HomeMy WebLinkAbout6028RESOLUTION NO 6028
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS
ADOPTING SPECIFIC PLAN NO 55
WHEREAS, the Planning Commission of the City of Redlands reviewed Specific Plan No 55
after holding a public hearing upon such notice in accordance with the Government Code of the State
of California, and
WHEREAS, on the 17th day of April, a Notice of Public Heanng was published in the
Redlands Daily Facts by the City Clerk, and
WHEREAS, on the 7th day of May, 2002, the City Council held a duly -noticed public hearing
on the proposed specific plan, 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 55, a specific plan for proposed development of 5 28
acres into 50 residential lots in the R-2 (Multiple Family Residential) Distnct located south of Fern
Avenue and east of La Verne Street, shall be adopted with all revisions as adopted and set forth therein
and shown in Exhibit "A" attached hereto
ADOPTED, SIGNED AND APPROVED this 7th day of May, 002
ATTEST
Mayor of the City of Redlands
I, Lorne Poyzer, City Clerk, City of Redlands, hereby certify that the foregoing resolution was duly
adopted by the City Council at a regular meeting thereof held on the 7th day of May, 2002, by the
following vote
AYES Councilmembers Peppier, Gilbreath, George, Harrison, Mayor Haws
NOES None
ABSENT None
Cit rk
ALEXANDER COMMUNITIES
SPECIFIC PLAN NO. 55
CITRUS COLLECTION
A Neo -Traditional Residential Community
City of Redlands
February 2002
Alexander Communities
20341 Irvine Avenue, Suite D-1
Santa Ana Heights, California 92707
(714) 850-1515
LIST OF CONSULTANTS
Planning
Urban Environs
133 E. Vine Street
Redlands, CA 92373
(909) 798-4446
Engineering
Hicks & Hartwick, Inc.
37 E. Olive Avenue
Redlands, CA 92373
(909) 793-2257
Architecture
Dawson Hannouche Pate
20250 Acacia Street, Suite 260
Newport Beach, CA 92660
(949) 261 2070
Landscape Architecture
Segura/Deutschman Associates, Inc.
565 W Lambert Road, Suite F
Brea, CA 92821
(714) 529-1291
Specific Plan No. 55
TABLE OF CONTENTS
Preface. 1
SECTION 1 INTRODUCTION AND BACKGROUND
A. Introduction. .2
1 Purpose and Intent. .2
2. Project Background and Description .2
B. Project Setting. 4
1. Project Location 4
2. Legal Description. 4
C. Goals and Objectives .5
D. General Notes. .6
SECTION 2. MASTER PLANS
A. Land Use 7
B. Circulation Plan .9
C. Infrastructure Plan. 10
1 Sewer. 10
2. Water 10
3. Storm Drainage 10
D. Conceptual Landscape Plan 11
E. Conceptual Architecture 12
SECTION 3. DEVELOPMENT STANDARDS
A. Permitted Uses 13
B. Property Development Standards 13
SECTION 4. PROCEDURAL IMPLEMENTATION
A. Specific Plan 15
B. Subdivision Map 15
C. Residential Development Allocation 15
Specific Plan No. 55 ii
LIST OF EXHIBITS
Exhibit 1 Project Location Map
Exhibit 2 Project Boundaries
Exhibit 3 Land Use Plan
Exhibit 4 Circulation Plan
Exhibit 5 Infrastructure Plan
Exhibit 6 Conceptual Landscape Plan
Exhibit 7 Conceptual Architectural Elevations
Exhibit 8 First Floor Plans
Exhibit 9 Second Floor Plans
Exhibit 10 Fencing Details
Specific Plan No. 55 iii
PREFACE
The Alexander Communities Specific Plan No. 55 has been written and prepared
to serve as a planning tool for the City of Redlands to review a neo -traditional project in
the historic town core of Redlands. The specific plan has been prepared according to
accepted professional principles, and fulfills the criteria of the City of Redlands. In the
preparation of this specific plan, a commitment has been made to produce a unique
residential community that emulates several historic neighborhoods in the City of
Redlands, commonly referred to as `neo -traditional' neighborhoods. The developer has
assembled a team of architects, landscape architects, engineers and planners, which have
strived to produce a single-family residential neighborhood harkening back to the early
days of Redlands.
Specific Plan No. 55 1
SECTION 1 INTRODUCTION AND BACKGROUND
A. Introduction
1 Purpose and Intent
The purpose of Specific Plan No. 55 is to provide a planning
framework for the development of a unique residential
neighborhood in the historic town core area of the City of
Redlands. The specific planning process has been utilized because
the proposed project, a neo -traditional design, does not fit within
the framework of the traditional zoning ordinances of the City of
Redlands. The specific plan intends to create the unique
development standards and design guidelines inherent in the neo-
traditional movement, while ensuring a compatible development
with the surrounding neighborhood.
