HomeMy WebLinkAbout5754RESOLUTION NO. 5754
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS
ADOPTING SPECIFIC PLAN NO. 52
WHEREAS, the Planning Commission of the City of Redlands reviewed Specific
Plan No. 52 after holding a public hearing upon notice in accordance with the Government
Code of the State of California; and
WHEREAS, on the 14th day of August, 2001 a Notice of Public Hearing was
published in the Redlands Daily Facts; and
WHEREAS, all of the provisions of the Government Code relating to the adoption
of a specific plan have been complied with;
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Redlands
as follows:
SECTION ONE: That Specific Plan No 52, a specific plan of development for
a fourteen (14) unit apartment complex on 1 16 acres located on the southeast corner of
San Mateo Street and Clifton Avenue, and attached hereto as Exhibit A and incorporated
herein by this reference.
ADOPTED, SIGNED AND APPROVED this 4th day of September , 2001
Mayor of the City of Redlands
ATTEST
I, Lorrie Poyzer 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 4th day of September 2001, by the following vote:
AYES. Councilmembers George, Haws and Peppier Mayor Gilbreath
NOES: Councilmember Freedman
ABSENT None
ABSTAIN None
Lorrie'Poyzer, f r(C,1erk
City of Redlands
Exhibit "A"
Specific °Ian
For
CaSa 11 )eoc,arcca,
SPECIFIC PLAN #52
For
CASA DEODARA
Prepared By
Vista Construction and Associates
August 15 2001
TABLE OF CONTENTS
PREFACE
Figure 1. Site Plan Rendering.
SPECIFIC PLAN
PROJECT HISTORY/ DESCRIPTION
PROJECT LOCATION
PROJECT GOALS AND OBJECTIVES
GENERAL PLAN CONSISTENCY
PLANNING
LAND USE ELEMENT
Figure 2. Site Map.
CIRCULATION ELEMENT
San Mateo Street.
Figure 3. Parking Plan.
Clifton Avenue
Interior Circulation
Figure 4. Clifton Guest Parking.
Figure 5. Interior Circulation
UTILITY FACILITY PLANS
BUILDING RENOVATION
Figure 6. Church --Front View
Figure 7 Church --Rear View
Figure 8. Existing Apartments
DEVELOPMENT STANDARDS
PURPOSE.
SITE APPROVALS.
USES GENERALLY
PERMITTED USES
ACCESSORY USES.
LOT AREA.
LOT DIMENSIONS
4
5
6
6
7
8
10
11
11
12
13
14
15
16
16
17
18
19
20
21
22
23
.24
24
24
25
25
25
25
26
DENSITY OF DEVELOPMENT 26
MAXIMUM COVERAGE. 26
BUILDING HEIGHT 27
FRONT YARD. 27
SIDE YARD 27
REAR YARD 28
INTERIOR YARDS AND COURTS FOR GROUPED DWELLINGS. 28
OUTDOOR LIVING SPACE
Figure 9. Outdoor Living Space
OUTDOOR STORAGE
TRASH STORAGE AREAS.
OFF-STREET PARKING --GENERAL REQUIREMENTS.
OFF-STREET PARICING--SCREENING.
LIGHTING.
28
30
31
31
31
33
33
FENCES, LANDSCAPING AND WALLS. 33
Fences and Walls. 33
Landscaping --Defined. 33
Landscaping --Site Concept 34
Figure 10.Pool Area 36
Figure 11.Pool Area Rendering 37
Landscaping --front yard setback and parkways. 38
Landscaping --Maintenance. 39
MAINTENANCE AND NOISE -PRODUCING EQUIPMENT 39
HOURS OF OPERATION. 40
SIGNS 40
ARCHITECTURAL GUIDELINES
Figure 12. New Townhomes
PROCEDURAL IMPLEMENTATION
PHASING
PHYSICAL IMPROVEMENTS
AMENDMENT TO THE SPECIFIC PLAN
SUMMARY OF STATISTICS
2
40
42
43
43
43
44
.45
PREFACE
The Specific Plan process has been authorized through the California Government
Code as a procedure to bridge the gap between the local General Plan and zone
classifications. The Specific Plan should contain goals and objectives and a purpose
as to its intent; planning policies and regulations regarding development standards are
to be specified according to California Administrative Code Section 65451
The Plan must incorporate existing and proposed uses, as well as address
irregularities, conditions and programs regarding locations of buildings, streets and
street improvements, circulation, open space (landscape), use of public utilities, public
safety and measures of implementation.
