIIIIPIA1111 ,., ..,,
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ff i _
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i......0001.1111111111 IIIIIII _i_0114104 01' "f w 14 -_...-..,,----- -._E.-=gg La 3 1 7 i,F.;e= -I r -7!
___............:44. ,.. w . afiacAVN , , i '44.••""=" ,!'t I .......r 5 ......::/,
l'I-77-7-7--- E.-----.. ._..\_1'4441414.___,_ b'
1 1111 . l';'' : i . it--.: 77 5i-77'C...:.:,L`L--i=7- '"; ;-
} �1 _ _ =76...___
µ;me _ ''
Niti
—C l l --- •
�' !� ` i
iiiiii
��i. ■1 i
Source Redlands General Plan 2035 ,, ) N T S
1 10 FF■■ Heritage Specific Plan • September 2019
Exhibit 1 .6, Proposed General Plan Designation
Hillside Conservation 1
30 40%slop..mlrtimum 1 d,U.per 21100re4
40%Pepe m.du,ure 1 d u per ell awes 1 ._
. __
Rural Living /
0 15%slope'minknoln f d.u_per 5 amps /f
15% 30%Pepe I000n 1 d o.per 10 acres f(f \
1 • !
Resource Preservation //04 i.—\\
2,5 acres;y 7d%alope�t d u.per 5 b 10 aaaa
Very Low Density Residential /f
0 15%aloes,up le 27 d.0 per l acreF. I �
$5 30%Pope.up m ld.u.per 2.5 WIN
Low Density Residential
llab0d.u.per.[m
1191 . . i
Low Medium Density Residential f I I A" .4..
•
III Lip I. d.u.per acre all 1lj�2,4'
- a ;
Medium Density Residential = — f mil r
. : ._. .
upEel5d.p.pe am. Ioyes-rlc Z.— _.... '..,� ~:241 .i I
— High Density Residential ,ir „„
I� Y111 wl1 .• -. •'+ 3.- 11:,
um Commercial —"� Irk
r _
1� I.� ' .14t� - ' 1 ]
- COmmerdalllndustrial r __ `.'_.._._ -! x — _I. ui1. ti
1 ttllt1111t1111 — irS'Mil E— 7, it
- Light Industrial is°.ln>.,.1)"tllll _—_:•-__ ..r 'l11'
Itltt1t11 llii11i „II,
Pubiicllnstitutional — P O� ti _t!
Agriculture SI i`iC`i �� , -
_ Parks/Golf Courses = —. y�•
— _-- ---- lit
Open Space �� !_
_ la ty1- ri. _ImIli. �_
lin
.: �.Transit Village Overlayjr. 7
' _ _t _�a9 " e
r- f I ��
r !if•1 a �� �} i
�� —� -47
1 d 1 is = - 1 1►`v r.
iiii■ii '-' : �I• lurga
sn t_. ., .'�ER"to w .ilY
ay ra �trnen
- : ,,, §.a. 6' ,\a
W
PI 1 W i 'MR i Y f It;
IIIII
ra R ..e: i -_. .
ry ft
Th.
.. .. /
I At i ill
♦ — C1II Li 1 ., HI E. r
tt .04 i .. t~n C •• ..Ii3f�i1 1 ._
:.:1, sum -=11 ii a •F v-1:5
_ eiili. a� �-
4414 # ". VY '-''. 1...'1/4 3. .....*A
piEMEm.,_..._._,.._ .......11 ipro..Th ih, 1 TT21.-, 4`...;,.. 5.= 4"9164,4-. = ''". -c,
IH
,0 __ . , i
i3O,44644itilib..._ -t., —— -- '
l
L.....:-""ola/mt -----Purimoommmirg
''....... Ihilor 1"7----
:4-1-—'-'..-;:-.. L
44„. , LI
Source Redlands General Plan 2035 f 1 ; N T S
Chapter 1 • Introduction ■•■ 1 11
Exhibit 1 .7, Zoning Designation
Zoning }
Administrative
Agricultural l �I r
sLLi
Single Family Residentia I a;' _ _1 - _ J
Multi-Family Residential 'c F It '---
rCommercial .
Medicalir i - r I i � ,� *—j
Industrial
li ;, _` V 'r� r
I: ,�t,F�r mrF a riS
of Transitional "� '
i r 7
Public Institutional
°!"_-.�
PROJECT r .
III
Airport ! $} axe
f i Specific Plan ' SITE i R
•
rJ Flood Plain o
Open Space I I r - i�1 pi- 11r
ii
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f,1c unLain --- ! —R� r i
(7i Glove at [.f - •
Citrus Plaza p / I F
r,. .....r„- 1
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a �---�3-
citrus�liap' " £ r li
404 alr't 1'f.'. Citrus Plata I .
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"rt=.1 ! ii,
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i I
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+r, -d r
Source City of Redlands Zoning Map N T S
1 2 ��■ Heritage Specific Plan • September 2019
•< NS
w H..
