4.3.6.E.). Defined Open Space Types are: Side
Garden, Courtyard,
Roof Deck, Back Yard, and Front Yard (see Figure 4-5).
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Side Garden
1. Side Garden
a. Definition. A landscaped open space along one side of a lot. Side Gardens may be semi-private spaces through which occupant and visitor access is provided to one or more buildings or dwellings. Side Gardens of single-family dwellings are private, primarily landscaped open spaces. For multi-family buildings, Side Gardens may be designed for the shared use of all residents. Note that Side Gardens strongly defined by buildings on two or more sides – particularly if they include significant hardscape areas – may also be classified as Side Courts (see Section 4.4.D.2).
b. Design Standards
i. Configuration.
(a) Side Gardens are located between the building and the Side Yard property line and should have a basic rectangular shape. (b) For Multi-family buildings, the Side Garden provides access to units.
(c) Size. Refer to Section 4.3.1.E, 4.3.2.E, 4.3.3.E, 4.3.4.E, 4.3.5.E, or 4.3.6.E for dimensional requirements. Parking courts may count towards minimum size requirements, provided finishes and landscape are consistent with Section 4.4.D.1.b.ii below. (d) Encroachments. Dooryards, porches, stoops, and
architectural elements may encroach into the Side Garden as indicated in the Design Criteria for the applicable Zone. ii. Multi-Family or Commercial Side Gardens.
(a) Finishes. Side Garden materials, finishes, fixtures, and colors shall be designed in a manner that is consistent with the architectural language of the building.
(b) Landscape.
(i) Except for paved areas, Side Gardens shall be planted in their entirety with trees, shrubs, ground cover, and water conserving plant materials.
(ii) The top of walls of planters shall be no taller than eighteen (18) inches, but some may be up to forty-two (42) inches if required to support the health of plantings.
(iii) Appropriate irrigation and drainage shall be provided to all planted areas, including pots.
(iv) Trees scaled to the space are recommended for shade and to screen views to and from neighboring buildings.
(v) See Section 4.11 (On-Site Landscape, Outdoor Lighting, and Public Art Standards) for additional landscaping and maintenance requirements.
iii. Single-Family Side Gardens. Since Single-Family Side Gardens are private open space areas, no design standards are provided, however trees scaled to the space are generally recommended for shade and to screen views to and from neighboring buildings. c. Wall, Fence, and Hedge Standards.
i. Side Yard fences and walls located behind the front building facade may be up to six (6) feet high as measured from adjacent finished grade.
ii. Side Yard fences built parallel to the frontage between buildings to enclose the Side Yard(s) shall be set back a minimum of five (5) feet behind the facade line, except walls that are an integral part of the architecture of the building, which may be flush with the facade or set back (see Figure 4-6 and Figure 4-7).
iii. On corner lots, walls or hedges enclosing Side Gardens that front the Side Street may not exceed three (3) feet in height as measured from the adjacent sidewalk.
iii. Solid fences enclosing the Front Y ard – including walls separating the Front Yard from the Side Garden – may not exceed three (3) feet in height as measured from the adjacent sidewalk.
Side Street
Primary Street
Alley (where present)
5 ft.
min. 15 ft.
min.
FIGURE 4-6: SINGLE-FAMILY SIDE GARDEN
5 ft.
min.
Side Street
Primary Street
Alley (where present)
FIGURE 4-7: MULTI-FAMILY SIDE GARDEN
LEGEND
Sideyard
Frontyard
LEGEND
Sideyard
Frontyard
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4. DEVELOPMENT CODE
Side Court Open to Street
2. Court
a. Definition. A semi-public, shared open space within a lot, for use by more than one resident or tenant. It is a well-defined, coherent area that is an essential component of the project's design, not merely space left over after the building mass is placed. Courts generally provide visitor access from the street to dwellings, retail or office spaces, and/or buildings within the lot that lack direct frontal access from the street. The degree of enclosure or openness may vary according to the requirements of each zone and the design intent of the project designer .
4.4. ON-SITE OPEN SPACE AND FENCE/WALL STANDARDS (CONTINUED) Primary Street
b. Design Standards
i. Configuration. Courts – particularly the portion of the court(s) that is intended to meet the minimum Required On-Site Open Space area requirements of each individual zone – may be placed in the following ways:
(a) Side Court. The Court is placed along the side yard of the parcel to (see Figures 4-8, 4-9, and 4-10):
(i) Correspond with a court or back yard on an adjacent lot to create the effect of one large open space;
(ii) Provide a contiguous space for entrances to a
neighboring existing building that face the proposed
project and are located close to the property line, to
face; or
(iii) When the adjoining lot contains a single-family house, to create a large open space next to the house.
(b) Open to Street. The Court adjoins the minimum Primary Street setback line creating a deep, combined garden/terrace facing the street (see Figures 4-8 and 4-11).
(c) Internal Courtyard. The Court is an internal courtyard, entirely contained within the site (see Figures 4-9 and 4-12). (d) Special Circumstances. When a site contains an exceptional feature, such as a large, healthy tree or topography, the Court is placed to retain and take advantage of that special feature.
ii. Size. Refer to Section 4.3.1.E, 4.3.2.E, 4.3.3.E, 4.3.4.E, 4.3.5.E, or
4.3.6.E for dimensional requirements. Parking courts may count Primary Street
Primary Street
Side Street
Corner
Lot
Interior
Lot
Side Street
Primary Street
Corner
Lot
Interior
Lot
Primary Street
Side StreetCorner
Lot
Interior
Lot
FIGURE 4-8: SIDE COURT OPEN TO STREET
FIGURE 4-9: INTERNAL SIDE COURT
FIGURE 4-10: SIDE COURT OPEN TO STREET
FIGURE 4-11: COURT OPEN TO STREET
FIGURE 4-12: INTERNAL COURT
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A court with a common seating area oriented around an outdoor fireplace.
A court with a central fountain and wood benches. A court with a fountain and formal planting A court with an informal seating area.
2. Court (continued)
towards minimum size requirements, provided finishes and landscape are consistent with Section 4.4.D.2.b.viii and ix below. iii. Enclosure.
(a) In general, a Court's perimeter shall be defined by building walls on at least two sides, and on a third side by building walls or architectural or landscape elements such as low walls or trellises, or linear landscape elements such as hedges or rows of trees.
(b) In some cases, one side of a Court may be defined by a building wall or a linear landscape element on an adjoining property.
(c) Driveways located adjacent to a Court shall be screened by architectural elements such as low walls or trellises, or linear landscape elements such as hedges or rows of trees so as not to appear to be located within the Court.
iv. Encroachments into Courts. Dooryards, stoops, and
architectural elements may encroach into the Court as allowed by the Urban Standards of each Zone.
v. Common Area. Courts shall be designed to be gathering places for the occupants and also circulation spaces through which pedestrian access is provided from the street to any buildings (or portions of buildings) that lack direct street frontage. Courts shall provide a central, flat area that is usable and encourages human activity and interaction. This area should contain a combination of paving and landscaping.
vi. Private Area. Courts should be designed to provide for private access to dwellings and businesses that lack direct street frontage. Courts should also provide space for private outdoor space in the form of private patio and terrace spaces.
vii. Amenities. Courts should include public amenities such as seating areas, fountains, BBQ islands and/or outdoor fireplaces to encourage their use as common outdoor rooms or gathering places.
viii. Finishes. Court materials, finishes, fixtures, and colors shall be designed in a manner that is consistent with the architectural language of the building.
ix. Landscape.
(a) Except for paved areas, courts shall be planted in their entirety with trees, shrubs, ground cover and water
conserving plant materials.
(b) Arbors, trellis structures and raised planter/seating walls may be provided.
(c) Court planting may be in permanent planters. The top of walls of planters shall generally be no taller than eighteen (18) inches, but some may be up to forty-two (42) inches if required to support the health of plantings.
(d) Appropriate irrigation and drainage shall be provided to all planted areas and planter pots.
(e) Trees scaled to the space are recommended for shade and to screen views to and from neighboring buildings.
(f) See Section 4.11 (On-Site Landscape, Outdoor Lighting, and Public Art Standards) for additional landscaping and maintenance requirements.
c. Wall, Fence, and Hedge Standards. See Section4.4.D.1.c.
