The purpose of the provisions set out in this article is to establish procedures for the permitting of certain nonresidential uses in existing residential structures, in order to encourage the preservation of homes identified by the Historic and scenic preservation commission as having special historical, architectural or cultural significance in the community. (Ord. 1906 § 1, 1986: Ord. 1000 § 52.10(J), 1955)

As used in this article:

   ADAPTIVE REUSE: A nonresidential use that is to be utilized in conjunction with a residential use. The following individual uses or a combination thereof are allowed under this section, if determined to be appropriate for the particular location and structure:

   A.   Art association and art galleries;

   B.   Conducting of charitable, nonprofit or political events and programs of general public interest; premises at which events are held no more often than yearly shall not require a permit under this section;

   C.   Conducting of receptions;

   D.   Conducting of recitals;

   E.   Conducting of weddings;

   F.   Gift shop as an accessory use to another use in this list;

   G.   Home tours, including showcase homes;

   H.   Museums;

   I.   Retreats, such as for executives and religious groups.

   HISTORICAL, ARCHITECTURAL OR CULTURAL SIGNIFICANCE: The architecture or design of the structure is exemplary of a significant or unique architectural style, or, that the structure as owned by a person or group of persons who have significant historical or cultural involvement with the development of the City. (Ord. 1906 § 1, 1986: Ord. 1000 § 52.10(J)(2), 1955)

Application shall be in the form of a conditional use permit. The applicant must be the owner, as demonstrated by a grant deed, the lessee pursuant to a lease with a term of at least twenty five (25) years, or the purchaser pursuant to a land sale contract. These additional requirements shall be imposed:

   A.   The structure shall serve as the primary residence of the owner unless the owner is a nonprofit corporation. An exception may be granted for nonprofit entities that qualify for tax exempt status pursuant to federal or state law.

   B.   The historic and scenic preservation commission shall review the proposal for a determination of special historical, architectural or cultural significance prior to planning commission review, and their recommendations shall be considered by the planning commission in imposing conditions on the project. The structure shall be included on the city's Register of Historic and Scenic Properties or a state or national listing of historical significance, during the life of the permit.

   C.   If the use at any time becomes objectionable to the neighborhood due to noise, odors, lights, traffic, on street parking, nighttime activities, or any other nuisances, the application may be revoked pursuant to chapter 18.192 of this title.

   D.   The permit is granted solely to the applicant. If control of the property is transferred to another party, a new permit shall be required.

   E.   The projected volume of traffic to be generated by the activity, as compared to normal traffic expected with full development of the site in accordance with the zone classification, shall be utilized as a guide in determining the number, size, frequency and hours of activities to be permitted. For other than home tours, art galleries and museums, the number of activity days in the multiple-family residential zones shall not exceed four (4) in any calendar month, and in the single- family zones shall not exceed two (2) in any calendar month, except upon special approval by the planning commission for good cause shown.

   F.   Permits shall be subject to a one year review period by the planning commission after the first year of operation.

   G.   All proceeds derived from the adaptive reuse of a historic home shall be used exclusively for the physical preservation and restoration of this structure, and to defray the reasonable costs of administering activities authorized by the permit. (Ord. 1906 § 1, 1986: Ord. 1000 § 52.10(J)(1), 1955)

   A.   The lot upon which the adaptive reuse is to be established shall conform to the minimum area and dimension standards of the zoning district in which it is located, and shall not be further subdivided.

   B.   Parking spaces in a permitted location shall be provided on the same lot for the adaptive reuse(s) in addition to the required parking spaces serving the resident owner. No on street parking is permitted.

   C.   Any sign shall be reviewed as part of the conditional use permit application and shall not exceed four (4) square feet in area. If not attached to the residence, a sign shall not exceed three feet (3') in height. One sign shall be permitted. The sign may only be externally lighted. Signs may only be lighted during hours of activity. Lighting shall be turned off between ten o'clock (10:00) P.M. and six o'clock (6:00) A.M.

   D.   The planning commission may, at the time of application hearing, determine a reasonable combination of adaptive reuses to be permitted.

   E.   The applicable provisions of article VI of this chapter shall apply to adaptive reuse(s).

   F.   In addition to standards required of all conditional use permits, per chapter 18.192 of this title, the planning commission may require the preservation and maintenance of significant permanent landscaping features and significant historical, architectural or cultural features of the structures or property, as a condition of the permit. (Ord. 2470 § 2, 2001: Ord. 1906 § 1, 1986: Ord. 1000 § 52.10(J)(3), 1955)

No automobile service station shall be constructed, remodeled or enlarged, and no existing service station shall be converted for another use in any zone, except as specifically provided in this article. (Ord. 2470 § 2, 2001: Ord. 1000 § 52.10(A), 1955)

All service station facilities shall be subject to the provisions of this article:

   A.   All new service stations require approval of a conditional use permit.

   B.   The remodeling or enlargement of an existing service station requires commission review and approval.

   C.   The conversion of an existing service station facility to another use requires commission review and approval. (Ord. 1000 § 52.10(A)(1), 1955)

The following property development standards shall apply when more restrictive than those for the particular zone:

   A.   Site Area: Each new service station site shall be located on a lot having an area of not less than twenty thousand (20,000) square feet. This requirement shall not apply to the redevelopment of an existing service station.

   B.   Site Dimensions: The minimum lot width and depth dimensions shall be one hundred twenty feet (120'). This requirement shall not apply to the redevelopment of an existing service station.

   C.   Access: The site must abut and have access to a major or secondary highway, as shown on the Redlands general plan.

   D.   Parking: Off street parking shall be provided in accordance with the provisions of sections 18.164.140 through 18.164.320 of this title. No outdoor parking or storage of wrecked, dismantled or inoperative vehicles is permitted. Parked vehicles shall be limited to those directly associated with the business, or awaiting service. No parking is permitted in the corner cutoff area.

   E.   Landscaping:

      1.   Except for driveway openings, there shall be a landscaped planter area not less than five feet (5') in width extending along the entire street frontage.

      2.   A minimum of four percent (4%) of the remaining lot area shall be landscaped, with not less than fifty percent (50%) of such landscaping provided along the interior property lines.

      3.   All planter areas shall be enclosed by six inch (6") high concrete curbs.

      4.   A detailed landscaping plan indicating types and distribution of plantings shall be provided with the application.

   F.   Walls: A three foot (3') high solid masonry wall shall be constructed along all interior property lines. The wall shall be increased in height to not less than five feet (5') nor more than six feet (6') when the site is adjacent to a school, church, park, club, hospital, or residential zone or use. The planning commission may require additional walls, as determined necessary for proper development of the site.

   G.   Restrooms: All restroom entrances shall be screened from view of adjacent properties and street rights of way by some form of decorative wall or similar device.

   H.   Architectural Treatment: It is the policy of the city to require a higher than typical quality of architectural treatment for service stations. Applicants are encouraged to submit designs which are in keeping with the overall character and quality of the neighborhood and community. The architectural treatment of each station will be reviewed carefully and approved only when the appearance of the station is considered suitable to the city. Customer pump areas shall be roofed.

   I.   Trash Storage: All trash, refuse and used merchandise shall be stored in an area enclosed by solid walls or fences. Such area shall be located in the rear portion of the lot.

   J.   Utilities: All utilities on the site, for direct service to the business, shall be installed underground.

   K.   Lighting: All lighting elements on the exterior and interior of the structure shall be shielded from horizontal view, except for sign lights or those especially designed for illumination of the parking lots. (Ord. 2676 § 1, 2007: Ord. 1000 § 52.10(A)(2), 1955)

The outside storage of rental trailers and similar equipment may be permitted, provided they are completely screened from public view and the use is specifically authorized in the conditional use permit. Additional lot area over the required minimum, in the amount of two hundred (200) square feet per rental unit, shall be provided. (Ord. 1000 § 52.10(A)(3)(a), 1955)

An attendant shall be on duty at all times during open business hours. (Ord. 1000 § 52.10(A)(3)(b), 1955)

The sale of gasoline and petroleum products in combination with some other type service shall be subject to approval of a conditional use permit. (Ord. 1000 § 52.10(A)(3)(c), 1955)

The purpose of this article is to encourage the preservation of homes identified by the historic and scenic preservation commission as having special historical, architectural or cultural significance to the community by establishing procedures for permitting bed and breakfast inns in such homes. (Ord. 2592 § 1, 2005: Ord. 2470 § 2, 2001: Ord. 1863 § 1, 1985: Ord. 1000 § 52.10(I), 1955)

As used in this article:

   BED AND BREAKFAST INN: A residential building containing a specified number of guestrooms occupied by a specific number of persons, which provides living units and meals for transient guests, and which is managed and occupied by the owner of the property in residential zones or by a manager residing on the property in nonresidential zones.

   BED AND BREAKFAST USE: Use of property for a bed and breakfast inn.

   HISTORICAL, ARCHITECTURAL OR CULTURAL SIGNIFICANCE: The architecture or design of the structure is exemplary of a significant or unique architectural style; or, the structure was a site of a significant historical or cultural event; or, the structure was owned by a person or group of persons who have significant historical or cultural involvement with the development of the city. (Ord. 2592 § 1, 2005: Ord. 2175 § 1, 1991: Ord. 1863 § 1, 1985: Ord. 1000 § 52.10(I)(2), 1955)

Application shall be in the form of a conditional use permit. These additional requirements shall be imposed:

   A.   In residential zones, the inn structure shall serve as the primary residence of the owner, and if a corporation is the owner, a majority shareholder shall reside primarily in the inn structure. In nonresidential zones, a full time manager shall reside on the property.

   B.   The historic and scenic preservation commission shall review the proposal for a determination of historical, architectural or cultural significance prior to planning commission review, and its recommendations shall be considered by the planning commission in imposing conditions on the project. The inn structure shall be included on the city's Register of Historic and Scenic Properties, or on a state or national listing of historical significance, during the life of the permit.

   C.   Check in hours for guests shall be determined by the owner of the bed and breakfast inn.

   D.   Meals shall be served only to overnight guests of the bed and breakfast inn, except as provided in subsection E of this section.

   E.   In nonresidential zones only, an ancillary use limited to a coffee/tea house, gift shop and/or restaurant serving the public may be permitted provided the serving area or sales area of such use(s) does not occupy more than ten percent (10%) of the gross floor area of the dwelling. The ancillary use shall be approved as part of the permit for the bed and breakfast use. The size of the serving area or sales area of such use(s) shall be based on the parcel's ability to provide the required parking for the use(s) pursuant to chapter 18.164 of this title. The hours of operation shall be determined based on compatibility with the adjacent land uses, except that if the parcel abuts a property in residential use, the hours of operation shall not extend beyond eight o'clock (8:00) P.M.

   F.   In residential zones, no long term rental of rooms shall be permitted; the maximum length of stay for guests shall be fourteen (14) days. In nonresidential zones, the maximum length of stay for guests shall be thirty (30) days.

   G.   No cooking facilities shall be allowed in the guestrooms.

   H.   Applications shall be subject to a one year review period by the planning commission.

   I.   If the use at any time becomes unduly intrusive to the neighborhood, or the owner fails to comply with all conditions of approval related to the permit, the permit may be revoked pursuant to chapter 18.192 of this title.

   J.   The permit to operate is granted in accordance with chapter 18.192, "Conditional Use Permits", of this title. Where the bed and breakfast use or any portion thereof is discontinued for one hundred eighty (180) days, the permit shall become null and void and a new permit shall be required to reestablish the use.

   K.   The owner of the bed and breakfast inn shall be subject to the requirements of chapter 3.24 of this code regarding the collection and payment of transient occupancy tax imposed by this chapter. The owner shall keep and preserve, for a period of three (3) years, all records of rents and guests as required in chapter 3.24 of this code. The city shall have the right to inspect said records at reasonable times to ensure compliance with this chapter.

