The purpose of the A-1 agricultural zone is to provide for the proper utilization of those lands best suited for agricultural purposes, and to prevent the encroachment of incompatible uses. The regulations set out in this chapter shall apply to all land in the A-1 agriculture district. (Ord. 1000 § 12.00, 1955)

In the A-1 zone, no building, structure or land shall be used, and no building or structure shall be hereafter erected, structurally altered or enlarged, except for the purposes set out in sections 18.20.030 through 18.20.050 of this chapter. (Ord. 1000 § 12.10, 1955)

Principal permitted uses in the A-1 district include:

   Accessory public parking areas which serve existing public facilities such as parks, trails or linear parks, or similar public uses, pursuant to the review procedures set forth in section 18.12.190 of this title for lots containing ten thousand (10,000) square feet or less or twenty (20) spaces or fewer. In this instance, "accessory" shall mean that the parking area is accessory to the existing land use of either park, trail or linear park, or similar public use.

   Apiaries, provided that no hives or boxes housing bees are kept closer than three hundred feet (300') from any dwelling other than that occupied by the owner of the apiary.

   Community Care Facility, licensed or unlicensed, for up to six (6) persons.

   Employee housing for up to six (6) persons, as defined in chapter 18.08 of this title.

   Farms or ranches for the grazing, breeding or raising of not more than two (2) horses, cattle, goats or sheep per acre. Except for the keeping of up to three (3) horses, as provided for in sections 18.44.020 through 18.44.050 of this title of the R-1 zone, no animal(s) shall be housed or corralled closer than five hundred feet (500') from any existing residence in the R-1, R-1-D, R-2, R-2-2000 or R-3 zone, or one hundred feet (100') from any property line.

   Farmworker and agricultural worker housing, consisting of no more than twelve (12) units or thirty six (36) beds, in accordance with Article XIV of Chapter 18.156 of this title.

   Horse boarding.

   Orchards, groves, nurseries, the raising of field crops, tree crops, berry crops, bush crops, truck gardening and commercial flower growing.

   Single-family residences; provided, however, that there shall be not more than two (2) dwellings on each parcel of five (5) acres or more. Where parcels of land are already subdivided into parcels less than five (5) acres in area, there shall be permitted one dwelling for each lot, provided the lot contains dimensions and an area equivalent to the closest single-family residential zone.

   Supportive and transitional housing for up to six (6) persons intended to serve the target population, as defined in chapter 18.08 of this title.

   The sale of fruit, vegetables, produce, flowers and other similar products grown on the property; provided, however, that roadside stands used for such sales shall not exceed five hundred (500) square feet.

(Ord. 2985, 2025: Ord. 2967, 2024: Ord. 2961, 2024: Ord. 2835, 2016)

The following property development standards, set out in sections 18.20.080 through 18.20.190 of this chapter, shall apply to all land and buildings in the A-1 zone. (Ord. 1000 § 12.20, 1955)

Each lot in the A-1 zone shall have a minimum area of five (5) acres. (Ord. 1000 § 12.20(A), 1955)

In the A-1 zone:

   A.   Each lot shall have a minimum width of three hundred feet (300');

   B.   Each lot shall have a minimum depth of three hundred feet (300'). (Ord. 1000 § 12.20(B), 1955)

In the A-1 district, population density shall be one dwelling unit per two and one-half (21/2) acres. For lots existing at the time of the adoption hereof, not more than one dwelling unit shall be located on any lot containing less than two and one-half (21/2) acres. (Ord. 1000 § 12.20(C), 1955)

Maximum coverage by structures in the A-1 zone shall be ten percent (10%) of the lot area; provided, legal, nonconforming lots of less than one hundred fifty thousand (150,000) square feet in size are permitted to have the following lot coverage:

   A.   Thirty percent (30%) of the first fourteen thousand (14,000) square feet of lot area;

   B.   Twenty percent (20%) of the next additional twenty six thousand (26,000) square feet;

   C.   Five percent (5%) of the next additional one hundred ten thousand (110,000) square feet. (Ord. 2147 § 1, 1991: Ord. 1000 § 12.20(D), 1955)

Buildings and structures in the A-1 zone shall have a height not greater than two and one-half (21/2) stories or thirty five feet (35'). See section 18.152.030 of this title for exceptions. (Ord. 1000 § 12.20(E), 1955)

In A-1 zones:

   A.   Each lot shall have a front yard of not less than twenty five feet (25') extending across the full width of the lot.