The Casa Deodara Specific Plan maps the preservation and reconditioning of eight (8)
existing historic residential units as well as the construction of an additional six (6) units
in an architecturally integrated structure with a park -like courtyard extensive private
open spaces, and adequate parking within the project. The Plan defines a mid-level
density project to be completed in a manner sensitive to the surrounding community
that will preserve the character of Redlands and enhance the quality of life enjoyed by
Redlands residents. (See Figure 1 Site Plan Rendering)
4
CLIFTON AVENUE
SPECIFIC PLAN
PROJECT HISTORY/ DESCRIPTION
Casa Deodara was constructed in Mission Revival style in 1928 by William P Greiner
and originally functioned as apartments to help subsidize the 'William P Greiner Home
for Friendless Children' (the Children's Home) he established on the surrounding
property The larger separate structure on the corner of San Mateo and Clifton was
originally built as a chapel complete with bell tower two wings, stained-glass windows,
and a pulpit from which Greiner preached to the children. However the Children's
Home soon fell victim to the Great Depression, and by the early 1940's the chapel was
already being utilized as a private residence and rental units by William 0 and
Hildegarde Hallett, who retained ownership of the property until 1995. Mr Hallett was
well known to Redlands citizens as manager of the Fox Theater on Cajon Street for
many years until his death in 1964 Following the death of Mrs. Hallett in 1995, the
property fell into disrepair It became a target of vandals and transients. Refuse built
up, degrading the structures and grounds into a fire hazard and public nuisance as well
as creating an eyesore for the surrounding residents. Frequent visits were required by
both Redlands Police and Fire Departments.
The Plan proposes to renovate the existing chapel structure and apartments to seven
(7) two-bedroom and one (1) one -bedroom single -story units most with individual front
porches and private patios. One additional structure containing six (6), two-story two -
6
PROJECT GOALS AND OBJECTIVES
It is the intent of the owners of Casa Deodara to modify the zone classification of this
project by the creation of this Specific Plan rather than through a zone change. In
doing so the primary goal of this plan is to unify the overall development standards with
the existing buildings while retaining the scale, pattern and historic character of the
property A description of the appropriate land use is prepared here, and provides the
flexibility necessary to respond to the challenges of integrating new and existing
structures creating a bridge between the Redlands General Plan and zoning and the
Casa Deodara Specific Plan.
Because of the special, historic designation of these residential dwellings, an effort is
being made to rehabilitate the buildings and grounds and to reoccupy the livable space.
The Plan will focus on historic design components, solutions to design challenges,
regulations, and development standards unique to this property while remaining
compatible with the intent of the zoning ordinances and General Plan of the City It is
further recognized and apparent that Casa Deodara is to be developed in harmony with
the surrounding, largely single-family residential community Meetings with neighbors
have resulted in amendments to this Plan addressing their concerns. The
implementation of this Plan will provide for the beautification and updating of the project
and its streetscape. The primary purpose is to reclaim an historic property providing
high quality residential units to the citizens of Redlands in a setting that is consistent
with the quality of life Redlands residents expect. This Specific Plan will assist the
revitalization of Casa Deodara through the following goals:
8
1 Rehabilitate the historic chapel and apartment units eliminating a source of
blight and crime.
2. Provide six (6) new townhomes utilizing architectural details from the existing
historic structures to provide an aesthetically pleasing, compatible living
environment.
3. Establish a unique residential experience focused on large common and
private open space areas that will provide appropriate housing for young
professionals in the neighborhood they grew up in, and for retirees in the
neighborhood they have lived in for many years.
4 Create a development that preserves the existing relationship between the
project area and the surrounding residential neighborhood.
5. Develop a safe and appealing streetscape on San Mateo Street through the
retention of nine (9), seventy-year-old, Deodara Cedar Trees and the
introduction of new curbs, gutters, meandering sidewalks, and landscaping.
6. Design the project's circulation system so that the single -family residential
character is retained on Clifton Avenue and primary access is directed to San
Mateo Street, a minor arterial in the General Plan.
7 Develop signage that will be consistent with the historic nature of the
buildings and will protect the residential character of the neighborhood.
8. Introduce development standards that ensure the quality and integrity of the
historic architectural theme for existing and new buildings, open spaces, and
recreation areas.
GENERAL PLAN CONSISTENCY
A general plan amendment is being processed concurrently with this specific plan to
assure consistency with the Redlands General Plan. The current General Plan
designation of the project area is Low Density which permits single family dwelling units
at no more than six (6) per acre. The applicant is requesting a change to Medium
Density that permits multifamily dwelling units and up to 15 units per acre (although only
9 45 units per acre are proposed in this specific plan a total of 14 units).
The medium density is required to support the existing non -conforming multi -family
units that were constructed as apartments in 1928 and the additional six- (6) units. The
new units are required to provide sufficient income to support the extensive
rehabilitation and the city required off-site improvement costs necessary to preserve the
existing historic resource.
Section 3.23c of the City Design and Preservation element of the general Plan states,
'Encourage appropriate adaptive reuse of historic structures in order to prevent disuse,
disrepair and demolition, taking care to protect surrounding neighborhoods from
disruptive intrusions. In support of this policy the primary goal of the Casa Deodara
Specific Plan is the preservation of the property's historic character and its place in the
neighborhood as well as the minimization of negative impacts on surrounding
properties. That goal will be implemented in provisions for the construction of new
units, renovation of existing units and creation of open space and recreational facilities
10
PLANNING
LAND USE ELEMENT
The project will be a managed residential development in the low-level range of the
Medium Density residential land use classification. The existing chapel structure and
units originally used as apartments for the Children's Home will be renovated to seven
(7), two-bedroom and one (1) one -bedroom, single -story units most with individual front
porches and private patios. One additional structure containing six (6), two-story two-
bedroom townhomes will be strategically located to preserve the existing historic
character of the property in a manner sensitive to the surrounding neighborhood.
