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soma ORDINANCE NO. 1411
4 ORDINANCE EBF' THE CITY OF REDLANDS ADOPTING AMENDMENT NO.
.
92 To ZON1W ORDINANCE NO. 1000 OF THE CITY OF REDLANDS
THE CITY COUNCIL OF THE CITY OF REDLANDS DOES ORDAIN:
Section One; That Zoning ordinance No . 1000 of the {{"uy
ty of Redlands
be amendedby adding Section52.5 (through Section 52. 55) PRD PLANNED
RESIDENTIAL DEVELOPMENT REGULATIONS , as follows:
SECTION 52. 50: PRD PLANNED RESIDENTIAL DEVEL0PMjN Q _AT xNq
The purpose of the planned�-',_" residential development provisions n is to pro-
vide : ire greater flexibility in the design of residential developments
Ca the promotion of a more efficient, esthetically pleasing 1.ng; and desir-
able
iK.s r �,
provisions of this part shall be planned and designed in a manner that
exist,-
ing plantingsin order to maintain and enhance the locaily recognized
va!Li,es of cominunity appearance.
A. DEFINITION
A planned residential development is a development located
on a site approved as a subdivision, to be constructed by
person or corporate at"dy, involving a variety of res id.,..n t ll,
structure types, planned as a total tal ti ty and, therefore,
subject to approval, development and regulation as one
use complex.
B PLANNED RESIDENTIAL �.:EVIKEI T PERMITTED USE
✓:ax la.2"Y.ned residential,.. development may be permitted in an,,,,,,'
residential district. Such a development shall have sufficient�
.end area to meet the objectives and standards set forth an
this Section. hee dm. i r e m t and procedure �.:�s ,%.I�:.�h,,,i h ed here-
in
.e5.awe-
ordinance or those .in the laws and ordinances ov rni;n g t.'':;e;:
subdivision of land.
C. REVIEW CRITERIA
eleva,
tions for the proposed development to determine its c..ork ._ormit •
with the standards set forth in the city' s General Plan, the
regulations of this section 1 recognized ae'nize principles of uZoan
design, and use ppanZ"1ing, :iculatioT`� , and lands landscapearchi-
tecture.
s..�, chi
tectu e. The Commission may approve
.he proposed an, impose
01
essential conditions regarding the layout, circulation, and
methods of operation and maintenance of the proposed develop-
ment, and, in addition, the Commission may require that appro-,
priate and enforceable deed restrictions .c ptt ab e by the city
be filed with the County RecorderThe Commission may Us -
approve the plan if in their opinion the application does noL
comply ith any of these criteria.,
D. CONFORMANCE WITH ZONE DENSITY REQUIRED
The maximum number of dwelling units yo- g.ae:rmit e hae deter-,
mined by dividing the net development area by, the minimum lot.
area per family re(juir-ed by the district or districts in which
the land is located. Net development area shall be determined
by subtracting the area set aside for churches , schools r
othernon-residential uses, from the gross development °ea
(total area of theproject site) and deducting 1G% of the
remainder for streets regardless of the amount of iand actually
utilized for streets . The area set aside for common open space
or recreation use shall be included in determining the number
of dwelling units permitted.
E. ARRANGEMENT OF BUILDING TYPES
The location and distribution of thevarious permitted?te:d . 1ell,T.ng
unit types shall e approved by v ' Commission, Particular
attentionon will xe given en €o those units to he located on the
perimeter of the site taking into consideration i. ."1e relation-
ship a
ei t,:t.on-1. ncompatibility, of such dwelling to the character and
future development of surrounding properties . Thcommission
may require that only single famildetached dwellings i be
located in gloss areas of the site where other r types of per
min 'gi £°,`I dwelling units are determine .o be not in conformity
with the character of the adJacent area,,
S , , °,:ion 552 RA2 .,,..taSES Ni iip_
No buildingtr .: ur or ;and „,a1e3ll be used, :air`d no builaing
shall
be erected or structurally enlarged, except w.or.: the following our-,Poses-
A. PRINCIPAL PEP04ITTED USES
Attached hed a nd detached single family homes. townbcuses, patio
houses r combinations thereof not av,<.cC't.din out s` , onits
x.51 any one group shall be permitted, and suchi
as
are permitted in the zone in which the planned residentia],
development is to be located.
