The following regulations shall apply to the intersections of streets, streets and alleys, and private driveways with streets and/or alleys:

   A.   1. There shall be a corner cutoff on the side of each corner and reversed corner lot abutting the intersecting streets. This corner cutoff shall be defined by a line in a horizontal plane, taken at a forty five degree (45°) angle with the side or front property line, which line passes through the intersection of the required front and side yard setback lines of the side of the lot closest to the street intersection.

      2.   There shall be no visual obstruction within this corner cutoff area.

   B.   1. There shall be a corner cutoff on the side of each corner and reversed corner lot abutting an alley, where the alley intersects or intercepts a street. This corner cutoff shall be defined by a line in a horizontal plane, taken at a forty five degree (45°) angle with the side or rear property line, which line passes through:

         a.   For corner lots, the intersection of the required side yard setback lines and the rear property line along the alley;

         b.   For reversed corner lots, the intersection of the extension of the required front yard setback line for the key lot on the opposite side of the alley with the rear property line along the alley.

      2.   There shall be no visual obstruction within this corner cutoff area.

   C.   1. There shall be a corner cutoff on all lots where a private driveway enters a street or alley. Such corner cutoff shall be defined by a line in a horizontal plane, which line, taken at a forty five degree (45°) angle with the side or rear property lines, passes through a point on the side or rear line not less than ten feet (10') from the intersection of the driveway and the street or alley.

      2.   There shall be no visual obstruction within this corner cutoff area.

   D.   1. There shall be a corner cutoff on a reversed corner lot where the rear property line of the reversed corner lot becomes the side property line in the required front yard of the key lot. Such cutoff shall be defined by a line in a horizontal plane, which line, taken at a forty five degree (45°) angle with the side or rear property line of the reversed corner lot, shall pass through the point of intersection of the required front yard setback for the key lot and the rear property line of the reversed corner lot.

      2.   There shall be no visual obstruction within the corner cutoff area.

   E.   There shall be no entry or exit to a parking lot from a street in any nonresidential district, which entry is closer than twenty feet (20') from the boundary of any residential district. (Ord. 1000 § 43.10, 1955)

   A.   Open fences not to exceed four feet (4') in height shall be permitted within a required front yard area. For purposes of this section, an "open fence" means those types that are composed of wire mesh capable of admitting at least ninety percent (90%) of light.

   B.   Fences and walls not to exceed six feet (6') in height shall be permitted along side and rear property lines, except that no fence or wall exceeding three feet (3') in height shall be located within any required front yard area.

   C.   Open fences, as defined in subsection A of this section, that are over six feet (6') in height may be located in the rear half of the lot, subject to a commission finding that such a fence will not constitute a nuisance to abutting property owners. Such fences, up to sixteen feet (16') in height located within the buildable rear yard area of a lot and not less than ten feet (10') from any property line, are exempt from the requirement.

   D.   No fence or wall, and no landscaping which obstructs visibility, shall be permitted within the corner cutoff areas defined in section 18.168.010 of this chapter. (Ord. 1960 § 1, 1986: Ord. 1000 § 43.20(a), 1955)

   A.   A six foot (6') high fence or wall shall be constructed at the top of all slopes where the tops of slopes are property lines between separate ownerships.

   B.   A six foot (6') high fence or wall shall be constructed along the perimeter of all areas considered by the commission to be dangerous to health and safety.

   C.   A six foot (6') high solid masonry wall shall be erected along the property line or zone boundary lines to separate industrial and commercial districts and/or uses from abutting residential districts, as follows:

      1.   Where the zone boundary is at a rear lot line which is not on a street, the wall shall be on that line.

      2.   Where the boundary is a side lot line, the wall shall parallel the side lot line, to be reduced to three feet (3') in height in the area set forth as a required front yard for the abutting residential district. The wall paralleling the front property line shall be set back from the property line not less than ten feet (10'), and the space between the wall and the front property line is to be landscaped and maintained.

      3.   Where the boundary is a street, the wall shall be set back from the property line a distance of ten feet (10'), the space between the wall and the property line to be landscaped and maintained.