Existing and new units will be focused on the extensive common and private open
spaces provided in the project. A total of 14 776 square feet of open space will be
provided including an approximately 8,255 square foot central courtyard and between
170 and 620 square feet of private open space per unit. Each new townhome will
feature one private balcony and six (6) existing units will have a front porch. All units
will have a private rear yard or patio. A new pool and spa area with a cabana and
gazebo will also be constructed at the southwest corner of the property Two carport
structures and an enclosed trash area will be located along the southerly property line.
Nine (9) of the seventy -year-old Deodaras along Clifton and San Mateo will be
preserved. (See Figure 2. Site Map)
11
1175 Cypress Avenge
Zoning R-5
Civietin Sedmork
1175 Cypress Aveub
Redlands. CA 92373-5710
641 San Mo co 5t et
Zoning R-5
Michoel 8 Kor Spo
641 Son Mateo Street
dhnds. CA 92373-5710
129' 0'
'Mel W xrand Le et
Star Rt hoc 914
Lytle Creek CA 923513
8' Wall
1135 011 Avenu
Zamrg R-3
Lorenzo Go
1135 011+, Averoe
Re lands CA 92373-5TIT
53' 0"
8 Wolf
Pr ote
Pn o
Polio
11B W. Palm Av une
Zorirg R-5
We el B Walt and Leyerly
Star Rt Boz 914
Lytle Creek CA 92358
216'-0"
Lands ping
Co ered
Fr Porch
ear Unit
14 New Uni
13
New Unit
12
GARDEN
0
8
-C�
(1)
New Unit 10 0
C)
New Unit 9 Pva
8' Wall
COURTYARD
2 -Trash Bins
27-0'
Entry
Tower
Existing Unit 5
Existing Unit 4
Exis ing Unit 3
Existing Unit 2 Exist ng Unit 1
Cov red
Fr nt Porch
Meordering Sidexa
Deodoro Ce
T
04.
Deo Cedar reel
282' 0"
725 So eo St
Zo ng R-5
bran Made
725 Sit Mateo street
Redbnds. CA 923733712
dew ems 7 aan6i j
SAN MATEO STREET
70' 0"—
The residential land use element is intended to establish a unique residential
experience that will provide housing for young professionals in the neighborhood they
grew up in and for retirees in the neighborhood they have lived in for many years. The
combination of the Mission Revival architecture in both existing and new buildings, a
total of over 14,000 square feet of private and common open space and the large pool
area will make this project unique. The rehabilitation of the existing units including the
old chapel will result in eight (8), one-story units, six (6) with its own street entry two (2)
with a common street entry all with private rear patios. New units will be two-story
townhomes with balconies and private rear yards/patios. All units will look out onto the
spacious, extensively landscaped, inner courtyard whose centerpiece is a gazebo with
seating areas for passive recreation. Meandering paths will traverse the courtyard
connecting all the units with the parking areas. Additional seating will be scattered
throughout the courtyard for the enjoyment of the tenants. A natural pool and spa area
with another gazebo and a cabana will provide active and additional passive recreation
areas. The project will, therefore, enhance the quality of life enjoyed by Redlands
residents.
CIRCULATION ELEMENT
Vehicular access to the project is critical to the smooth integration of the project into the
neighborhood. The Project is located on the southeast corner of San Mateo Street and
Clifton Avenue. San Mateo Street is a designated minor arterial and Clifton Avenue a
local street in the Circulation Element of the General Plan. Dedication of a thirteen -foot
(13') radius will be provided at the property line return (intersection of Clifton Avenue
and San Mateo Street).
13
San Mateo Street
Although no dedication is required for San Mateo Street, a sidewalk easement
will be recorded. Curbs, gutters, and sidewalks will be provided to the standards
of the City of Redlands Department of Public Works. Sidewalks will meander to
assure preservation of the nine (9) existing Deodara trees.
Access to all of the resident parking structures will be from a twenty -foot (20')
driveway off of San Mateo at the southwest corner of the Project. A four -foot (4')
easement has been obtained from the neighbor immediately to the south on San
Mateo and the neighbor's driveway access has been coordinated with that of the
Project. Because the depth of the existing unit is only 32 feet (32'), and the
building setbacks and placements provide substantial clearance, there are no
blind spots for those entering or exiting the project by means of this driveway
Once again the intent of the Specific Plan to preserve the existing streetscape
and screen the parking area from the street would be adversely impacting. (See
Figure 3. Parking)
14
8' Wall
Lands aping
36'-9'
Pr vote
Patio
1128 W. Palm Av
Za ng E 5
Wendell 8 WaIir nd Leyery
Sfo Pt 50 914
Lytle Cr ek, CA 92358
216'-0'
Lands aping
ew Unit
14 New Unit
13
WT
(J)
—� -tsr7
`8' Wall
New Unit 10
Lersireen
GARDEN
New Unit 9
Pr
Pail
Go ebo
COURTYARD
let Ca ed Han is
Parkin::� • 0-
29 -0" j/334.te
Nal ay
Walk ay
Uncover_.
