A.   The purpose of establishing C-2 neighborhood convenience center district is to encourage the logical and timely development of land for commercial purposes in accordance with the objectives, policies and proposals of the general plan, provided such uses are determined by the commission and council to be essential or desirable to the public convenience and welfare in the location proposed. The size of the center is to be directly related to the quantity of purchasing power available within the trading area for the support of those uses that are classified for this district.

   B.   The following regulations, set out in this chapter, are intended to protect the residential environment, and shall apply to all uses in the C-2 neighborhood convenience center district. (Ord. 1000 § 24.00, 1955)

   A.   Ownership And Integrated Design: A C-2 neighborhood convenience center may be established only upon land held in single ownership or unified control. The plan for the proposed development must present an integrated and organized arrangement of buildings and service facilities, which shall have a functional relationship to the overall planned development.

   B.   General Plan: The location and type of development shall be consistent with the comprehensive general plan upon which the provisions codified in this title are based.

   C.   Frequency Of Districts: No neighborhood convenience center shall be closer than two (2) miles from any other neighborhood convenience center district, or closer than one mile from any neighborhood stores district. (Ord. 1000 § 24.10, 1955)

For C-2 districts, the following information and material, set out in sections 18.88.040 through 18.88.140 of this chapter, shall be submitted to the commission. (Ord. 1000 § 24.11, 1955)

   A.   Conditional Use Permit:

      1.   The applicant may request and the commission may recommend a conditional use permit for the uses permitted herein, subject to the regulations set forth in chapter 18.192 of this title.

      2.   The applicant must be the property owner or an authorized agent of the owner.

      3.   Responsibility for the posting of bonds, and fulfilling of city requirements for both on site and off site improvements rests with the applicant.

   B.   Change Of Zone:

      1.   The applicant may request and the commission may recommend a change of zone for the uses permitted in this chapter, subject to the requirements of sections 18.88.030 through 18.88.140 of this chapter, and the regulations of section 18.180.010 of this title. The commission may recommend and the council may grant a conditional use permit in lieu of a change of zone when this procedure is determined to be more appropriate.

      2.   All conditions fixed by the city council in the amendment to the ordinance creating the district shall run with the land, and shall be binding upon the applicant for the amendment, his heirs, successors and assigns. (Ord. 2333 § 37, 1997: Ord. 1000 § 24.11(A), 1955)

   A.   Preliminary Site Plan: The site plan shall be prepared to scale, showing accurately and with complete dimensioning all buildings, structures, signs, parking, landscaping, walls or fences, and the points of ingress and egress. In addition, all necessary information to clearly define intended use of the property shall be included.

   B.   Changes: Changes in the approved plan of any item listed under subsection D of this section shall be submitted to the commission for review and approval. This includes changes in parking, landscaping, circulation, signs, lighting, grading, and location of structures.

   C.   Stage Development: If the development is to be carried out in progressive stages, each stage shall be so planned that the requirements and the intent of this title shall be fully complied with at the completion of any stage. Initial construction shall include a food store.

   D.   Final Plans: Final plans are required if the following information is not included on the preliminary plan. Prior to the issuance of a building permit, a final site plan shall be submitted to the commission for review and approval, with the following information:

      1.   Location, arrangement and dimensions of main and accessory buildings;

      2.   Location, arrangement and dimensions of automobile parking space, width of aisles, width of bays, angle of parking;

      3.   Location, arrangement and dimensions of truck loading and unloading spaces and docks, including trash storage areas;

      4.   Location and dimensions of vehicular entrances, exits and drives;

      5.   Location and dimensions of pedestrian entrances, exits, walks and walkways;

      6.   General drainage system;

      7.   Location and materials of walls and fences;

      8.   Landscaping and final grading plan;

      9.   The elevations of main and accessory buildings;

      10.   The location, size, height and orientation of all signs and lights;

      11.   Location and shielding of air conditioners, heating and ventilating equipment. (Ord. 1000 § 24.11(B), 1955)

The petitioner shall submit to the planning department (and the department shall submit its findings on the market analysis to the commission), a market analysis, acceptable to the city, which indicates the need for a shopping center in the location requested. For these purposes, the market analysis shall contain the following determination:

   A.   Determination of trade area of the proposed shopping center;

   B.   Determination of trade area population, present and future;

   C.   Determination of effective buying power in the trade area;

   D.   Determination of net potential customer buying power for stores in the proposed shopping center; and

   E.   Such other data as may be necessary in order to support the application. (Ord. 1000 § 24.11(C), 1955)

The time limit for start of construction of one or more of the main buildings shown on the approved site plan shall be one year. Such construction shall be pursued diligently to completion. This time limit may be extended for a period not to exceed one year by submitting a request to the commission for review and approval prior to the expiration date of the initial time limit.