The design and placement of the residential units is a critical
element in the development of the project site, and this specific
plan provides the planning framework to illustrate how the project
will successfully accomplish this commitment. Furthermore,
through the use of the specific plan format, specialized
development standards and the City can comprehensively address
design guidelines in order to produce a superior project not suited
for conventional zoning.
2. Project Background and Description
The subject property has seen numerous planning applications and
development proposals over the past two decades, including
apartment and assisted living projects. The higher density
designation of the property has promulgated these proposals,
however none of these projects have fully developed.
In acquiring the subject property Alexander Communities intends
to revive the old principles of town planning and traditional design,
commonly referred to as `neo -traditional' planning. This neo-
traditional movement began in the past two decades, and examples
of this historic planning design in Redlands are Normandy Court
and Cypress Circle, among others, Elements of this type of neo-
traditional design include reduced setbacks, offset garages,
common streetscapes, historic architecture, and the inclusion of
front porches and overhangs in the architectural design of units.
Specific Plan No. 55 2
The proposed project consists of 50 single-family residences on
approximately 5,28 acres. One unit will be located on its own
separate lot to be created along La Verne Street, while the other 49
units will be designed as a gated community having its primary
access from Fern Avenue. The single family unit located on La
Verne Street will not be a part of Specific Plan No. 55 regulations.
A looping private drive will provide access within the project site.
An appropriate number of guest parking spaces are proposed
within parking pockets. It is intended that the front yards of the
residences will be landscaped pursuant to a common theme, and
will be maintained by the homeowner's association.
Architectural design consists of three models utilizing Craftsman,
Spanish and French architectural elements, eliciting feelings of
older Redlands neighborhoods. The architectural design is more
fully discussed in Section 2.E.
Specific Plan No. 55 3
B. Project Setting
1 Project Location
The project site consists of approximately 5.28 acres located on the
south side of Fern Avenue, west of Redlands Boulevard and east of
La Verne Street. To the north and west of the project site are
single-family residences, many of which are of a historic character.
To the south and east of the project site are apartments and
condominiums. Exhibit 1 depicts the Project Location, while
Exhibit 2 depicts the Project Boundaries.
The General Plan designation for the subject site is High Density
Residential, permitting up to 27 dwelling units per acre. The
zoning of the property is R 2 (Multiple Family Residential
District). The proposed project is well within the allowable
density of both the General Plan and the Zoning Ordinance.
2. Legal Description
The legal description of the project site is as follows:
Being a survey of Parcel 1 of Parcel Map No. 10749 as recorded in
Book 159 of Parcel Maps, Book 32 through 33, Records of the
County of San Bernardino, State of California.
Assessor's Parcel Number. 173-061-87
Specific Plan No. 55 4
ALEXANDER COMMUNITIES
PROJECT LOCATION
urban
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Land Planning
Ernmanmental Sludges
Exhibit 1
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5.08 TOTAL ACRES
PARCEL 1 OF PARCEL MAP 10749 AS RECORDED IN
BOOK 159 OF PARCEL MAPS, BOOK 32 THROUGH 33,
RECORDS OF THE COUNTY OF SAN BERNARDINO, CALIFORNIA
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ALEXANDER COMMUNITIES
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PROJECT BOUNDARIES
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Land Pla ping
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Exhibit 2
C. Goals and Objectives
The concept of the Alexander Communities Specific Plan is to provide the
framework that will guide the development of this unique residential
development, creating a desirable neighborhood that harkens to historic
Redlands. In order to ensure the creation of a superior residential project,
the specific plan has incorporated the following goals and objectives:
1 The creation of an enriched neo -traditional residential
development, emulating elements of historic Redlands consistent
with the surrounding neighborhood. The surrounding
neighborhood includes the Fern Avenue Historic and Scenic
District and the La Verne Avenue Historic and Scenic District.
2. To provide for the extension of adequate infrastructure, including
sewer, water and storm drainage.
3. To foster a sense of pride and identity for the future residents of
the project.
4 To provide the planning framework for the development of a
residential project that is single family in nature, located within a
property that has a higher density designation.
Specific Plan No. 55 5
D General Notes
The following general notes shall apply to all land and buildings contained
within the specific plan:
1 Any details or issues not specifically addressed by this Specific
Plan shall be subject to the regulations of the City of Redlands
Municipal Code. Definitions of terms shall also be as defined in
the Redlands Municipal Code.