Parking Spa
_0 27'-0"
ate
atio
Additi
Additia Pr ate
Patio
-Add tion
Pr ate Addifio
Patio
Additi
Pr vote
Patio
Md tia
Pr ate
Patio
4dditio
Existing Unit 4
Existing Unit 3
Existing Unit 2
Existing Unit
N
a;
0
e
ling Unit 5eths
Z
Covered /
Fr of Po ch
m
Mearde Eng Sidewa
725 5a Mate Sfr et
Zoning R-5
Tamara Made
725 5a Mate Street
Redlands CA 92373-5712
u
San Mateo is currently operating at a level of service B. Only an additional 39
trips (with a project total of 91 trips) per day would be generated by the proposed
units and would result in no change to the level of service for San Mateo.
Neither would it impact the level of service for the intersection of San Mateo and
Cypress, one street north of Clifton Avenue.
Clifton Avenue
Curbs, gutters, and sidewalks will be provided on Clifton, and though no
dedication is required a sidewalk easement will be recorded. Sidewalks will
meander to assure preservation of the existing Deodara trees. Access on Clifton
will be restricted to individual driveways at the front of the existing units providing
Two (2) off-street guest parking spaces within the front yard setback. Provision
of the guest spaces in this manner will mirror the existing single family residential
units on both sides of Clifton and perpetuate the single-family residential
character of the neighborhood. (See Figure 4 Clifton Guest Parking.)
Interior Circulation
All interior circulation will be accessed from the driveway off of San Mateo. The
driveway will serve two carport structures containing a total of twenty-five (25)
covered and one (1) open parking spaces located at the southeast corner of the
property A five-foot (5') walkway from the driveway area through the carports to
the pool will provide access for emergency personnel to the pool area. The
enclosed trash structure is also accessed from this driveway (See Figure 5.
Interior Circulation)
16
J
Figure 4. Clifton Guest Parking
1175 Cypr Ay
Za ,rg R 5
Chrsti 5edmock
1175 Cypress Aveune
Redlands. CA 92373-5710
641 5a Mateo Street
Zo ing R -S
Michael 8 Kar Spoetstra
641 Sa Mate 5tr et
Redlands. CA 92373-5710
0
4 o
0
o
181'-0'
0
0
1135 Cline Ave u
Redlands CA 9 2373-5 717
Gu at
Porting
153' 0'
8' Wall
Pnvate
Pati
Pnvate
1:1-0"Pati
Pr vote
Patio
Co ed
Fr nt Po ch
w Ur11t
14 New Lin
s,n—/ 13
New Unit
12
New Unit 11
u st
rkmg
GARDEN
/ 1
Gazebo
Ne
Ne
COURTYARD
walkway
Pr ate
Paso
Addition
Additi
Pr ate
Patio
Add }ion
Pr ate
Pati
Addil
Entry
Tower
Existing Unit 5
Existing Unit 4
Existing Unit
31' 2"
Co red /
Fr nt Po ch
Deoda Ceda Tr s
Ex Eng Cub Lire
282' 0'
129' 0'
Figure 5. Interior Circulation
8' Wall
Lands aping'
Cobano
36'-9"
Private
Patio
New Uni
12
New Unit 11
New Unit 10
New Unit 9
Private
Pati
IRTYARD
Walkway
• Cov red Houle
• Parkin ro
1
2 -Trash 31
1128 W. Polm Aveune
Zoning R-5
Wendell 8 Wolff nd Leyerly
Stor Rt 3o 914
Lythe Cr ek, CA 92358
216'-0'
\ Lands aping
"8' Wall
OO��:v.ol'x o _0"
Uncover:. ' nd cap
Parking Space
,,e -"
27 -0"
Pr ate
Pefi
Private
Poll
•
11,
`Addition
-Addition
Private
Patio
Private
Pati
•ddition _
Unif 4
Existing Unif 3
-IN Cov red
Front Porch
Existing Unit 2
Existing Unif 1
N. Co ed
Front Pa ch
— 282' 0'
'®'
Deodo Ceda T
725 5o Mate 51r et
Ze 'ng R 5
Tamara Made
725 San Mateo Street
Redlands CA 92373-5712
18
70' 0'
UTILITY FACILITY PLANS
All water sewer solid waste disposal, drainage, power gas, telephone, and cable
television services will be provided to support existing and proposed development of
Casa Deodara. Providers of these services are as follows:
Electricity Southern California Edison Company
Gas: Sempra Gas Company
Telephone: Verzion Communications
Cable: Adelphia
Water Sewer and Trash: City of Redlands
A scaled utility coordination plan will be submitted to each utility company which shows
location of all equipment installations and above-ground equipment details including
scaled elevations, colors, materials, and proposed screening or retaining walls. A
clearance signature from each will be obtained.
The Casa Deodara project will install a dedicated fire sprinkler meter to service the
buildings, carports and cabana. A single water meter off of San Mateo Street with an 8'
water main or a loop system with a water meter off of the 12' water main on Clifton
Avenue and a water meter off the 8' water main on San Mateo Street will be provided.
In addition, the Casa Deodara project will install a single water meter off of the 8' water
main on San Mateo Street for domestic water use for new units. The existing water
meter off of Clifton Avenue will continue to be used for domestic use for the existing
units. A new single water meter will be installed off of Clifton Avenue with a 12' water
main for landscaping use. The new water meters will be sized to properly manage the
proposed project.