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4. DEVELOPMENT CODE
a. Definition. A private, landscaped open space
located behind a single family or multi-family
building that is for the use of the residents of
one or more dwellings. For buildings with two
or more units, Backyards may be divided into
separated private yards, provided each private
yard is located directly adjacent to the dwelling
unit.
b. Design Standards. Since Back Yards are
private open space areas, no design standards
are provided.
c. Wall, Fence, and Hedge Standards.
i. Back Yard fences and walls located behind
the front building facade may be up to six
(6) feet high (see Figure 4-13 on the
following page).
ii. Fences and walls along the Side Street
frontage may be up to six (6) feet high for
the rear portion of the site up to fifteen
(15) feet behind the primary street facing
facade line (see Figure 4-13). Fences
along the remaining side street frontage,
adjacent to the front yard, may be up to
three (3) feet high.
iii. Wood fences at interior side and rear
property lines shall provide fronts to both
sides of the property line (“good neighbor
fencing”), for example by alternating
members from one side of the fence to
the other.
4. Back Yard
3. Roof Deck
a. Definition. A rooftop open space that may be
assigned to individual units or a shared open
space available for use by all residents or
tenants. Amenities can include trellises,
landscaping, seating areas, BBQ islands,
outdoor fireplaces, and similar amenities.
b. Design Standards
i. Configuration. Roof Decks may be located
on a portion or all of a building, subject to
the California Building Code (CBC).
ii. Size. Refer to each individual zone for
minimum and maximum size
requirements. Roof decks can meet the
minimum open space requirements in
certain zones.
iii. Amenities. Roof Decks designated to meet
the minimum on-site open space
requirements shall include design
elements such as seating areas, fountains,
and/or outdoor fireplaces to encourage
their use as outdoor rooms or gathering
places.
iv. Finishes. Roof Deck materials, finishes,
fixtures, and colors visible from the street
and Required On-Site Open Spaces –
including trellises, railings, and walls –
shall be designed in a manner that is
consistent with the architectural language
of the building.
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Continuous lawn extends across several frontyards.
Individual frontyards separated by frontyard fences.
Front yard planter boxes between entry stoops.
5. Frontyard
a. Definition. The Frontyard is the area between the Primary Street facing building facade and the Primary Street property line and/or back of sidewalk (see Figure 4-13). On corner lots, the Frontyard also includes the area between the Side Street facing facade and the Side Street property line up to the fence enclosing the back yard.
Frontyards
provide a physical separation between the street and buildings on the site, while presenting a place to greet one's
neighbors and for informal
play. Access to buildings from the
sidewalk also occurs through the
front yard. Frontyards may be visually continuous with adjacent yards with a common landscape, or
enclosed by a low fence, wall, or hedge.
b. Design Standards
i. Courts and Side Gardens may extend into the Primary Street and/or Side Street Frontyard area(s), but portions within these setbacks areas do not count towards the minimum Required On-Site Open Space requirements of each individual zone.
ii. Dooryards, porches, stoops, and architectural elements may encroach into the Frontyard as allowed by each individual zone. iii. Frontyards shall be landscaped and maintained as follows:
(a) Except for walkways, front yards shall be planted in their entirety with trees, shrubs, ground cover and water conserving plant materials.
(b) Frontyard landscape shall be maintained in an orderly and neat
condition.
(c) See Section 4.11 (On-Site Landscape, Outdoor Lighting, and Public Art Standards) for additional landscaping and
maintenance requirements.
iv. Tree Well and Parkway Planting. T
ree wells and the parkway
between the sidewalk and the street shall be landscaped and maintained as follows:
(a) Street trees of an approved type shall be provided in tree wells or parkways. Street trees shall be specified as indicated in Chapter 7.
(b) Parkways shall be landscaped per Section 4.15.C (Street and Streetscape Design Standards).
(c) Parkways in front of commercial uses may be omitted to allow for pedestrian access.
Trees shall be accommodated in tree
wells.
c. W
all, Fence, and Hedge Standards.
i. Front yard fence and wall materials and design shall be compatible with the architectural style of the building.
ii. Fences built parallel to the frontage between buildings to enclose the side yard(s) may be up to six (6) feet high and shall be set back a minimum five (5) feet behind the facade line (see Figure 4-13). Walls that are an integral part of the architecture of the building may be located either flush with the building facade or set back.
iii. Front yard solid fences, walls, and hedges shall be no taller than three (3) feet above the adjacent sidewalk. Open fences shall not exceed four (4) feet above the adjacent sidewalk.
iv. On corner lots, fences and walls along the side street frontage may be up to 6 feet high for the rear portion of the site up to fifteen (15) feet behind the primary street facing facade line (see Figure 4-13). Solid f
ences along the remaining side street frontage may be
up to a maximum of three (3) feet above the sidewalk.
v. Retaining walls at street frontages may be up to three (3) feet in height. Retaining walls within the frontage setback area shall be made of or clad in brick, stone, or stucco and shall be compatible with the design of the principal building. Retaining walls behind the fence line and substantially obscured from views from the public way may be relieved of this requirement.
vi. Landscaped berms are prohibited.
Primary Street
Side Street
Alley (where present) Corner
Lot
Interior
Lot
15 ft. min.
5 ft. min.
Front Yard
FIGURE 4-13: FRONT YARD
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4. DEVELOPMENT CODE
Mixed-use building with recessed third floor balcony and creative differentiation of floors (floor level articulation.
Multi-family building articulated with raised center volume.
Multi-family Building with second-story protruding Monterey balcony. Building designed with two-, three-, and four-story building massing (height aver - aging).
Mixed-use building with protruding Monterey and standard balconies.
Mixed-use building articulated with corner tower.
4.5. BUILDING ARTICULATION AND MASSING STANDARDS
A. Purpose and Intent. This Section establishes standards to ensure that new development not appear as over-sized, monolithic structures, but instead as a series of smaller scale buildings.
This goal is of particular importance when one large ownership, or smaller
consolidated parcels are proposed for development as a
single project. The standards of this Section ensure that these larger- scale projects are designed to appear as carefully conceived groups of separate structures that, along with an attractive streetscape, contribute to the overall urban pedestrian-friendly character of the Specific Plan area.
B. Applicability. The requirements of this Section apply to all new buildings within the Specific Plan area.
C. Building Massing and Articulation. New buildings shall be composed of simple, well-proportioned masses designed according to a combination of a minimum of four (4) of the following massing and articulation techniques: Horizontal Articulation, Vertical Articulation, Architectural Projections, Architectural Recessions, Facade Differentiation, Height Averaging, and Floor Level Articulation. Please see page 4:33 for standards and illustrations of each massing and articulation technique.
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7. Floor Level Articulation
1. Horizontal Articulation
5. Architectural Projections
2. Architectural Recessions
6. Height Averaging
4. Facade Differentiation
3. Vertical Articulation
Articulate the facade to express the
building's floor levels as base,
middle, and top by:
a. Providing a substantial
horizontal articulation of the
facade at the top of the first
story such as a cornice, belt
course, or other such
architectural element which is
appropriate to the style of the
building.
b. Provide articulation at the
parapet (for buildings with flat
roofs) or below the eave (for
buildings with sloped roofs)
that marks the top of the
building with a cornice, color
change, or material change.
c. For buildings or portions of
buildings which are three
stories in height or taller
,
provide articulation for the top
story of the building. This may
be accomplished by a color
change, material change, a
cornice/belt course at the
bottom of the uppermost story.
TopMiddleBase
Step a portion of the street-facing facade forward or backward from the predominant facade plane a minimum of six (6) feet for a minimum distance of twenty-five (25) feet
Primary Street (Front)
Side Street
Append or project facade elements such as balconies, bay windows, cantilevered rooms, and/or awnings.
Recess architectural elements or spaces – such as recessed porches, covered passages, recessed balconies, and windows – into the plane of the facade.
Primary Street (Front)
Up to 30% of the building footprint area may be one story/10 feet taller than the maximum height allowed in a given zone, provided an equal amount of building footprint area is one story/10 feet shorter than the maximum allowed height.