2.1 Purpose and Intent
<w z
This chapter establishes the permitted uses and physical development standards and
regulations for the planned development The standards and regulations contained
in this chapter shall supersede those of the Redlands Municipal Code, unless otherwise
stated herein Where the language in this Specific Plan is undefined, the final
interpretation and determination shall be made by the City's Director of Development
Services In instances of conflicts, the regulations and standards contained in this
Specific Plan shall take precedence over the Municipal Code If this Specific Plan is
-,.`.. silent,then the standards in the Redlands Municipal Code or other applicable city, state
or federal code shall apply, as appropriate
2.2 Permitted Uses
This section sets forth the uses permitted within the Specific Plan area Other uses not
specifically listed here may be permitted by the City's Director of Development Services
if the proposed use is deemed to be consistent with the purpose and intent of the
approved Heritage Specific Plan
A ) Permitted Uses
1 ) Single-family detached dwellings
a ) A maximum of one dwelling unit per lot
b ) Home occupations in accordance with Redlands Municipal Code
c ) Patio covers within the private patios
MT
r ``Y B. Permitted Accessory Land Uses
4"N 9
1 ) Accessory buildings (pools, cabana, or storage shed)
• 2 ) Community recreational facilities for homeowners and guests
Chapter 2 . Development Regulations ®®® 2 1
2.3 Development Standards
This section sets forth the development standards for buildings located in the Specific Plan area The
development standards included herein are intended to establish the minimum design parameters
A.) Parking
A minimum of two (2) enclosed garage spaces shall be provided per unit Enclosures shall comply
with all yard requirements An additional two (2) driveway spaces shall be provided per unit
B ) Fences and Walls
Fences and walls shall be permitted within the front, side, and rear yard setback areas, except as
provided below
1 ) Fences may not be erected within public street rights-of-way
2 ) No fence or wall shall exceed six (6) feet in height, unless a higher wall is specifically required
for sound attenuation purposes The height of the fence or wall shall be measured from the
highest ground level immediately adjacent to the base of the wall
3 ) In instances where a side or rear yard fence or wall is located adjacent to a public right-of-way,
then the maximum fence height shall be six (6) feet as measured on the public right-of-way side
4 ) Privacy walls, if provided in side and rear yards,shall be a minimum of five and one-half(5-1/2)
feet in height
5 ) In front yard setback areas, solid fences and walls shall not exceed 36 inches in height Pilasters
and columns may be provided up to six (6) feet in height
6 ) All pool enclosure fencing shall conform to applicable State of California or City of Redlands
pool code fencing requirements, whichever is more stringent
7 ) Side yard retaining walls conforming to City Standards may be used within the project
C.) Signage
Signage within the Specific Plan shall be permitted as per the provisions of the Redlands Sign Code
D.) Slope Grading
Slope grading shall be designed so that there are no slopes over 2 1 in the subdivision
22 mew Heritage Specific Plan • September 2019
� I
Table 2 1, Development Standards
Residential Development standards
Density
Maximum dwelling units per net acre 6 du/ac
Lot Area
Minimum lot area per dwelling unit 2,800 sf
Lot Coverage
Maximum coverage 55%
Lot Dimensions
Minimum lot width 40'
Minimum lot depth 65
Building Height
Maximum height of any structure 2 stories,32'ft
Setbacks'
Minimum front yard 10'
Minimum rear yard 10'
Minimum corner side yard 10'
Minimum interior side yard 5'
Minimum to garage 18
NOTES
1) Architectural protections may encroach into setback a maximum 30 inches Protections include architectural ornamentation including outlookers,
corbels,roof overhangs,chimneys,non structural pop outs,plant shelves,pot shelves,shutters etc A minimum clearance of 48 inches at the ground
floor level to be provided
Chapter 2 • Development Regulations ZEE 2 3
I
Exhibit 2.1, Conceputal Lot Layout
4 50 ,[--
Rear Property Line 4. ..k 45
1 Rear Property Line
-— ..k____€ b
Rear Setback Line
r
Outdoor i Rear Setback Line
iiRoom € r E ---
€ f Outdoor
i € € II Room 1
I€ 1
In
co
' S' _ 5�_ 5' _ 1 5'z_
/ A
IC\rGarLe 2 Car Garag €
\ 1
Y €
ao Driveway _ ao Driveway
€ €
I i b CO I O ' CD
-
Parkway-\ - - Parkway i
Sidewalk Zn Sidewalk D
-'t— -"Is---
Source KTGY Group,Inc
NTS
2 4 mum Heritage Specific Plan • September 2019
I D
ELI ES
,t2
3.1 Purpose and Intent
This chapter contains landscaping,site planning and architectural design guidelines for
ri the Heritage Specific Plan area These guidelines, when implemented, will ensure the
ro ect develops as a high-qualitymaster communitywith consistent design
p l p planned
elements The design guidelines provide a general direction to planners, builders,
architects, landscape architects and engineers who will be involved in the development
of the community
The essence of good design is creativity and flexibility The design guidelines are
intended to foster these ideals and promote innovation, and should not be construed
y.:
Ur to be rigid standards that cannot be modified The graphic representations contained
x :.. herein are provided for conceptual illustration purposes only, and are to be used as
general visual aids in understanding the basic intent of the guidelines They are not
= - ° meant to depict actual neighborhood, lot or building design
To encourage creativity and innovation, the design guidelines express "intent' rather
than "absolutes," thus allowing a certain degree of flexibility in fulfilling the intended
design goals and objectives
3.2 Neighborhood Design Components
.a The neighborhood of Heritage will be designed to reflect the character, charm
ks' and diversity reminiscent of traditional American pre-war towns The traditional
N ;- neighborhood character will be achieved by incorporating the following
» Street and trail systems that provide connectivity among recreational amenities, open
space areas and surrounding communities
» Streetscape designs that encourage pedestrian use, provide comfort and enhance
safety
» Open space elements of varying sizes, activity levels and characters as recreation
and gathering spaces for residents
• Diversity in housing product types to appeal to people of different age groups and
socio-economic backgrounds
• Architectural styles that reflect the architectural heritage of Redlands and are
reminiscent of a small town atmosphere where neighborhoods evolve over time
Chapter 3 • Design Guidelines worn 3 1
I �
3.3 Architectural Guidelines
The purpose of the architectural guidelines is to identify the general architectural design criteria for buildings
in Heritage The design guidelines presented herein are intended to establish the overall architectural
character for the community and reflect the historical development precedents of Redlands The goal is to
promote both visual compatibility and variety in a small town setting by utilizing a number of compatible
styles and through quality architectural innovation This ensures that Heritage will be developed in a
manner that will blend with and enhance the existing character of the City
A ) Architectural Character
The design intent is to create a collection of intimate neighborhoods that will blend gracefully into the
existing residential communities of Redlands To achieve this, two architectural styles have been identified
as appropriate for use in Heritage In addition, building design should focus on human scale details that
enhance the pedestrian friendly character of the neighborhoods, such as front porches, enhanced entries,
a mix of materials and textures, and authentic detailing on features Together, these design features enliven
the streetscene and promote the friendly interaction of neighbors
The architectural styles planned for Heritage include, but are not limited to, the following
» Craftsman
• Spanish Eclectic
» Ranch
A description of each architectural style and key design features are included in this section The descriptions
and illustrations are intended to serve as design inspiration for the development of architecture in Heritage,
and are not indicative of the actual product types in individual protects This Specific Plan allows flexibility
to create variety in architectural expressions and interpretation of the design styles, while also establishing
the framework to achieve harmony and compatibility throughout the neighborhoods
B.) Architectural Design Criteria
Heritage is envisioned to be a walkable neighborhood that is organized around intimate open space,
parks and recreational amenities The neighborhood will have a central green/mini park that functions
as a gathering place, and connective trails and pathways that link the neighborhood with the surrounding
community Authentic architecture that responds to the local setting and history is strongly encouraged
The general design guidelines for residential development are as follows
Building Siting and Orientation
1 Orient the front of the buildings toward the streets and open space, wherever feasible
2 Buildings with increased public visibility should respond by wrapping architectural detailing and
elements around the corners and on rear elevations that face a street
3 2 Ems Heritage Specific Plan • September 2019
Craftsman
Historical Precedent t�:
The Craftsman style grew out of Bungalow � - rL ‘e .