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The Casa Deodara project will upgrade the two (2) existing sewer laterals off of the 8'
sewer main on San Mateo Street. The two (2) -upgraded sewers will be sized to
properly manage the capacity of the project.
BUILDING RENOVATION
It is the intent of this Specific Plan to preserve and restore the Mission Revival style of
the old Children's Horne. Some previous renovation efforts have diluted the integrity of
the original buildings and efforts will be made to restore them to their previous state.
Elements of the existing buildings will be utilized in the design of the new buildings.
This architectural theme will be unified encompassing the colors, textures, and
materials as well as the scale and pattern of the existing structures. The existing
chapel bell tower will be restored to its original function as the main entrance to the
property and its two (2) wings. (See Figure 6. Church- Front View) The apartment units
will be modified to include covered front porches facing San Mateo Street and Clifton
Avenue. The original garage doors removed from apartment units facing San Mateo
and Clifton will be reproduced as garage door facades. (See Figure 7 Church -Rear
View: Figure 8. Existing Apartments)
20
Figure 6 Church --Front View
S! '
W
c1
LS
-z
0
Nat.THWEST
0
O
0
21
DEVELOPMENT STANDARDS
PURPOSE
The intent of development standards is to provide for the orderly implementation of
Casa Deodara, preserving the historic character of the buildings while maintaining the
existing neighborhood character and quality of life. Provisions for building height, bulk,
setback, coverage, open space, signs, lighting, landscape, property management,
allowable uses, parking, noise generation and hours of operation will be made. These
standards are intended to be unique to the character and flavor of the revitalized Casa
Deodara. Any standard not covered in the text or on the approved site plan for the
Casa Deodara Specific Plan shall be consistent with Section 18.52 (R-2 Multiple -family
residential district) of the Redlands Municipal Code.
SITE APPROVALS
There will be a Commission Review and Approval (CRA) of the site plan, architectural
and landscape plans. A CRA for the Specific Plan area will require public notice of
property owners within a three hundred (300) foot radius of the Casa Deodara project
and the property owners of 609, 610, 613, 614 617 618, 621 622, 625, 626 629, and
630 Casa De Leon.
24
USES GENERALLY
No building or structure or land shall be used, and no building or structure shall be
hereafter erected, structurally altered or enlarged, except as permitted in this specific
plan.
PERMITTED USES
Buildings, structures and land shall be used exclusively for the operation of Casa
Deodara and shall allow the following uses:
1 Multi -family residences only as permitted under this specific plan.
ACCESSORY USES
Accessory uses shall include:
1 Accessory buildings such as gazebos, cabana, and storage shed;
2. Garage or carports;
3. Home occupation, as defined in Chapter 18.160 of the Redlands Municipal Code,
and subject to the provisions of Chapter 18.160;
4 Private greenhouse or horticultural collection incidental to the residential use of the
premises;
5. Private swimming pool
LOT AREA
The Casa Deodara Specific Plan will encompass that area as defined in the paragraph
entitled 'Project Location, on page 4 hereof, in the legal description of this site. The
gross site area is 1 48 acres, or 64 419 square feet. The net site is 1 16 acres, or
50'529 square feet. The property is situated on the southeast corner of San Mateo
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Street and Clifton Avenue. (Minimum lot size for the R2 District is eight thousand
square feet.)
LOT DIMENSIONS
The lot shall have a minimum lot width varying from approximately 181 feet to 216 feet.
The lot depth shall be approximately 282 feet. (Minimum lot width is eighty feet and
minimum lot depth is one hundred feet in the R2 district.)
DENSITY OF DEVELOPMENT
Population density for the Casa Deodara Specific Plan is four thousand six hundred
and five (4,605) square feet of lot area per dwelling unit. No more than fourteen (14)
units will be permitted.
MAXIMUM COVERAGE
Maximum lot coverage for all structures excluding walkways, pool, driveway and open
parking areas for Casa Deodara is proposed at approximately thirty-eight percent
(38%). For the purpose of this subsection, 'maximum lot coverage' is defined as the
building area covering the land or as represented by a 'roof top' view of the property
(Maximum coverage by structures is forty-five percent (45%) of the lot area per R-2
development standards.)
26
BUILDING HEIGHT
The maximum building height shall not exceed two and one-half stories or thirty-five
feet (35') in height. Excepting the existing chapel bell tower which will remain at its
original height.
FRONT YARD
The existing setbacks from the current right of way on both San Mateo and Clifton (33
feet from existing curb face) shall be maintained for the existing buildings,
approximately twenty feet (20'). The existing bell tower projects an additional one -foot
into the front yard setback on both Clifton and San Mateo. Covered porches may
project a maximum of five feet (5') into the setback areas. Architectural treatments may
project no more than eighteen inches (18") into the existing front yard setback area. All
setback areas shall be landscaped except for permitted driveways and parking spaces.
SIDE YARD
The existing most easterly unit is on the easterly property line. This zero setback will be
continued for the proposed addition to that unit only The side yard setback on the
easterly property line for the proposed two-story townhomes (rear yards for those units)
shall be not Tess than twelve feet (12').