Side Street
Side Street
Design the facade to appear as though it is composed of two or three distinct “buildings” with differing material and/or color combinations on each “building.”
Step a portion of the street-facing facade upward or downward from the predominant building height a minimum of four (4) feet for a minimum distance of twenty-five (25) feet. This technique is useful for "stepping down" the scale of a new building adjacent to an existing smaller building
Side Street
Primary Street (Front)
Side Street
Side Street
Base Height
1 story lower than Base
1 story higher than Base
Primary Street (Front)
Side Street
Side Street
Primary Street (Front)
Side Street
Side Street
Primary Street (Front)
Side Street
Side Street
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4. DEVELOPMENT CODE
Multi-family building with recessed, double-story balcony (architectural recession).
Rowhouses articulated as individual buildings with different materials and colors (facade differentiation).
The main volume of this multi-family building is stepped-back from the street.
Further articulation is achieved by making the building look like two buildings.
Volume on left side of building is set back from the rest of the building (horizontal articulation). Building is further articulated with protruding galleries and canopies (architectural projection) and paint color.
F. Materials, Color Variation, and Architectural Styles. In addition, to the above articulation and massing techniques, building facades may employ the following material, color, and architectural style strategies:
1. Variety of materials and colors. Utilize different materials and colors to divide building facades into vertical and/or horizontal increments and/or to emphasize certain architectural elements or features.
2. Diversity of Architectural Styles.
a. Employ a variety architectural styles in order to give large buildings the appearance they are comprised of multiple, smaller, attached, village-scale “buildings.”
b. On project sites that accommodate more than one building, multiple architectural styles are required.
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Front Yard / Porch Stoop
Dooryard
(Residential)
Dooryard
(Commercial)
Shopfront Gallery Arcade
Dooryard (Commercial)
Shopfront
Gallery
Arcade
Stoop
Dooryward (Residential)
Front Yard
Porch
FIGURE 4-14: FRONTAGE TYPES
4.6. FRONTAGE STANDARDS
A. Purpose and Intent. This Section establishes standards to ensure proposed development promotes a pedestrian-friendly environment along the street through the provision of street-facing windows, entries, and appropriately designed frontages; commercial ground floors that support pedestrian activity through maximum ground floor transparency (large shopfronts); and frontage designs that do not disrupt or detract from the general intended pattern for frontages on the subject block face.
Frontages consist of the street facade of the building(s), including any projecting elements, and any landscape, hardscape, walls, and fences between the building facade and the back of sidewalk. They provide a transition between the public environment of the street and the semi-private and private environments of the building interior. They also signal the location of the building entrance and provide a semi-public space within which neighbors and visitors can interact.
B. Applicability. The requirements of this Section apply to all new buildings within the TVSP area
, as
well as building renovations and
additions exceeding 20% of the existing floor area.
C. Frontage Types. This Section identifies the frontage types allowed within the Transit Villages Specific Plan area, and for each type provides a description and design standards to ensure that proposed development is consistent with this Specific Plan's goals for building form, character, and quality. Frontage types are divided into two categories, Required (Porch, Stoop, Dooryard, Shopfront, Gallery, and Arcade) as shown in Figure 4-14 and Optional (Balcony, Bay Window
, Cantilevered Room, Awning, Canopy).
The provisions of this Section work in combination with the underlying Zone as identified on the Regulating Plan. Refer to Sections 4.3.1.G, 4.3.2.G, 4.3.3.G, 4.3.4.G, 4.3.5.G, and 4.3.6.G for required and optional frontage types within each zone and allowed encroachments into the setback or right-of- way.
In addition, all buildings designs are subject to the applicable requirements and regulations of the Building Code, Fire Code, Health C
ode, etc.
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4. DEVELOPMENT CODE
Section
Plan
Section
Plan
a. Definition. The area between the building
facade and the property line. Front Yards may
be visually continuous with adjacent yards with
a common landscape, or enclosed by a low
fence, wall, or hedge. On sloping sites, front
yards may be raised above the level of the
adjacent sidewalk and supported by a low
retaining wall at the property line with steps
providing access between the sidewalk and the
yard. Porches, stoops, balconies, and bay
windows may encroach into Front Yards..
b. Design Standards
i. Front yards and continuous planters between
the curb and sidewalk along the primary and
side streets shall be landscaped.
ii. Paved areas shall be limited to walks and
driveways, where present.
iv. Front yard fence and wall design and
materials shall be compatible with the
architectural style of the building.
v. Open fences defining the front yard shall not
exceed four (4) feet as measured from the
adjacent sidewalk. Solid fences,
walls, or
hedges shall not exceed three (3) feet high.
vi. See Section 4.11 (On-Site Landscape, Outdoor
Lighting, and Public Art Standards) for
additional requirements.
1. Front Yard
a. Definition. A roofed, unenclosed room
attached to the exterior of a building that
provides a physical transition between the
sidewalk and the building. Porches may be
provided on buildings that are set back from
the Primary and/or Side Street property lines
and may encroach into the front yard and side
street yard.
b. Design Standards
i. Porch materials and design shall be
compatible with the design of the rest of the
building.
ii. Porches may be enclosed with insect screens
if recessed from the exterior wall plane and if
visibility is maintained from the sidewalk.
iii. Porches shall be designed according to the
following dimensional requirements:
Dimension Min. Max.
Depth (clear) 6 ft. –
Width (clear) 12 ft. –
Height: ceiling (clear) 8 ft. 12 ft.
Height: floor above
adjacent finished grade
12 in. 3 ft.
Height: fence, hedge,
or wall above adjacent
finished grade
– 3 ft.
R.O.W. Parcel Setback Line
2. Porch
c
a
e d
b
a
b
c
d
e
4.6. FRONTAGE STANDARDS (CONTINUED).
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Section
Plan
Section
Plan
Residential Dooryard
Commercial Dooryard
a. Definition. An elevated or at-grade garden or
terrace that is located in the front yard setback
and that is enclosed by a low wall located at or
near the property line. For elevated Door Yards,
access from the sidewalk to the Door Yard is via
a stair or ramp. The Door Yard can
accommodate a variety of activities, ranging
from dining patios for commercial uses to
patios for residential uses. In addition, the
interior building spaces are separated from the
adjacent sidewalk by the depth of the Door Yard
and in the case of raised Door Yards, by the
terrace height.
b. Design Standards
i. Walls and/or fences shall be consistent with
the architectural style of the building in their
design, materials, and finishes.
ii. Dooryards shall be designed according to
the following dimensional requirements:
Dimension Min. Max.
Depth (clear) 7 ft.
Height: floor above
adjacent finished grade
0 ft. 3 ft.
Height: wall above floor 2 ft.
Right-of-Way Parcel
Setback Line
3. Dooryard
4. Stoop
a. Definition. A stair and landing leading directly
from the sidewalk to a building entrance. The
ground floor of the building is typically raised to
provide increased privacy for the rooms facing
the public street. Accordingly, stoops are ideal
frontage types for ground floor housing that is
near the street.
b. Design Standards
i. Stoops must correspond directly with the
building entry(s) they provide access to.
ii. The exterior stairs may be perpendicular or
parallel to the adjacent sidewalk.
iii. The landing may be covered or uncovered.
iv. Landscaping shall be placed on the sides of
the stoop, either at grade or in raised
planters.
v. Stoops shall be designed according to the
following dimensional requirements:
Dimension Min. Max.
Depth: landing (clear) 4 ft. 10 ft.
Width (clear) 4 ft. 10 ft.
Height: floor above
adjacent finished grade
12 in. 3 ft.
Height: fence, hedge,
or wall above adjacent
finished grade
– 3 ft.
Low Fence/
wall
Parcel
Setback line
curb
4. Stoop
Right-of-Way
c
d
b
a
c
a
b
d
a
b
c
a
b
c
d
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4. DEVELOPMENT CODE
Section
Plan
Section
Plan
a. Definition. Shopfronts are large openings in a
building facade that are enclosed with large
transparent windows and doors that provide
direct, at-grade access to ground floor
commercial/retail uses. The basic required
architectural elements of shopfronts include
large windows, doors with glass, transom
windows, and a solid base (bulkhead). Optional
elements include awnings, canopies, signage,
lighting, and cornices.
b. Design Standards
i. Storefront glass shall be clear without
reflective coating or dark tinting. Lightly
tinted glazing less than 15%, low emissivity,
solar) is acceptable.
ii. Primary Street and Side Street setbacks, if
any, shall be paved with a paving material
that is consistent with or matches the
adjacent sidewalk.
iii. Shopfronts shall be designed according to
the following dimensional requirements:
Dimension Min. Max.