architecture and was strongly influenced by the .
English Arts and Grafts movement It is an American
e
style that originated in Southern California, and , ki
spread across the country during the 1920s and
1930s through pattern books and catalogues 1
i
The Craftsman style sought the elimination of Overhangs
superfluous ornamentation, creating beauty
instead through the simplified lines and masses
of the building itself This unique style promoted
hand crafted quality to create natural, warm and ""
livable homes
4
Design Characteristics " "`
» Full- or partial-width porches with horizontal /`
railings pickets
» Low- to moderate-pitch gable roofs with broad
or deep overhangs with exposed rafter tails at Outlookers
the eaves and trellises over the porches
» Knee braces
» Detailed porch columns -'���
» Windows typically grouped in sets of two or three
» Shed or gable dormers
» Stucco, stone, brick, shingles and horizontal
`siding
0 0
�J
A t ..- ...,.. ./.
' `� Battered Colunnns
. V i 44tai , i %)
�g v[ Ilia '�1� r
� /sc
iA RA�s11$- •ram• iii. -- i =, e Y
1111,411, ..iipp�r.R}]]fR1 Mid ��`7.ah,
..._._... ,hi! a aW. . lit:J,I a
i
isA I ,�i t o
iJI i1,,,..awillsw,wi. :r.. � . ,--- Y HI
�....
� - -✓.� I
Stucco Columns WI Battered Ribbon Windows
Stone base
Chapter 3 • Design Guidelines is ism 3 3
Spanish Eclectic
Historical Precedent
The Spanish Eclectic style was popular during the �
1920s and early 1930s Also known as Spanish 7 J1,
Colonial, this style incorporated the details and _ `r
idealsof � '
Spanish architecture, which took its cues
from the missions of the early Spanish missionaries r--�
and included details from the Moorish, Byzantine, - - i _
Gothic and Renaissance architectural styles
California, Arizona, Texas and Florida are all Arch-Top Featured Window
regions where Spanish Eclectic house plans and
architecture are common The charm of this style '''S
lies in the directness, adaptability and contrast of
materials and textures
li
ION 1 MN
.
Design Characteristics
» Low-pitched roof
tea;
.* '
» Red roof tiles �NI ,.,_��
» Stucco walls ..---
» Round or square exterior columns Plank Shutters
» Arches, especially above doors, porch entries
and main windows
» Decorative tiles around doorways and windows �
» Windows with decorative grillwork
poPiii - '
r
Ill ` ',f � ) • ']�■ `4 rE
j = �, ,• � _ Wrought Iron
1 yr. 111C'" �. ,t. ,.,
i
. , v. iriiriiA l l ti.-9,`yb V
•
,`~ 3 III �"
.Mn I e„....."._ .;:. _,
.., ......mrdtt. 8,0,A4,s.,, ..• . _, r-
.
s i Y'm, 3`. i 1 / 4ii d.r.•
•
Exterior Material Stucco
Columns
3 4 OHM Heritage Specific Plan • September 2019
1
Ranch
Historical Precedent
The Ranch style is an American domestic a ,- ' Fr. i .
architectural style First built in the 1930s in _ ..
California, the Ranch style became extremely
F
popular in the United States after World War 1I
The earliest Ranch style homes reflect a relaxed, e .
casual Western lifestyle i
The typical Ranch home has a gable roof and is Deep Eaves
noted for its minimal use of exterior and interior
decoration Although Ranch style homes are
traditionally one-story, Raised Ranch and Split-
Level Ranch homes have several levels of living
space Contemporary Ranch style homes are often V
. ,
accented with details borrowed from Mediterranean �.:, ;
or Colonial styles
Design Characteristics
» Spreading, horizontal orientation, low to the
ground Sqare Post with Simple Brackets
» Low hipped or gabled roof,often with wide eaves
» Minimal ornamentation
» Incorporation of natural materials --
Design elements such as sliding glass doors and
large plate glass picture windows 0','
• Simple, open floor plans Bis�.., . , h
�.__ I.:
ii
rr+aillnlnprri 3 a� --
11 i
7ir-t i WO — r Porch
>'Er 3r �e �' ���iAii ■i
;t om '' ru1Pr: if i, ®a i� �
1 ill.
114" l'r:14144 ''' h, 11,rdlif''4'.
............ .