   L.   Satisfactory evidence of compliance with state and local laws in other land use endeavors, if any, shall be provided by the owner as a prerequisite to any approvals under this article. (Ord. 2592 § 1, 2005: Ord. 2470 § 2, 2001: Ord. 2202 § 1, 1992: Ord. 2175 § 2, 1991: Ord. 1863 § 1, 1985: Ord. 1000 § 52.10(I)(1), 1955)

   A.   Conformance: The lot upon which the bed and breakfast inn is to be established shall conform to all standards of the zoning district in which it is located, and shall not be further subdivided.

   B.   Parking: One parking space in a permitted location shall be provided on the same lot for each guestroom and each employee, in addition to the required parking spaces serving the resident owner.

   C.   Outdoor Living Space: Outdoor living space shall be provided in accordance with the minimum standards of the zone.

   D.   Signs: Any sign shall be reviewed as part of the conditional use permit application, and shall not exceed four (4) square feet in area in residential zones, and twenty (20) square feet in nonresidential zones. If not attached to the residence, a sign shall not exceed three feet (3') in height. One sign shall be permitted. The sign may be lighted externally. Lighting shall be turned off between ten o'clock (10:00) P.M. and six o'clock (6:00) A.M.

   E.   Number Of Rooms:

      1.   In the single-family residential zones, the number of guestrooms shall not exceed one room for each multiple of minimum lot area required for each dwelling unit in the underlying zone, with a maximum number of ten (10).

      2.   In the multiple-family residential and nonresidential zones, the maximum number of rooms shall be determined by the adequacy of the parcel to provide on site parking and outdoor living space.

   F.   Guest Limit: The planning commission may determine a reasonable maximum limit to the total number of guests staying at the inn.

   G.   Additional Provisions: The provisions of article VI of this chapter, on nonresidential uses in a residential building, shall apply to bed and breakfast inns.

   H.   Preservation And Maintenance Of Significant Landscaping Features: In addition to standards required of all conditional uses, per this chapter, the planning commission may require the preservation and maintenance of significant permanent landscaping features and significant historical, architectural or cultural features of the structure or property. (Ord. 2592 § 1, 2005: Ord. 2470 § 2, 2001: Ord. 1863 § 1, 1985: Ord. 1000 § 52.10(I)(3), 1955)

Subject to the provisions of this article, a conditional use permit for a bed and breakfast inn use in existing single-family homes shall be available within any zone in the city. (Ord. 2592 § 1, 2005: Ord. 1909 § 1, 1986: Ord. 1863 § 1, 1985: Ord. 1000 § 52.10(I)(4), 1955)

The purpose of this article is to establish criteria, standards and procedures for the construction of new condominium projects, or conversion of existing residential buildings to condominiums, consistent with the following objectives:

   A.   To make adequate provision for the housing needs of all economic segments of the community;

   B.   To provide for inhabitant ownership of residential units, while recognizing the need for maintaining adequate rental housing inventories;

   C.   To provide a reasonable balance of rental and ownership housing;

   D.   To inform prospective conversion buyers regarding the physical conditions of the structure offered for sale. (Ord. 2470 § 2, 2001: Ord. 1000 § 52.10(G), 1955)

   A.   As used in this article:

   COMMON AREA: The entire project, excepting all units granted or reserved.

   CONDOMINIUM: Means and includes the following:

   A.   "Condominium", as defined by section 783 of the Civil Code;

   B.   "Community apartment project", as defined by section 11004 of the Business and Professions Code;

   C.   "Stock cooperative", as defined by section 11003.2 of the Business and Professions Code;

   D.   "Planned development", as defined by section 11003 of the Business and Professions Code.

   CONDOMINIUM CONVERSION: Means and refers to condominiums in which the existing units are being used as single-family or multiple-family residences, not divided into separate units.

   CONDOMINIUM DOCUMENTS: The declaration of covenants, conditions and restrictions, the description of project elements, and the enabling declaration establishing a plan for condominium ownership.

   PROJECT ELEMENTS: The condominium units which are to be conveyed, the areas and spaces which are to be assigned to such units, and the common areas which are to be shared by the owners of all units.

   PROPOSED CONDOMINIUM: Means and refers to condominiums in which the unit(s) is not as yet constructed.

   B.   A "condominium project", as defined in Civil Code section 1350, shall be subject to the requirements and procedures applicable to subdivisions and any additional requirements and procedures set forth in this article.

   C.   All other terms in this article shall have the same definitions as set forth in the applicable state laws relative to the subdivision of land. The provisions of the Redlands subdivision ordinance and the California subdivision map act shall govern all applications under this article. (Ord. 1000 § 52.10(G)(2), 1955)

Residential condominiums shall comply with all appropriate provisions of this code, and the conditions imposed by a conditional use permit. The planning commission and city council shall review and approve the use prior to the consideration of a tentative map application. (Ord. 1000 § 52.10(G)(1), 1955)

   A.   The initial action in connection with the making of any condominium subdivision shall be the preparation of a map, which shall include or be accompanied by the following data, as well as otherwise complying with the property development standards of the zone in which the project is to be located:

      1.   The location, assignment and square footage of each unit, including the number of rooms in each unit;

      2.   The location and assignment of all storage space outside of each unit;

      3.   The location and assignment of all parking spaces;

      4.   The location and assignment of all private open space areas;

      5.   The location of all common areas;

      6.   The location of all facilities and amenities provided within the common area for the enjoyment and use of the unit owners;

      7.   A word description of all common areas, facilities and amenities which are provided for the enjoyment and use of the unit owners;

      8.   A tree, landscaping and irrigation plan;

      9.   A complete copy of conditions, covenants and restrictions shall be provided. The city may be made a third party beneficiary to the conditions, covenants and restrictions, as deemed appropriate;

The following paragraph shall be included in the conditions, covenants and restrictions:

   B.   The minimum standards for condominium construction or conversion shall be as follows:

      1.   Two (2) covered parking spaces in a fully enclosed garage, plus one-half (1/2) open guest parking space for each dwelling unit shall be provided;

      2.   Wall and floor-ceiling assemblies shall conform to the sound insulation performance criteria promulgated in title 25, California Administrative Code, section 1092, or its successor;

      3.   The consumption of gas and electricity within each dwelling unit shall be separately metered so that the unit owner can be separately billed for each utility. A water shutoff valve shall be provided for each unit;

      4.   a. All permanent mechanical equipment, including domestic appliances, which is determined by the building official to be a source or potential source of vibration or noise, shall be shock mounted, isolated from the floor and ceiling, or otherwise installed in a manner approved by the building official to lessen the transmission of vibration and noise,

         b.   The anchorages of the permanent mechanical equipment are to be designed to resist the lateral seismic forces, as required by the current edition of the uniform building code. Failure of the city to identify potential sources of vibration on the approval of a specific vibration system does not prevent the city from subsequently requiring additional modification to the mechanical equipment to prevent vibration or noise from being detected in other condominium dwelling units;

      5.   The proposed condominium project shall comply with all requirements of building, fire and housing codes, zoning provisions, and other applicable regulations in effect at the time of the application;

      6.   A private outdoor living space containing a minimum area and dimension as specified for the particular zone shall be provided for each unit.

   C.   In a conversion, the application shall furthermore provide:

      1.   A building report detailing the condition and estimating the remaining useful life of each element of the project proposed for conversion, including, but not limited to: curbs, paving, walkways, roofs, foundations, exterior paint, systems (including sewage systems), swimming pools, elevators, irrigation systems for landscaping, utility and air conditioning systems, fire protection systems (including automatic sprinkler systems, alarm systems or standpipe systems), and structural elements. Such report shall be prepared by an appropriately licensed contractor, architect, registered civil or structural engineer other than the owner. For any element whose useful life is less than five (5) years, a replacement cost estimate shall be provided. The report shall state, to the best knowledge or estimate of the applicant, when such element was built, the condition of each element, when the element was replaced, the approximate date upon which the element will require replacement, the cost of replacing the element, and any variation of the physical condition of the element from the housing code and city building code in effect on the date that the last building permit was issued for the subject structure. The report shall identify any defective or unsafe elements, and set forth the proposed corrective measure to be employed. The building official shall review the report and shall indicate improvements, repairs and/or replacements to be provided;

      2.   A structural pest report, prepared by a licensed structural pest control operator. The developer shall repair or replace any damaged or infested areas in need of repair or replacement, as shown in the structural pest report;

      3.   A report on any known soil and geological conditions regarding soil deposits, rock formations, faults, ground water and landslides in the vicinity of the project, and a statement regarding any known evidence of soils problems relating to the structure. Reference shall be made to any previous soils reports for the site, and a copy submitted with the report;

      4.   The developer shall submit a current list of all tenants, and a proposed program to accommodate tenants of units sought to be converted, with specific reference to:

         a.   Relocation assistance,

         b.   Availability of substitute accommodations,

         c.   Notice of termination of tenancy, giving tenants one hundred eighty (180) days' notice to vacate units,

         d.   Increase in rent during the period between the date of application and the date of approval or disapproval of the final map, to be limited to the increase in the bureau of labor statistics retail price index for all items, from the date of application to the date of increase, and

         e.   A statement that tenants, as of date of the application filed, have a preemptive right to purchase a unit, with such right being irrevocable for ninety (90) days after recordation of final map, together with a certification that all tenants in any building or structure have been notified individually and in writing in accordance with all state laws and any amendments thereto, prior to the time of filing an application under this article;

      5.   The developer shall provide moving expenses of two (2) times the monthly rent to any tenant who relocates from the building to be converted, after approval of the condominium conversion by the city, except where the tenant has given notice of his intent to move prior to receipt of notification from the developer of his intent to convert;

      6.   The developer shall allow an extension of time to permit a tenant to complete a school semester or quarter, as the case may be;

      7.   The developer shall be required to retain ownership to units occupied at the time of filing of the tentative subdivision map or tentative parcel map by senior citizens sixty two (62) years of age or older, or the handicapped, as defined by section 50072 of the Health and Safety Code, or the disabled, as defined by section 223 of the U.S. social security act, until alternative comparable housing can be obtained. (Ord. 1000 § 52.10(G)(3), 1955)

   A.   An application for a condominium project shall not be approved or conditionally approved unless the planning commission and city council determine that the conversion is consistent with the public health, safety and welfare, and with the city's comprehensive general plan, and the housing element thereof. In making such determination, the planning commission and the city council may consider such factors relevant to public health, safety or welfare as appear in each particular case.

   B.   The council of the city finds and declares that when the number of vacant apartments being offered for rent or lease in the city is equal to or less than five percent (5%) of the total number of such dwelling units offered for rent or lease in the city, a housing shortage exists which is inconsistent with the purposes of this title, and with the declared goals and objectives of the city. Vacancy data shall be provided by the developer and confirmed by the city. (Ord. 1000 § 52.10(G)(4), 1955)

Each condominium subdivision and minor subdivision shall be required to have a declaration of restrictions which provides for those powers, duties, rights and obligations as set forth in the Civil Code, section 1355, and such declaration shall meet the requirements of the city attorney. (Ord. 1000 § 52.10(G)(5), 1955)

Each condominium project shall meet the following requirements prior to the granting of final approval of the tract map or parcel map:

   A.   All requirements imposed by the conditional use permit shall have been complied with;

   B.   The building official has certified that all required improvements, repairs and/or replacements for a condominium conversion have been completed;

   C.   The city attorney has approved the covenants, conditions and restrictions, and organizational documents;

   D.   The developer shall provide proof of compliance with all conditions required for final map approval, as contained in the California Government Code and any amendments thereto. (Ord. 1000 § 52.10(G)(6), 1955)

The purpose of the provisions set out in this article is to establish criteria, standards and procedures for the development of drive-through restaurants and services consistent with the following objectives:

   A.   Drive-through service shall not create vehicular congestion;

   B.   Drive-through service shall not create pedestrian conflicts in high pedestrian traffic areas;

   C.   Sufficient on site parking and drive-through automobile stacking capacity shall be provided to permit the free flow of traffic along public streets;

   D.   Drive-through service shall not constitute a nuisance to adjacent property owners due to increased traffic, noise, odors and lights;

   E.   Internal traffic flow shall be arranged to minimize air pollution through separation of on site parking and drive-through aisles to reduce waiting time. (Ord. 2470 § 2, 2001: Ord. 1964 § 1, 1986: Ord. 1000 § 52.10(K), 1955)

Application shall be in the form of a conditional use permit, subject to the provisions of this article, and shall be applicable to the construction of a new facility as well as the conversion or enlargement of an existing facility. (Ord. 1964 § 1, 1986: Ord. 1000 § 52.10(K)(1), 1955)

The following property development standards shall apply when more restrictive than those for the particular zone:

   A.   Site Dimensions: The minimum lot width and depth dimensions shall be one hundred twenty feet (120').

   B.   Location: The site must abut and have access to a major or secondary highway, as shown on the Redlands general plan.