   A.   Conditional Use Permit: Failure to obtain final approval of the conditional use permit and subsequently start construction within the specified time limits shall terminate the right to develop subject property as a shopping center.

   B.   Change Of Zone: In the event that construction has not started within the specified time limits, the planning commission shall review the progress which has occurred and, if determined necessary, initiate proceedings to rezone property to the zone classification applicable prior to the approval of the commercial zoning.

   C.   Time Limit For Application: In the event that the application for a conditional use permit or zone change is denied, or the time limit for development has expired, no new application will be considered for a period of one year. (Ord. 1000 § 24.11(D), 1955)

   A.   Traffic Study: A C-2 neighborhood shopping center shall be located on property which abuts and has access to an established major or secondary highway. The commission must be satisfied as to the adequacy of surrounding streets and traffic control facilities to carry the additional traffic generated by the development, and may require that a traffic study be submitted.

   B.   Dedications And Improvements: The applicant shall dedicate and improve all necessary streets in conformity with the general plan and any precise plan affecting subject property. (Ord. 1000 § 24.11(E), 1955)

A statement of financial responsibility, including the posting of bonds, cash or certificate of credit with the city to assure the installation of improvements is required as a condition to development of a C-2 district. (Ord. 1000 § 24.11(F), 1955)

In C-2 districts, no building, structure or land shall be used, and no building or structure shall be hereafter erected, structurally altered or enlarged, except for the following purposes:

   A.   Principal Permitted Uses:

Convenience goods:

Bakery, retail.

Books.

Camera.

Candy.

Delicatessen.

Drugs.

Florist.

Gifts.

Grocery; no alcohol beverage sales.

Hardware.

Hobbies.

Luggage.

Meat.

Nurseries; no outdoor display of merchandise other than plants.

Paint.

Toys.

Services:

Automobile club insurance office.

Automobile parts, sales.

Automobile service station; minor repairs only, with no outdoor display of merchandise.

Barber.

Beautician.

Branch bank.

Cleaner/laundry.

Day spa.

Laundromat.

Martial arts studio.

Pet shop.

Real estate office.

Restaurant.

Shoe repair.

Shopper's goods:

Apparel.

Dry goods.

Jewelry.

Knitting.

Linens.

Portable appliances.

Shoes.

Variety.

   B.   Similar Uses Permitted By Commission Determination: The commission may, by resolution of record, recommend to the city council the permitting of any other uses which it may determine to be similar to those listed above, in conformity with the intent and purpose of the C-2 zone, and not more obnoxious or detrimental to the public health, safety and welfare, or other uses permitted in this zone. (Ord. 2791, 2015)

   A.   The following uses may be permitted within the C-2 zone subject to the city's approval of a conditional use permit:

Uses listed in chapter 18.192 of this title.

Business and professional office.

Drive-through facilities which are ancillary to a use permitted as a matter of right within the C-2 zone.

Family recreation centers consisting of amusement machine arcades, billiard rooms or other similar entertainment.

Grocery; with alcohol beverage sales. (Ord. 2791, 2015)

The following property development standards, set out in sections 18.88.130 through 18.88.280 of this chapter, shall apply to all land and buildings in the C-2 zone. (Ord. 1000 § 24.30, 1955)

Lot area in C-2 zones:

   A.   Minimum area: Four (4) acres;

   B.   Maximum area: Eight (8) acres. (Ord. 1000 § 24.30(A), 1955)

Lot dimensions in C-2 zones:

   A.   Minimum width: Two hundred fifty feet (250');

   B.   Minimum depth: Three hundred feet (300'). (Ord. 1000 § 24.30(B), 1955)

The maximum building height in C-2 zones shall be not more than two (2) stories or forty feet (40'). (Ord. 1000 § 24.30(C), 1955)

The maximum coverage of the lot by buildings or structures in C-2 zones shall not exceed twenty five percent (25%) of the total lot area. (Ord. 1000 § 24.30(D), 1955)

In C-2 zones, the relationship between floor space and ground area shall not exceed one-fourth (1/4); one square foot of gross floor area for each four (4) square feet of net lot area. (Ord. 2333 § 38, 1997: Ord. 1000 § 24.30(E), 1955)

In C-2 zones:

   A.   All front yard areas of the property, including parkways, shall be landscaped and maintained. Such landscaped yards shall extend the full width of the lot and be not less in depth than the minimum required front yard for the abutting residential zone.