Height (clear) 10 ft. 16 ft.
Distance to bottom of
awnings, canopies (clear)
8 ft. 10 ft.
Width of storefront bay(s) 10 ft. 15 ft.
Glass area % of ground
floor wall area
70 90
Parcel/Setback Line
curb
5. Shopfront
a. Definition. Galleries are facades with ground
floor colonnades that support a cantilevered
shed roof or a deck that covers the sidewalk.
Galleries contain ground floor storefronts,
making them ideal for retail use. Railing on top
of the gallery is only required if the gallery roof
is accessible as a deck.
b. Design Standards
i. Along primary frontages, the Gallery
columns shall correspond to Shopfront
openings as defined in Section 4.6.C.5.a.
ii. Galleries shall be a minimum of two (2) bays
wide.
iii. Column spacing and colonnade detailing,
including lighting, shall be consistent with
the style of the rest of the building.
iv. Galleries shall be designed according to the
following dimensional requirements:
Dimension Min. Max.
Depth (clear) 10 ft. 16 ft.
Width (clear) 20 ft. 80 ft.
Width: single bay (clear) 10 ft. 16 ft.
Height (clear) 12 ft. 16 ft.
Distance from face of
curb (clear)
2 ft. –
Distance between
adjacent Galleries that
encroach into R.O.W.
20 ft. –
Parcel/Setback Line
curb
6. Gallery
Right-of-Way
Right-of-Way
a
b
d
a
b
e
a
b
c
a
b
c
d
e
f
4.6. FRONTAGE STANDARDS (CONTINUED).
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Section
Plan
a. Definition. Arcades are facades with a ground
floor colonnade that supports the upper stories
of the building or, for one-story buildings, the
roof. Arcades contain ground-floor shopfronts,
making them ideal for retail or restaurant use,
as the arcade shelters the pedestrian while
shading the storefront glass, preventing glare
that might obscure views of merchandise.
b. Design Standards
i. Along primary frontages, the arcade shall
correspond to Shopfront openings as
defined in Section 4.6.C.5.a.
ii. Arcades shall be a minimum of two (2) bays
wide.
iii. Column spacing and colonnade detailing,
including lighting, shall be consistent with
the style of the rest of the building.
iv. Arcades shall be designed according to the
following dimensional requirements:
Dimension Min. Max.
Depth (clear) 10 ft. 16 ft.
Width (clear) 20 ft. 80 ft.
Width: single bay (clear) 10 ft. 16 ft.
Height (clear) 12 ft. 16 ft.
Distance from face of
curb (clear)
2 ft. –
Distance between
adjacent Arcades that
encroach into R.O.W.
20 ft. –
curb
7. Arcade
a. Definition. A platform enclosed by a wall or
balustrade on the outside of a building, with
access from an upper-floor door.
b. Design Standards
i. Balcony design character, palette of
materials, and approach to detailing shall be
consistent and compatible with the building's
style.
ii. Balconies shall be designed to be consistent
and compatible throughout the building.
iii. Balconies of traditionally styled buildings
shall have visible supports in the form of
projecting beams or braces. Balconies on
modern styled buildings may simply project.
iv. Balcony railings on traditional buildings shall
be made of wood, wrought iron, steel bar or
tube faithfully simulating true wrought iron.
Modern buildings may also use galvanized
or painted steel, aluminium, and cable railing
components. Vinyl substitutes shall be
avoided.
8. Balcony
right-of-way
d
a
b
a
b
c
d
c
e
f
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4. DEVELOPMENT CODE
a. Definition. A large window or series of windows
projecting from the outer wall of a building and
forming a recess within.
b. Design Standards
i. Bay windows shall be a maximum of ten (10)
feet wide and shall have a height that is
equal to or greater than their width.
ii. Bay windows shall be placed a minimum of
two (2) feet from any building corner and a
minimum of three (3) from any other bay
window.
iii. Bay windows shall consist of at least 75%
transparent fenestration.
9. Bay Window
a. Definition. An upper floor room or rooms that
projects from the building facade providing
additional upper floor square footage and
contributing to the articulation of the facade.
b. Design Standards
i. Cantilevered Room shall be a maximum of
twenty (20) feet wide.
ii. Cantilevered Rooms shall be placed a
minimum of ten (10) feet from any other
Cantilevered Room.
iii. Cantilevered rooms of traditional style
buildings shall be supported by brackets,
extended beams, or other elements that .
10. Cantilevered Room
4.6. FRONTAGE STANDARDS (CONTINUED).
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a. Definition. A cloth cover fastened to a
building or structure and supported by a
frame that is used to protect pedestrians from
the sun or rain.
b. Design Standards
i. Awnings shall be of a simple shed form,
made of code-compliant fire-resistant
canvas or materials of similar appearance;
materials which are shiny, stiff, and
obviously synthetic shall be avoided.
ii. Each awning shall correspond to a
storefront.
iii. Upper floor awnings may be provided as
follows:
(a) Each individual awning shall cover no
more than one Shopfront or window
opening.
(b) Signage is not permitted on upper
floor awnings.
iv. Awnings shall be positioned so that
signage is not obstructed.
vi. Awning color(s) and pattern(s) shall be
coordinated with the overall design of the
building. As appropriate awning colors
may vary between adjacent businesses.
vii. Internally illuminated and backlit awnings
and any associated light diffusers are
prohibited.
11. Awning
a. Definition. A flat, metal awning that extends
perpendicular from the building and parallel
to the sidewalk. The canopy's frame is
connected to the wall and spanned by a
variety of materials, including metal lattice,
glass, and metal slats.
b. Design Standards
i. Canopies shall be of a simple form, made
of metal and/or glass.
ii. Canopies shall be supported either from below
by metal brackets, or from above by rods,
wires, or chains that affix to the wall.
iii. Canopies may extend across multiple
storefronts.
iv. Upper floor awnings may be provided as
follows:
(a) Each individual canopy shall cover no
more than one window opening.
(b) Signage is not permitted on upper
floor canopies.
v. Canopies shall be positioned so that
signage is not obstructed.
vi. Canopies shall be coordinated with the
overall design of the building; all canopies
on a single building shall be consistent in
their design, color, and material.
12. Canopy
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4. DEVELOPMENT CODE
AVOID. The tower of a mixed-use building occupies the street terminus, but appears to be mistakenly off center.(Right) A tower that is placed on the center line of the street.
A mixed-use building with a scalloped corner entryway and second floor corner bal - cony.
A corner tower.
A tower that is placed on the center line of the street.
Center Line of Street
Center Line of Street
4.7. BUILDING DESIGN STANDARDS
A. Purpose and Intent. This Section establishes standards to ensure proposed new buildings and additions are designed to relate to the street, to public open spaces, and to neighboring buildings in a way that contributes positively to the Specific Plan area's neighborhoods and districts.
B. Applicability. The requirements of this Section apply to all renova- tions of existing buildings, all additions to existing buildings, and new buildings within the Transit Villages Specific Plan area.
C. Relationship to the Public Realm. Buildings are the principal determinants of street and urban form. As they are incrementally constructed, they contribute, along with their neighbors, to both the formation of the public realm and to the collective built fabric of the city.
Essential, therefore, to the design of new projects is the careful consideration of how they relate to their physical context (towards the street, towards buildings across the street, and towards adja- cent buildings), as well as to their historical, cultural, and climatic context. In order for this to be successfully achieved, new buildings must be designed both from the inside out and the outside in. They should be inspiring to both those who inhabit them and to those who pass by on foot, bicycle, or automobile.
It is important to note that compatibility is not necessarily the rep- etition of existing or historical design patterns, but is the interpreta- tion of these patterns – whether they be traditional or contemporary – in a manner that contributes to the distinctive and eclectic street form that so characterizes Downtown Redland's and its surrounding neighborhoods.