Exterior Materials
Stucco w/Limited Wood Siding as Accent Wood Window Header
wl Stucco or Stone Base
Chapter 3 • Design Guidelines mum 35
Building Form, Scale and Massing
1 Form and massing should be established by the characteristics of the building's architectural style
2 Budding forms should be of simple geometry
3 Encourage reduced massing along open space and pedestrian-oriented edges to enhance views
and/or create a pedestrian-friendly environment
4 Variation in scale, massing and details should be incorporated among nearby buildings
Building Façades,Features and Details
1 All design features and details should complement the architectural style of the building
2 All design elements should appear as an integrated part of an overall site design concept Details
should be integrated into the buildings and not simply applied as an afterthought
3 Buildings facing the streets, walkways and open space areas should incorporate architectural features
such as windows, shutters, etc , that provide human scale and add visual interest to the facades
4 Front entries should be clearly visible and directly accessible from the street, where appropriate
5 Architectural massing and articulation, landscaping and/or lighting should be used to highlight the
location of the front entrances
6 Porches and stoops may be used to highlight the front entries and provide a transition from the public
street to the private dwelling
7 Windows and doors should be detailed, sized and positioned appropriately in the context of the
architectural style
8 Windows on side elevations should be staggered, where possible, so as not to be positioned directly
opposite the windows on the adjacent buildings
9 Homes on corner lots should be designed for two-sided corner exposure with enhanced architectural
elements
Building Materials and Colors
1 Building materials should be compatible with the architectural style of the home Permitted building
materials include, but are not limited to, stucco, brick, stone, and wood-like siding/shingle
2 Building materials should be high quality, durable and low maintenance
3 6 ME® Heritage Specific Plan • September 2019
3 Building color palettes should be authentic to the selected architectural styles of the homes
4 Primary building colors should be neutral and muted in hue Brighter and more saturated colors
should be used as accent colors only or as part of a balanced, carefully executed color scheme
Roofs
1 Roof forms and materials should reflect the selected architectural style of the building
2 Roofs should be designed to appear harmoniously with one another in terms of form and color
Garages
1 Where a garage faces the street, it should be recessed from the building facade and be de-
emphasized through placement form, color and materials
2 Garage doors should be set into, rather than flush with, the exterior building walls
3.4 Landscape Guidelines
Landscape plays a significant role in the creation of a new community Streetscape, parks, open space
and scenic natural features in the Specific Plan area are place making opportunities that will collectively
establish an identity for Heritage The goals of the landscape guidelines are to create a distinctive image
for the community, reflect the setting and character of Redlands, reinforce the small town feel, and respond
to the unique natural features of the land
A rich variety of plant species with appropriate color, texture and size and appropriate hardscape materials
should be used throughout to convey the overall character of the community, as well as blend with the
surrounding natural and man-made landscape To promote sustainability, drought-tolerant or water-wise
plant materials with proven adaptation to the local climate
The following principles will guide the landscape design of Heritage
• Establish a unique identity and sense of place
• Visually tie the neighborhood together with the surrounding community
• Create pedestrian-friendly streetscape
• Incorporate plant materials and landscape features that promote long-term sustainability
A.) Landscape Master Plan
A distinctive and cohesive landscape design concept will create a strong sense of place for the community
and enhance social and recreational opportunities for the residents Exhibit 3 I, Conceputal Landscape
Chapter 3 • Design Guidelines ®®El 3 7
I
Master Plan, depicts the proposed locations of key landscape features in Heritage, including the community
entries, landscape corridors, paseos, parks and development edge buffers
B.) General Landscape Design Criteria
In both public and private spaces, landscape should be designed with an understanding of massing, scale
and view opportunities The following design criteria should be taken into consideration
1 Landscaping should define edges, soften building contours, highlight important architectural features,
provide shade for pedestrians, add visual interest, and screen less attractive elements
2 Incorporate special landscape treatments at entry areas and special nodes such as building entries,
street intersections and public gathering areas
3 Where appropriate, use special landscape elements such as arbors, trellis, and benches to create
focal points, enhance visual interest and provide pedestrian comfort Landscape elements should
relate to the character and scale of the neighborhood and the surrounding space
4 Plant material selections and locations should consider the site, soil conditions, solar orientations and
relationships to adjacent streets and buildings
5 Wherever possible, select plant materials that require minimal irrigation following establishment, do
not require active maintenance such as mowing or use of chemical fertilizers, pesticides or herbicides
6 Combine plant materials of different colors and textures to create visual interest
7 Development perimeter edges should be buffered by using planting materials that blend
harmoniously with the surrounding landscape
8 Flowering plants are encouraged in parks to create colorful, animated gardens
9 Street trees may be either informally or formally spaced, but should average not less than 30' on
center spacing where the site plan can accommodate such spacing Planting of street trees should be
coordinated with public utility easements and above-ground structures as necessary
10 Specimen trees should be used at community and neighborhood entries, parks and key planting
medians to provide focal points
11 Paseos/trails and residential streets should offer canopy trees and flowering accent trees to provide
shade and color
12 Landscape plans for any development should consider traffic safety sight line requirements and
structures on adjacent properties to avoid conflicts as the trees and shrubs mature
3 8 UM Heritage Specific Plan • September 2019
1
,
Exhibit 3.1, Conceptual Landscape Master Plan
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Source. RHA Landscape Architects `: N T S
Chapter 3 • Design Guidelines ■•■ 3-9
13 Street trees and trees in private landscaped areas near public walkways and street curbs should be
selected and installed to prevent damage to sidewalks, curbs, gutters and other public improvements
as much as possible
14 Automatic irrigation systems should be installed in rights-of-way, and public areas In areas where
irrigation is required, the irrigation system should be designed to maximize efficiency and limit or
eliminate the use of potable water Potential strategies for reducing irrigation water include using low
water use plantings, high-efficiency equipment including, but not limited to, drip irrigation, and use
of recycled wastewater where feasible Irrigation design should utilize weather- and climate-smart
controllers, irrigation zones to suit plant requirements, and high-efficiency nozzles
15 Erosion control techniques to mitigate increased runoff should be integrated with the overall
landscape design Emphasis should be placed on drainage solutions that conform to the natural
character of the landscape
16 Street tree species need to be approved by Facilities and Community Services Department with input
from Southern California Edison when next to above ground utility wires
C ) Plant Palette
It is the intent of these guidelines to provide flexibility and diversity in plant material selection, while
maintaining a cohesive plant palette in order to establish greater unity and thematic identity in the Heritage
community The plant materials listed in this section have been selected for their appropriateness to the
protect theme, climatic conditions, soil conditions, water requirements and ongoing maintenance
Plant material selections shall be reviewed and approved by the City during the review of the proposals for
individual protects Additional plant materials not listed below may be allowed by the City on a case-by-
case basis during review of neighborhood protect proposals
The recommended plant palette is organized into the following three categories according to the area of
use
» Community streetscape
» Natural/naturalized areas, development edge buffer, landscape corridors, parks, paseos, entries,
residential and mixed use areas
» Parks, paseos, entries, residential and mixed use area only (for use in more manicured planting areas)
3 10 no m Heritage Specific Plan • September 2019
Table 3 1, Plant Palette
Koelreuteria paniculata Golden Rain Tree
Street Trees Platanus acerifolia London Plane Tree
Podocarpus gracilior Fern Pine
Quercus ilex Holly Oak ,
Ulmus parvifoiia Evergreen Elm
Arbutus x 'Marina' Arbutus Standard
Handroanthus'impetiginosus Pink Trumpet.Tree
Olea europaea Olive Multi Trunk.
