HomeMy WebLinkAbout6791_CCv0001.pdf RESOLUTION NO. 6791
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS APPROVING
AMENDMENT NO. 36 TO SPECIFIC PLAN NO. 40
(EAST VALLEY CORRIDOR SPECIFIC PLAN) TO ESTABLISH THE EV/RP 9 (PLANNED
RESIDENTIAL 9) DISTRICT TO THE EAST VALLEY CORRIDOR SPECIFIC PLAN AND
AMEND RELATED SECTIONS OF THE SPECIFIC PLAN PERTAINING TO THE
ESTABLISHMENT OF THE EV/RP (PLANNED RESIDENTIAL 9) DISTRICT
WHEREAS, the Redlands Commons development project (the "Project") site is located
in an area that is designated by the East Valley Corridor Specific Plan (EVCSP) as a Special
Development (SD) District that permits limited residential development by allowing single
family dwelling units on parcels of twenty (20) acres or more on an interim basis (EV3.1110);
and
WHEREAS, the EVCSP states that "where determined to be appropriate, a special buffer
area shall be established adjacent to existing single family residential homes which abut the
Special Development District, in order to ensure a logical transition of uses." See EVCSP
Section EV3.1112; and
WHEREAS, this special buffer area may include single family residential. See EVCSP
Section EV3.112; and
WHEREAS, as the residential uses proposed are directly across the street from the
existing single family residences located at the southeast corner of Texas Street and Pioneer
Avenue, it would be appropriate to allow the single family uses proposed in order to act as a
buffer and transition among the various uses; and
WHEREAS, in order to allow the Project's proposed residential uses, an amendment
would be required to allow the planned 199 single-family detached dwelling units at a density of
less than nine dwelling units per acre.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Redlands as
follows:
Section 1. Pursuant to EVCSP Section EV1.0501, the City Council of the City of
Redlands hereby approves the following amendments to Specific Plan No. 40 to allow residential
uses within a portion of the Redlands Commons site:
Swikethr-eti indicates language to be deleted and bold & underline indicate language to be
inserted.
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CHAPTER 4. PLANNED DEVEOPMENT PROCEDURES
Section EV1.0401 General Provisions
(a) Planned Development Defined
A Planned Development is a large, integrated development consisting of
commercial, industrial or administrative/ professional uses, or a mixture of such
uses and associated ancillary uses and structures, that is located within one or
more development envelopes as defined in this Section-- and may include
Medium- Density uses in appropriate location(s).- within the area of the
Special Development District generally bound by Pioneer Avenue Texas
Street, San Bernardino Avenue, and Tennessee Street (otherwise known as
Redlands Commons).
(b) Development Envelopes Defined
(1) Within the East Valley Corridor Planned Development District, certain
areas have been designated as Development Envelopes. Development
Envelopes are areas with common constraints and development
opportunities, and constitute the minimum area which must be planned as
a single unit. A developer may combine two or more Development
Envelopes to plan for a larger area within a single Planned Development,
provided that all parcels are contiguous or separated only by a road, right-
of-way or easement. Planned Development Envelopes are shown in
Figure 1-1.
(2) Any Planned Development (PD) application filed within a Development
Envelope must address the development of all property within that
Development Envelope. Provided, however, that approval of the Planned
Development shall be limited to approval of a Concept Plan in accordance
with Section EV 1.0405 unless the applicant for the PD is the property
owner of record for the entire Development Envelope.
Section EV2.0205(a)
(3) Policy: Support a limited amount of residential land use within the
planning area.
(A) Objective: Designate land use districts for single residential use at
a maximum density of six (6) units per acre except for the
Planned Residential 9 area of the Special Development District,
which shall have a maximum sin le-family residential density
of 8.97 units per acre and multiple residential uses at a maximum
density of fiftecii (.15) units per acre.
CHAPTER 11. SPECIAL DEVELOPMENT DISTRICT
Section EV3.1101 Intent
The Special Development District is intended to provide an alternative, more flexible site
planning process which encourages creative and imaginative planning of administrative
professional, commercial or industrial developments, or a mixture of such uses, within the
framework of a single cohesive concept plan. Additionally, the Land Use Element of the
General Plan (Guiding Policv 4.4011 allows for the consideration of Medium-Density
development proposals at appropriate locations within the Special Development District.
The Special Development process provides greater regulatory, land use, and design flexibility
than conventional land use district regulations, in order to achieve more economical and efficient
use of the land.
The Special Development District preserves areas in large acreage, providing for interim and
support uses, until such time as a Planned Development is approved. Except for interim uses, any
development within this district shall be subject to a Planned Development (PD) application, as
defined and provided for in Division 1 of the Specific Plan. The development standards for PD
projects shall be based upon the approved development plan or use permit and conditions of
approval.