1. Building Orientation. New buildings shall be oriented to define and frame adjacent public streets and/or public or common spaces with consistent setbacks and with street-facing windows, entries, and frontage elements.
2. Significant Sites. All multi-family and mixed-use buildings are part of the urban fabric. They are a continuous background form that provides the backdrop for public and civic buildings such as schools, libraries, city halls, etc.
While the form of multi-family and mixed-use buildings is by definition repetitive, when placed in unique locations within the body of the City, such buildings should be designed in a manner that responds to the special character of their location with some appropriate degree of uniqueness in form.
This is particularly true in buildings that are placed on corner lots or at the termination of streets.
a. Corner Buildings. Corner buildings play a stronger role in defining the character of neighborhoods and districts than other buildings along a block face. They can act as informal entryways to the street, setting the tone for the streetscape that follows. Accordingly, the design of corner buildings must recognize their prominent positions along streets and blocks. Corner building design strategies include:
• Design both street facades to be fenestrated, articulated and finished as “front” facades.
• Add emphasis with more architectural detailing than
found on other buildings on the block face.
• Where appropriate, use a greater building height to add emphasis.
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The shape and detailing around the opening of this parking entrance to a mixed- use building are in scale and character with its commercial frontages.
The windows of this rowhouse building are designed to reflect the character and size of the rooms to which they belong: larger windows for formal rooms and smaller windows for bedrooms and bathrooms.
AVOID. The adjacency of these two multi-family residential parking entrances has a major impact on the pedestrian’s perception of building. The mismatch in the size of the two respective openings compounds the problem.
The main entrance to this multi-family building is prominent and easily identifiable. • Design a more complex building form with projecting
facade elements and special building features such as
towers, cupolas, wrap-around bay windows, balconies,
porches, or other architectural embellishments.
• Create a prominent building entrance by notching the
corner.
b. Buildings at Street Terminations. Building massing or out- door spaces on lots located at terminations of streets shall either be placed to align with the street’s center line, or posi- tioned in a manner that convincingly shows that they were not meant to be centered.
3. Elevations Visible from Public Realm. The rear and/or side ele- vations of new buildings that are visible from the public realm shall be designed with equal care and quality as the front or principal facade.
4. Room Orientation. Formal rooms (living rooms, dining rooms) shall be oriented to face onto adjacent public streets and/or public or common spaces. Secondary rooms, such as bed- rooms, bathrooms, and kitchens shall generally be oriented towards side and back yards.
5. Window and Door Size and Placement. Windows and doorways shall be designed to reflect the character and size of the rooms to which they belong, such as larger windows for formal rooms and smaller windows for secondary rooms such as bedrooms, bathrooms and kitchens.
6. Pedestrian Access to Buildings. Building entrances provide a connection between the public realm of the street and sidewalk, and the private realm of the building. A well-designed building entrance is easily identifiable and welcoming to pedestrians. a. Entrances into buildings. Entrance ways and doorways shall be clearly identifiable as prominent points of access into buildings.
b. Entrances into courtyards.
i. Courtyards shall be entered from the street through a covered passage or through a passage that is either
open to the sky or covered by a trellis. Courtyard
entrance trellises shall be of the character of the rest of the building both in their overall form and detailing.
ii. Courtyards within the Neighborhood General 1 (NG1)
and Neighborhood General 2 (NG2) zones shall be vis-
ible from the street.
iii. The openings to courtyards may be either gated or com - pletely open to the street, but should be unobstructed by garden walls, railings, or other elements that may limit views into the courtyard.
7. Vehicular Access to Buildings. Garage entries can occupy a major portion of a building’s ground floor and can therefore have a major impact on the pedestrian’s perception of build- ings. In order to minimize the visual impacts of garage entries, they must be designed to be integral parts of a the architectural design of the building.
a. Garage Entry Design.
i. Parking garage entrances shall be designed and com-
posed as an integral part of the building facade. They shall be conceived as doorways or gateways that are in
character with the character and design of the rest of the building.
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4. DEVELOPMENT CODE
FIGURE 4-15: RELATIONSHIP TO NEIGHBORING BUILDINGS
ii. Recess the garage door so it appears less intrusive.
Garage doors that are recessed to provide adequate ver- tical clearance must not be recessed so far as to result b. Placement.
i. The parking entrances of new buildings shall not be
located adjacent to parking entrances of existing adja- cent buildings.
ii. To the extent possible, parking entrances shall avoid street trees, infrastructure, and streets with excessive traffic. Driveways providing access to corner lots shall be located as far from the street intersection as possible.
D. Relationship to Neighboring Buildings. Buildings designed in isola- tion and without regard to their surroundings can appear to be glar- ingly out of context. This is especially true when large mixed-use or multi-family infill buildings are inserted into lots surrounded by sin- gle-family houses or small multi-family buildings or are located on a parcel within a higher density zone that is immediately adjacent to a lower density zone. As a result, people living in existing buildings that are negatively affected by new ones, see the quality of their lives diminished.
The compatibility of new buildings inserted into such existing con- texts can be ensured by fitting their scale and mass to that of their neighboring existing buildings.
1. Scale and Orientation. New buildings over two stories in height shall be designed to relate to and respect the massing and scale of adjacent buildings, particularly buildings of historical charac- ter (see Figure 4-15 below). Strategies include:
a. Matching existing building heights or exceeding them by only one story. Modulating additional stories by stepping them back.
b. Modulating side yard and rear yard volumes to provide as much distance as possible between the facades of a pro- posed building and existing buildings in order to preserve the privacy of the outdoor spaces of both.
c. Orienting the side gardens or side courts of proposed build - ings to face the side gardens or side courts of adjacent buildings.
d. Mirror the side yard massing of an existing, neighboring building.
4.7. BUILDING DESIGN STANDARDS (CONTINUED)
Relate to existing open space of neighboring building.
Primary Street (Front)
Incorporate the upper floor space within the attic space and provide day light with dormer windows.
Match the form of neighboring building.
Step back upper floors to reflect the massing of existing, adjacent buildings.
Use frontage types such as porches to reduce the scale of a taller building facade in relation to adjacent buildings.
Continue prevalent massing rhythm along street.
Primary Street (Front)
Primary Street (Front)
Primary Street (Front)
Primary Street (Front) Primary Street (Front)
Open Space
New Building
Existing Building
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Lamps, address signs, and door hardware are consistent with each other and the building.
AVOID. Lamps, address signs, and columns are inconsistent in style and finish.
A multi-family building clad in plaster and fiber-cement siding. The vertical transi - tion between the plaster and siding occurs at the inside corners.
A mixed-use building clad in plaster. The moldings and column bases are con- structed of durable materials (precast concrete and tile, respectively). e. Stepping back upper floors to preserve the lower scale massing of existing, adjacent buildings.
f. Including elements such as porches, galleries, arcades, etc. to relate the scale of facades to those of existing buildings. g. Reducing building bulk by introducing dwelling space in attic spaces.
h. Introducing landscape and/or trees as a screen between existing and new buildings.
2. Side and rear windows. The placement and size of windows in side yards and rear yards shall respect the privacy and need for light and air of existing buildings.
3. Project sites adjacent to historic structures. Buildings on project sites located immediately adjacent to lots that have designated or eligible historic structures on them shall be designed per the requirements of this Specific Plan and per the recommendations of the Secretary of the Interior’s Standards for Rehabilitation and Illustrated Guidelines for Rehabilitation of Historic Structures and/or the Redlands Historic Architectural Design Guidelines.
E. Design Standards.
1. Holistic design. Design all components of new projects (building, open space, landscape, and parking) to be internally consistent with the chosen architectural language and character of the overall proj- ect.
2. Durable Materials. Utilize durable materials and architectural details that promote permanence and longevity and are designed to be consistent within the building’s architectural style in terms of structural expression, scale, and proportion.
3. Modifications to Existing Buildings. For modification to existing buildings, utilize or match the materials, configurations, colors and finishes of the existing building. “Stucco wraps” of buildings originally clad in exposed wood, masonry, and/or stone are pro- hibited
4. Exposed Wood. Finish exposed wood (or wood-like materials) in a manner that minimizes maintenance and promotes the mate- rial’s longevity.