   C.   Parking: Off street parking shall be provided in accordance with the provisions of sections 18.164.140 through 18.164.320 of this title.

   D.   Landscaping:

      1.   Except for driveway openings, there shall be a landscaped planter area not less than ten feet (10') in width extending along the entire street frontage, and not less than five feet (5') in width along all interior property lines.

      2.   A minimum of fifteen percent (15%) of the total site shall be landscaped.

      3.   All landscaping provisions of chapter 18.168 of this title shall apply.

   E.   Walls: A three foot (3') high solid masonry wall shall be constructed along all interior property lines. The planning commission may require higher walls, as determined necessary for proper development of the site and protection of adjacent property owners.

   F.   Architectural Treatment: It is the policy of the city to require a higher than typical quality of architectural treatment for drive-through uses. Applicants are encouraged to submit designs which are in keeping with the overall character and quality of the neighborhood and community.

   G.   Screening: Drive-through aisles shall be completely screened from the view of public rights of way, to a height equal to or greater than that of standard vehicular headlights. Screening shall be by use of walls, earth berms, landscaping, or a combination thereof. (Ord. 2805, 2014: Ord. 2439 § 1, 2000: Ord. 1964 § 1, 1986: Ord. 1000 § 52.10(K)(2), 1955)

A traffic study prepared by a qualified traffic engineer shall be submitted with the application. (Ord. 1964 § 1, 1986: Ord. 1000 § 52.10(K)(3), 1955)

The purpose of the provisions set out in this article is to encourage the preservation and continued use of homes which have historical, architectural, cultural or aesthetic interest or value to the community. (Ord. 2470 § 2, 2001: Ord. 1000 § 52.10(B), 1955)

A residential building may be utilized for nonresidential purposes in the A-P, C-3, C-4 and C-M zones under the conditions set out in this article. (Ord. 2155 § 2, 1991: Ord. 1000 § 52.10(B), 1955)

Application shall be in the form of a conditional use permit, subject to the provisions of this article, and must cite the historical, architectural, cultural or aesthetic interest or value to the community proposed to be preserved or continued. (Ord. 1000 § 52.10(B)(1), 1955)

   A.   The residential structure shall be improved to conform with the requirements of the fire and building and safety departments. Their requirements shall be developed from a careful study of each structure and the appropriate building and fire ordinances of the city. It is anticipated that all possible alternatives will be explored to retain the structure and still comply with the spirit and intent of the codes.

   B.   The exterior of the structure shall not be modified in a manner that would alter its residential character.

   C.   The commission may require complete exterior renovation of the structure, including repainting and reroofing.

   D.   Off street parking shall be provided as required in sections 18.164.140 through 18.164.320 of this title. No parking is permitted in any existing front yard area.

   E.   One identification sign containing the name of the business and/or use, not exceeding twenty (20) square feet in area, is permitted. In reviewing the sign, special emphasis will be placed on the proper integration of the sign with the project.

   F.   All on site utilities shall be placed underground.

   G.   Front yard areas shall be landscaped and maintained in accordance with the provisions of chapter 18.168 of this title. (Ord. 1000 § 52.10(B)(2), 1955)

The purpose of this article is to establish the procedure for permitting a second residential dwelling unit on lots zoned for residential uses. (Ord. 2533 § 1, 2003)

"Second unit" means a detached or attached residential dwelling unit which provides complete, independent living facilities for one or more persons, inclusive of, but not limited to, permanent provisions for living, sleeping, eating, cooking, and sanitation on the same lot as a single-family dwelling is situated. A second unit also includes an efficiency unit as defined in California Health and Safety Code section 17958.1, and a manufactured home as defined in California Health and Safety Code section 18007. (Ord. 2533 § 1, 2003)

Application for construction of a second unit shall be made in the form of a site plan, floor plan and building elevations and shall be granted by the city's community development director provided the application meets the provisions of this article. The application must demonstrate compliance with the following criteria:

   A.   The second unit is located on property zoned for single-family or multi-family use.

   B.   The lot contains an existing single-family dwelling.

   C.   The square footage for the second unit does not exceed the following standards:

      1.   The total area of floor space for a detached second unit shall not exceed one thousand two hundred (1,200) square feet.

      2.   The increased floor area for an attached second unit shall not exceed thirty percent (30%) of the existing living area of the primary unit.

   D.   The second unit is either attached to the existing dwelling and located within the living area of that dwelling (which means the interior habitable area of a dwelling unit including basements and attics, but not including a garage or an accessory structure) or is a detached unit located on the same lot as the existing dwelling.

   E.   The second unit is not intended for sale and may be rented.

   F.   The second unit complies with city requirements relating to height, setback, lot coverage, architectural review and maximum size of the unit.

   G.   The second unit complies with standards that prevent adverse impacts on any real property that is listed in the California register of historic places. (Ord. 2533 § 1, 2003)

   A.   The lot upon which the second unit is proposed shall conform to the minimum area and dimension standards of the zoning district in which the lot is located.

   B.   One parking space shall be provided on the same lot as the second unit, in addition to the required parking spaces serving the primary unit. Tandem parking is permissible to satisfy the parking requirement for the second unit.

   C.   The second unit shall be provided with a separate outside entrance not visible from the street, with adequate pedestrian access from a public street to the entrance.

   D.   All second units shall comply with the standards of an efficiency dwelling unit as defined by the uniform building code.

   E.   The second unit shall be located to the rear of the primary unit. (Ord. 2743, 2010)

   A.   The council finds that affordable, quality licensed child and adult care within the city of Redlands is critical to the well being of relations, parents, children, and adults in need of supervision. Further, it is the purpose of this article to facilitate the establishment of licensed family daycare homes in the city of Redlands in a manner which simplifies the review and approval process while ensuring conformance with applicable standards to protect residential neighborhoods.

   B.   The council finds that regulation of such facilities is necessary in order to ensure that these facilities will provide a safe client environment while not creating any adverse effects on surrounding properties nor contributing to a general decline of existing single-family neighborhoods. (Ord. 2094 § 2, 1989)

As used in this article:

   DAYCARE CLIENT: A child or adult who is receiving care and supervision in a family daycare home or daycare center.

   LARGE FAMILY DAYCARE HOME: A home which serves as the provider's principal place of residence and which incidentally provides nonmedical care, protection and supervision of:

   A.   Nine (9) to fourteen (14) children under the age of eighteen (18) (including those children of the provider or other staff members under the age of 10 who are present); or

   B.   Seven (7) to twelve (12) adults in need of and actually receiving care.

   PROVIDER: A person who operates a family daycare home.

   SMALL FAMILY DAYCARE HOME: A home which serves as the provider's principal place of residence and which incidentally provides nonmedical care, protection and supervision of:

   A.   Eight (8) or fewer children (including those children of the provider and other staff members under the age of 10 who are present); or

   B.   Six (6) or fewer adults in need of care and supervision, including residents. (Ord. 2333 § 41, 1997: Ord. 2094 § 2, 1989)

   A.   A small family daycare home is a permitted use in any residential zoning district of the city as an accessory use to a principal residential use and shall be exempt from business taxes, local registration fees, use permit fees and fire inspection fees, provided that the use complies with all of the standards defined in section 18.156.610 of this article.

   B.   A large family daycare home is a permitted use in any single- family residential zoning district subject to the approval of a conditional use permit. The use shall be exempt from business taxes, local registration fees, use permit fees and fire inspection fees, provided it complies with all applicable standards. The process and required findings shall be those in chapter 18.192 of this title unless otherwise stated in this article.

      1.   The prospective provider shall submit a completed application to the planning department for a conditional use permit.

      2.   Once the application is deemed complete, the department shall prepare a notice to all property owners within one hundred feet (100') of the proposed site and mail it at least ten (10) calendar days in advance of a decision by the community development administrator.

      3.   The applicant or an interested party may request a public hearing in writing. If no public hearing is requested, then the community development administrator shall approve, conditionally approve, deny or forward to the planning commission a request based on the required findings for a conditional use permit.

      4.   The decision of the community development administrator shall be final unless appealed to the planning commission within ten (10) days. Upon appeal, the planning commission shall conduct a public hearing and make a final decision to approve, conditionally approve or deny. planning commission decisions may be appealed to the city council. (Ord. 2094 § 2, 1989)

   A.   Family Daycare Homes:

      1.   All family daycare homes shall secure and maintain a valid license from the state of California, department of social services.

      2.   All family daycare homes shall notify the police department of the clientele and capacity for which they are licensed for the purpose of registering the information on the city's emergency response system.

   B.   Large Family Daycare Homes:

      1.   No structural changes are permitted which will alter the character of the residential neighborhood, with the possible exception of a wheelchair ramp and rails in the case of an adult care facility. No signs shall be permitted.

      2.   Each site shall provide a minimum of one on site parking space per employee or adult supervisor in addition to the required residential parking requirements. A driveway area may be accepted if it does not interfere with the provision of a safe client drop off/pick up or encroach on a public sidewalk.

      3.   Safe client drop off/pick up shall be provided. Sites taking access from a major or secondary arterial street must provide circulation that does not back onto the street. The city may also require this for sites taking access from a collector street or other hazardous street.

      4.   In the case of a daycare home for adults, a usable outdoor recreation area shall be provided behind the front yard setback with a minimum dimension of fifteen feet (15') and at least seventy five (75) square feet per client. In the case of a large family daycare home for children, a rear yard open space shall be provided in accordance with subsections 18.152.070G1 and G3 of this title.

      5.   Large family daycare homes shall not be located within three hundred feet (300') of any two (2) existing daycare centers or large family daycare homes unless special circumstances are shown whereby the area will not be adversely impacted by noise, traffic or any other harm to the general welfare.

      6.   The provider shall comply with all applicable requirements of the Fire Department and the State Fire Marshal regarding health and safety requirements. These requirements shall include, but are not limited to, smoke detectors, fire extinguishers and qualified adult supervision at all times. An annual inspection by the Fire Department is required.

      7.   The required findings listed in section 18.192.060 of this title are applicable to large family daycare homes.

      8.   The Community Development Administrator or commission may impose conditions of approval necessary to mitigate noise, traffic or parking generated by the proposed use.

      9.   Large family daycare home permits shall be unique to other conditional use permits in that off site improvements and development impact fees shall not be required in excess of that of the principal residential use unless the City Engineer or Utilities Director finds that there is a specific health or safety need created or worsened by the proposed use. (Ord. 2094 § 2, 1989)

The purpose of the provisions of this article is to establish standards for the development of new and used automobile sales facilities where sales are conducted outdoors. (Ord. 2571 § 8, 2004)

The following property development standards shall apply when they are more restrictive than the development standards for the particular zone in which new or used automobile sales are proposed to be conducted:

   A.   Site Area: Each site shall have a minimum area of fifty thousand (50,000) square feet.

   B.   Site Dimensions: The minimum lot width and depth dimensions shall be two hundred feet (200').

   C.   Parking: Off street parking shall be provided in accordance with the provisions of chapter 18.164 of this title.

   D.   Landscaping: A minimum of ten percent (10%) of the site shall be landscaped. Landscaping shall be placed along the entire street frontage, except for driveway openings and walkways. Landscaping shall be oriented to enhance public views and accent on site structures.

   E.   Architectural Treatment: It is the policy of the City to require high quality architectural treatment. The design of the facilities shall be harmonious with the character and quality of the neighborhood and community.