   B.   See subsection 18.148.030B of this title for regulations applying to partly built up blocks.

   C.   See subsection 18.148.030D of this title for regulations applying to key lots. (Ord. 1000 § 12.20(F), 1955)

In A-1 zones:

   A.   Each lot shall have a side yard on both sides of the main building, or buildings, of not less than five feet (5').

   B.   See subsection 18.148.030E of this title for regulations applying to side yards on corner lots.

   C.   See subsection 18.148.030F of this title for regulations applying to side yards on reversed corner lots. (Ord. 1000 § 12.20(G), 1955)

In the A-1 zone, each lot shall have a rear yard of not less than twenty five feet (25'); provided, lots of less than forty thousand (40,000) square feet may have projections into the rear yard in accordance with provisions for the R-A zone in section 18.152.070 of this title. If a lot of forty thousand (40,000) square feet or less has a width of more than one hundred twenty feet (120'), the permitted projection may be forty feet (40') wide. (Ord. 2147 § 2, 1991: Ord. 1000 § 12.20(H), 1955)

   A.   Accessory buildings shall not occupy more than ten percent (10%) of the rear yard, or may be in an interior side yard area of a parcel where there is no buildable rear yard area. Accessory buildings shall not be placed forward of the front façade of the main dwelling or a line extended parallel to the front façade. Where there are multiple front façades on the main dwelling, the front elevation with the greatest front setback dimension shall be utilized as the required setback.

   B.   An accessory building shall not exceed a total floor area of one thousand (1,000) square feet.

   C.   Accessory buildings must maintain the following minimum separation distances from other buildings on the same site:

      1.   Accessory buildings shall be a minimum of ten feet (10') from the main buildings; provided, however, that when more than five feet (5') of such accessory building extends into the area to the rear of the main building, which area is defined by the projection of planes parallel to the side lot lines, which planes pass through the sides of the main building, in which case the minimum space between buildings shall be twenty feet (20'). In cases where vehicular entry to garage occurs in the space between buildings, the minimum space between buildings shall be not less than twenty five feet (25').

      2.   Accessory buildings shall be a minimum of five feet (5') from any other accessory structure.

   D.   Accessory buildings shall be located not closer to the side and rear property lines than:

      1.   Five feet (5') for buildings up to ten feet (10') high;

      2.   Ten feet (10') for buildings more than ten feet (10') high.

   E.   When lots are served by an existing or proposed alley, no main building shall be located within twenty five feet (25') of the rear property line, and for accessory buildings, if perpendicular access to the accessory building is from the alley, not less than twenty feet (20') from the rear property line. Perpendicular access to a carport or an enclosed garage with an automatic garage door opener may be reduced to a width of twenty five feet (25'), measured from the opposite side of the alley. If access parallel to the alley is provided to a garage or carport, the provisions of subsection C of this section shall apply.

   F.   Accessory buildings shall not exceed a maximum height of fifteen feet (15') as measured from the foundation at ground-level to the highest point of the roof.

   G.   Accessory buildings shall not contain a kitchen or kitchenette.

   H.   Architectural Design:

      1.   Metal paneling, if any, shall be decorative such as stamped steel or seam metal, and shall be painted on the exterior side. Corrugated metal is prohibited. Reflective exterior metallic materials or untreated metal panels are prohibited.

      2.   Exterior light fixtures shall be a design, or shall include shielding, to contain glare within the subject property and prevent light trespass onto adjacent properties exceeding 0.5 foot-candle as measured at the property line.

      3.   HVAC condensers and heat pumps shall be ground-mounted.

      4.   Window and roof-mounted HVAC equipment shall not be visible from the public right-of-way.

      5.   Exterior stairways to upper floors shall not be visible from public right-of-way at the front or side of the property. (Ord. 2985, 2025: Ord. 2449 § 1, 2000: Ord. 1000 § 12.20(I), 1955)

For off street parking in the A-1 zone, the provisions of chapter 18.164 of this title shall apply. (Ord. 1000 § 12.20(J), 1955)

For fences, landscaping and walls in the A-1 zone, the provisions of chapter 18.168 of this title shall apply. (Ord. 1000 § 12.20(K), 1955)

For signs in the A-1 district, the applicable provisions of the Redlands sign code shall apply. (Ord. 1000 § 12.20(L), 1955)

   A.   Definition Of Agritourism: Agritourism is the act of visiting a working farm/ranch or agricultural operation for the purpose of enjoyment, education, or active involvement in the activities of the farm/ranch or agricultural operation that adds to the economic viability of the agricultural operation. Agritourism activities are secondary and supplemental to the agricultural uses of the land, and do not create conflicts with agricultural activities on said lands and/or adjacent lands.

   B.   Purpose: Agritourism allows for enhanced economic viability of working farms while maintaining the rural character of agricultural districts for the continued operation and preservation of farming and ranching land uses. All activities shall be consistent with The Right to Farm Act (Calif. Civil Code §3482.5).

   C.   Definition Of Non-Prime Agricultural Land: Land that is not "prime agricultural land" as defined by the California Department of Conservation is the preferred location for agritourism activities and any structures or improvements appurtenant thereto. Land that is defined as "prime agricultural land" means those lands and soils as defined as prime agricultural lands by the California Department of Conservation.