   B.   There shall be a landscaped buffer area of screen type planting not less than ten feet (10') in width along all property lines which abut residential districts, such landscaping to be located between required walls and interior of the property. (Ord. 1000 § 24.30(F), 1955)

Except for walls, all buildings and structures located on parcels within the C-2 zone shall be set back at least fifty feet (50') from all property lines; provided, however, for building pads in existence on the effective date of the ordinance codified in this section that abut street intersections and are located in a neighborhood convenience center, the setback shall be at least twenty five feet (25'). (Ord. 2492 § 2, 2002: Ord. 1000 § 24.30(G), 1955)

For off street parking and loading in C-2 zones, the provisions of sections 18.164.140 through 18.164.320 and 18.164.330 and 18.164.340 of this title shall apply. (Ord. 1000 § 24.30(H), 1955)

For fences, landscaping and walls in C-2 zones, the provisions of chapter 18.168 of this title shall apply. (Ord. 1000 § 24.30(I), 1955)

For signs in C-2 zones, the provisions of the Redlands sign code shall apply. In addition, no signs are permitted within landscaped areas. (Ord. 1000 § 24.30(J), 1955)

In C-2 zones, all accessways to a public street shall be located not less than one hundred fifty feet (150') from the intersection of any street lines, and shall be designed in a manner conducive to safe ingress and egress. Where practical, exits shall be located on a minor street. Frequency of accessways shall be at intervals of not less than two hundred fifty feet (250'). (Ord. 1000 § 24.30(K), 1955)

In C-2 zones:

   A.   The gross leasable area ("GLA") shall not exceed seventy five thousand (75,000) square feet. In addition, not less than twenty five percent (25%) of the gross leasable area shall be directly related to food items.

   B.   For the purposes of this section, "GLA" is defined as and means all that area utilized for sales, service and warehousing purposes, and excludes public restrooms, enclosed trash storage areas, equipment room areas, parking areas, loading areas, and all open or enclosed walkways, malls and open spaces used in common by the various stores within the center. (Ord. 1000 § 24.30(L), 1955)

In C-2 Zones, rubbish shall be confined in closed containers and completely screened from view. All merchandise must be stored within enclosed rooms. (Ord. 1000 § 24.30(M), 1955)

In C-2 Zones, lighting facilities shall be arranged in a manner which will protect the highway and neighboring properties from direct glare or hazardous interference of any kind. (Ord. 1000 § 24.30(N), 1955)

   A.   In C-2 Zones, no commercial activity is permitted between the hours of ten o'clock (10:00) P.M. and six o'clock (6:00) A.M., unless an administrative use permit has been approved for hours extending between ten o'clock (10:00) P.M. and twelve o'clock (12:00) midnight in accordance with chapter 18.193 of this title, or a conditional use permit has been approved for hours extending between twelve o'clock (12:00) midnight and six o'clock (6:00) A.M. in accordance with chapter 18.192 of this title, to ensure compatibility with residential zones adjacent to the district.

   B.   In C-2 Zones, no loading activity is permitted between the hours of ten o'clock (10:00) P.M. and six o'clock (6:00) A.M. (Ord. 2865, 2018)

In C-2 Zones, all noise producing equipment, such as compressors, heating and air conditioning units, etc., shall be insulated or enclosed so as to be inaudible at the property lines. (Ord. 1000 § 24.30(P), 1955)

In C-2 Zones, property shall be recorded as one parcel and under unified control as a condition for development. Any division of property after the completion of development shall be in conformity with the regulations of the Redlands subdivision ordinance and the provisions of the Redlands zoning ordinance codified in this title. (Ord. 1000 § 24.40, 1955)