The cabana/pool equipment building shall be located five feet (5') from the easterly and
northerly property lines adjacent to the pool area and will be fire-sprinklered. This
building will provide for screening of the pool equipment as well as a shaded area for
the pool facility The side yard setback adjacent to the north carport shall be five feet
(5').
27
REAR YARD
The rear yard setback adjacent to the north carport shall be five feet (5'). The rear and
side setback adjacent to the south carport and the side setback of the north carport
shall be five feet (5') and shall be landscaped. Carport structures will be fire-sprinklered.
There shall be an eight foot (8') high solid block wall with abutting landscaped planter
constructed and maintained along the southerly and easterly property lines except for
the street setback and driveway areas.
INTERIOR YARDS AND COURTS FOR GROUPED DWELLINGS
Casa Deodara is focused on a spacious central courtyard. To maximize the courtyard's
usable space, aesthetic appearance, and living environment, the following setbacks will
be maintained: The rear to side separation between the existing and proposed units
shall be not less than twenty-five feet (25'). No accessory structures shall be any closer
than ten feet (10') to any main building except for storage units as described below A
projection of no more than three feet (3') shall be permitted into any building
separations for mechanical equipment (i.e. air conditioning units and hot water heaters).
OUTDOOR LIVING SPACE
A hallmark feature of Casa Deodara is its expansive open spaces for relaxation,
recreation and visual pleasure. Because all of the units are focused on a central
courtyard of over 8,200 square feet with spaces for passive recreation as well as
aesthetic relief current codes for outdoor living area are exceeded. (City of Redlands
medium density development standards would require a total of between 3200 and
6330 square feet of open space for this entire project.) The spacious, extensively
landscaped inner courtyard with a centerpiece gazebo and seating areas for passive
28
recreation, will also include meandering paths traversing the courtyard connecting all
units with the parking areas. Additional seating will be scattered throughout the
courtyard for the enjoyment of the tenants. Each unit is also provided with a private
yard or patio with a minimum dimension of eleven feet (11') and a porch or balcony with
a minimum dimension of five feet (5'). In addition, the pool complex including a cabana
and another gazebo, adds over 2,900 square feet of more active recreational area.
Outdoor Living Space shall be provided approximately as follows (See Figure 9
Outdoor Living Space):
1. Central Courtyard 8,255 square feet
2. Pool Area 2,988 square feet
3. Private Patios (170 to 620 square feet each) 1,579 square feet
4. Balconies/Porches 480 square feet
5. Private rear yards/patios 1474 square feet
Total; 14,776 square feet
All open space areas except for porches and balconies shall be landscaped and
maintained per landscape plan approval by the Community Development Director
29
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OUTDOOR STORAGE
Outdoor storage is prohibited except in enclosed yard areas not visible from any
common areas or from any other residential unit. No storage, including bicycles,
barbecues, etc. is permitted on balconies or front porches. Between 20 and 48 square
feet of individual storage area is provided for each unit with a total of 695 square feet of
storage area.
TRASH STORAGE AREAS
The Trash Storage Area shall conform to Section 18.52.180 of the Redlands Municipal
Code and the Municipal Utility Department. The enclosure shall be located at the
western end of the 12 -stall carport structure along the project's southern boundary
outside of the front yard setback, and will be constructed to conceal all contents,
including containers. This enclosure shall be constructed of block masonry with a
stucco finish to blend with the architecture, color and materials of the buildings, and will
include a concrete floor that can be washed out and kept in a sanitary condition.
OFF-STREET PARKING --GENERAL REQUIREMENTS
The off-street parking requirements shall be calculated as follows:
(i) A minimum of 1.0 parking spaces for each one (1) bedroom unit; and
(ii) A minimum of 1.5 parking spaces for each two (2) bedroom unit; and
(iii) A minimum of .5 guest parking spaces for each one (1) unit.
Based on thirteen (13), two-bedroom units, and one (1), one -bedroom unit, a total of
twenty-one (21) tenant parking spaces and seven (7) guest spaces are required. All
spaces shall be nine feet (9') in width and twenty feet (20') in length except for the two
31
(2) guest parking spaces on Clifton Avenue shall be ten feet (10') in width and nineteen
feet (19') in length. Twenty-five (25) stalls shall be enclosed in two (2) parallel carport
structures running east to west at the southern boundary of the project. These carports
will be separated by a driveway thirty feet (30') in width. The carport structure to the
south of this driveway shall contain thirteen (13) stalls and the structure to the north
shall contain twelve (12) stalls. A covered walkway through the north carport shall
access the pool area, the courtyard, and entrances to the units. It is adjoined on its
westerly side by one (1) uncovered parking space. Access to these structures shall be
a driveway twenty feet (20') in width entering the project from San Mateo at the
southwest corner Two (2) uncovered parking spaces posted for guest parking only will
be located in the front yard setback of the existing units on Clifton Avenue. They will be
accessed by two single existing driveways on Clifton. These spaces will cover less than
11% of the Clifton front yard setback area and be consistent with the adjacent single
family neighborhood. Parking of inoperable vehicles and commercially licensed
vehicles, except for those vehicles involved in property maintenance, shall be
prohibited. Parking of recreational vehicles, detached truck campers, trailers of any
type, mobile homes, boats and similar equipment shall be prohibited. The repair
restoration, and mechanical maintenance of any vehicles shall be prohibited.