F purposes
upo o this
»h +.`." ordinance a l permitted dwelling .$YJpes a r Ce
considered o be single fa 1a_k,, in nature . Each+:h uni _w shall be
llrt
separate and complete e e tity extending from t: lowest floor,
r,
level to the highest point F the building.
placement enta of separate air'( t, a.ng units above one another in order-,
that each unit will be directly accessible to private ground
level open spaces ,.
Where dwelling units and/or accessory structures abut on ad]a-
cent lots, such dwellings or structures sball be structurally,
independent with not less than one (1 ) inch of separation
tio
between them.
BACCESSORY 1j' ES
In addition.7_on to the accessory uses permitted in "a, `'"eist.k ict
the following uses are permitted only where they r n integral
part of the .a pt development and are maintained a_ n inte-
gral
a.nte-
part thereof, a1s'?d where the purpose of such a.cSci i it ie«.. is
to provide or the re8idents of theeve t ent rather than thy::'
general public,
1 . Swimming pools ,
2. Recreation aL.sd?vC g , structures and .§.C ate,
3. Private parks, parkways, alki g and riding ahs ..
Section 52 . 53: USES PROHIBITED
,.l uses and structuxes not listed as permitted in Section 5`. 5
are hereby deemed to be specifically prohibited,
Section 52. 511_ PR0PERTY_DEVEL0PNENT_STAND?TLG'
The following property development t, and sr,a;b shall apply a
land and building in a planned s r�,sident.a_al development .,
Vii,.. 155 AREA
Individual lot: areas may be reduced ed be Yo',+r the
required for .hzone provided, h w=we,,,7e it rlrust be dertion-
strated by the developer that; there is a direct 's""e"zatio i; l'')
between the lot size and adjacent open space area within the
development individual lots shall contain sufficient area to,
provide all required setbacks, ya # andprivate outdwer.
living areas ,
B. LOT DIMENSION'
8
rt
Lot widths,• andasv4t.�� may be ..w.s'ysxi ,s� below $' "1 ., standard of the
district; however, to preserve v ,.ds, maintain the qual:sty of the
_'one and surrounding
„ rssndi rkShbostoa _ s , ci ttot <, abutting [ dedi -
cated
ca }d publicstreet s1sa. have a Lot width not less than
the
,..
Ordinance No,3,:: 1411 -
Page three
i_ a
minimnm required for the zone. Certain exceptions may be ap-
proved by the commission where it can be shown that a reduction
n lot width will no adversely affect the character and qual-
ity
C. POPULATION DENSITY
Varies in accordance with .h density y ps==r mite for the zone
in which the site is located.
D. MAXIMUM COVERAGE B STRUCTURES
Thirty (30) percent of the total project area,
E. BUILDING HEIGHT
The height provisions of the zone all apply ,
F, FRONT YARD
The minimum front 'yard provisions f the zone in which the site
is located shall applyo .B ! .gots 'Whet 'rc:'i." abutting a public
b c
r private street,.
G. IDE T .
The side rd provisions of the zone in whichthe site is
located shall apply to a l l properties in the
planned develop-
ment
p-
For the remainder of the deveiopment the side
tor a
residence or group o ��' o residences.�.denck���'s xt a , e modified .�"„`;yard(s)follows:
(a) For a single 7.ami,.:+y detached r't,_sid c#ce on km separate tet,:.;
one side yard may be .reduced to zero provided t r opposite
side yard is not less than the total required for each
side yard in the zone. N o .S_.1.d 3 w or door openings are
permitted on the zero setback line,
For attached ` i..zgi family residences or :ssas.,io houses an
town houses , both interior side yards between structures
in a series or group may be reduced duce to zero provided t .e
exterior side k5md. of ,ya series or group a r% s $ back
a distance not less than ten (10) feet for each story of
height of each building series i or ro No w;€:.nt.xow or
door openings are permitted on the zero setback line,
,
H. REAR YARD
The rear yard.. provisions ons of h.�','�"` zone in which the ..i ta is located
shah apply.