5. Reflective Materials. Avoid using reflective materials, unless they are applied to small areas (such as to highlight signage) and they can be shown to not cause a nuisance to automobile traffic, pedestrians, and neighboring buildings.
6. Masonry and Stone. Detail masonry veneer walls in a manner that expresses the structural integrity of real masonry, especially at corners, windows, and doors.
7. Synthetic Materials. Use synthetic materials only when:
a. They adequately simulate the appearance of the natural material it imitates;
b. They demonstrate an ability to age similar to or better than the natural material it imitates;
c. They have a permanent texture, color, and character that is acceptable for the proposed application; and
d. They can be pressure washed and, in general, withstand anti-graffiti measures.
8. Prohibited materials. Do not use the following materials:
a. T1-11 siding;
b. Rough-sawn wood;
c. Vertical siding, except board and batten;
d. Metal siding or concrete block as an exterior finish, except in the NG-1 zone.
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4. DEVELOPMENT CODE
AVOID. The white window color is inconsistent with the color of the surround- ing trim and cladding. White trim and perhaps a different color cladding mate- rial would result in a more consistent color palette.
The window color is consistent with the surrounding colors - even though the win- dow color contrasts with the surrounding trim. This is one of many traditional color schemes for the Craftsman style.
AVOID. Random window placement with windows not relating by shape and pro- portion to one other.
The windows of this mixed-use building are composed according to a logical order.
The second floor windows are grouped in threes and centered above the ground floor shopfront doors and windows.
9. Multiple Materials. When combining two or more wall materials on one facade:
a. Place lighter materials above more substantial materials (e.g. wood above stucco or masonry, or stucco and glass above masonry).
b. Locate vertical joints between different materials at inside corners.
10. C olor. Compose materials and finishes in a manner that results in visually balanced compositions. Avoid large areas of bright colors.
11. Attached Architectural Elements. Design attached architectural elements such as lighting fixtures, attic vents, custom signage, awnings, hand rails, balconies, and trellises to be consistent with each other and with the style of the building.
12. Solar Panels. Fully integrate active solar devices into the overall form of the building.
13. Windows and Doors
a. Materials.
i. Utilize windows, doors, frames, colors, and styles that are appropriate to the building’s architectural style in terms of window type (double hung, casement, etc.),
proportion, and color.
ii. For replacement windows, utilize the same window
types as the original windows (e.g., replace double-hung windows with double-hung windows, etc.).
iii. Preferred window and door materials include wood,
fiberglass, steel, or aluminum. Vinyl and vinyl-clad
windows are allowed with muntin patterns and colors
appropriate to the building’s architectural style.
4.7. BUILDING DESIGN STANDARDS (CONTINUED)
iv. Flush nail-on aluminum windows and horizontal alumi - num sliding windows are prohibited.
v. Specify clear glass glazing, particularly in storefront and primary window applications.
b. Details.
i. If used, specify true muntins that are of a substantial dimension (e.g., not flat).
ii. Design head casing to be equal in width to or wider than jamb casing.
iii. Detail window sills to properly shed water.
iv. Recess windows in a manner that is specific to the build - ing’s architectural style (e.g., provide greater recesses for Mediterranean style buildings, etc.).
c. Configurations.
i. Design the orientation and proportion of windows and doors to be consistent with the building’s architectural style.
ii. Design windows and doors to relate to one another pro - portionally and according to a rational system of design, such as designing building elevations to exhibit a hierar- chy between window sizes to differentiate between pub-
lic rooms (living rooms and dining rooms) and private
rooms (bedrooms, bathrooms).
iii. Locate windows on new building facades in a manner that maintains existing privacy with neighbors;
iv. Design bay windows to be habitable spaces.
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a. Definition. The Main Street Commercial building is found on almost every pre-World War II American Main Street. Basically a decorated rectangular masonry box in form, one-story buildings are always commercial in use, while multi-story buildings are mixed-use with commercial ground floors. Multi-story facades are typically divided into base, body and top with the ground floor taller than the shorter upper floor, which is finished by a significant parapet. The ground floor has expansive glass interrupted by structural columns with transoms to allow light to penetrate deep into the interior. Upper floor windows are smaller with vertical windows directly relating to the ground floor window, door, and Shopfront openings. Whether one-story or multiple-story, Main Street Commercial buildings tend to be square or rectangular boxes. However, subtle variations in height can add interest to a facade, emphasize important architectural features such as a building entrance or variations can accentuate a corner condition. b. Key Characteristics
i. Roof. Flat roof with projecting cornice or parapet. ii. Floor Plan/Elevation. Simple, rectangular plans with L-shaped or U-shaped variations.
iii. Base. Articulated base by change in material, change in plane, or both.
iv. Shading. Recessed arcades & entries, balconies, or fabric awnings.
v. Form/Massing. One to multiple stories, with base, middle, and top. Vertically proportioned with corner towers common. vi. Walls. Flat planes of stone, brick, or plaster, punctuated by deep set window openings.
i
vii
iii
vi
viii
viiiv
ix. not shown
vii. Openings. Large Shopfront openings at ground, vertically proportioned, with transoms arranged in rhythmic pattern.
Upper floors include combinations of small and large window openings relating to ground level window, door, and Shopfront openings.
viii. Articulation. Base, middle and top of facade are clearly defined by changes in material and horizontal banding.
Ground floor and/or building-scaled base receive most
detailed attention. Other details include cornices, balconies, awnings.
ix. Colors. Public buildings are more reserved, with muted colors. Otherwise, the palette is open to interpretation. ii
v
Main Street Commercial
Craftsman
California Contemporary
Mediterranean
Victorian
1. Main Street Commercial
d. Accessories. Consider using various architectural elements to add interest of building facades, including operable shut- ters sized to match their openings, opaque canvas awnings and other shading devices, and planter boxes supported by visible brackets.
F. Architectural Style Guidelines. The Architectural Design Guidelines in this Section are intended to assist owners, builders, and developers in the design of buildings that reflect Redlands' history, culture, and climate. These guidelines are not intended as a style manual but rather as a summary of the salient character- istics of architectural styles of buildings found in Redlands and throughout the Inland Empire.
1. The Architectural Design Guidelines apply to all parcels within the Specific Plan area.
2. Buildings may be designed according to architectural styles not described in this Section, provided the design submission per Section 4.1.2.B (Submittal Requirements) includes a description of the proposed architectural style in terms of the following nine primary elements and according to the same as this Section:
a. Roof.
b. Floor Plan/Elevation.
c. Base.
d. Shading.
e. Form/Massing.
f. Walls.
g. Colors
h. Openings.
i. Articulation.
3. The following five Architectural Styles are described in this Section: Main Street, Commercial, Mediterranean, Craftsman, Victorian, and California Contemporary.
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a. Definition. The Mediterranean Style features flat, austere stucco wall planes and punched, recessed windows and door openings. Window openings are elaborated with small metal balconies, grilles, or awnings and are deep set to accentuate shadows. Exterior trim is reserved for principal doorways and may be framed by elaborate pilasters, columns and capitals. Wood detailing is spare and is typically reserved for rafter tails, heavy timber brackets supporting cantilevered balconies, window shutters, or balcony railings. Roofs are always tile and shallow in slope.
b. Key Characteristics
i. Roof. Low pitch gable ends, occasional hipped ends, red clay tile.