   F.   Service Areas And Facilities: Service areas and facilities shall be completely screened from view from the public right-of- way. Screening shall be by use of walls, earth berms, landscaping or a combination thereof. (Ord. 2571 § 8, 2004)

   A.    Properties located within a residential zone may have one private recreation court, including associated walls, fences, and lighting. No new recreation court shall be constructed, and no existing recreation court shall be relocated, altered, or enlarged, except in compliance with the provisions of this article. The following development standards shall apply to all recreation courts:

      1.   Recreation courts are prohibited within any front or street side setback, or within any City-owned easement.

      2.   Recreation courts are prohibited within a yard, or other area, between the front plane of a residence and a street.

      3.   Recreation courts are prohibited within ten (10) feet of any interior rear or side property line, or any landscape, equestrian or pedestrian easement.

      4.   No recreation court, nor any fencing or poles related thereto, shall be elevated above the existing grade level.

      5.   Recreation courts shall not be used for commercial purposes.

   B.    A recreation court consisting of less than one thousand (1,000) square feet, without lighting, and with any fencing or other enclosure no more than six (6) feet in height, located no closer than ten (10) feet to the interior side and rear setbacks is permitted by right. Recreation courts may be sunk below the existing grade to meet these requirements; and for recreation courts sunk below the existing grade, fence height shall be measured from the pre-existing (higher) adjacent grade to determine the maximum height.

   C.    Any existing recreation court constructed prior to March 23, 2018, shall be deemed approved, despite any non-compliance with the provisions of this article, in its configuration existing as of March 23, 2018. Any alteration, expansion, replacement, or other modification to such a recreation court shall be subject to the provisions of this article, except that ordinary repair and maintenance may be performed. Notwithstanding the foregoing or any other provision of this article, for a recreation court constructed prior to March 23, 2018, any existing fencing or lighting may be repaired or replaced subject to the following requirements:

      1.   The replacement fencing (if more than six (6) feet high) and materials and design are reviewed and approved by administrative use permit.

      2.   The height of any replacement fencing shall not exceed the height of the previous fencing, or ten (10) feet, whichever is lower.

      3.   The replacement lighting and design are reviewed and approved lighting is no more than twenty (20) feet above grade level.

      4.   An administrative use permit shall be required for new or replacement of fencing that exceeds six (6) feet high, and any new or replacement lighting, for recreation courts constructed prior to March 23, 2018. (Ord. 2881, §13)

   A.    Recreation courts consisting of one thousand (1,000) square feet or more in area are permitted only upon approval of an administrative use permit.

   B.    Recreation courts with lights up to and including twenty (20) feet, above grade level, are permitted only upon approval of an administrative use permit (and building permit if required), and subject to the lighting development standards below.

   C.    Recreation courts with fencing more than six (6) feet in height, above grade level. Grade level for purposes of this section is defined as the ground surface located at the base of the pole and/or where the footing is constructed.

   D.    Additions or alterations to a recreation court resulting in a total area of more than one thousand (1,000) square feet. (Ord. 2881 §13, 2019)

All fencing shall be no more than six (6) feet above grade level to be permitted by right. Fencing above six (6) feet and no more than fourteen (14) feet above court level may be approved with an administrative use permit.

   1.   Proposed fence height and/or light pole height may be required to be revised and re-submitted, if necessary, to reduce potential nuisances and satisfy all applicable findings prior to an approval for an administrative use permit.

   2.   All recreation court fences made of metal shall be a dark matte color. Any chain link fencing shall be coated in a dark matte vinyl or similar material (such as dark green or black color). Any wind screen material, such as for tennis courts, shall be a non-reflective matte color such as green, blue, or black.

   3.   All fencing above six (6) feet in height shall be constructed of wire mesh, or similar material, capable of admitting at least ninety percent (90%) of light as measured on a reputable light meter. Transparency requirement does not include semi-transparent or perforated wind screen material, such as mesh for tennis courts.

   4.   Recreation courts with fencing more than six (6) feet in height shall be located no less than ten (10) feet from rear or side property lines. (Ord. 2881 §13, 2019)

   A.    Landscaping is required for all recreation courts greater than one thousand (1,000) square feet to screen any fencing, equipment or athletic apparatus from adjacent properties and all public rights-of-way. Such landscaping shall achieve its screening effect within three (3) years after planting. Landscaping plans shall be submitted to the Development Services Director for review and approval prior to the issuance of an administrative use permit.

   B.    Recreation courts may be sunken below grade, such as for visual screening or noise attenuation purposes, provided any on-site drainage requirements applicable to the property, and cross-lot drainage for adjacent properties, are satisfied.

   C.    Any recreation court with an impervious surface of greater than one thousand (1,000) square feet or more requires a French drain or similar percolation system to be constructed in conjunction with such court in order to provide for on-site drainage of run-off into the aquifer, and shall be reviewed and approved by the City prior to construction. The drainage plan for this system shall be submitted before the issuance of an administrative use permit. Said system shall be maintained so as to be functional. (Ord. 2881 §13, 2019)

All lighting, if permitted by administrative use permit, shall comply with the following restrictions:

   A.    All lighting shall be completely shielded or screened so as to direct or contain illumination on the property. Lights shall be focused downward and shall not wash or spill glare onto adjacent properties. Spillover prevention may require substantial shielding of the fixture and lens. Light fixtures shall be of full cut-off design with the bulb fully enclosed within the fixture. Low pressure sodium and mercury vapor lamps are prohibited.

   B.    No more than six (6) supporting poles are permitted. Light poles shall be not less than ten (10) feet from all property lines.

   C.    Lighting and light fixtures shall not be more than twenty (20) feet above grade level, and no more than twenty (20) feet above the adjacent prevailing grade for sunken courts.

   D.    Light fixtures and supporting poles shall be coated with a low-reflective material.

   E.    The power rating of the lamp shall not exceed one thousand (1,000) watts per light fixture. Sources of illumination may be required to incorporate shielding to limit glare and direct illuminance within the property. Light trespass shall not exceed one-half (0.5) foot-candle at any property line.

   F.    No recreation court lighting shall be operated before 10:00 a.m. or after 8:00 p.m.

   G.    Installation or alteration of any light poles, fixtures, or bulbs shall require a photometric plan prepared by a qualified consultant approved by the City, and submitted with any application (including any subsequent building permit) which includes court lighting.

   H.    All recreation court lighting is subject to review, for the thirty (30) day period after installation, by the Development Services Director to determine compliance with the requirements of this Section 18.156.750. (Ord. 2881 §13, 2019)

The City Council finds that recycling of glass, plastic, aluminum and other nonferrous metals is important to the community and the sustainability of resources, and allowing for small collection recycling facilities in multiple locations in the City:

   A.    Provides a convenience to residents and encourages recycling activities.

   B.    The City Council finds that regulating recycling centers, also known as small collection facilities and container redemption centers, for glass, plastic, aluminum and other nonferrous metals is to ensure compatibility of such uses with surrounding uses and properties and to avoid any impacts associated with such uses.

   C.    The Council finds that regulation of such facilities is necessary in order to ensure that these facilities will provide a safe customer environment while not creating any adverse effects on surrounding properties nor contributing to a general decline of existing commercial districts or single-family neighborhoods. (Ord. 2870, 2018)

As used in this article, the following words shall have the meanings ascribed to them:

 

 

   A.    The location and type of the proposed facility on any site shall be subject to the approval of an administrative use permit issued in accordance with chapter 18.193 of this title.

      1.   A small collection recycling center or a small beverage container recycling center may be an allowable use in any commercial or industrial zoning district of the City, including any commercial, industrial, or mixed use district of a specific plan, as an accessory use to an existing principal commercial or industrial use.

      2.   For purposes of this section, any mixed use (i.e., commercial and residential) zoning district, including any mixed use district of a specific plan, shall be considered a primarily commercial district, and small collection recycling facilities may be allowable as an accessory use to an existing principal commercial use.

   B.    Recycling centers and facilities are prohibited in all residential zoning districts in the City, including any residential only district of a specific plan.

   C.    Any existing small collection recycling center or beverage container recycling center without a permit to operate as of the date of this article shall have no more than one hundred eighty (180) days from the date of adoption to file an application for an administrative use permit. (Ord. 2870, 2018)

   A.    A minimum of one hundred (100) linear feet of separation shall be provided between a proposed recycling facility and any residential property, as measured from the nearest residential property line.

   B.    An operational plan for a continuing cleaning and maintenance program, as well as the control of noise, odor, dust, litter, shall be submitted for review prior to application approval.

   C.    Conditions of approval may be imposed to protect the public health, safety, convenience, and welfare, including but limited to: days and hours of operation, odor and dust control, cleaning and maintenance of the facility and surrounding area, design and appearance of related structures, or any other conditions necessary to avoid or mitigate any potential nuisance effects of such facilities. (Ord. 2870, 2018)

 

 

The provisions of this section shall apply to the following types of development projects:

   A.   New warehouse development projects that meet one of the following criteria (note: excludes government agency facilities and public or private utility facilities).

      1.   Gross floor area of fifty thousand (50,000) square-feet or more; or,

      2.   A structure with six (6) or more truck docks or dock high loading doors (does not include grade-level loading doors or loading spaces).

   B.   Development or redevelopment projects for existing or proposed warehouse facilities involving demolition, reconstruction, repairing, or rebuilding that exceed fifty percent (50%) of the reasonable replacement value of the existing structure or property.

      1.   Estimates for this purpose shall be reviewed and approved by the building official and the Development Services Director, or their respective designees, and shall be based on the minimum cost of construction in compliance with the California Building Code.

      2.   For the purpose of this section, "assessed value" shall mean the assessed value of the structure as shown on the County of San Bernardino property assessment roll in effect at the time of the occurrence of the casualty, or at the time the repair and maintenance is first conducted.

      3.   Redevelopment of a property and/or building shall include the feasible provisions of Section 18.156.930 through 18.156.960 of this Article, as determined by the Planning Commission.

   C.   Required Compliance. No new warehouse development project shall be constructed, no redevelopment or reconstruction of a property for warehouse use, and no existing warehouse shall be moved, altered, or enlarged, except in accordance with the applicable development standards of this Article. (Ord. 2955, 2023)

No warehouses shall be located on a project site more than one mile (5,280 feet) from a freeway entrance/exit ramp to the Interstate Freeway System (Interstate 10 and Interstate 210). For purposes of this requirement, the linear distance shall be measured as a radius from a freeway ramp to any part of the subject property. (Ord. 2955, 2023)

   A.   Warehouse developments shall provide a solid decorative wall(s) of at least ten feet (10') in height when abutting any sensitive receptors. Sensitive receptors for purposes of this section shall be defined as any residence including private homes, condominiums, apartments, and living quarters, schools, preschools, daycare centers, in-home daycares, hospitals, long-term care facilities, retirement and nursing homes, community centers, places of worship, parks (excluding trails), and dormitories. The exterior treatment of the wall(s) shall be decorative or painted.

   B.   Unless physically impossible, loading docks and truck entries shall be oriented away from abutting sensitive receptors. To the greatest extent feasible, loading docks, truck entries, and truck drive aisles shall be located away from nearby sensitive receptors. In making feasibility decisions, the City must comply with existing laws and regulations and balance public safety and the site development's potential impacts to nearby sensitive receptors. Therefore, loading docks, truck entries, and drive aisles may be located nearby sensitive receptors at the discretion of the Planning Commission, but any such site design shall include measures designed to minimize overall impacts to nearby sensitive receptors.

   C.   Trees shall be used as part of the solid screen buffering treatment for any adjacent residential properties or properties with sensitive receptors. Trees used for this purpose shall be evergreen, drought-tolerant, minimum 36-inch box size, and shall be spaced no greater than forty (40)-feet on center. Palm trees shall not be used for screening purposes. The property owner and any successors in interest shall maintain these trees for the duration of ownership ensuring any unhealthy or dead trees are replaced timely as needed.

   D.   Trees shall be installed in automobile (passenger vehicle) parking areas to provide at least thirty five percent (35%) shade cover of parking areas within fifteen (15) years. This requirement is in addition to the applicable standard design requirements for parking lot landscape and related improvements. Trees shall be planted that are capable of implementing this requirement. (Ord. 2955, 2023)

   A.   Applicants for entitlements shall prepare and submit a Truck Routing Plan demonstrating the most direct route(s) to and from the Interstate Freeway System based on the city's latest Truck Route Map. Routes to or from freeway ramps shall not pass through any residential zones or districts.