2. Sewer, water and solid waste service shall be provided by the City
of Redlands.
3 Electrical power shall be provided by Southern California Edison.
4 Natural gas service shall be provided by Southern California Gas
Company
5 Telephone service shall be provided by Verizon.
6. Cable TV service shall be provided by Adelphia.
7 A Homeowner's Association shall be established through
Conditions, Covenants and Restrictions (CC&R's) for the
perpetual maintenance of entry gates, private streets, landscaping
and other common areas. The CC&R's shall be reviewed and
approved by the City of Redlands prior to recordation.
Specific Plan No. 55 6
SECTION 2. MASTER PLANS
A. Land Use
The Alexander Communities Specific Plan encompasses approximately
5.28 acres accommodating the development of fifty 50 single-family
residences under a neo -traditional planning format. The density of the
project, approximately ten dwelling units per acre, is well within the
maximum density limitations of the City's General Plan and zoning
designations. These classifications are generally suitable for apartments
and/or condominiums. However, the project proponents have envisioned
the development of a single family detached project, essentially as an in-
fill project, that attempts to develop new single family housing in the
desirable historic town core of the City of Redlands. This parcel is one of
the few remaining vacant properties in the town core area where new
single-family housing can be developed.
The Land Use Plan is depicted on Exhibit 3 The single family detached
residences are designed around a looping private drive behind a gated
entry from Fern Avenue. The lot design is intended to provide a single
family detached format, while the architectural design brings forth the
neo -traditional theme, Forty-nine (49) lots will be developed within the
main parcel, One unit will be developed along the property fronting onto
La Verne Street. This was done to provide continuity to the historic La
Verne Street homes.
1 Consistency with City of Redlands General Plan
Section 65454 of the State Planning and Zoning Law requires that
a specific plan shall be consistent with the City's General Plan.
The City's General Plan designates the subject property as High
Density Residential, permitting 0 to 27 dwelling units per gross
acre. The intent of the High Density land use category is to
provide for the development of attached, detached and/or mixed
residential uses with a range of densities and housing types. The
proposed project is well within the general plan's density range for
the subject property In addition, the specific plan also responds to
the following residential guiding policies:
4.40a Maintain the predominant single-family residential
character of Redlands.
4 40b Conserve older neighborhoods because they provide an
essential component of the housing stock and are the
primary component of Redlands' urban character
Specific Plan No. 55 7
4 40d Encourage a variety of housing types to serve all economic
segments of the community
4 40h Encourage construction of small single-family homes on
small lots as an affordable housing solution.
4 40m Establish a range of residential densities and development
standards which encourage a mix of housing types.
Specific Plan No. 55 8
J L_
HOME PLACE
LAND USE SUMMARY
LAND USE ACRES PCT
PRD / LOTS 3.61 71 1
-1 OPEN SPACE 0.31 6.1
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STREETS 116 22.8
TOTAL 5.08 100.0
0 80
LAND USE PLAN
urban
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Land Pia ping
Envlr ntal studio
Exhibit 3
B. Circulation Plan
The Circulation Plan is depicted in Exhibit 4 and illustrates the vehicular
circulation for the subject property As illustrated, the project's main
entry will be provided from Fern Avenue. At this intersection, a circular
drive will be provided prior to accessing the private gated community An
electronic gate mechanism will be provided for opening the gate to the
residential community
The interior street design is planned as a twenty-eight (28) foot private
drive looping through the project. This street will be maintained by the
Homeowner's Association. The City of Redlands will be provided
easements over this private drive for maintenance of public utilities, and to
access meters, trash disposal, etc.
A four (4) foot colored, stamped concrete sidewalk will be provided
within the private street section in order to accommodate pedestrian
safety This sidewalk will loop throughout the project on the outside
perimeter of the street.
Specific Plan No. 55 9
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C. Infrastructure Plan
The Infrastructure Plan designates the location and size of sewer, water
and storm drain lines throughout the project. Private utility lines,
including gas, electricity telephone and cable TV are locally available and
are not shown on the plan. The sewer, water and storm drain systems will
be designed and installed in accordance with plans reviewed and approved
by the City of Redlands. The Infrastructure Plan is depicted on Exhibit 5
The City of Redlands has established development impact fees which are
required to be paid in order to offset the impact of development upon the
City's sewer, water and storm drain systems. The payment of these fees is
considered to be adequate mitigation for both the direct and cumulative
impact of the project's impact on the City's systems.