Perimeter Trees Pastacia chinensas Chinese Pistache
Tristania conferta Brisbane Box
Pinus eldarica :; Afghan Pine
Park Trees Platanus racemosa California Sycamore Multi Trunk
Ginkgo Mobil Ginkgo Tree
Jacaranda mimosifolia Jacaranda Mimosifolia
Cercis canadensis 'Forest Pansy' Forest Pansy Redbud
Lagerstroemia indica 'Red Rocket' Red Rocket Crape Myrtle
Aloe striata Coral Aloe
Shrubs Anagozanthos x'Big Red Red Kangaroo Paw
Senna artemiszoides Feathery Cassia
Dasylarion wheelers Desert Spoon
Daanella.revoluta 'Baby Bliss' Baby Bliss Lily Flax
Echium candicans Pride of Madeira
Festuca mairea Atlas Fescue
Rhus ovata Sugar Bush
Russeha equisetiformas Firecracker lint
Senecio mandralcscae Blue Chalk Sticks
Myoporum parvtfolium 'Pink' Pink Australian Racer
Chapter 3 • Design Guidelines mom 3 1 1
3.5 Open Space Guidelines
The open space component of the Heritage community includes parks, landscape corridors adjacent to
major streets,development edge buffers,and paseos These areas are designated as open space to provide
recreation areas, pedestrian/bicycle travel, flood control through the use of enhanced drainageways, and
buffer zones
A collection of open space elements of different types and sizes will be provided, offering an array of active
and passive recreational amenities, and support facilities for public enjoyment A centrally located park will
be connected via pedestrian paseos that traverse the community Precise park locations will be determined
at the time of the subsequent Tentative Map submittals The ultimate design and layout of park amenities
are subject to change pending final design and approval by the City
A series of nodes, ranging in size, will be located within Heritage These smaller areas generally provide
open space intended to serve as connection points to the public right-of way Typical amenities at these
nodes may include picnic tables/seating, gardens, and walking/bike paths
General Open Space Development Guidelines
The following guidelines apply to parks within Heritage
1 Parks should contain recreation amenities and facilities consistent with the needs of nearby residents
2 Park landscaping should incorporate low water use plant species, wherever possible, to reduce
irrigation and maintenance needs
3 Parks should be linked to the surrounding land uses via trails and/or sidewalks
4 Park amenities should be designed and constructed for maximum durability and safety and minimal
maintenance
5 Parks should be designed to facilitate surveillance by police, security services and nearby residents
6 Park development should occur in conjunction with the adjacent residential development
312 mew Heritage Specific Plan • September 2019
3.6 Entry Treatments
Neighborhood entries should consist of a thematic blend of special landscape treatments, monumentation,
specialty lighting and/or architectural features These entries will serve as area landmarks,while reinforcing
the distinctiveness of Heritage Protect entry monument will be designed by the developers)/builder(s) and
submitted to the City for review and approval
It is the intent of the Specific Plan to allow flexibility in the design of the residential neighborhood entries
to create interest and promote diversity At the discretion of the developer/builder, each residential
neighborhood entry may contain signage Where provided, the signage should identify the name of
the development within the planning area The locations of the residential neighborhood entries will be
determined at the time of the Tentative Map submittal for the planning areas
Chapter 3 • Design Guidelines ems 313
Exhibit 3.2, Conceptual Entry Treatments
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ENTRY TREATMENT-VIEW FROM TEXAS STREET
Source RHA Landscape Architects
ED ITS
3-14 ■•■ Heritage Specific Plan • September 2019
3.7 Community Walls & Fences
A cohesive wall and fence program is important to the overall appearance of the Heritage community
Walls and fences will be used to define the limits of property ownership, maintain privacy, attenuate sounds,
provide for views and promote safety Within Heritage, walls should not be a major visual element, and
should be minimized wherever possible Community wall and fence locations along major streets and open
space/recreation areas may vary subject to final site design by individual developers/builders and noise
mitigation requirements
General Walls & Fences Guidelines
The following guidelines apply to walls &fences within Heritage
1 Where walls and fences face public streets and view corridors, they should appear thematically
consistent in style, material and height
2 Permitted types of walls and fences include, but are not limited to, slump block walls, split-face block
walls, manufactured stone and stone walls, brick and simulated brick walls, wrought iron or tubular
steel fencing, decorative metal, half block wall/glass or equivalent, vinyl fencing, wood fencing, and
other types of materials acceptable to the City
Chapter 3 • Design Guidelines OEM 3 15
Exhibit 3.3, Conceptual Community Wall Design
CRAFTSMAN CONCRETE CAP
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Source RHA Landscape Architects
ED NTS
3-16 ■■■ Heritage Specific Plan • September 2019
w
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4
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4.1 Purpose and Intent
This chapter sets forth the plan for circulation and infrastructure improvements for the
; .w., Heritage Specific Plan by describing each major infrastructure system This chapter
presents a conceptual layout of all infrastructure facilities within the specific plan area
The components of this chapter specifically defines design parameters and sets forth
standards that will apply to land use entitlements and applications within the Heritage
Specific Plan area
~_•- =_ -r 4.2 Circulation
The circulation plan depicts the overall concept of traffic movement for the Heritage site
The vehicular circulation concept proposes to utilize the existing perimeter street network
to service the land uses within the Protect These streets include Pioneer Avenue, Texas
Street, San Bernardino Avenue, and the future New York Street The Project site is also
located close to Iwo major freeways 1-10 and 1-210 The classification of these streets
within the City's General Plan include collector for Pioneer Avenue, future New York
Street, minor arterial for Texas Street, and major arterial for San Bernardino Avenue
The circulation plan is depicted in Exhibit4 1, Circulation Master Plan The internal street
system within the residential portion of the Project has been designed to adequately serve
the proposed residences within the development Project related roadway improvements
will be completed consistent with the street standards presented in this specific plan and
"` ,'•. .