   B.   A traffic impact assessment (TIA) report shall be prepared to evaluate a proposed warehouse project's compliance with the City's Measure U traffic system requirements, and shall include an evaluation of the City's streets and Truck Routes that provide vehicular access to the Interstate Freeway System, including, but not limited to: existing right-of-way width; roadway capacity to handle the proposed quantity of truck trips to be generated by the proposed use (including any road widening that may be necessary); roadway design and improvements to handle the weight and frequency of proposed truck trips; intersection operations to freeway ramps and level of service analysis to include the proposed truck trips; truck turn radii at intersections; and other operational elements of the City's street network to serve the proposed use. The TIA may be prepared by a qualified consultant selected and directed by the City (and all consultant costs to be reimbursed by the applicant), or by a qualified traffic consultant selected by the applicant (and all work subject to the direction, review, and approval by the City).

   C.   Entry gates into the loading dock/truck court area with more than twenty (20) loading docks shall be positioned after a minimum of one hundred forty (140) feet of total available stacking depth inside the property line (or alternatively, if one hundred forty (140) feet of depth is not feasible due to site constraints, then provide seventy (70) feet of available stacking depth for two trucks side-by-side as an alternative design). The stacking distance shall be increased by seventy (70) feet for every twenty (20) loading docks beyond 50 docks. Queuing, or circling of vehicles, on public streets immediately pre- or post-entry to an industrial commerce facility is strictly prohibited unless queuing occurs in a deceleration lane or right turn lane exclusively serving the facility.

   D.   Prior to entitlement approval, applicants shall submit to the City, and obtain approval of, all turning templates to verify adequate truck turning movements at entrance and exit driveways as well as street intersections adjacent to industrial buildings. Unless not physically possible, truck entries shall be located on Collector streets or streets of a higher commercial classification, and vehicle entries shall be designed to prevent truck access on streets that are not Collector Streets (or streets of a higher commercial classification), including but not limited to by limiting the width of vehicle entries.

   E.   Anti-idling signs indicating a five (5) minute restriction on engine idling for diesel trucks shall be posted at warehouses and industrial commerce facilities along entrances to the site and within the dock areas and shall be strictly enforced by the facility operator (13 CCR § 2480).

   F.   Signs shall be installed at all truck exit driveways directing truck drivers to the truck route as indicated in the Truck Routing Plan to be routed to the Interstate Freeway System.

   G.   Signs and drive aisle pavement markings shall clearly identify the onsite circulation pattern to minimize unnecessary on-site vehicular travel.

   H.   Facility operators shall post signs in prominent locations inside and outside of the building indicating that off-site parking for any Medium Heavy-Duty trucks, Heavy Heavy-Duty trucks, truck trailers or cabs, and other operations-related vehicles is strictly prohibited. City may require facility operator to post signs on adjacent and nearby surface or residential streets indicating that off-site truck parking is prohibited by City ordinance.

   I.   All signs under this Section shall be legible, durable, and weather-proof. (Ord. 2955, 2023)

   A.   A minimum of ninety percent (90%) of the on-site motorized operational equipment shall be zero emission (ZE).

   B.   All warehouse building roofs shall install photovoltaic (PV) solar collector system or other form of on-site renewable energy, provided such renewable energy source is recognized by the State of California as a renewable resource under the Renewable Portfolio Standard Program. The renewable energy system shall be metered separately from the nonrenewable metered power usage of the building (if not in conflict with other applicable regulations). The renewable energy system shall be built to generate an amount of electricity sufficient to meet the following criteria:

      1.   Annualized building demand based on the approved use or, if no use is proposed, then the demand for the most energy intensive use that could occupy the building; and

      2.   Annualized demand required to charge fully electric vehicles and trucks, assuming that all vehicles and trucks to the site are fully electric; and

      3.   A reasonable rate of efficiency loss over ten (10) years.

Note: Electricity demand that exceeds the generation capacity of the on-site renewable energy system may be obtained from off-site energy sources or suppliers.

   C.   The warehouse building's rooftop that is not covered with solar panels or other utilities shall be constructed with light colored roofing material with a solar reflective index (SRI) in accordance with current California Energy Code regulations. This material shall be the minimum solar reflective rating of the roof material for the life of the building.

   D.   The on-site passenger vehicle parking shall include electric vehicle (EV) ready parking spaces in accordance with current requirements of the California Building Code, and at least fifty percent (50%) of the required EV parking spaces shall be equipped with working Level 2 Quick Charge EV charging stations installed and operational, prior to building occupancy. Signage shall be installed indicating EV charging stations and specifying that spaces are reserved for clean air/EV vehicles. Unless superior technology is developed that would replace the EV charging units, facility operator and any successors in interest shall be responsible for maintaining the EV charging stations in working order for the life of the facility.

   E.   Unless the owner of the facility records a covenant on the title of the underlying property ensuring that the property cannot be used to provide chilled, cooled, or freezer warehouse space, a conduit shall be installed during construction of the building shell from the electrical room to all (100%) of the loading dock doors that have potential to serve the refrigerated space. When tenant improvement building permits are issued for any refrigerated warehouse space, electric plug-in units shall be installed at every dock door servicing the refrigerated space to allow transport refrigeration units (TRUs) to plug in. Truck operators with TRUs shall be required to utilize electric plug-in units when at loading docks. (Ord. 2955, 2023)

   A.   Cool surface treatments shall be added to all drive aisles and parking areas, or such areas shall be constructed with a solar-reflective cool pavement such as concrete. Solar collectors may be installed on support structures that provide shade over parking areas to achieve minimum requirements.

   B.   To ensure that warehouse electrical rooms are sufficiently sized to accommodate the potential need for additional electrical panels, either a secondary electrical room shall be provided in the building, or the primary electrical room shall be sized twenty-five percent (25%) larger than is required to satisfy the service requirements of the building or the electrical gear shall be installed with the initial construction with twenty-five percent (25%) excess demand capacity.

   C.   All exterior light fixtures (including but not limited to parking lot lighting, wall fixtures, roof fixtures, light poles, etc.) visible from public right-of-way or abutting properties shall have shielding affixed to contain illumination within the subject property and prevent light trespass and glare overspill.

   D.   The facility operator shall be required to perform regular maintenance of building structures, landscaping, and paved surfaces to ensure good physical condition and appearance.

   E.   For any sites with warehouses that are abutting or adjacent to any residential properties or properties containing sensitive receptors, any outdoor storage of materials, high-pile storage, or any other manner of storage or staging shall not exceed the height of the perimeter wall.

   F.   Additional operating conditions may be enacted for an individual Warehouse project pursuant to a Conditional Use Permit (RMC Chapter 18.192) for the purpose of avoiding or reducing potential off-site nuisance effects of the warehouse facility (including but not limited to traffic, parking, noise, vibration, air quality emissions, etc.) on nearby sensitive receptors or residential districts, or to protect the public health, safety, or general welfare. (Ord. 2955, 2023)

The purpose of this Article is to implement the provisions of Government Code Section 65660 et seq. relating to Low Barrier Navigation Centers. (Ord. 2985, 2025)

LOW BARRIER: Best practices to reduce barriers to entry, and may include, but is not limited to, the following:

   1.   The presence of partners or co-habitants if it is not a population-specific site (such as limited to survivors of domestic violence, crimes, women, or youth).

   2.   Allowing personal pets.

   3.   Allowing the storage of personal possessions.

   4.   Providing privacy, such as partitions around beds in a dormitory setting or in larger rooms containing more than two beds, or private rooms.

LOW-BARRIER NAVIGATION CENTERS: A housing first facility that provides permanent or temporary housing, low-barrier, service-enriched shelter focused on moving people into permanent housing while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing.

USE BY RIGHT: Has the meaning defined in subdivision (i) of California Government Code Section 65583.2. Division 13 (commencing with Section 21000) of the California Public Resources Code shall not apply to actions taken by a public agency to lease, convey, or encumber land owned by a public agency, or to facilitate the lease, conveyance, or encumbrance of land owned by a public agency, or to provide financial assistance to, or otherwise approve, a Low-Barrier Navigation Center constructed or allowed by this section. (Ord. 2985, 2025)

The provisions of this chapter shall apply to all low-barrier navigation center projects. (Ord. 2985, 2025)

Low barrier navigation centers shall be allowed as a permitted use in areas zoned for mixed uses that allow commercial uses; and nonresidential zones that permit multifamily residential developments provided they meet the requirements of Section 18.156.1060. (Ord. 2985, 2025)

A building permit, certificate of occupancy, and/or zone clearance review is required prior to establishment of any low-barrier navigation center project. The permit or zone clearance shall be a ministerial action without discretionary review or a hearing. If site development or new construction is proposed that meets the criteria of RMC Chapter 18.12 (Sections 18.12.070 through 18.12.190), then a Commission Review and Approval permit shall be required for site plan approval (and a public hearing shall not be required unless a related permit or other entitlement requires a public hearing in accordance with the zoning regulations). The City shall notify a developer whether the developer's application is complete within thirty (30) days, pursuant to California Government Code Section 65943. Action shall be taken within sixty (60) days from the date an application has been deemed complete. (Ord. 2985, 2025)

A low-barrier navigation center development is a use by-right in areas zoned for mixed-use and nonresidential zones permitting multifamily uses, if it meets the following requirements:

   A.   Connected Services: It offers services to connect people to permanent housing through a services plan that identifies services staffing.

   B.   Coordinated Entry System: It is linked to a coordinated entry system, so that staff in the interim facility or staff who co-locate in the facility may conduct assessments and provide services to connect people to permanent housing. "Coordinated entry system" means a centralized or coordinated assessment system developed pursuant to Section 576.400(d) or Section 578.7(a)(8), as applicable, of Title 24 of the Code of Federal Regulations, as those sections read on January 1, 2020, and any related requirements, designed to coordinate program participant intake, assessment, and referrals.

   C.   It complies with Chapter 6.5 (commencing with Section 8255) of Division 8 of the Welfare and Institutions Code.

   D.   Homeless Management Information System: It has a system for entering information regarding client stays, client demographics, client income, and exit destination through the local Homeless Management Information System, as defined by Section 578.3 of Title 24 of the Code of Federal Regulations. (Ord. 2985, 2025)

   A.   Under Section 65580(a) of the Government Code, the Legislature has declared that the availability of housing, including farmworker housing, is of vital statewide importance. The purpose of this section is to promote the development of, and to establish development standards for, farmworker housing, which is available to farmworkers and agricultural workers who are employed on a full-time, full-time seasonal, temporary, or part-time basis; and their families. Farmworker and agricultural worker housing includes:

      1.   Farmworker Dwelling Units: Pursuant to Health and Safety Code section 17021.6, employee housing for six (6) or fewer employees is treated as a single-family structure and permitted in the same manner as other dwellings of the same type in the same zone.

   2.   Farmworker Housing Complex: Employee housing consisting of no more than twelve (12) units or thirty-six (36) beds to be permitted in the same manner as other agricultural uses in the same zone.

   3.   Temporary trailers for seasonal and temporary farmworkers pursuant to Section 18.156.1160. (Ord. 2985, 2025)

AGRICULTURAL WORKER HOUSING: Housing occupied by farmworkers or animal caretakers in the form of farmworker dwelling units, farmworker housing complexes, or temporary trailers in accordance with the provisions of this Article.

FARMWORKER and AGRICULTURAL WORKER: Has the same meaning as "agricultural employee" as defined in Section 1140.4(b) of the California Labor Code.

FARMWORKER DWELLING UNIT: A single-family residential unit occupied by a maximum of six (6) farmworkers at any one time. The farmworkers are employed full-time and working on the same lot on which the dwelling unit is located, or employed on other land that is under the same ownership or lease as the subject lot.

FARMWORKER HOUSING: A housing accommodation developed for and/or provided to farmworkers and agricultural workers, and shall consist of any living quarters, dwelling, boarding house, barracks, bunkhouse, mobile home, manufactured home, recreational vehicle, travel trailer, or other housing accommodation maintained in one or more buildings and on one or more sites. Farmworker housing shall consist of either a farmworker dwelling unit, farmworker housing complex, or temporary trailer.