1 Sewer
An existing eight (8) inch sewer main is located within Fern Avenue
across the frontage of the project. This line will be extended into the
project site through the main entry on Fern Avenue. Service within
the project will be provided through an eight (8) inch public line
looping throughout the private street system. The sewer system will
be designed and installed pursuant to City of Redlands standards.
2. Water
An existing sixteen (16) inch water main is located within Fern
Avenue across the frontage of the project. This line will be extended
into the project site through the main entry on Fern Avenue. Service
within the project will be provided through an eight (8) inch public
line looping throughout the private street system through an easement
to the City The water system will be designed and installed pursuant
to City of Redlands standards.
3 Storm Drainage
A storm drainage system incorporating surface drainage control within
the project's curb and gutter will be designed to control storm runoff.
The drainage will be directed onto Fern Avenue and transported via
the City's existing storm drains. All storm drainage and fees will be
provided in accordance with the City's guidelines.
Specific Plan No. 55 10
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INFRASTRUCTURE PLAN
urban
environs
Land Pla ng
En nmanlal Studio
Exhibit 5
D Conceptual Landscape Plan
The Conceptual Landscape Plan is illustrated in Exhibit 6. The landscape
treatment for the project is important to the overall beauty and success of
the project. From the formal entry gate to the interior streetscape, the
landscape design is important to convey the sense of neighborhood that
the project attempts to achieve and that is an important element of the neo-
traditional design.
The primary entry from Fern Avenue is designed as a formal entry into the
project. This entry will include enhanced paving with decorative concrete
accent banding, a circular motor court, large flowering multi -trunk trees,
and ground cover and flower beds. This formal entry will provide a
beautiful statement for the project along Fern Avenue.
The interior private street will include front yard landscaping treatments as
a standard amenity for each unit. This front yard landscaping will include
trees, ground cover and turf areas, and will provide a streetscape
continuity for the project.
A central park will be developed opposite the main entry to include
landscaping, furniture and a small tot lot. Smaller landscape pockets are
provided throughout the project for additional landscape amenities. These
areas are generally located at the ends of the private street.
Specific Plan No. 55 11
LA VERNE STREET
HOME PLACE
[-
EXISTING PALM TREE TO REMAIN PROTECT IN PLACE
ACCENT PLANTING AREA (TYP )
EVERGREEN SHADE TREE
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FERN AVENUE
COMMUNITY MASONRY MONUMENT SIGN ENHANCED PAVING WITH DECORATIVE
CONCRETE ACCENT BANDING
EVERGREEN PERIMETER TREE (TYP )
LARGE FLOWERING ACCENT TREE (TYP )
INTERCOM / GATE ACCESS ASSEMBLY
AUTOMATIC TUBULAR STEEL
SLIDING GATE LOCATION
DECORATIVE MASONRY PILASTERS (TYP.)
PROPOSED PALM TREE LOCATION
(WASHING-IONIA SPECIES / PHOENIX DAC NCH -ERA
LARGE FLOWERING, MULTI—TRUNK ACCENT
TREE FOR MOTOR COURT PLANTER ISLAND
POCKET PARK
STREET A'
EXISTING OAK TREE TO REMAIN 1
SMALL FLOWERING ACCENT TREE
INTERIOR WOOD FENCING
STREET "D"
TURF AREA —(TYP.)
EXISTING MASONRY PERIMETER WALL
TO REMAIN IN PLACE (TYP.)
CONCEPTUAL LANDSCAPE PLAN
urban
environs
Land Pla ning
EnvIr nmental Stride
E. Conceptual Architecture
The architectural design and site planning of the homes within the project
is very much the key element of the neo -traditional design. In an effort to
provide an architectural style that brings back Redlands' traditional design
elements, three different architectural styles have been selected for use in
the Citrus Collection. These styles include Craftsman, Spanish and
French, all of which have excellent examples in close proximity to the
project site. The following is a brief description of the three plans to be
utilized within the project:
• Plan 1 — Craftsman
Plan 1 is a two-story Craftsman design with a courtyard driveway
design and the garage to the rear of the unit. Total square footage
for the unit is approximately 1,718 square feet. The design
includes a front porch and port-a-cochere.
• Plan 2 — Spanish
Plan 2 is a two-story Spanish design reminiscent of many older
neighborhoods in historic Redlands. The home includes
approximately 1,942 square feet.
• Plan 3 — French
Plan 3 is a two-story French design. The plan includes
approximately 2,031 square feet, and offers a front porch design at
the entry
The architectural elevations are depicted in Exhibit 7 and the architectural
floor plans are depicted in Exhibit 8 and Exhibit 9 These designs will be
further articulated and utilized for the subsequent Residential
Development Allocation to follow project approval.