      4.   Where the boundary is an alley, the wall shall be on the property line along the alley.

      5.   Nothing in sections 18.168.020 through 18.168.040 of this chapter shall be deemed to set aside or reduce the requirements established for security fencing by either local, state or federal law. (Ord. 1000 § 43.20(b), 1955)

The intent of the regulations in the following sections is to provide for the privacy, safety and security of properties and yet maintain the park like character and appearance of the city. (Ord. 1856 § 1, 1984: Ord. 1000 § 43.20(c), 1955)

   A.   This section provides for the granting of minor exceptions to the fencing development standards, retaining wall height, solar collectors, grading standards, and the requirements of chapter 15.48 of this code on fencing of swimming pools, in those cases where such minor exceptions are determined to be warranted by practical difficulties, unnecessary hardships or results that, without the minor exception, may be inconsistent with the intent of this title. The granting of a minor exception is only permitted where it is found to pose no threat to public health and safety, and where to grant such a minor exception would not be inconsistent with the intent of chapter 15.48 of this code.

   B.   A minor exception may also be granted to a resident of a residential zoned parcel to park a detached camper, trailer, or watercraft in a designated front yard driveway, or other city approved hard surfaced area in the front yard of said parcel, provided that the resident meets the conditions established in subsection 18.164.130I of this title. (Ord. 2574 § 1, 2004: Ord. 1968 § 1, 1986: Ord. 1856 § 1, 1984: Ord. 1000 § 43.20(c)(1), 1955)

   A.   Minor exceptions pertaining to garden or retaining wall heights, solar collector or storage tank installations, grading standards, parking a detached camper, trailer, or watercraft in the front yard driveway, and protective swimming pool fencing may be granted by a committee composed of the city's community development director, or his or her designee, and two (2) members of the city's planning commission, as appointed by the members of the planning commission.

   B.   The committee described in this section shall have the authority to review and approve requests for reasonable accommodations in accordance with the provisions of chapter 18.06 of this title. (Ord. 2656 § 2, 2007: Ord. 2574 § 2, 2004: Ord. 2559 § 1, 2003: Ord. 1968 § 1, 1986: Ord. 1856 § 1, 1984: Ord. 1000 § 43.20(c)(2), 1955)

   A.   An application for a minor exception permit shall be made on forms provided by the city, and shall include such plans as may be required for a complete understanding of the request, and a filing fee as established by resolution of the city council. Applications shall be limited to the resident owner.

   B.   Minor exceptions which are being processed concurrently with land use applications requiring action by the planning commission or the city council shall be scheduled for review and action by the same approving body as the other entitlement application(s). If approved by the planning commission or city council, a separate or subsequent Minor Exception Permit application or public hearing shall not be required for the specific design feature approved with the land use entitlement. (Ord. 2985, 2025: Ord. 1000 § 43.20(c)(3), 1955)

Upon receipt of an application for a minor exception permit, the planning department shall notify the owners of all adjacent properties of the minor exception request, by letter. "Adjacent properties" shall include all lots which directly abut or are directly across any public or private right of way from the subject property. (Ord. 1000 § 43.20(c)(4), 1955)

   A.   No sooner than ten (10) days after the owners of adjacent properties have been notified, nor later than thirty (30) days after receipt of the application, the committee shall either grant, grant with conditions, or deny the minor exception permit. Any conditions shall be such as to assure that the minor exception permit is within the intent of sections 18.168.040 through 18.168.100 of this chapter.

   B.   Noncompliance with any conditions of a minor use permit shall constitute a violation of this title. Notice of the committee's decision shall be sent to all owners of adjacent properties and to the planning commission at its next regularly scheduled meeting. (Ord. 1000 § 43.20(c)(5), 1955)

No minor exception permit shall be effective until ten (10) days after issuance, and no development permitted by a minor exception permit shall be initiated or construction started sooner than ten (10) days after issuance. The applicant or any other interested person may appeal the committee's decision to the city council by filing a written appeal within this ten (10) day period. Any such appeal shall suspend the minor exception permit until resolution of the appeal by the city council. (Ord. 1000 § 43.20(c)(6), 1955)

The purpose of the landscaping requirements in the following sections shall be to protect the general welfare by enhancing, conserving and stabilizing property values, and by encouraging pleasant and attractive surroundings in all zones of the city. (Ord. 1000 § 43.31, 1955)

   A.   "Landscaping" means some combination of planted trees, shrubs, vines, ground cover, flowers or lawns. In addition, the combination or design may include rock ground cover not to exceed twenty percent (20%) of the total for any landscaped area, and such structural features as fountains, pools, artwork, screens, walls, fences or benches; but such objects alone shall not meet the requirements of sections 18.168.110 through 18.168.220 of this chapter. The selected combination of objects for landscaping shall be arranged in a harmonious manner.

   B.   Earth berms shall be utilized in the front yard landscaping treatment for all uses other than single-family residential.