FARMWORKER HOUSING COMPLEX: Farmworker housing other than a farmworker dwelling unit that (1) contains a maximum of thirty-six (36) beds if the housing consists of any group living quarters, such as barracks or a bunkhouse, and is occupied exclusively by farmworkers; or (2) contains a maximum of twelve (12) residential units occupied exclusively by farmworkers and their households, if the housing does not consist of any group living quarters. The units are rented to persons who are principally employed within San Bernardino County for activities associated with agriculture.

FARMWORKER, PRINCIPALLY EMPLOYED: A farmworker whose income from activities associated with agriculture is at least fifty percent (50%) of their gross personal income, as reflected in documents cited in Section 18.156.1170. (Ord. 2985, 2025)

All farmworker housing shall comply with the setback, lot coverage, height, and other development standards applicable to the zone in which it is located and the following development standards, unless otherwise indicated in this Article. (Ord. 2985, 2025)

   A.   New farmworker housing shall not be located on land classified as "Prime" or "Statewide" Importance by the California Department of Conservation Important Farmland Inventory, unless no other feasible alternative location exists on-site.

   B.   Farmworker housing shall not be located on areas utilized for active crop production on the parcel, unless approved with a land use entitlement.

   C.   New farmworker housing shall be clustered together, if feasible, and sited near existing road and other structures to reduce grading, landform alteration, the need for construction of new roads, and potential impacts to agricultural soils and operations.

   D.   New exterior lighting for agricultural worker housing shall be of a low profile and limited to security needs only; all exterior lights shall be directed downward and fully shielded from streets and any off-site residences. (Ord. 2985, 2025)

Farmworker dwelling units are subject to the following development standards:

   A.   Farmworker dwelling units may be permitted (with a building permit, if applicable) if the maximum number of allowable units does not exceed the limits listed below in Table 18.156-XIV-A for that lot.

   B.   No more than four (4) farmworker dwelling units shall be located on any single lot.

   C.   New farmworker dwelling units shall not exceed one thousand eight hundred (1,800) square feet in gross floor area. An attached accessory structure, either habitable or non-habitable, with internal access to the farmworker or animal caretaker dwelling unit shall count toward the total square footage of the dwelling unit.

   D.   Pre-manufactured or mobilehome dwelling units intended as permanent housing shall be installed on a permanent foundation and shall provide permanent utility connections (potable water, sewer line, electricity, etc.) including permanent heating and cooling facilities.

   E.   Single-family dwellings, including mobilehomes, shall provide a minimum of one off-street parking space per unit. Parking areas shall be provided in accordance with Chapter 18.164, Article III (Property Development Standards), except Section 18.164.310 may be waived or modified by the Development Services Director or Planning Commission.

 

 

(Ord. 2985, 2025)

   A.   Farmworker housing complex facilities are a group of structures, or a single structure in the form of single-room occupancy, dormitories, boarding houses, barracks or bunkhouses, consisting of either individual or shared facilities for the purpose of providing housing or services for farmworkers. These facilities may be designed as a combination of sleeping rooms or bunk beds and may include a shared kitchen, mess hall, and bathroom facilities. If designed as group quarters with shared facilities, the housing shall only be occupied by individual farmworkers and not their families. Farmworkers with families or dependent children shall occupy individual dwelling units with independent living facilities (kitchen and bathroom facilities), not within group quarters.

   B.   Minimum Parcel Size: A farmworker housing complex is allowed on parcels with a minimum size of five (5) contiguous acres.

   C.   A farmworker housing complex shall be prohibited in any location designated as a Very High Fire Hazard Severity Zone.

   D.   Units in a farmworker housing complex may include studios, one-, two- or three-bedrooms.

   E.   Accessory Structures For Use By The Residents May Include: Kitchen facility or dining hall; laundry facilities; enclosed individual storage for each resident or dwelling unit; and facilities primarily used to provide residents with information regarding and referral to employment, social and community, education, health and other services.

   F.   Open Space Requirements: When the development includes more than twelve (12) units, then recreational facilities and outdoor living space shall be provided for the benefit and recreational use of the residents in accordance with the requirements of section 18.60.170 of this title.

   G.   Housing complexes or group quarters shall provide a minimum of one off-street parking space per four beds. Parking areas shall be provided in accordance with Chapter 18.164, Article III (Property Development Standards), except Section 18.164.310 may be waived or modified by the Development Services Director or Planning Commission. (Ord. 2985, 2025)

   A.   A maximum of one (1) temporary trailer may be used to provide housing for seasonal or temporary farmworkers or animal caretakers, and their families, on a limited term basis. The trailer must be located on the same lot where the farmworkers or animal caretakers are employed.

   B.   Permit Type And Requirements:

      1.   A qualifying temporary trailer shall be permitted with a building permit and Zoning Clearance form, which will serve as a ministerial Limited Term Trailer Permit, permitted for a maximum of one hundred eighty (180) consecutive calendar days or fewer in any twelve (12) month period pursuant to the following:

         a.   The permit application shall include a description of the number of seasonal or temporary farmworkers or animal caretakers to occupy the temporary trailer, the area of cultivation and crops requiring these workers, and the time period for which seasonal or temporary farmworkers or animal caretakers are required.

         b.   The permit application shall clearly identify the location of sewer connections, dump stations, or otherwise demonstrate adequate sewage disposal by, for example, including a plan or contract for regular service through registered or permitted septage pumping vehicles, or a combination thereof, which will serve the trailer.

         c.   In addition to meeting all ministerial and Zoning Clearance application requirements, the applicant shall submit an affidavit in a separate signed statement affirming that the temporary trailer will only be used to house seasonal or temporary farmworkers or animal caretakers solely employed on the site for agricultural production or animal keeping.

         d.   After the issuance of a Zoning Clearance authorizing use of the temporary trailer as housing for seasonal or temporary farmworkers or animal caretakers, all electrical and plumbing connections to the trailer(s) must be approved and inspected (and obtain a building permit, if required) by the Building and Safety Division prior to occupancy of the trailer.

      2.   The Development Services Director may extend a Limited Term Trailer Permit by an additional ninety (90) days, on a one-time basis, provided that the applicant submits documentation to justify the additional seasonal employment necessary for the agricultural activity.

   C.   General Requirements:

      1.   A maximum of one temporary trailer will be allowed on any lot.

      2.   The temporary trailer must be a motor home, travel trailer, truck camper, recreational vehicle, or camping trailer, that is self-contained and habitable, and that is either self-propelled, truck-mounted, or permanently towable on roadways without a permit under the California Vehicle Code.

      3.   A temporary trailer used to house seasonal or temporary farmworkers or animal caretakers shall be occupied for no more than one hundred eighty (180) consecutive calendar days in any twelve (12) month period, unless the permit is extended pursuant to Section 18.156.1160(B)(2) above.

      4.   The maximum size of a temporary trailer occupying a space on the lot shall be three hundred (300) square feet of living area. Living area does not include built-in equipment such as wardrobes, closets, cabinets, kitchen units or fixtures, or bath and toilet rooms.

      5.   The temporary trailer must be "habitable" by meeting all of the following criteria:

         a.   The temporary trailer must contain sleeping, cooking, bathing, and sanitary facilities;

         b.   The temporary trailer must either contain an adequate source of potable water through an internal tank or be connected to a permanent source of potable water;

         c.   Composting toilets are not allowed. The temporary trailer's wastewater must be disposed of by one of the following means:

            (1)   Through a connection to an existing sewer utility connection; or

            (2)   Through the use of an incorporated wastewater tank that is located within or outside the vehicle, provided that such tank is regularly serviced, for the duration of the vehicle's use as temporary housing, by a wastewater disposal provider, or a septage pumping vehicle. The permittee shall provide proof of such regular wastewater disposal service, in the form of a contract or receipts, to the Planning Division or Building & Safety Division upon request.

         d.   The temporary trailer must be connected to an approved electrical source. Acceptable electrical connections include the use of an existing electrical source on the lot or a temporary power pole. Generators are not considered an approved electrical source; and

         e.   Heating and cooling facilities shall be in accordance with those associated with trailers, or equipment initially installed or designed for trailers. No temporary heating facilities will be allowed.

      6.   Utility conduits shall be installed underground in conformance with applicable state and local regulations.

      7.   When the temporary trailer is not in use, utilities shall be disconnected, and such housing shall be removed from the site or stored during the remainder of the year. The temporary trailer shall be removed from the site within five (5) days of the expiration of the permitted period. It may be stored on-site for the remaining days of the calendar year if screened from public view and stored in a rear yard. A temporary trailer stored on-site shall be covered when not in use.

   D.   Site Design Criteria:

      1.   Building height and setbacks shall be as prescribed in the applicable zone, except where Title 25 of the California Administrative Code is more restrictive.

      2.   The temporary trailer shall be located a minimum of six feet (6') from any other structure on the lot.

      3.   Roadways and vehicle pads shall not be permitted in areas of natural slope inclinations greater than fifteen percent (15%) or where grading would result in slope heights greater than ten feet and steeper than two to one (2:1).

      4.   One picnic table, and a grill (without any open flame if located in a High Fire Hazard Area) may be provided on a level, landscaped front yard area. (Ord. 2985, 2025)

   A.   Occupancy Restrictions For Agricultural Worker Housing:

      1.   Farmworker housing shall only be occupied by farmworkers and members of their household (however, group living quarters shall only be occupied exclusively by farmworkers).

      2.   The applicant shall demonstrate that the farmworker housing shall only be used for farmworkers (on a permanent or seasonal basis) who meet the employment criteria in subsection B. This requirement shall not apply to housing occupied by farmworkers who subsequently retire or become disabled and continue to reside in the unit pursuant to subsection B3. This requirement shall not apply to a surviving spouse or domestic partner who continues to reside in the unit pursuant to subsection B4.

      3.   A deed restriction in a form approved by the City that runs with the land shall be recorded with the County Recorder, prior to the issuance of a building permit for construction for all farmworker housing except for temporary trailers, limiting the use of such housing to farmworker housing and setting forth the conditions and requirements applicable to such use. The property owner shall also be required to provide written disclosure of all such conditions and requirements before any sale, lease, or financing of the subject lot(s) and dwelling units. This use restriction shall not be amended, released, terminated, or removed from the property without the prior written consent of the City. In the event the farmworker housing use is terminated and/or structures are removed in accordance with this Municipal Code and other applicable law as confirmed in writing by the Development Services Director, the deed restriction that accompanies the development shall be released and removed from the property.

   B.   Employment Criteria For Agricultural Workers:

      1.   Farmworker dwelling units shall only be rented or provided under the terms of employment to farmworkers who are employed on a full-time (minimum of thirty two (32) hours per week), full-time seasonal, or temporary basis by the property owner or lessee of the lot upon which the dwelling unit is located to work onsite or on other land in San Bernardino County that is under the same ownership or lease. Farmworkers may retain their employment status during periods of non-agricultural employment, as long as they meet the full-time requirement for at least nine (9) months of the calendar year.

      2.   Units in a farmworker housing complex shall only be rented or provided to persons who are principally employed within San Bernardino County for activities directly associated with agriculture. This includes farmworkers who work on a full-time, full-time seasonal, temporary or part-time basis.

      3.   A qualified farmworker who has been renting or occupying a farmworker dwelling unit, or a unit in a farmworker housing complex, and who subsequently retires or becomes disabled, may continue to reside in the unit along with members of their household.

      4.   After the death of a qualified farmworker who has been renting or occupying a farmworker dwelling unit, or a unit in a farmworker housing complex, their surviving spouse or domestic partner may continue to reside in the unit.

      5.   Temporary trailers shall only be rented or provided to farmworkers who are employed on a full-time, full-time seasonal, or temporary basis by the property owner or lessee of the lot to work on the land upon which the temporary trailer is located.