the General Plan Specifically, improvements to San Bernardino Avenue, Texas Street,
�� ;�• _ -��r_ Pioneer Avenue and the future creation of New York Street and are described below
A.) Pioneer Avenue
Pioneer Avenue, bordering the project to the north, has been designated as a collector
street in the General Plan Collector streets have a modified design standard of sixty-six
(66)foot right-of-way width,with forty(44)foot curb-to-curb separation and five (5)foot
wide sidewalks per the City's current Public Works Department standard street widths
The modified design standard provides an additional four (4) feet of street width and
has a two (2)foot wider right-of-way width than the City's standard residential collector
street section To meet this standard additional right of way dedication and street
improvements will be required along the property frontage on the south side of the
street No vehicular access to the project is proposed along Pioneer Avenue except for
a restricted emergency vehicle access location at the northwest corner of the site The
north side of Pioneer Avenue was constructed to its ultimate width with the development
of Citrus Valley High School and includes a painted left turn lane along the center of
Chapter 4 • Infrastructure mow 4 1
Exhibit 4.1, Circulation Master Plan
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,,.-*" MINOR ARTERIAL �,.n•••' LOCAL STREET
Source Very Civil
OL N7S
4-2 NEE Heritage Specific Plan • September 2019
the street These improvements will not be modified with the proposed widening of the south side of the
street
B.) Texas Street
Texas Street, bordering the protect to the east, has been designated as a minor arterial in the General
Plan Four (4) lane undivided minor arterials have a design standard of eighty-eight (88) foot right of way
width,with sixty-four(64)foot curb-to curb separation and five (5) foot wide sidewalks per the City's current
Municipal Utilities and Engineering Department standard street widths To meet this standard, additional
right of way dedication and street improvements will be required along the'property frontage on the west
side of the street Vehicular access to the project via Texas Street will be provided through a two way access
road located midway between Pioneer Avenue and San Bernardino Avenue and connects to the internal
roadway system of the project
C.) San Bernardino Avenue
San Bernardino Avenue, bordering the protect to the south, has been designated as a major arterial in
the General Plan Six (6) lane divided major arterials have a modified design standard of one hundred
twenty (120) foot right-of-way width, with one hundred four (104) foot curb-to-curb separation and six (6)
foot wide sidewalks per the City's current Municipal Utilities and Engineering Department standard street
widths The modified design standard has no raised median along centerline and a twelve (12) foot shorter
right of-way width than the City's standard six (6) land divided major arterial street section To meet this
standard additional right of way dedication and street improvements will be required along the property
frontage on the north side of the street San Bernardino Avenue will consist of six (6) traffic lanes and will
function as a major traffic corridor in the future Vehicular access to the project via San Bernardino will be
provided through a two-way access road located midway between future New York Street and Texas Street
and connects to the internal roadway system of the project Traffic exiting the project site at this location
will be restricted to a right turn only by a proposed raised median on San Bernardino Avenue at this site
entry A seven (7) foot wide pedestrian sidewalk is proposed along the north side of San Bernardino Avenue
that will meander between the public right of way and adjacent landscape lot to be dedicated to the City
D.) New York Street (Future)
New York Street, bordering the project to the west, has been designated as a proposed collector street
in the General Plan Collector streets have a modified design standard of sixty six (66) foot right-of-way
width, with forty (44) foot curb to curb separation and five (5) foot wide sidewalks per the City's current
Municipal Utilities and Engineering Department standard street widths The modified design standard
provides an additional four (4) feet of street width and has a two (2) foot wider right-of-way width than the
City's standard residential collector street section There is no existing right-of way or improvements along
New York Street between San Bernardino Avenue and Pioneer Avenue and the proposed alignment of the
road is outside of the project boundary Therefore, New York Street will be constructed in the future by the
adjacent landowner No vehicular access to the project is proposed along New York Street
E ) Internal Circulation
Access to the project is provided by two ingress/egress points,one on San Bernardino Avenue and one Texas
Street Internal roadways provide access to the residential units and parks planned for the development
Chapter 4 • Infrastructure ISINE 43
The street design section will be a modified City standard for local residential streets with a fifty-two (52)
foot right-of way width, thirty-six (36) foot curb-to-curb separation and six (6) foot wide curb adjacent
sidewalks
4.3 Infrastructure
The Infrastructure Master Plan (Exhibit 4 2) designates the location and size of sewer, water and storm
drainage lines throughout the specific plan area Private utility lines, including gas, electricity, telephone,
and cable TV are available locally, but are not shown on the plan The sewer, water and storm drainage
systems will be designed and constructed in accordance with plans reviewed and approved by the City of
Redlands
A ) Electrical and Natural Gas
Southern California Edison will provide electricity to the Project 12KV power lines currently exist along
Texas Street, Pioneer Avenue and San Bernardino Avenue In addition, a 66KV power line also runs along
San Bernardino Avenue Pursuant to the City of Redlands requirement to underground any power lines of
65KV or less, the Project will underground all three of the 12KV power lines The 66KV power line along