   C.   Accessory public parking areas are subject to the minimum standards provided in subsection 18.168.210F of this chapter. (Ord. 2835, 2016)

Where landscaping is required, such landscaping shall comply with the requirements set forth in this title for the specific use or location, as well as with the general requirements of this chapter. (Ord. 1000 § 43.33, 1955)

   A.   Required landscaped areas shall be maintained in a neat, clean, orderly and healthful condition. This includes proper pruning, mowing of lawns, weeding, removal of litter, fertilizing, replacement of plants when necessary, and the regular watering of all plantings.

   B.   Required landscaped areas shall be provided with a suitable permanent method for watering or sprinkling of plants. This watering system shall consist of piped water lines terminating in an appropriate number of sprinklers or hose bibs to ensure a sufficient amount of water for plants within the landscaped area. Sprinklers shall be shielded from sidewalk areas. Where the water system consists of hose bibs alone, these bibs shall be located not more than fifty feet (50') apart within the required landscaped area. Sprinklers used to satisfy the requirements of this provision shall be so spaced as to assure complete coverage of the required landscaped area. (Ord. 1000 § 43.34, 1955)

Where landscaped screening is required, such screening shall consist of evergreen shrubs, closely spaced, and maintained at substantially the specified height of the required screening. When not otherwise specified, screening shall consist of mature shrubs, and shall be maintained at a height of from four (4) to six feet (6'). (Ord. 1000 § 43.35, 1955)

Any open area between a fence or wall and the adjacent property line shall be maintained in a neat and orderly manner. (Ord. 1000 § 43.36, 1955)

Where landscaping is required by this chapter, a landscape plan showing the proposed landscaped areas, placement of landscape materials by type, number and size to include a depiction of the anticipated drip line for mature trees, irrigation system and use of the property shall be prepared by a landscape architect or a licensed nurseryman and shall be submitted to the community development department. The same plot plan submitted for the project which shows the parking layout or other requirements for the issuance of a building permit or planning approval may be used, provided all proposed landscaping is adequately detailed on the plot plan. Plans shall be submitted for approval to the community development director or the planning commission, for approval whenever required under the provisions of this zoning title. (Ord. 2498 § 2, 2002: Ord. 1000 § 43.37, 1955)

The minimum width of any required landscaped area, or any form of fixed planter box used to satisfy required landscaping, shall be five feet (5'), unless otherwise specified in this title. (Ord. 1960 § 1, 1986: Ord. 1000 § 43.38, 1955)

Any use of property which, on the effective date hereof, or any subsequent amendment thereto, is nonconforming only as to the regulations relating to landscaping may be continued in the same manner as if the landscaping were conforming. However, such use may not be increased in intensity except in accordance with the requirements of this title, and any landscaping which may exist in the locations specified by this title shall not be reduced unless suitable substitutions are made which would meet the requirements of this title. (Ord. 1000 § 43.39, 1955)

When the intensity of use of any premises is increased through addition of twenty five percent (25%) or more of the floor area or developed lot area, that portion of the premises shall provide the required landscaping in accordance with the provisions of this title. When the intensity of use is increased sixty percent (60%) or more, landscaping as required by this title shall be provided on the entire developed portion of the property. (Ord. 1000 § 43.40, 1955)

   A.   The following standards shall apply to all parking areas accessible to the public, adjacent to roadways or exposed to public view from freeways, roadways or adjacent parcels:

      1.   Landscaping shall be provided adjacent to and within parking areas to screen vehicles from view and to minimize the expansive appearance of parking areas. The landscaping should include predominantly fast growing trees in the parking areas to create summer shade. Accent trees may also be utilized in the landscape design of the parking areas for diversity and seasonal color;

      2.   Landscaped berms, or a combination of berms, landscaping and/or wall treatments of sufficient height to substantially screen parking areas shall be provided between parking areas and right of way;

      3.   All double row parking spaces shall be separated by either a planter or planter boxes with an overall outside width of five feet (5'). Planters shall be enclosed by a six inch (6") continuous poured in place curb. The curb shall be included in the measurement of the overall width of the planter. The community development director, may allow breaks or gaps in the planter for pedestrian access and drainage purposes only;

      4.   Each unenclosed parking area shall provide a perimeter landscaped strip a minimum of five feet (5') in width where the parking area adjoins a side or rear property line. Curbs, mow strips, or any other type of paved surface shall not be included in the measurement of the overall width of the planter. The perimeter landscaped strip may include any landscaped yard or landscaped area otherwise required and shall be continuous, except for required access to the site or parking area;

      5.   All plant material shall be sized so that the landscaping has an attractive appearance at the time of installation and a mature appearance within three (3) years;