   D.   Compatibility With Agriculture: Agritourism rides and attractions shall be limited to the following (as a permitted use or a conditionally permitted use):

      1.   One (1) farm animal petting zoo on non-prime soils.

      2.   One (1) pony ride area located on non-prime soils.

      3.   One (1) food vendor, mobile or on-site (with County environmental health permit if applicable) located on non-prime soils.

      4.   One (1) pre-packaged food/snack bar on non-prime soils.

      5.   One (1) haunted house/barn on non-prime soils.

      6.   One (1) hay maze on non-prime soils.

      7.   One (1) train and tracks located on non-prime soils.

      8.   Inflatable devices on non-prime soils, subject to case-by-case review.

      9.   One (1) hayride on all soils.

      10.   Train rides on rubberized wheels throughout all soils, subject to case-by-case review.

      11.   One (1) produce stand on all soils.

      12.   Other recreational/educational activities, subject to review and approval of the Development Services Director or Planning Commission.

      13.   Days and hours of operation as per determination by the Development Services Director or Planning Commission.

   E.   Development And Performance Standards For Agritourism: Agritourism uses shall be consistent with the following operating and development standards, including but not limited to:

      1.   Adequate on-site parking to accommodate the uses must be provided on non-prime soils and designated on the site plan for review by Development Services staff. The parking requirement shall be determined by the Development Services Director (for permitted agritourism uses) or the Planning Commission (for conditionally permitted uses). All required parking and motor vehicle maneuvering areas shall be located on the same or contiguous parcel(s) of land under the same ownership or leasehold as the use the parking is intended to serve. 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.

      2.   Signs related to agritourism uses shall be subject to the applicable provisions of the Redlands Sign Regulations (RMC Chapter 15.36, Section 15.36.390).

      3.   On parcels with a minimum of ten (10) contiguous acres or more in size, all agritourism elements should be clustered and shall consume no more than one (1) gross acre in aggregate per every ten contiguous acres of site area (excludes hayrides or trains with rubberized wheels). Parking is excluded from the acreage calculation.

      4.   On parcels less than ten (10) contiguous acres in size, all agritourism elements should be clustered and shall consume no more than ten percent (10%) in aggregate of the gross site acreage (excludes hayrides or trains with rubberized wheels). Parking is excluded from the acreage calculation.

      5.   All agritourism facilities, structures, uses and activities shall be located and conducted at least three hundred feet (300') from any residential zone, church, school, park or hospital, as measured to the nearest property line of the adjacent use. Parking is excluded from the separation requirement.

      6.   If non-agricultural development is to occur, it shall minimize its impacts on natural areas and on nearby farming and agricultural operations. Natural land forms shall be preserved as much as practicable, and any grading or cut/fill activity shall be minimized for roads, driveways, and site grading.

      7.   Development and new structures shall include high quality of architectural design and site planning utilizing design themes that blend structures into the rural open space character of the area. Natural exterior treatment materials such as wood, stone, brick, and stucco are permitted. Roof materials shall be fire-resistant and may include metal roofing. Structures with predominantly metal siding, or other structures or objects not originally designed as occupiable structures (such as utilizing corrugated metal or shipping containers), are prohibited. These design standards shall not be applicable to any structures utilized solely and exclusively for farm operations, maintenance, farm-related equipment or vehicles.

      8.   Development and structures shall comply with all applicable provisions of the California Building Code (including ADA accessibility by the public), Redlands Municipal Code Title 15 (Buildings and Construction), California Fire Code, City of Redlands Local Agency Management Program for Onsite Wastewater Treatment Systems, and any applicable development regulations of other agencies (e.g., Regional Water Quality Control Board).

      9.   Outdoor Lighting Standards For Agritourism Uses:

         a.   Lighting and glare overspill shall be contained on-site and shall not exceed one-half (0.5) foot-candle as measured at the property line.

         b.   All outdoor fixtures shall be fully shielded, installed, and maintained in such a manner that shielding does not permit excessive light trespass.

         c.   All outdoor lighting shall be extinguished by eleven o'clock (11:00) P.M., close of business, or when people are no longer present in exterior areas, whichever is later, except for the following:

            (1)   Lighting used for entry or exit points of a structure, parking areas, driveways, and driveway ingress/egress points; or

            (2)   Lighting activated by motion sensor that extinguishes no later than five (5) minutes after activation.

         d.   Blinking, flashing, or high-intensity lighting that causes light trespass are prohibited.

      10.   Noise control shall be subject to the Noise Ordinance (Redlands Municipal Code Chapter 8.06) and the exterior noise standards for residential uses.

      11.   Property owners and operators shall comply with all applicable regulations and permitting requirements of other agencies (e.g., San Bernardino County Health Department, South Coast Air Quality Management District, California Department of Alcoholic Beverage Control, Department of Agriculture, etc.).

      12.   Additional conditions of approval that may be attached to a land use approval to protect the public health, safety, and general welfare. (Ord. 2961, 2024)