San Bernardino Avenue will remain on poles The Project will connect to these service lines with the final
configuration of these service lines to be approved by Southern California Edison In addition, the entire
Project will comply with Energy Building Regulations adopted by the California Energy Commission (Title 24
of the California Code of Regulations) and any adopted City of Redlands energy conservation requirements
The Gas Company will supply natural gas service The Project will connect to service lines with the final
configuration to be approved by The Gas Company
B.) Sewer
The City of Redlands Municipal Utilities and Engineering Department ("MUED") provides sewer service
There currently exists a 21"sewer line in San Bernardino Avenue and an eight inch line in Texas Street The
Project will connect to the sewer line in San Bernardino Avenue with the final configuration to be approved
by the City of Redlands MUED
C ) Water
The City of Redlands Municipal Utilities and Engineering Department (MUED) provides local water service
in the City There is currently an existing sixteen-inch potable water line in Pioneer Avenue, an eight-inch
potable waterline in Texas Street, and a two-inch potable water line in San Bernardino Avenue
The City of Redlands requires new residential uses to provide eight-inch potable water lines where
appropriate As such, the Project will be responsible for replacement of the existing two-inch waterline in
San Bernardino Avenue with a minimum eight-inch system or twelve-inch system with reimbursement from
the City for increased pipe capacity not required by the project The internal project will be serviced by
an eight-inch looped water system with connection to the water main lines in San Bernardino Avenue and
Texas Street
44 Elmo Heritage Specific Plan • September 2019
Exhibit 4.2, Infrastructure Master Plan
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Source Very Civil
IED NTS
Chapter 4 • Infrastructure ■•• 45
There are existing non potable waterlines in Pioneer Avenue, Texas Street and San Bernardino Avenue If
required by the City, these systems will be extended along the property frontage as shown on the protect
Infrastructure Exhibit The extensions may include eight-inch non-potable waterlines in both PioneerAvenue
and San Bernardino Avenue
An irrigation farming easement that connects the Project site to an existing well traverses the center of the
property from east to west If necessary, the Project will replace this line with a twelve-inch pipeline
The Project will also be responsible for the installation and upgrading of fire hydrants around the perimeter
of the property pursuant to the City of Redlands Fire Department requirements
D.) Storm Water Drainage
Runoff from the project generally drains from east to west across the site in a sheet flow pattern and is
diverted either north or south to adjacent streets by concrete irrigation channels that serviced the former site
orchard Pioneer Avenue and San Bernardino Avenue transmit runoff westerly to a trapezoidal concrete
open channel running parallel to and along the east side of 1-210 The channel, which is in Caltrans right-
of-way, was constructed with the freeway in 1984 and drains to Reach 5 of the Santa Ana River
The City of Redlands Drainage Master Plan (DMP) completed by RBF Consulting in 2014 and predecessor
area drainage report CSDP#4 updated by the County of San Bernardino in 2013 provide the planned
hydrology for the watershed where the project is located Both studies utilize current general plan land
use designations to determine run-off values for the areas being analyzed For this project site, the future
developed condition run-off values were based on a `Commercial' land use designation Based on the
lower density development type proposed for the project (less than 6 dwelling units per acre), the drainage
runoff from the site will be less than the values determined in the DMP
The City's DMP also provides recommended storm drain improvements for the different subwatersheds
included in the study This project is in the "North City" subwatershed of the report that includes a
recommendation for the installation of a storm drain system in San Bernardino Avenue extending from the
1210 channel to Texas Street along the project's southerly boundary Although there are no current plans
to construct this master planned facility, it is anticipated that adequate capacity will be provided in the storm
drain system for the relatively small area of the protect site that is proposed to drain to San Bernardino
Avenue The remainder of the project site is proposed to outlet in Pioneer Avenue along the northerly
project limits
Pioneer Avenue has a general plan street designation of 'Collector' and is anticipated to have adequate
hydraulic capacity to convey run-off from the protect site to the 1-210 channel when fully widened A
detention facility is proposed at the project outlet onto Pioneer Avenue to mitigate increases in storm water
run-off leaving the site Drainage in Pioneer Avenue west of the project site travels along the southerly edge
of the existing pavement in a shallow earthen channel that outlets into the 1-210 channel This drainage
pattern will be maintained with the proposed development
E ) Trails and Bike Routes
The City of Redlands Bicycle Master Plan designates planned bikeways along the roads adjacent to the
Specific Plan area These future Class II bike lanes will expand the City's circulation network and allow for
a connection to the future Santa Ana River Trail, north of the project site on Texas Street
4-6 cum Heritage Specific Plan • September 2019
5 I PL. E TAT1 •
5.1 Purpose and Intent
The Heritage Specific Plan serves to implement the City's General Plan policies
applicable to the prolect site and provide for orderly development of the protect site
Tentative tract maps, once approved, shall establish the legal lots, public dedications,
and within for the protect
Development within the Heritage Specific Plan shall be implemented through the City
P 9 P P g
approval of tentative and final tract maps through the Development Plan Review process
as established in the City of Redlands Municipal Code
. ....::...:.