      6.   Tree species should be selected with root growth habits that will not cause damage to sidewalks, curbs or other similarly paved surfaces, or such tree species should be sited away from such paved areas;

      7.   Trees with a trunk height of not less than six feet (6') shall be installed in the planters at each end of an aisle, at three (3) space intervals throughout the parking area, and at twenty foot (20') intervals along the periphery of the parking area. Within parking areas, trees may be clustered in groups to achieve a more natural setting provided the total number of trees meets the previous planting requirements;

      8.   At least fifty percent (50%) of the trees shall be an evergreen variety and shall be evenly distributed throughout the parking area;

      9.   At least fifty percent (50%) of the trees shall be fifteen (15) gallon in size, twenty five percent (25%) shall be twenty four inch (24") box size, and twenty five percent (25%) shall be thirty six inch (36") box in size. All trees shall meet the following minimum caliper sizes. If the caliper size cannot be met at the container size then the developer shall increase the container size to meet the required caliper;

 

 

      10.   Planter areas shall also contain ground cover and/or flowering shrubs. Drought tolerant planting is suggested so that applicant/developer can comply with the water conservation in landscaping act of 1990;

      11.   Where automobile bumpers overhang landscaped planters, two feet (2') of clear areas unobstructed by trees or shrubs shall be provided for overhang;

      12.   Large parking areas shall be broken up into sections containing no more than two hundred (200) vehicles, with landscaped planters at least eight feet (8') in width established between sections;

      13.   A landscaped island shall be provided for every twenty (20) parking spaces;

      14.   Landscaped islands, interstall planters and periphery landscaping, together, shall total at least seven percent (7%) of the total parking area;

      15.   All trees identified on the landscape plan are to be maintained and the trimming or maintenance of them shall serve the purpose to bring them into a full canopy type configuration. If applicant/developer fails to maintain and trim said trees to allow for full canopy type configuration, applicant/developer shall be in violation of its conditions of approval and subject to enforcement as allowed by law;

      16.   All landscape planters that are ten feet (10') or less in width shall utilize measures such as root barriers or other deep watering system to minimize heaving of parking area pavement and curbs by tree roots; and

      17.   No landscaped area having a width of less than five feet (5') shall be considered in the minimum landscaping requirement.

   B.   Where parking areas not accessible to the public are completely screened from public view by building placement or a combination of walling and landscaped buffers, landscaping requirements within the parking areas, other than perimeter landscaping, may be reduced at the discretion of the reviewing agency.

   C.   Pedestrian walkways shall be provided within parking areas to destination points.

   D.   Applicant/developer should preserve mature trees in their place, where possible, by designing the projects site plan around said mature trees. In cases where existing mature trees are removed for new development, an additional number of new trees, other landscaping, and/or additional mitigation measures shall be required beyond the requirements established in this section.

   E.   Final landscape plans, irrigation system plans, tree preservation techniques and preservation guarantees shall be reviewed and approved by the community development director prior to the issuance of a building permit. Plans shall be in conformance with the water conservation in landscaping act of 1990.

   F.   The development services director may approve a reduction to the landscape standards in this section for accessory public parking areas, provided that the parking area and any adjacent paved roadways are separated by a planter measuring a minimum of three feet (3') in width and improved with a decorative combination of fencing, walls, boulders, or similar hardscape materials. Additional plant materials, such as trees, shrubs, and ground cover shall be installed along the perimeter of accessory public parking areas which serve public facilities that have been improved with, or are proposed to be improved with, landscaping. Consideration should be given for the installation of drought tolerant shade trees, where feasible. (Ord. 2835, 2016: Ord. 2498 § 3, 2002: Ord. 1000 § 43.37, 1955)

   A.   The planning commission shall require a landscaped area twenty five feet (25') or more in width for projects adjacent to freeway rights of way, and may require such an area for projects adjacent to major and secondary highways, freeway frontage roads, and any street having historical or significant features which warrant special landscaping requirements determined to be essential or desirable in order to enhance and sustain the visual and aesthetic qualities of the project site and surrounding areas.

   B.   Detailed plans shall be prepared in accordance with section 18.168.170 of this chapter. Landscaping information to be included on the plan shall consist of common and botanical names of all ground covers, shrubs and trees, as well as container sizes and heights, with the precise locations of all landscaping materials indicated. (Ord. 1796 § 1, 1982: Ord. 1000 § 43.60, 1955)

Signs for all zoning districts in the city shall be regulated by the applicable provisions of the Redlands sign code. (Ord. 1000 § 42.00, 1955)