Flat roofs in combination with pitched. Roof eaves are plaster molding transitions from wall or wooden bracketed overhangs. ii. Floor Plan/Elevation. Simple plans in rectangular, L-shaped, or U-shaped configurations.
iii. Base. Typically no base, wall meets ground simply. Articulated bases (projected, material changes, etc.) are reserved for public buildings.
iv. Shading. Recessed arcades & entries, balconies, or fabric awnings.
v. Form/Massing. One to multiple stories, simply proportioned, asymmetrical compositions. Corner towers common.
vi. Walls. Flat planes of smooth or textured plaster, punctuated by deep window and door openings.
vii. Openings. Vertically proportioned, combination of small and large window and door openings in asymmetrical or symmetrical pattern.
viii. Articulation. Plane of wall broken by modest planar changes, balconies, awnings, plaster brackets or
pilasters, & occasional roof eaves. Detailing is limited to metal or wood railings, grilles, and wood or tile
ornamentation at major door or window openings.
ix. Colors. Limited to off-white and white, terra-cotta roof tiles, & contrasting color of doors, windows, & wood
brackets, columns, and railings.a. Definition. The Craftsman Style is derived from the constructional logic of carpentry in which buildings are proportioned and formed by the repetition of structural elements: walls, columns, beams, rafters railings and so on. Craftsman Style buildings are defined by large gabled roofs, occupied attic spaces lit by dormer windows, and street- friendly porches. The massing is low slung. Walls of horizontally patterned wood siding or shingles typically sit upon a brick, stone or stucco foundation base. Windows and doors are vertical in proportion and are trimmed in wood. Roofs are shallow in slope and clad in wood or asphalt shingles with broad overhangs and exposed rafter tails.
Porch and balcony roofs are typically supported by brick, stone, stucco or heavy timber piers. Chimneys are stucco, stone or brick. b. Key Characteristics
i. Roof. Low to medium pitched low-slung roofs, with gables facing street, or crossing with rear gable, and occasional side-facing gable. Hipped roof used on occasion. Large overhangs with rafter tails, exposed eaves, braces, and brackets.
ii. Floor Plan/Elevation. Simple, rectangular or L-shaped plan, with added porches and frequently a porte cochere over drive leading to rear of lot.
iii. Base. Articulated in brick, stone, stucco, or shingle typically with change in plane.
iv. Shading. Very deep front and side porches or open shade structures added to mass of building, sometimes contained underneath main roof form. Upper level balconies and sleeping porches common.
v. Form/Massing. One to three 3 stories with third story incorporated into roof line, very horizontally proportions, rectangular mass is very simple with few projections.
vi. Walls. Wall planes are articulated in combinations - with heavier materials at ground [stucco] and lighter above
[clapboard, shingles].
vii. Openings. Vertical or square proportions, and grouped for horizontal compositions at public rooms. Of note, the
front door is lower and wider than standard front doors. viii. Articulation. Besides roof details, building base and porch columns and railings are detailed in wood, stone, or brick.
Windows have trim. Balconies, window planter boxes,
brick or stone chimneys and unique lantern light fixtures are common.
ix. Colors. Earth tones in the darker ranges. Field and accent colors are closely related and contrast is limited in the best examples.
i
viii
iii
vii
v
iv
ix. not shown
ii
vi
i
i
viii
iii
vii
v
iv
ix. not shown
ii
vi
ivii
vi
2. Mediterranean
3. Craftsman
4.7. BUILDING DESIGN STANDARDS (CONTINUED)
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a. Definition. Dating back to the 1920s and 1930s, the California Contemporary style is an eclectic mix of simple forms of traditional Mediterranean architecture and the Modernist tradition, adjusted to the local climate and culture of Southern California. Solid building masses juxtaposed with walls of light materials, and big expanses of glass window openings were made possible.
Often focusing on the relationship between indoor and outdoor spaces, the California Contemporary is characterized by simple cubic forms, horizontal roof planes, cantilevered projections, and window and door openings often composed asymmetrically. The style emphasizes building massing – often expressed by the use of various construction materials and colors – over structural articulation.
Roofs are typically flat, but occasionally they are also sloped, or a combination thereof. Architectural elements such as awnings, balconies, and trellises are appended to these volumes, often occurring in the interstitial spaces between volumes.
b. Key Characteristics:
i. Roof - typically flat. Can vary with pitched elements, or a combination of the two. Occasional cantilevered eaves. ii. Floor Plan/Elevations - asymmetrical layouts with open floor plans (larger, uninterrupted spaces).
iii. Base - either not expressed, or articulated by material changes, plane changes, or planters.
iv. Form/Massing - solid masses juxtaposed with large openings of doors, windows, or entry voids.
v. Walls - smooth, unadorned stucco, tiles, stone, or brick masses combined with contrasting materials articulated as tight skins stretched over underlying framework. Structural members and materials occasionally exposed when weather resistant
and integrated into composition. Color may be
monochromatic or multi-chromatic as appropriate to
the sun and light of California.
vi. Openings - Large, vertically proportioned window and door openings composed asymmetrically or
symmetrically and juxtaposed with the mass of the wall
as glass curtains or punched openings.
vii. Permeability - a strong relationship between interior and exterior spaces due to California’s mild climate and enhanced by porches, balconies, recesses, trellises,
galleries, awnings, openings, courts, and patios.
a. Definition. Victorian-era architecture became popular in the United States during the 1860s when new advances in construction, particularly lighter wood “balloon” framing and wire nails, allowed for more complicated building forms. Victorian styles reflect these changes through their extravagant detailing and complex volumes.
Victorian-era architecture was further popularized during the Centennial celebrations of 1876, becoming the dominant architectural idiom of the 20th century. Victorian architecture is loosely derived from medieval prototypes, typically featuring multi-colored or multi- textured walls, steeply pitched roofs, and asymmetrical façades.
Regional variations prevalent in Redlands include Second Empire, Eastlake/Stick, Queen Anne, and Vernacular. By the turn of the century, Victorian styles had moved out of favor, replaced with America’s first truly modern styles, Craftsman and Prairie. b. Key Characteristics
i. Roof. Simple gable, or hipped with cross gables and main gable facing front. All roofs steeply pitched.
ii. Floor Plan/Elevation. Asymmetrical layout most typical, symmetry occurs infrequently.
iii. Base. Raised above grade on plinth.
iv. Porch. Sits on base, 2 or 1 sides of home, 1 story, with elaborate detailed wood columns, brackets, railings.
v. Form/Massing. 1, 2, & 3 stories, vertically proportioned, with high ceilings. Floor plan shape is reflected clearly in the massing. vi. Walls. masonry bases and/or wood walls, multiple textures & multiple colors on surfaces.
vii. Openings. Large, vertically proportioned window and door openings.
viii. Articulation. Plane of wall broken by window bays, planar changes, and material changes. Detailing is
intense at window and door openings, porches, and
gable ends.
ix. Towers (not shown above). Towers on occasion are
included in large two-story versions, located at center or corners of front facade.
viii
iii
v
iv
ix. not shown ii
vi
i
vii
iii
v
iv
ii
vi
i
vii
i
v
i
vi
vii
5. California Contemporary
4. Victorian
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4. DEVELOPMENT CODE
4.8. EMERGENCY SHELTER STANDARDS
A. Purpose. This Section provides a definition and development standards for Emergency Shelters within the Transit Villages Specific Plan area and are designed to make such buildings and uses compatible with surrounding buildings and uses.
B. Definition. Emergency Shelter shall be defined as: “Housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person.
No individual or household may be denied emergency shelter because of an inability to pay” (California Health and Safety Code, Section 50801). Emergency shelter may also include other interim interventions, including, but not limited to, a navigation center, bridge housing, and respite or recuperative care.
C. Applicability. The requirements of this Section apply to all renovations of existing Emergency Shelter buildings, all additions to existing Shelter Buildings, and new Emergency Shelter buildings within the applicable zones of this Transit Villages Specific Plan.
D. Design and Development Standards
1. Minimum/Maximum Number of Persons/Beds.
Emergency shelters may have a minimum of 25 beds/persons for overnight occupants per facility. The Maximum number of Persons/beds shall be based on building occupancy requirements
established by the building official for the structure(s).
Facilities shall be designed with separate areas for males, females, and families with children.
2. On-site Supervisors.
A minimum of two on-site supervisors, one (1) male and
one (1) female, shall be present on site during the hours of operation. Additional supervisors shall be required on-site at a ratio of one (1) supervisor for every twenty (20) persons.
3. Waiting and Intake Areas.
Each emergency shelter shall provide a minimum interior waiting area of no less than 500 square feet and be of adequate space to accommodate waiting clients in order to prevent queuing outside of the building and public right-of-way.
4. Separation Requirements.
A minimum distance of two hundred (200) feet shall be maintained from other emergency shelters. The distance separation shall be measured in a straight line between the property lines of each use without regard to intervening structures or objects.