Unless otherwise provided, any ambiguity concerning the content or application of the
Specific Plan shall be resolved by the City of Redlands Development Services Director,
- - -% _ or his/her designee, in a manner consistent with the goals, policies, purpose and intent
- established in this Specific Plan
x - x =- - 5.2 Development Review Process
A.) Subdivision Maps
Approval of tentative subdivision map may occur concurrently with the adoption of the
Specific Plan All tentative and final subdivision maps shall be reviewed and approved
pursuant to applicable provisions of the City of Redlands Subdivision Ordinance
® and consistent with the applicable provisions of the Land Use, Infrastructure, Design
Y Guidelines, and Development Regulations adopted as part of this Specific Plan
r *
& i
B.) Development Plan
All development within the confines of Specific Plan shall be subject to the Development
Plan Review process as established in the City's Municipal Code Pursuant to these
provisions, Development Review Committee constitutes a design review of protect
architecture, site plans, landscape plans, and grading plans
Adoption of the Specific Plan by the City includes adoption of the design guidelines
contained within the Specific Plan which provide direction for the design of development
within Heritage Where the Specific Plan development regulations and design guidelines
are silent, the applicable development regulations and design guidelines contained
within the City's Municipal Code shall apply
The design guidelines are intended to be flexible in nature while establishing basic
evaluation criteria for the review of development protects by the City
Chapter 5 • Implementation n m m 5 1
C ) Development Agreement
If deemed necessary, approval of a statutory Development Agreement, authorized pursuant to California
Government Code Sections 65864 et seq , may be used in part of the approval of the Specific Plan and
prior to approval of the first Final Map
The Development Agreement shall include, but not be limited to, methods for financing, acquisition, and
construction of infrastructure If required, the Heritage Development Agreement shall be fully executed prior
to the issuance of the first building permits for the protect
5.3 Specific Plan Modifications and Amendments
......-::...,.r -,,...<... ...::...,tee ..,b:;_= r..._.,,,•_ - -,. ,.... „v
A.) Minor Modifications
All minor modifications will be subject to the City of Redlands Municipal Code The following constitute
minor modifications to the Specific Plan, and do not require a Specific Plan Amendment
• Change in utility and/or public service provider
• Collector roadway alignment when the change results in a center line shift of less than 250 feet
• An increase of up to ten percent (10%) in square footage of floor area provided the total square
footage of floor area number for the entire Specific Plan area does not exceed that established
by this Specific Plan
• Minor changes to landscape materials, wall materials, wall alignment, entry design, and
streetscape design which are consistent with the conceptual design set forth in the design
guidelines contained within the Specific Plan
• Minor changes to the design guidelines, which are intended to be conceptual in nature, and are
intended to be flexible in implementation
• Minor changes of any quantifiable development standard or design guideline
• Other modifications of a similar nature to those listed above which are in keeping with the purpose
and intent of the approved Specific Plan and which are in conformance with the General Plan
B.) Specific Plan Amendments
Amendments to the Specific Plan may be requested by the applicant or the City pursuant to Section 65453(a)
of the Government Code Amendments shall be processed pursuant to the provisions of the Government
Code for Specific Plan Amendments
5 2 M O E Heritage Specific Plan • September 2019
In the event that the proposed amendment requires supplemental environmental analysis pursuant to the
California Environmental Quality Act (CEQA), the applicant is responsible for preparing the necessary
CEQA documentation
5 4 Variances
Variances and administrative exceptions to the development regulations contained in the Specific Plan
with respect to landscaping, screening, site area, site dimensions, yards and projects into yards, heights of
structures, distances between buildings, open space and off-street parking and loading shall be reviewed
pursuant to the City of Redlands Municipal Code
5.5 Program of Implementation Measures
The project is not expected to significantly impact or result in a need for new public services provided by
the City of Redlands, the Redlands Unified School District, or other governmental agencies Any impacts
associated with this development shall be mitigated with the payment of established development impact
and school fees
The City's Development Fee Policy is outlined in Principle One under Section 'IA 0 (Principles of Managed
Development) of the General Plan Principle One states that "the cost of infrastructure required to mitigate
the effects of new development shall be paid by that new development"The City of Redlands has established
water, sewer, and solid waste development impact fees for single family residential developments that must
be paid by the developer to cover the cost of the new public infrastructure
Required public improvements for the protect including water, sewer, and street improvements will be
installed with the development of the subdivision, in accordance with the State Subdivision Map Act, the
City's Subdivision Ordinance, the Subdivision Improvement Agreement for the project, and prior to final
approval of a building permit for any home (up to three model homes) In addition, to ensure construction
of the required public improvements, the subdivision will be required to furnish improvements security, such
as a bond, as a guarantee of performance
A Homeowner's Association shall be established through Conditions, Covenants, and Restrictions (CC&R's)
for the perpetual maintenance of landscaping and common areas The CC&R's shall be reviewed and
approved by the City of Redlands prior to recordation
Chapter 5 • Implementation mom 5 3
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5 4 ■■■ Heritage Specific Plan • September 2019
5.6 General Plan Consistency
The following Guiding Policies and Implementing Policies of the General Plan are relevant to the Heritage
Specific Plan
• 2-P.1 - Embrace the unique identities of individual neighborhoods in Redlands and encourage
the celebration and enhancement of characteristics that make each neighborhood distinct
• 2-P3 - Promote planning practices that mitigate the presence of physical barriers between
communities (i e freeways) and foster greater connections between neighborhoods and uses
• 2-A 4 - Maintain continuity in streetscape design along maior streets and avenues that traverse
north and south — California, Nevada, Alabama, Tennessee, Orange, Church, University,
Judson,and Wabash, and those that traverse east and west--Pioneer,San Bernardino, Lugonia,
Redlands Boulevard, and Citrus
• 2-A 14- Use development standards to ensure smooth transitions for neighborhoods that border
one another so that neighborhoods maintain their unique qualities while being compatible with
one another
• 4-P16 - Promote a variety of housing types to serve the diverse needs of the community
• 4-A 7 - Promote a range of residential densities to encourage a mix of housing types in varying
price ranges and rental rates
• 4-A.$ Promote the development of a greater variety of housing types, including single family
homes on small lots, accessory dwelling units, townhomes, lofts, live-work spaces, and senior
and student housing to meet the needs of future demographics and changing family sizes
• 7-P 1 - Promote active lifestyles and community health by furthering access to trails, parks,
public open space, and other recreational opportunities
• 7-A 35 - Implement street design features that facilitate walking and biking in both new and
established areas Require a minimum standard of these features for all new developments
Chapter 5 • Implementation w a 5 5
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