Ordinance . 1411
Race :.dour
g"Iffilb, gn�
'M
1. ACCESSORY' BUILD ING71c,`
The provisions of the zone in which the site is located shall
apply.
Garages or carports for attached dwellings in any series ot,
group shall not front on any public or private street.
J. OFF-STREET PARKING
The provisions of Section 39.00 shall appiy� in addition, an
appropriate number of off-street parking spaces shall be pro-
vided to compensate for the reduction in on-street parking
resulting from the less linear feet of streets typically asso-
ciated with, PRD, The number and distribution of such required
additional spaces shallbe determined by an analysis of the
plan by the Planning Department.
K. OPEN SPACE
Not less than twenty (2 0) percent of the gross land area shall
be developed in common, landscaped, recreational open space
Said open space shall contain a minimum dimension of fifty ( 5„ y:
feet and be accessible to each lot through a system of public
or private walkways . open space areas may include swimming
pools, putting greens , court games and other recreational-
leisure facilities, Said areas shall be identified as perma-
nent open space on the final tract map. open space calcula-
tions shall not include buildings, private patios, balconies,
driveways, and off-street parking areas.
La ACCESS
Each dwelling site shall have adequate and permanent ingress
and egress easements from a dedicated public street. The
conveyance oE such easements shall be approved as to form by
the City Attorney,,
M. '1,,rEHICTJLAR ACCESS
All streets within a planned resi6ential development, he her
public or private, shall have a curb to curb pavement width of
not less than 36 feet , Special street cross-sections With
lesser paving width, such as a divided one-way, and modified
street terminals such as a loop, may be permitted for private
streets provided accessibility and vehicular maneuverability
is at least equivalent to a standard street. All streets,
alleys, and driveways, whether public or private, shall be
improved in accordance with standards of the Public Wor&�
Department,,
ordinance No. 1411
Page five
M u
N. PEDESTRIAN ACCESS
There swell be a concrete walkway system not less than five
5Beet in width extending throughout the site to s-erve as
pedestrian access to a dedicated public sidewalk,
0. DEDICATED STREETS
basic street system :shall be dedicated icat.et t h cite,, Said
system shall be not less than the minimum determined necessary
by the Public Works Department to properly serve the planned
residential development and surrounding areas , All streets
surrounding a planned residential development shall s
dedicated.
P. STORAGE
All storage and trash areas shall be located within enclosed
areas completely screened from u view. Common storage
and trash areas shall be within 200 feet of the dwelling
Q. LIGHTING
In addition to standard street lighs for all dedicated streets,
system of adequate lighting shall be provided for all private
.interior streets and walkways . The spacing and height of al
light support structures and the intensity of all lights shall
be reviewed by the Public Works Department to determine the
adequacy of such lighting for safe pedestrian and vehicle
circulation.
R. PRIVATE OUTDOOR LIVTNG AREA
Each dwelling unit shall have a private outdoor living area with
minimum, dimension f twenty-five (25) Feet_,: Said raf:e~oor liv-
ing g area shall e located to the rear of the front setback line
and may not contain ung detached accessory building, r be used
foroff-street parking of motor vehicle
S . GRADING
t is intended teat there be a minimum of grading ng involv ed i
the development of s PRD project, Where grading is found neces-
sary to improve the vra.
and fill slopes sh af.l not exceed 3 to 1 (i.e. ). ) three hors Mont-aa l
to one vertical. All other p lic able provisions of the
Redlands Grading Code shall apply.;.
A. CONDITIONAL USE PERMIT REQUIRED
An applicationfor a planned residential development shall be
ordinance' No. 1411 -
Rage sly
N!"¢,
n the fora of a Conditional Use Permit in accordancewith the
provisions of Section 52, 00 , Such permit shall be subject to
the a :€ i4;>n e:a. equ r k..em en ws of
this€: section . Wh, ? e conflicts
occur the regulations of this section shall apply,
B. PRELIMINARIPLAN
The applicant shall submit a preliminary development€,,i:' l Vie' to
the Planning Commission for approval in principle.