      6.   Proof of qualifying employment for occupants of farmworker housing shall be provided at the time of permit approval, which can be satisfied by providing a combination of at least two (2) of the following documents, as applicable:

         a.   Employee's income tax return;

         b.   Employee's pay receipts;

         c.   Employee's W-2 form;

         d.   Employer's DE-34 form;

         e.   Employer's ETA 790 form;

         f.   Employer's DLSE-NTE form;

         g.   A document signed by both the employer and the employee, which states that the occupant of the agricultural worker housing is employed in agriculture, and includes a description of the employee's job duties; or

         h.   Other proof approved in writing by the Development Services Director.

   C.   Annual Verification Of Employment Of Agricultural Workers:

      1.   The owner or lessee of the property, property management company, and/or designated agent of the owner or lessee, shall submit an annual employment verification declaration, and any applicable City-required verification fees as established by resolution of the City Council, no later than May 15 of each year to the Development Services Director or designee to verify that all the dwelling units or sleeping quarters in the farmworker housing are occupied by persons who meet the employment criteria established above. For purposes of this section, permanent farmworker housing includes all agricultural worker housing except for temporary trailers. The completed verification declaration and supporting documentation shall require the property owner to meet all the following requirements:

         a.   Verify and provide evidence that any permanent agricultural worker housing was occupied by farmworkers during the preceding calendar year;

         b.   Declare that any permanent agricultural worker housing will be occupied by farmworkers during the current calendar year; and,

         c.   Provide proof of qualifying employment for occupants of agricultural worker housing, upon request by the City, by using a combination of at least two of the documents as listed in subsection B6.

   D.   Enforcement:

      1.   The provisions of subsections B and C of this Article shall be referenced or set forth in deed restrictions and/or conditions of approval that shall be recorded in the subject property's chain of title. Violations of subsections B and C may be enforced through any other available legal means.

      2.   Within thirty (30) days after receiving approval for permanent or seasonal employee housing from the Development Services Department, and before issuance of any building permit(s), the applicant shall record with the County Recorder, a deed restriction in a form approved by the City that runs with the land on which the agricultural employee housing is located declaring that:

         a.   The agricultural employee housing will continuously be maintained in compliance with this Article XIV of Chapter 18.156 and all other applicable sections of this Municipal Code; and

         b.   If required for pre-manufactured housing and/or mobilehome units used for farmworker housing, the property owner shall obtain the appropriate permit(s) from the City of Redlands and/or California Department of Housing and Community Development.

         c.   The deed restriction shall not be amended, released, terminated, or removed from the property without the prior written consent of the City of Redlands. In the event the agricultural employee housing use is terminated and/or structures are removed in accordance with this Article and other applicable law as confirmed in writing by the Development Services Director, the deed restriction that accompanies the development shall be released and removed from the property.

      3.   In addition to all other available enforcement and legal remedies, the City may require the removal of a housing unit and restoration of the site (including any affected agricultural soils) based on the unpermitted or unverified use of the farmworker housing units, or based on other violations of this Article. (Ord. 2985, 2025)

   A.   To expand opportunities for affordable housing where allowed by zoning district regulations;

   B.   To facilitate the establishment of affordable housing in locations with convenient access to services and employment;

   C.   To provide adequate standards for the orderly development of safe housing in a high-quality environment;

   D.   To ensure development is compatible with surrounding land uses and is consistent with the goals, objectives, and policies of the general plan; and,

   E.   For purposes of this Article, "single-room occupancy" is defined as a multi-tenant building that provides, for rent or a fee, small rooms as a permanent residence and/or primary residence. Private rooms may be furnished or unfurnished. (Ord. 2985, 2025)

All single room occupancy facilities shall be subject to the provisions of this Article:

   A.   Any single room occupancy facility shall conform to the standards of the zoning or specific plan district in which it is located. In case of districts where mixed uses are permitted, single room occupancy facilities shall be subject to the standards applying to nonresidential development. Where any provision of this Article conflicts with another provision of this title or any adopted specific plan, the more restrictive shall apply.

   B.   Density standards (i.e., lot area per dwelling unit) shall not apply to single room occupancy facilities.

   C.   Floor-Area Ratio standards, if applicable, shall apply to single room occupancy facilities. In no case may the number of units exceed three times the maximum density that is applicable within the subject zoning district or specific plan district.

   D.   Tenancy shall not be less than thirty (30) days.

   E.   All units shall comply with the requirements of the current edition of the California Building Code.

   F.   All facilities shall comply with all applicable accessibility and adaptability requirements.

   G.   The proposed conversion or retrofit of an existing structure into a single room occupancy facility shall conform to all applicable development standards unless a physical constraint or characteristic of the subject property makes such conformance infeasible. The Development Services Director (or Planning Commission if a CUP is required) is authorized to modify, reduce, or waive one or more development standard(s) of section 18.156.1220 upon determining that strict adherence to the standard(s) is infeasible due to physical conditions or constraints of the subject property. The applicant shall bear the burden of proof that imposing the development standard(s) in question would make the project physically or financially infeasible.

   H.   All facilities and units shall not be subdivided or individually sold.

   I.   This Article shall not be applicable to short-term rentals in the City of Redlands and shall not be construed to permit or authorize short-term rental facilities in the City of Redlands.

   J.   Other provisions or permit requirements of the Redlands Municipal Code may be applicable, including for properties located within local historic districts and/or designated as a local historic resource. (Ord. 2985, 2025)

   A.   Unit Size And Occupancy: Each unit shall have a minimum floor area of one hundred fifty (150) square feet excluding closet and bathroom spaces. Each unit shall be occupied by no more than two (2) persons.

   B.   Minimum Dimension: Each unit shall have a minimum horizontal dimension of twelve feet (12').

   C.   Common Area:

      1.   A minimum of ten (10) square feet per unit or two hundred fifty (250) square feet, whichever is greater, shall be provided as indoor common area on the ground floor. Required common area shall exclude shared bathrooms and kitchens, maintenance areas, laundry facilities, storage areas, and hallways. The design of the common area shall accommodate appropriate furnishings such as lounge seating, tables and chairs, office desks, and a television.

      2.   Outdoor Common Area May Be Permitted: The design of all improvements and furniture shall be of a quality to sustain weather and wear. Furniture shall be made of durable materials such as wrought iron, wood, steel, or cast aluminum. The following activities are prohibited in outdoor common areas between the hours of ten o'clock (10:00) P.M. to seven o'clock (7:00) A.M.: amplification of sound or use of sound machines, storage, motor vehicle parking, or overnight activities.

      3.   All common areas shall be fully accessible.

   D.   Kitchens: If kitchen facilities are provided within a unit, the unit shall have a sink with a hot water connection and a garbage disposal, a cooking appliance, refrigeration facilities, and a countertop having a minimum size of three (3) square feet and a minimum horizontal dimension of eighteen inches (18"). If private kitchen facilities are not provided within each unit, shared kitchen facilities shall be provided at a ratio of one kitchen for every twenty (20) units on each floor containing units without private kitchen facilities.

   E.   Bathrooms:

      1.   If a partial (or half) bathroom is provided within the unit, it shall provide a water closet including a sink. The water closet shall have a minimum area of fifteen (15) square feet. If private bathing facilities are not provided for each unit, shared shower or bathtub facilities shall be provided at a ratio of one for every seven (7) units or fraction thereof on each floor with units not having full bathrooms. The shared shower or bathtub facility shall be accessible from a common area or hallway. Each shared shower or bathtub facility shall be provided with an interior lockable door.

      2.   If a full bathroom is provided within the unit, it shall contain a private toilet, sink and bathtub, shower or bath/shower combination.

      3.   Common bathrooms shall be either single occupant use with provisions for privacy, or multi-occupant use with separate provisions for men and women.

   F.   Parking:

      1.   One (1) space per two (2) units, inclusive of guest parking.

      2.   If a unit is provided for an on-site manager, one (1) space for the resident manager.

      3.   If rent or a separate charge is assessed for use of on-site parking spaces, the owner or management shall be required to rent or charge a separate fee for use of the space by an individual tenant (i.e., unbundled parking).

      4.   With the exception of projects that allow only senior residents, projects that have less than one automobile parking space per unit shall provide one easily accessible space for storing and locking a bicycle per unit.

      5.   Government Code section 65863.2 may further reduce or eliminate the on-site parking requirements for a residential, mixed use, or other development project if the project site is located within one-half mile of a major transit stop as defined in Public Resources Code sections 21064.3 and 21155.

      6.   Required on-site spaces may be provided through covered or uncovered parking, or tandem spaces, but not on-street parking.

      7.   This section shall not reduce, eliminate, or preclude the enforcement of any requirement imposed on a new multifamily residential or nonresidential development that is located within one-half mile of public transit to provide parking spaces that are accessible to persons with disabilities that would have otherwise applied to the project if this section did not apply.

      8.   Parking areas shall comply with the applicable property development standards contained in Chapter 18.164 of this title. Parking shall not be provided within any front yard or street-side yard setbacks or any required landscape areas, except for authorized driveways.

   G.   Exterior Architecture:

      1.   Any room addition(s) or expansion(s) to the existing residence that modify the exterior architecture shall be matching in exterior design and architectural treatment (including materials, colors, roof, doors and windows, and other design elements).

      2.   Interior access for residents shall be provided to all rooms or units within the structure, and no exterior doorways shall be provided or created for individual dwelling units or rooms.

      3.   New exterior stairways, steps, decks or access platforms shall not be permitted above the first floor nor more than four feet (4') above existing ground level.

      4.   Properties designated as historic resources and/or located within historic or scenic districts shall comply with the applicable provisions of the City's Historic Architectural Design Guidelines.

   H.   Storage: Each unit shall have a closet. All units must have access to a separate usable storage space (in addition to a closet) within the facility, that is not less than fifty (50) cubic feet.

   I.   Laundry: Single room occupancy facilities shall be provided with laundry facilities in a separate room at a minimum ratio of one washer and one dryer for every ten (10) units. Additional washers and dryers shall be provided for any facility that has more than twenty (20) units at the ratio of one washer and one dryer for every additional twenty (20) units.

   J.   Trash: Refuse disposal service and receptacles shall be provided by the property owner. Garbage receptacles must be located on the lot or property in a manner that does not hinder access to any required off-street parking spaces, driveways, or any means of emergency ingress or egress.

   K.   Mailboxes: A mailbox shall be provided for each unit in a commonly accessible location within the single room occupancy facility.

   L.   Signs: Single room occupancy facilities may have signs in accordance with the sign regulations applicable to the subject zoning district (pursuant to Chapter 15.36 of Title 15 of the Redlands Municipal Code) or specific plan district where it is located. (Ord. 2985, 2025)

   A.   Management Plan: The applicant shall prepare and submit a single-room occupancy management plan, and shall at a minimum contain the following elements: management policies and operations, rental procedures and rates, maintenance plans, information for residents to contact management twenty four (24) hours daily, residency and guest rules and procedures, security procedures, and staffing needs including job descriptions. The management plan shall be finalized before issuance of a Certificate of Occupancy. Such plan shall be provided to the City upon request.

   B.   On-Site Manager: A twenty four (24) hour on-site resident manager shall be provided for any single room occupancy use with twelve (12) or more units, and shall include a dwelling unit designated for the manager. (Ord. 2985, 2025)

Notwithstanding the provisions of Chapter 18.184 of this title, existing nonconforming single room occupancy uses and buildings may be altered to comply with one or more development standards required by this Article. (Ord. 2985, 2025)

The purpose of this Article is to allow and appropriately regulate two-unit residential development projects in accordance with Government Code section 65852.21 in single-family residential zones that permit single-family residences. (Ord. 2985, 2025)

ACCESSORY DWELLING UNIT: A residential dwelling unit that is accessory and subordinate to a primary dwelling unit located on the same parcel, and such accessory unit meets the criteria or requirements for an Accessory Dwelling Unit pursuant to Redlands Municipal Code Chapter 18.156, Article VII (Accessory Dwelling Units) or current State law.

PRIMARY DWELLING UNIT: For purposes of this article, means a single-family residence that does not meet the criteria or requirements for an Accessory Dwelling Unit pursuant to Redlands Municipal Code Chapter 18.156, Article VII (Accessory Dwelling Units) and/or current State law.