Section EV3.1113 Accessory Land Uses
All accessory uses listed in the General Commercial District, Commercial Industrial
District, Administrative Professional District, and Public Institutional District are permitted
as accessory uses in the Special Development District.
Additionally, the following uses are permitted as an accessory, to residential uses
permitted in the Planned Residential 9 area:
1 Accessory building such as a cabana and storage shed
(2) Garage
(3) Recreational facilities intended for use by the residents of a residential
development and their guests, including playgrounds, tennis courts
and athletic fields.
Section EV3.1114 Conditionally Permitted Land Uses
(1) All conditional uses listed in the General Commercial District,
Commercial Industrial District, Administrative Professional District, and
Public Institutional district are permitted in the Special Development
District subject to approval of a Conditional Use Permit.
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(2) Single- family residential uses, not to exceed 8.97 dwelling units per
acre ("Planned Residential 9"), are permitted in the Redlands
Commons Development Plan area of the Special Development District
subieet to approval of a Conditional Use Permit.
Section EV3.1120 Development Standards
(a) For interim uses as listed in Section EV3.1110 (a), development standards are as
follows:
(l) Minimum lot size shall be twenty (20) acres.
(2) Maximum building height shall be thirty-five (35) feet.
(3) Minimum building setbacks:
(A) Front Yard 25 feet
Street side yard 25 feet
Side and rear yards 20 feet
(B) Where front or side street is designated as a Special Landscaped
Street in Section EV4.0115 (a), see Section 1V4.0115 for setback
and landscaping requirements.
(b) Development standards for Planned Development projects shall be based upon the
approved development plan or use permit and conditions of approval attached to
the plan by the reviewing agency. All Planned Developments shall adhere to the
Community Design standards as outlined in Division 4, and to the requirements
for PD approval contained in Division 1, Chapter 4. Where the SD District is
located adjacent to existing single family residential uses, special attention shall
be paid to the development compatibility standards set forth in Section FV4.0225.
c For residential uses within the Planned Residential 9 area de%elo meat
standards are as follows:
(1) Lot size
(A) Minimum lot area shall be 2,500 square feet..
(B) No minimum width or depth of a lot shall apply.
(C) There shall be no minimum lot frontage requirement.
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(2)__ Population Density
A minimum of one thousand six hundred 0.6001 square feet
rosy shall be allotted for each dwelling unit not to exceed a
total of 8.97 dwelling units per acre net .
(3) Maximum structure height shall be thirty-five (35) feet.
4 Maximum covers e by structures shall be fifty 50percent of
the lot area for each lot.
(5) More than one main building or structure may be placed on a
lot.
(6) Setbacks:
(A) Front yard: 5 feet
Rear yard • 5 feet
Side yard:_5 feet
(B) Main buildings and/or accessory buildings shall in no instance
be closer than five (5) feet from any other main buildings
and/or accessory buildings.
(C) For residential lots immediately abutting a dedicated and
improved internal street within the Planned Residential 9 area,
a minimum vard of at least ten (10) feet in depth shall be
provided, as measured from an v dedicated and improved
street within the Planned Residential 9 area.
D For residential lots immediately abutting the peripheral
boundary of the Planned Residential 9 area, a minimum yard
or common open space of at least h�elve (12) feet in depth shall
be provided, as measured from any boundary of the entire
Planned Residential 9 area.
(7) Each residential lot shall have a minimum access of hventy-four (24)
feet to a public or private street. Such access may be shared with
other lots.
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(8) Parking Standards and Requirements
A Each dwellin unit shall provide two parking spaces
9 Landscape re uirements
Landscape re uirements shall comply with provisions of the East
Valley Corridor Specific Plan
(10) Site Lighting Requirements
(A) Lighting shall be required on all new development for the
purpose of providing illumination to ensure public safety° and
securih°. Lighting fixtures shall be functional, coordinated and
visually attractive. Liphtinp. shall be re uired at the following
locations:
(i) Pedestrian_walkways and plazas
(ii) Building entries driveways entries and varking areas
(iii) Hazardous locations, such as changes of grade and
stairways, shall be well lit with lower-level supplemental
lighting or additional overhead units.
(B) Lights shall be placed so as not to cause glare or excessive light
spillage on neighboring sites.
(C) All parking lot and driveway Blighting shall provide uniform
illumination at a minimum level of 0.5-foot candles.
D All ii ht fixtures are to be concealed lip-ht source fixtures
except forpedestrian-oriented accent lights.