For parking areas within the rear yard setback area a five-foot (5') wide planting area
shall be provided adjacent to interior property lines. No planter area will be required for
the driveway on the southerly property line accessing the parking area.
32
OFF-STREET PARKING --SCREENING
1 Open parking areas adjacent to the right of way on Clifton shall be landscaped and
maintained to retain the look of the single-family driveways consistent with adjacent
properties.
2. All covered parking spaces will be outside the first seventy-five feet (75') of lot depth
and will not, therefore, be required to be enclosed or to have entryway doors.
3. All parking areas will be buffered with landscaped planters per the approved plot
plan. All planters will contain ground cover and/or flowering shrubs.
LIGHTING
Exterior lighting shall be arranged or shielded in such a manner as to contain the direct
illumination of the project and to avoid glare in nearby residential areas.
FENCES, LANDSCAPING AND WALLS
Fences and Walls
An eight -foot (8') high solid masonry wall shall be erected along the southerly
and easterly property lines surrounding the property except for building, setback
and driveway areas. Walls of architecturally compatible materials will be used to
enclose the private patios and yard spaces of each unit.
Landscaping --Defined
Landscaping is defined per Section 18.168.120 of the Redlands Municipal Code.
All fences, landscaping, and walls shall be consistent with the Redlands
Municipal Code. Any changes made to the existing landscaped common area or
33
required landscaped setbacks shall require a landscape and irrigation plan
prepared by a licensed landscape architect, architect, or licensed nurseryman. A
plot plan showing the proposed landscaped development, watering and lighting
systems shall be submitted to the Planning Department for approval by the
Planning Director and shall be consistent with that approved by the city council.
Landscaping --Site Concept
Casa Deodara has an extensive array of mature trees and shrubs already
established on the property Almost 46% of the site can be calculated as
landscaped area as defined by the City of Redlands requirements that no
landscaped area with a width of less than five (5) feet be calculated as within the
minimum landscaping requirement. Existing trees including nine (9) of the 70 -
year -old Deodaras on Clifton and San Mateo as well as numerous trees in the
interior courtyard including magnolia, jacaranda, and crepe myrtle will be
retained wherever possible and integrated into a harmonious landscape plan.
These trees will be supplemented by additional plant materials that will be used
in a logical, orderly manner helping to define spaces and complement adjacent
architecture. Lighting, seating, paving, fountains, etc. are considered integral
components of the landscape plan and will, therefore, be included in the
landscape plan as approved by the Planning Director In addition, landscaping
will be incorporated into the building design through the use of such elements as
trellises, arbors, planters, and atriums.
The pool area will create another unique atmosphere on the Casa Deodara
grounds. Surrounded by lushly landscaped walls, the pool itself will have the
look of a natural pond. It will be buffered by natural landscaping as will the
34
gazebo and cabana. Some area will be dedicated to lounges and patio-type
furniture but hardscape will also be minimized here.
(See Figure 10.Pool Area; Figure 11 Pool Area Rendering)
35
Figure 10.PooI Area
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The following standards shall apply throughout the project:
1 New plant materials shall be supplied in a variety of container sizes
with trees at a minimum of fifteen (15) gallons and shrubs between
one (1) and five (5) gallons.
2. All walls, fences, and parking areas shall be screened with landscaped
planters as shown on the approved site plan.
3. Hardscape shall be minimized and landscape materials will be chosen
to assure compatibility with existing trees, soil type and lighting
conditions.
4 The plant palette will be relatively limited and applied in groupings of
similar species. The use of water conserving plantings, such as
California natives and drought -tolerant trees, shrubs and turf will be
used when compatible with existing trees, soil types and lighting
conditions.
5. Where landscaped screening is required, such screening shall consist
of evergreen shrubs, closely spaced and maintained at a height of
approximately six feet.
Landscaping --front yard setback and parkways
Nine of the over 70 -year-old Deodaras on Clifton and San Mateo will be
protected, maintained, and enhanced by meandering sidewalks. Earth berms
shall be utilized in the front yard landscaping treatments and plant materials will
38
be chosen for compatibility with the existing trees, soil and lighting conditions. All
parkways shall be planted with low growing turf or ground cover which shall be
maintained regularly so as not to impede pedestrian movement across it.
Landscaping --Maintenance
All landscaped areas shall be planted, irrigated, and maintained in a neat, orderly
and healthy manner in accordance with an approved landscape plan. Any
replacement materials shall be consistent with approved plans. Required
landscaped areas shall be provided with a suitable permanent method for
watering or sprinkling of plants. This watering system shall consist of piped
water lines terminating in an appropriate number of sprinklers or hose bibs to
insure a sufficient amount of water for plants within the landscaped area.
Sprinklers shall be shielded from sidewalk areas. Sprinklers used to satisfy the
requirements of this provision shall be so spaced as to insure complete coverage
of the required landscaped areas.
MAINTENANCE AND NOISE -PRODUCING EQUIPMENT
The project shall be maintained in a safe, neat, orderly and healthy manner This will
include, but not be limited to, the maintenance of all landscaping, the operation of the
landscape irrigation systems, building maintenance, and parking maintenance.