Approval v1:,€l l principle of the preliminary development plan shall
be limited h Vis. general q ac;.,.e " a:.¢.b1ality of the pJ t..?po w=d land
use distribution and its relationship to d- ac 5+t properties
and each other. The preliminary, plan shall s,�e accurately p.€"e-:.
pared to scale and contain the following information as wela
as that required in Section 52. 00:
1. Legal description or boundary survey map of subject t ps:`op-
e r t .,
2. Distribution of land uses w:L"G,#i :y tabulation oa: "k�� acreage
designated for, each type of use.
. General circulation pattern indicating both public and
private vehicular and pedestrian wa {s ,,
. Approximate r '`.:; ''"2eYd t and dimensions of g.. ?n id$,"i l Jots .
Location and arrangement s*.: all s. t ru "m :€r.
V Relationship of dt.=vt=1',apm..„`at to surrounding properties and
u
t-
us s .
7. Existing topography with proposed grading and drainage
plans .
8 . Location of proposed ,, c:1« €t a {w ."z.
S r-z� statement o r. provisions for ultimate ownership and.; main--
enaa1ce of the parts 1;F_ the development, including streets ,
structures , a sit s open µpac, _.
10 . Schematic. plans _..cnd elevations of a-....l structures ,. t:._i.;'r than,
architec-
tural !pe and construction mst s
g
11.: Such other a a.�. information as ...1.a be appropriate to assist mn:
the consideration of the p r"C"kpo,:-a d development ,
C. PROFESSIONAL TEAM REQUIRED
The con.b .T"ed professional services of qualified urban planners ,
r e g ie €s w landscape architects, registered 'v + engineers or
ordinance No. 1411
Page seven
licensed land surveyors , and licensed architects may W',,,,
required; 't'. ve ea , not l .,,_ b t3 : services w latter
a
prepara-
tion of preliminary m [ .s
TO
In .t s report i o the Council recommending approval
t. f a prelim-
inary pla
s,„ "€Tic rn, t 1h e Corrumission shailset forth such condHiDns
it deems necessary and reasonable to protect the best interests
of the surrounding property or ;t_i ,'h s .>. ::1ood. the General l s. , ,'',
or the intent thereof,
E, FINAL DEVELOPMENT PLAN
rollowing a-,pproval by the Commission and Council of a prelam-
A, development plan, tL Cv. applicant shall submit. t.:.,...." ,..:3. a.
development plan, including all requirements set With by the
Commission and Council for Commission Review and Approval ,
The final plan ll be completely and accurately detailed to
show
,ow all ls`ts street alignments, finish Cir grades, e location
and type of all buildingsstructures,
lighting, w3kvas , parking areas,1 �
walls
fences, open spaces n ! he pertinent information which w . A i
clearly show the completed development of the property,
F. STAGE DEVELOPMENT
yP`
I.€ development. is to be dam: c.:r,r?_ied 4... +;,.,. in progressive s t
conformityeach stage shall be so pLanned that it sbaQ be in
with the approved Novy ` Ana... development plan an . all requiremenks
set forth in said approval. The intent of the planned re5t
det.„ . .._a.l. development
provision5 shall be fully compliedwith
the completion of anystage a_a v. each stage shall.. provide
N v
required
G.
y ,t'"�. open spares toserve the residents- .. 3'" ,,..._..� stage
PMENT SCHEDULE
A development schedule shall be filed with
develop-
ment plan. The�eschedule shall. indicate A the ,.. w j r i.
date C"
or start of construction ; (2) the stages in which thz
project i built approximate starting , v e; @ -
cipated rate of f €.hevs m .E rt ,napproximate :dates o r comple-
tion ;bx r. i,e
H. RECORDED SUBDIVISION MAP REQUIRED
A.. separate tract.w..''..,t m."'b mJ shall be filed o r the total i. ":e S'pmt,n .,
or each approved stage. T"`h 5.:e tract m a n) may be filed concurrent-
ly
:.o.i,.t uL 't .
final development p.r..an.. The he f.%a"ia map shall a::hw the building
Ordinance No. 1411
Page eight
q$'s
'z axza �" aka
lines, common .lend, pedestrian easements and th applicable
abl
features required in the approval of the f1."zsal development,
t,
plan. No building permit shall be issued until. .a final tract
map of each stage of the, proposed development is approved a
provided for herein and is recorded with the County ,Recorder
of Sari Bernardino County.