Specific Plan No. 55 12
REDLANDS HOMES
REDLANDS, CA
ALEXANDER COMMUNITIES
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PLAN 2
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PLAN 3
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Exhibit 7
Conceptual Architectural Elevations
REDLANDS HOMES
REDLANDS, CA
ALEXANDER COMMUNITIES PLAN 1
1,718 SQ. FT
44.00'
PLAN 2
1,942 SQ. FT.
36.00
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First Floor Plans
REDLANDS HOMES
REDLANDS, CA
ALEXANDER COMMUNITIES
PLAN 1
PLAN 2
BEDROOM 3
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PLAN 3
M. BATH
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HANNOUCHE
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Exhibit 9
Second Floor Plans
SECTION 3. DEVELOPMENT STANDARDS
The development standards for the Alexander Communities Specific Plan No. 55
have been designed to ensure the proper and orderly development of the project
site into a unique neo -traditional neighborhood. These development standards
shall apply to all land and buildings within the project boundaries,
A. Permitted Uses
No building, structure, or land shall be used and no building shall be
erected or structurally altered except as permitted herein:
1 Single family detached residences, not exceeding one unit per lot.
Each unit shall be a separate and complete entity
B. Property Development Standards
1 Minimum lot area: The minimum lot area shall be two thousand
seven hundred fifty (2750) square feet.
2. Minimum lot dimensions: The minimum lot width shall be
thirty-six (36) feet; the minimum lot depth shall be seventy-five
(75) feet.
3 Maximum coverage by structures: The maximum coverage by
structures on individual lots shall be seventy-five (75%) percent.
4 Building height: The maximum building height shall be two
and one-half (21/4) stories of thirty-five (35) feet.
5 Setbacks: The minimum front yard setback, as measured from
the private street shall be five (5) feet. The minimum rear yard
shall be five (5) feet. The minimum side yard setback shall be four
(4) feet.
6. Off-street parking: Each dwelling unit shall provide two (2)
covered parking spaces within an enclosed garage. In addition, an
appropriate number of off-street parking spaces (guest) shall be
provided throughout the development at strategic locations at a
ratio of one (1) space for each two (2) units within the
development, or a total of twenty-five (25) spaces. Guest parking
shall be nine (9) feet in width and nineteen (19) feet in depth.
Parallel parking shall be eight (8) feet in width and twenty-four
feet in depth. No parking shall be permitted on any of the private
streets within the development.
7 Fences and Walls: Fences and walls shall be as regulated in
Section 18.168 of the Redlands Municipal Code. In order to
provide continuity throughout the project, wall and fence details
have been provided in Exhibit 10. A six (6) foot masonry block
wall shall be constructed on the perimeter of the project boundaries
Specific Plan No. 55 13
adjacent to the surrounding land uses. Interior property line and
privacy fencing will be wooden fencing as depicted in Exhibit 10.
At the entrance along Fern Avenue a three (3) foot wall shall be
constructed within the twenty-five foot front setback and a six (6)
foot wall shall be constructed beyond the front setback to the rear
property line of the single family dwellings on the east and west
sides of the main entrance.
8. Signs: Project signage shall be as permitted in the Redlands Sign
Code for the R 2 zone.
9 Lighting: Interior street lighting shall be designed with a
historic standard similar to those utilized within the Redlands
downtown.
Specific Plan No. 55 14
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SECTION 4 PROCEDURAL IMPLEMENTATION
A. Specific Plan
The Alexander Communities' Citrus Collection (Specific Plan No. 55) has
been prepared and processed pursuant to the specific plan guidelines
contained in Section 65450 of the State Planning and Zoning Laws and as
implemented by the City of Redlands. An amendment to the adopted
Specific Plan shall require the same procedures as the adoption.
B. Subdivision Map
In conjunction with the processing of Specific Plan, Tentative Tract No.
16310 has been prepared as the primary implementation tool for the
project. The Tentative Tract Map sets forth the lot configuration, street
design, easements and overall site planning for the project, which is
consistent with the provisions of this specific plan. Following approval of
the Tentative Tract Map, the applicant shall prepare the Final Tract Map
and accompanying civil engineering plans for final approval by the City
C. Residential Development Allocation
Following approval of the specific plan and tentative tract map, the
applicant shall prepare and file an application for a Residential
Development Allocation (RDA). The RDA is utilized by the City of
Redlands to allocate the issuance of annual building permits and to ensure
that projects are designed with the maximum quality and development
amenities.
Specific Plan No. 55 15