All heating, ventilating and air conditioning equipment, including flues, ducts, meters,
plumbing lines, vents, and tanks shall be architecturally screened from public view
The sweeping of all parking areas and all landscape services shall be performed
between the hours of 7 A.M. and 5 P.M. to prevent noise from disturbing adjacent
39
residents whenever possible and all noise -producing equipment shall adhere to Section
18.88.280 of the Redlands Municipal Code.
HOURS OF OPERATION
All outdoor uses including use of the swimming pool shall be prohibited between the
hours of 10 P.M. and 7 A.M.
SIGNS
The provisions of the applicable regulations of the Redlands Sign Code for the R-2
zone shall apply Casa Deodara signage shall be consistent with the historic character
of the structures as well as the residential character of the neighborhood and shall be
submitted for approval by the Community Development Director
ARCHITECTURAL GUIDELINES
The new six (6) -unit structure and two (2) new carport structures shall incorporate the
same architectural theme as the Mission Revival style existing on the project. Mission
tile roofs and textured stucco and masonry will be utilized on all structures. Existing
and proposed buildings shall incorporate arched doors and windows, covered porches
or balconies with wrought -iron railings, Mission -style exterior light fixtures, French doors
and wood -sash windows. In addition, the townhomes will utilize a variety of facades
and rooflines to reduce bulk and provide architectural interest. (See Figure 12. New
Townhomes) Extensive landscaping will complement a natural pond look for the
pool/spa. The landscaping will provide noise insulation for adjacent properties, shield
the area from view and add to the open atmosphere. The gazebos will be designed in
the architectural character of the chapel tower and a cabana that will house the pool
40
equipment will recreate the character of the original cabana that once existed on the
property
The following is a list of colors and materials that will be followed as closely as possible
in conjunction with the building renovation and construction.
Stucco: Merlex or LaHabra Stucco Colors as approved by the Community
Development Director
Colors: Sherwin Williams Preservation Exterior palette as approved by the
Community Development Director
Roof Tile: Mission Tile
41
rs
/ Figure 12 New Townhomes
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42
PROCEDURAL IMPLEMENTATION
PHASING
The Project development will be completed in six phases, as follows:
1 Construction of new carport structures and trash enclosures. This phase
includes installation of landscaping within perimeter planters adjacent to
carports and property line wall.
2. Renovation of and additions to existing units 1-8 and bell tower This phase
includes installation of front yard landscaping along San Mateo Street and
Clifton Avenue.
3. Construction of off-site improvements on San Mateo Street and Clifton
Avenue.
4 Construction of new units 9-14
5. Construction of pool, gazebos, and cabana and installation of landscaping.
(Done simultaneously with new units)
PHYSICAL IMPROVEMENTS
The responsibility for making the necessary arrangements for implementation of all on-
site and off-site improvements, and the cost of constructing, installing, and performing
all acts necessary or desirable to effectuate these improvements, shall be the obligation
of the property owner
Any and all reference to physical improvements of existing or future buildings will be the
responsibility of the owners of said buildings.
43
AMENDMENT TO THE SPECIFIC PLAN
If in the development process, changes to the site plan need to be made, a CRA will
provide the necessary additional site review and approvals. Any amendment to the
Casa Deodara Specific Plan shall follow the procedures as outlined in California
Government Code Section 65453(a). Any changes to the Specific Plan, including but
not limited to uses and standards, shall be through a Specific Plan Amendment. As
provided in California Government Code Section 65454 no amendment to this specific
plan may be adopted unless the amendment is consistent with the General Plan of the
City of Redlands.
Amendments to the Specific Plan will require public notice of property owners within a
three hundred (300) foot radius of the Casa Deodara project and the property owners of
609 610, 613, 614 617 618, 621 622, 625, 626, 629 and 630 Casa De Leon.
44
SUMMARY OF STATISTICS
TOTAL OPEN SPACE.
Central Courtyard.
Private Open Space (170-620 square feet/per unit).
Landscaping (46%).
BUILDING COVERAGE (38% of net).
UNIT SIZES
Preservation of Existing Single Story Units with
Unit 1
Units 2, 3, 4 7 8:
Units 5, 6:
New Two-story Townhomes:
Units 9 13.
Unitsl2, 14
Units10,11
PUBLIC IMPROVEMENTS:
Dedication:
13' radius at property return
Sidewalk Easements:
San Mateo:
Clifton:
Total:
Curb and Gutter
San Mateo:
Clifton:
Total:
Sidewalk:
San Mateo:
Clifton:
Total:
Paving:
San Mateo:
Clifton:
Total:
45
14,776 Square Feet
8,255 Square Feet
3,633 Square Feet
25,560 Square Feet
19,153 Square Feet
Proposed Additions:
918 square feet
1110 square feet
1018 square feet
1251 square feet
1260 square feet
2045 square feet
133 square feet
12' (3,240 square feet)
12' (2,028 square feet)
5,412 square feet
302 linear feet
221 linear feet
523 linear feet
1660 square feet
1205 square feet
2865 square feet
38' (11 476 square feet)
30' (6630 square feet)
18,106 square feet
Storm Drain:
Along easterly property line 300 linear feet
Street Trees:
Nine (9) Deodars Preserved
GROSS DENSITY 4,605 Square Feet per Unit
46