I . SPECIAL CONDITIONS
The Commission i y require one or more of the following i
instances where the proposed development appears o create
special problems of traffic, landscaping, or economicfeasibil-
ity. asib l-it '
1 . Circulation studies , prepared by ajraff c Engineer, show-
ing the movement of vehicular and pedestrian traffic with-
in the planned development and to and from existing
thoroughfares . Sp4,..c iengineering features ,anc /cr traffic
regulation devc es needed to facilitate or insure safety
of circulation may be required.
2. A landscaping and tree planting plan prepared by a land-
scape
l nd-
cap a r c:;h i t e V
3. An economic feasibility report or market analysis prepared
by a qualified economist,
J. GUARANTEE OF COMPLETION'`
As a condition for approval of a final1e"ti lt 7 m ii plan he
Commission may require a contract with safeguards satisfactory
to the City t or72ey guaranteeing G` 41:� 3let.3on of the develop-
ment
V CONTINUING CONTROL
No changes shall be madein the final development plan unless
approved d b the Planning Commission. No changeshall be
authorized which in any way is determined
with the purposes and intent of t ? ��r
al plan.,
L. NOTATION ON ZONING I? MAP
The boundary of an approved planned residential development
shallbe outlined on the zoning map with the letters PRD noted
after the zone r s designation
is for identification ppuriposes only and does not constitute an
amendment to the official zoning map
ordinance No. 141 �.
Fags nine
A
gffi%
A-
M. TIME LIMIT FOR START OF DEVELOP?4EN�r
An initial time limit for start of construction of one (1)
year shall be established on the Council approval date of the
preliminary development plan. An extension of said time limit
not to exceed' ne< year may be granted by the Council upon
demonstration of cause by the applicant. Failure to begin
development within the approved time limit shall forfeit all,
rights to develop and require a new, application.
Section Two: This ordinance shall be in for and take effect as
provided by law.
Section Three; The City Clerk shall certify to the adoption of
this ordinance and cause it to be published once in the Redlands Daily
Facts, a newspaper of general circulation printed and published in the
City of Redlands.
ATTEST,-
W4
or of the City of Redl*ds
A
6? LILL
Deputy City Clerk
APPROVED FOR FOR.Mt
a-Z Edward F. 22-Y.1—or
City Attorney
11 Alice G. Walls , Deputy City Clerk, City of Redlands, hereby cer-
tify that the foregoing o,rdinance was duly adopted by the City Council
at a regular meeting thereof on the 7th day of July, IL970 by the fol---
lowing vote:
AYES : Councilmen DeMirjyn, Knudsen, Miller, Sewall, Mayor C'unuiiij,-jgs
NOES: None
ABSENT: None
Deuty City Clerk
Ordinance No. 141.1
Page ten
tam"
M. TIME LIMIT FOR START OF DEVELOPMENT
An initial time limit for start of construction of one l )
year shall, be established on the Council approval date of the
preliminary d vel-op gent plan. An extension = said time limit
not to exceed one year may be granted by the Council upon
demonstration cif cause by the applicant. Failure to begin
development within the approved time limit shall forfeit all
rights to develop and require a new, application.
Section Two This ordinance shall. be, in force andi take effect a
provided by law.
Section Three: The City Clerk shall certify t tie adoption
this ordinance and cause it to be published once in the Redlands Daily
Facts, a newspaper of general circulation printed and published In the
City sof Redlands_.
ATTEST-,
q � or of the City
� f R e 1 a��
Deputy City Clerk
APPROVED FOR FORM:
l Idward F. Tay l.gr
City Attorney
, Alice G. Walls, Deputy Cilty Clare City of Redlands, hereby cer-
tify that the foregoing rdinarr ce was dul...v adopted by the, City Counc"J.1
at a regular meeting thereof on the 7th day of JUlly, 1970 by the fol
lowing vote:
AYES : Councilmen De irjyn, Knudsen, Miller, Sewall , Mayor Cummings
NOES- None
ENT done
ILIf
r
. �
r
ordinance No. 1411 y
Page ten