(E) Security lighting fixtures are not to proiect above the walls,
fences or roof line of the building and are to be shielded. Light
shields shall be painted to match the surface to which they are
attached. Security lighting fixtures are not to be substituted
for parking lot or %%alkway lighting fixtures and are restricted
to lighting only loading and storage locations, or other similar
service areas.
(F) Exterior wall-mounted floodlights are expressly prohibited
except for security lighting in areas as noted above.
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(G) All illuminated signs are to be internally illuminated.
(H) Lighting of building facades is permitted.
(1) The design of all lighting fixtures and their structural support
shall be architecturally compatible ►►ith the surrounding
buildings..
J Walkwa • lip-htinz fixtures shall have an overall height not to
exceed twelve(12.feet.
K Parkin2 lot liahtina fixtures shall have an overall height not to
exceed thirty. (3()) feet.
L When walkway li2htin2 is provided primarilv by low fixtures
there shall be sufficient Peripheral lighting to illuminate the
immediate surroundings to ensure public safety. Shatterproof
lenses are recommended on low-level fixtures.
(1 1) Trash Enclosure Requirements
(A) All waste materials shall be stored in an enclosed area and
shall be accessible to service vehicles. Wastes that might cause
fumes or dust, or which constitute a fire hazard, or which may
be edibleby, or otherwise be attractive to rodents or insects
shall be stored only in closed containers in required enclosures.
B A six b foot hi h masonry wall shall be constructed around
all refuse collection areas. Trash enclosures shall have solid
wood or metal doors.
(C) Refuse collection areas shall not be located_ between the
frontage street and the building line, or adjacent to freeways
(12) Screening, Fences and Wall Requirements
(A) All loading areas, mechanical ecLuipment, outside storage,
refuse collection areas,_ or other uses as determined by the
Planning Commission shall be screened if located within
seventy- (70)feet of a front propem line.
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(B) Any fence or wall that is constructed on a lot that contains an
on-site slope shall be constructed at the top of the uphill side of
such slope.
(C) No fence or wall and no landscaping that_obstructs visibility
shall be permitted within the corner cut-off zones of street
intersections as shown in the attached Appendix C.
(D) A six (6) foot high fence or wall shall be constructed along the
perimeter of all areas determined by the Planning Commission
to be dangerous to the public health and safe",. A six (6) foot
high solid fence or wall shall be constructed around all open
storage areas.
(E) Open fences not to exceed four (4) feet in height shall be
permitted within a required front yard area. For purposes of
this section an open fence shall mean those es composed of
wire mesh or wrou ht iron capable of admittin at least nine
(90) percent of Light.
(F) Solid fences and walls not to exceed six (6) feet in height shall
be permitted along side and rear propert, lines except that no
solid fence or wall exceeding three (3) feet in height shall be
located within any required front yard area.
(G) Open fences, as defined in section (e) above, over six (6) feet in
height may be located in the rear half of the lot subject to a
finding by the Planning Commission that such a fence will not
constitute a nuisance to abutting property. Such fences up to
sixteen (16) feet in height located within the buildable rear
and area of a lot and not less than ten 10 feet from any
property line are exempt from the requirement.
H) All required screening from public view of uses, such as
storage areas, loading docks, and equipment, shall be
architecturally integrated with the building design through the
use of concrete, masonry or other similar materials. Solid
walls within the buildable lot area shall not exceed a height
ei ht $ feet from the highest finished grade. If the height of
the wall is not sufficient, appropriate landscaping shall be
required to screen the objectionable area from the freeway.
(1) Fencing up to a hei<(ht of six_(6) feet may be permitted within
anv street-side setback area when there is a demonstrated need
for security as determined b, the Planning Commission. All
security fences that are within the street-side setback shall be
constructed of wrought iron or_similar materials with respect
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to quality and durability, shall transmit at least 90 percent
IWO, and shall not obstruct i°ie«'s of landsea ina. No chain
link or barbed wire is_allowed. Security fencing shall not
create a si ht distance problem for motorists entering or
exiting the site. -
ADOPTED, SIGNET) AND APPROVED this 6th day of January, 2009.
6Lr
Mor of the ity of Redlands
ATTEST:
a
Cit lerk of t e ty of Redlands
1, Lorric Poyzer, City Clerk of the City of Redlands, California, do hereby certify that the
foregoing Resolution No. 6791 was duly adopted by the City Council at a regular meeting
thereof held on the 6th day of January, 2008, by the following vote:
AYES: Councilmembers Gilbreath, Gallagher, Aguilar; Mayor Harrison
NOES: Councilmember Bean
ABSENT: None
ABSTAIN. None
i
Lorri Poyzer, Ci yVifi
Ci of Redlands, nia
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