SB 9: Senate Bill 9 effective beginning January 1, 2022, and codified in California Government Code section 65852.21.

SINGLE FAMILY RESIDENTIAL ZONE: For purposes of this section, means a land use district with a zoning designation as R-E, R-S, R-1, R-1-D, R-R, R-R-A, R-A, R-A-A, or a single-family district within an adopted Specific Plan of the City.

TWO-UNIT PROJECT: The development of two primary dwelling units or, if there is already a primary dwelling unit on the lot, the development of a second primary dwelling unit on a legally subdivided lot in accordance with the requirements of this article. (Ord. 2985, 2025)

   A.   The individual property owner(s) of the subject property may apply for a two-unit project. "Individual property owner" means a natural person holding fee title individually or jointly in the person's own name or a beneficiary of a trust that holds fee title. Corporations, including but not limited to LLCs, are not eligible applicants because they cannot satisfy the three-year occupancy requirement. "Individual property owner" does not include any corporation or corporate entity or person of any kind (partnership, LP, LLC, C corporation, S corporation, etc.), except for a community land trust (as defined by Revenue & Tax Code Section 402.1(a)(11)(C)(ii)) or a qualified nonprofit corporation (as defined by Revenue & Tax Code Section 214.15).

   B.   An application for a two-unit project must be submitted on the City's approved form together with all required application submittal items, project plans, and other materials.

   C.   Only a complete application will be considered. The City will inform the applicant in writing of any incompleteness within thirty (30) days after the application is submitted.

   D.   The city may establish a fee to recover its costs for adopting, implementing, and enforcing this section of the code, in accordance with applicable law. The City Council may establish and change the fee by resolution. The fee must be paid with the application. (Ord. 2985, 2025)

A two-unit project must satisfy each of the following development standards and requirements:

   A.   Map Act Compliance: The existing lot must have been legally subdivided.

   B.   Zone: The lot is in a single-family residential zone of the City of Redlands (R-1, R-1-D, R-S, R-A, R-A-A, R-E, R-R, or R-R-A zoning districts) or a single-family district within an adopted Specific Plan of the City.

   C.   Lot Location: The lot is not located on a site that meets any of the location criteria as listed in Government Code § 66411.7(a)(3)(C) (and incorporating Government Code section 65913.4(a)(6)(B) - (K) by reference).

   D.   Not Historic: The lot shall not be within a site that is designated or listed as a city landmark or historic property or historic/scenic district, and the lot shall not be a historic property or within a historic district that is listed on the State Historic Resources Inventory (as defined in Section 5020.1 of the Public Resources Code).

   E.   No Impact On Protected Housing: The two-unit project must not require or include the demolition or alteration of any of the types of housing identified in Government Code § 65852.21(a)(3)-(4), inclusive.

      1.   Housing that is income-restricted for households of moderate, low, or very low income.

      2.   Housing that is subject to any form of rent or price control through a public entity's valid exercise of its policy power.

      3.   Housing that has been occupied by a tenant in the last three (3) years. The applicant and the owner of a property for which a two-unit development is sought must provide a sworn statement as to this fact with the application for the parcel map. The City may conduct its own inquiries and investigation to ascertain the veracity of the sworn statement, including but not limited to, surveying owners of nearby properties; and the City may require additional evidence of the applicant and owner as necessary to determine compliance with this requirement.

   F.   Dwelling Unit Standards:

      1.   Quantity: For purposes of this section, "unit" means any dwelling unit, including, but not limited to, a primary dwelling unit, a unit created under this section of this code, an ADU, or a Junior ADU.

         a.   No more than two (2) dwelling units of any kind may be built on a lot that results from an urban lot split

         b.   A lot that is not created by an urban lot split may have a two-unit project under this section, plus any ADU or Junior ADU that must be allowed under State law and the City's ADU ordinance, not to exceed two (2) primary dwelling units per lot and a combined total of four (4) dwelling units within the development.

      2.   Height Restriction: All dwelling units shall be subject to the same height limitations applicable to the underlying zone.

      3.   Lot Coverage: The lot coverage limit shall be applicable within the zoning district where the subject property is located. This lot coverage standard is only enforced to the extent that it does not prevent the construction of two (2) primary dwelling units on the lot at eight hundred (800) square feet each.

      4.   Open Space: The new development shall be subject to the open space requirement, if any, imposed within the zoning district where the subject property is located. This open space standard is only enforced to the extent that it does not prevent the construction of two (2) primary dwelling units on the lot at eight hundred (800) square feet each.

      5.   Setbacks:

         a.   Generally: All setbacks must conform to those objective setbacks that are applicable to the underlying zone.

         b.   Exceptions: Notwithstanding subsection F1a above:

            (1)   Existing Structures: No setback is required for an existing legally established structure or for a new structure that is constructed in the same location and to the same dimensions as an existing legally established structure.

            (2)   Eight hundred (800) square-feet; four-foot (4') side and rear setbacks. Exceptions to the setbacks imposed by the underlying zone may be applied to the degree necessary to avoid physically precluding up to two (2) units on the lot or either of the two (2) units from being of at least eight hundred (800) square feet in floor area on the subject property; but in no event may any structure be less than four feet (4') from a side or rear property line.

            (3)   New Structures: Shared interior lot line; zero foot (0') interior side setback. Setback requirements for an interior side lot line, where the interior lot line is shared between the two (2) new parcels (and the lot line is perpendicular to the primary street frontage of both lots), may be modified to permit a zero foot (0') side setback. The intent of this provision is to permit a shared wall between two (2) new dwelling units on separate lots, so that the combined structure has the appearance from the street as one single-family residence. Designs with a shared common wall shall comply with all applicable California Building Code regulations, and the Director may require a Homeowners' Association as well as CC&Rs for the subject properties. If this provision for a zero foot (0') interior side setback is not utilized, then the standard setback requirement shall apply, and in no case shall be less than four feet (4').

      6.   Parking: Each new primary dwelling unit shall have one (1) off-street parking space per unit on a paved surface, which may be covered or uncovered, placed outside of all required setbacks, and constructed in accordance with the applicable provisions of Article I of Chapter 18.164 of this title. Off-street parking shall not be required if one of the following applies:

         a.   The lot is located within one-half mile walking distance of either:

            (1)   A corridor with fixed route bus service with service intervals no longer than fifteen (15) minutes during peak commute hours; or

            (2)   A site that contains one of the following: an existing rail or bus rapid transit station; or the intersection of two (2) or more major bus routes with a frequency of service interval of fifteen (15) minutes or less during the morning and afternoon peak commute periods.

         b.   The site is located within one block of a car-share vehicle location that is permanently installed and permanently marked for car-share pickup or dropoff service.

      7.   Nonconforming Conditions: A two (2) unit project may be approved without requiring a legal nonconforming zoning condition or standard to be corrected. This provision shall supersede Chapter 18.184 of Title 18 of the Redlands Municipal Code for the duration that applicable State law remains in effect.

      8.   Utilities: Each primary dwelling unit on the lot that is or that is proposed shall comply with the development regulations applicable to the underlying zone.

      9.   Building And Safety: All structures built on the lot shall comply with all building code regulations applicable to the underlying zone.

   G.   Fire Hazard Mitigation Measures: For a development project on a lot that is located in a fire hazard severity zone (as defined by the California Department of Forestry and Fire Protection), the proposal shall comply with all applicable fire-hazard mitigation measures:

      1.   The proposed development complies with the applicable provisions of the California Fire Code, and any amendments thereto adopted in the Redlands Municipal Code, that apply uniformly to development within the underlying zone.

      2.   The proposed development complies with the applicable provisions of the California Building Code (including Chapter 7A), and any amendments or additions thereto adopted in the Redlands Municipal Code (including RMC Chapter 15.30 Wildland-Urban Interface Code), that apply uniformly to development within the underlying zone.

      3.   The subject property will comply with all applicable landscape design, materials, fuel modification, and vegetation management requirements of applicable State law (including but not limited to Calif. Gov. Code § 51182, Public Resources Code § 4291, Calif. Fire Code § 4906, and Calif. Building Code Chapter 7A) for requirements pertaining to landscape fuel modification zones and vegetation management that apply uniformly to development within the underlying zone.

   H.   Regulation Of Uses:

      1.   Residential-Only: No non-residential use is permitted on the lot.

         a.   Home occupations may be permitted with a Home Occupation Permit issued pursuant to Chapter 18.160 of this title.

         b.   Small family daycare homes may be permitted pursuant to Chapter 18.156, Article VIII, of this title.

         c.   Single-room occupancy residential facilities may be permitted pursuant to Chapter 18.156, Article XV, of this title.

      2.   No Short-Term Rentals: No dwelling unit on the lot may be rented for a period of less than thirty (30) days.

   I.   Deed Restriction: The owner must record a deed restriction, acceptable to the city, that does each of the following:

      1.   Expressly prohibits any rental of any dwelling on the property for a period of less than thirty (30) days.

      2.   Expressly prohibits any non-residential use of the lot.

      3.   States that the property was developed pursuant to SB 9 and shall not be further developed with additional primary dwelling units, or further subdivided subsequent to a prior SB 9 lot split.

   J.   Undergrounding Of Utilities: For construction of new SB 9 dwelling units, utility laterals and connections shall be installed underground for the new unit(s). (Ord. 2985, 2025)

   A.   Notwithstanding anything else in this section, the city may deny an application for a two-unit project if the building official makes a written finding, based on a preponderance of the evidence, that the project would have a "specific, adverse impact" on public health and safety and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact.

   B.   "Specific adverse impact" has the same meaning as in Gov. Code § 65589.5(d)(2): "a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete" and does not include (1) inconsistency with the zoning ordinance or general plan land use designation or (2) the eligibility to claim a welfare exemption under Revenue & Taxation Code section 214(g).

   C.   The building official may consult with and be assisted by Planning staff, Engineering staff, and others as necessary in making a finding of specific, adverse impact. (Ord. 2985, 2025)

   A.   An application for a two-unit development pursuant to SB 9 is approved or denied ministerially, by the Development Services Director, without discretionary review.

   B.   A two (2) unit development is approved ministerially if it complies with all the requirements of this article.

   C.   The approval must require the owner and applicant to hold the City of Redlands harmless from all claims and damages related to the approval and its subject matter.

   D.   The approval must require the owner and applicant to reimburse the City of Redlands for all costs of enforcement, including attorneys' fees and costs associated with enforcing the requirements of this article.

   E.   Notice Of Denial: If an application for an SB 9 two-unit housing project is denied, then the Development Services Director shall notify the applicant within sixty (60) days from receipt of the application and provide a full set of comments to the applicant with a list of items that are defective or deficient and a description of how the application can be remedied. (Ord. 2985, 2025)

Appeal of the decision by the Development Services Director with respect to a two-unit development shall be made to the planning commission or city council in accordance with the provisions of section 18.193.070 of this title. (Ord. 2985, 2025)

Construction plans or plan checks deemed by the department to be in substantial conformance with the approved two-unit development plan and/or tentative parcel map shall be reviewed by the Development Services Director or designee. The Development Services Director may approve or deny the request for an amendment through the ministerial plan check process, or may require the filing of a new two-unit development plan and/or new tentative parcel map for major amendments deemed not to be in substantial conformance with the approved two-unit development plan or tentative parcel map. (Ord. 2985, 2025)

If a two-unit project violates any part of this code or any other legal requirement:

   A.   The buyer, grantee, or lessee of any part of the property has an action for damages or to void the deed, sale, or contract.

   B.   The City of Redlands may:

      1.   Bring an action to enjoin any attempt to sell, lease, or finance the property.

      2.   Bring an action for other legal, equitable, or summary remedy, such as declaratory and injunctive relief.

      3.   Pursue criminal prosecution, punishable by imprisonment in county jail or state prison for up to one year, by a fine of up to ten thousand dollars ($10,000.00), or both; or a misdemeanor.

      4.   Record a notice of violation.

      5.   Withhold any or all future permits and approvals.

      6.   Pursue all other administrative, legal, or equitable remedies that are allowed by law or the Redlands Municipal Code. (Ord. 2985, 2025)