5. Length of Stay.
Individuals and families may not stay at an emergency shelter for more than a total of 180 days in a consecutive 12 month period.
6. Lighting.
Adequate external lighting shall be provided for security purposes in compliance with the Section 4.11 (On-Site Landscape, Outdoor Lighting, and Public Art Standards).
7. Security.
Parking and outdoor facilities shall be designed to provide security for clients, visitors, employees, neighbors and the public. On-Site supervisory and security personnel shall be provided at all times during the hours the shelter is in operation, with security provided at both interior and exterior locations. In addition, the area surrounding the shelter site during hours that the shelter is in operation shall be patrolled by the facility's security personnel, to ensure that homeless persons who have been denied access are not congregating in the neighborhood.
8. Parking.
Sufficient parking shall be provided to accommodate all staff working in the emergency shelter on the largest shift,
provided that the standard does not require more parking for the emergency shelter than other residential or commercial uses within the same zone.
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4.9. SIGN STANDARDS
A. Purpose and Intent. This Section establishes standards for the design, erection, maintenance, and use of signs and other exterior advertising media within the Specific Plan area that contribute to the creation of a rich urban environment that demonstrates variety, quality, and design integrity.
B. Applicability. The requirements of this Section apply to all modifications to existing
signs and new signs within the TVSP area. Signs are also subject to Measure "U" including the provisions applicable to any sign that exceeds 120 square-feet (shall be approved by a 4/5 vote of the total authorized membership of the City Council).
C. Sign Permit and Review Requirements.
1. Sign permits and/or building permits shall be required per Section
15.36.080 (Permits and Fees)
and 15.36.090 (Permit Submittal
Requirements) of the Redlands Sign Code and may be approved by Development Services staff,
unless discretionary review is required as
specified herein.
2. A sign program shall be prepared for a Unified Center, as defined in this chapter, in accordance with RMC Section 15.36.160 and approved by the Planning Commission. Unified Centers established before the effective date of this Specific Plan are exempt from the requirement for a sign program.
D. General Design Standards.
1. Location and Placement
a. Each sign shall be located on the same site as the subject of the sign.
b. Ground floor business within a building may have one or multiple storefront signs. See Section 15.36.050 (Area Measurement) and Section 15.36.060 (Height Measurement) of the Redlands Municipal Code for sign area and height measurement definitions.
The
maximum number of signs allowed per building shall be
according to the requirements of the applicable zone (see Sections 4.3.1.H, 4.3.1.H, 4.3.3.H, 4.3.4.H, 4.3.5.H, and 4.3.6.H) and
as identified for each sign type (see Section 4.9.F).
c. Upper floor businesses may be identified by Building Identification Signs for principal tenants (see Section 4.9.F.7) and/or Directory Signs (see Section 4.9.F
.13).
d. One freestanding,
multi-tenant sign is permitted in each unified
center that was established prior to the effective date of this specific plan subject to the planning commission’s determination that:
1) one or more businesses within the center are not visible from the roadway fronting the property; 2) no other alternatives exist within the center to provide reasonable business identification for those businesses; and 3) the shape, location, or orientation of the buildings, or other unique conditions, justify permitting a multi-tenant sign.
A multi-tenant sign shall be limited to four feet (4'0") high, not exceed 24 square feet in area, and shall not extend over existing or future public right-of-way. A multi-tenant sign is only allowed in a Unified Center having an approved sign program. Each face of the sign can display up to four tenant panels, all panels of equal dimensions.
Notwithstanding paragraph (c) of this subsection, upper floor businesses may be identified by a multi-tenant sign. A multi-tenant sign shall be designed to be architecturally consistent with the existing building and receive approval from the planning commission. e. Logos or identification symbols are considered signs and shall conform to all requirements of this section.
f. Signs shall not cover, obscure, or interfere with the operation of windows, doors, storefronts, and/or building entrances. Signs shall
not cover or obscure architectural features of the building, including, but not limited to, transoms, cornices, columns, or other architectural elements, details, or orna-mentation.
2. Size. The gross area of all signs on a building facade shall not exceed 10% of the total area of the facade. The maximum sign dimensions and area of each individual sign shall be as identified in the requirements for each allowed sign type (see Section 4.9.F).
3. Color.
Colors on signs and structural members shall be harmonious with one another and relate to the dominant colors of the buildings on the project site. Contrasting colors can be utilized if the overall effect of the sign is still compatible with building colors.
4. Design and Construction.
a. Except for banners, flags, temporary signs, and temporary window signs conforming with the requirements of Section
15.36, Article VIII (T
emporary Signs) of the Redlands Municipal
Code, each sign shall be constructed of permanent
materials and
shall be permanently attached to the ground, a building, or another structure by direct attachment to a rigid wall, frame, or structure.
b. Each permanent sign shall be designed by a professional (e.g., architect, building designer, landscape architect, interior designer
, or others whose principal business is the design,
manufacture, or sale of signs), or who are capable of producing professional results.
c. Each permanent sign shall be constructed by persons whose
principal business is building construction or a related trade
including
sign manufacturing and installation, or others capable
of producing professional results. The intent is to ensure public safety, achieve signs of careful construction, neat and readable copy
, and durability, to reduce maintenance costs, and prevent dilapidation.
5. Materials and Structure
a. Sign materials (including framing and supports) shall be representative of the type and scale of materials used on the project site where the sign is located. Sign materials shall match those used on the building(s) on the project site and any other signs on the project site.
b. Signs shall not include reflective material.
c. Materials for permanent signs shall be durable and capable of withstanding weathering over the life of the sign with rea-sonable maintenance.
d. The size of the structural members (e.g., columns, crossbeams, and braces) shall be in proportion with the sign panel they are supporting. e. The use of individual letters incorporated into the building facade design is encouraged, rather than a sign with background and framing other than the structure wall.
f. Street address. The City may require that a sign include the street address of the project site, where it determines that public safety and emergency vehicle response would be more effectively served than if the street address were dis-played solely on one or more buildings on the project site.
6. Sign Illumination and Brightness.
a. Internally illuminated signs shall be limited to the following maximum
brightness:
i. Neon signs: Shall not exceed thirty (30) milliamps.
ii. Halo or back-lighting shall not count toward the total sign area.
b. Externally illuminated signs shall be limited to the following standards
and maximum brightness:
i. Reflective-type bulbs and exposed incandescent lamps/bulbs shall not exceed fifteen (15) watts, or the equivalent
brightness for LED and other types of lighting.
ii. External light sources shall be shielded and directed to limit direct illumination of any object other than the sign.
c. Illumination, if provided, shall be constant in intensity and color.
Lighting shall not blink, flash, spin, or exhibit changing luminance.
Lighting shall not exhibit changing colors, hue, shade, or tint. d. Lighting shall be designed and maintained to avoid negative impacts on surrounding properties and public rights-of-way.
e. Lighting adjacent to residential uses shall not exceed one-half (0.5) foot-candle as measured at the residential property line. f. Each illuminated sign shall be subject to a thirty (30) day review period, during which time the Development Services Director may determine that a reduction in illumination is necessary due to negative impacts on surrounding property or the community.
Notwithstanding the above standards, the Development Services Director may order the dimming of any sign illumination determined to be excessively bright.
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4. DEVELOPMENT CODE
a. Definition. A pedestrian-oriented sign that is
attached to the porch and hangs or is otherwise
suspended between columns supporting the
porch roof. The sign is prominent within a bay
created by the porch columns without
obstructing view from inside the building or
from the porch.
b. Design Standards
i. Maximum of one (1) Porch Sign per
building.
ii. Sign may be located on ground floor only.
Upper floor signs prohibited
iii. If illuminated, external illumination is
required and shall be mounted in a manners
that maintains the visual integrity of the
sign.
iv. Sign design, including supporting hardware
such as brackets, shall be architecturally
compatible with the main building.
1. Porch Sign
Dimension Min. Max.
i. Width none 8 ft.
ii. Height none 2 ft.
iii. Thickness none 4 in.
iv. Vertical Clearance
from porch floor
7 ft. none
Area none 16 sf.
6. Copy design guidelines. The City does not regulate the message con- tent (copy) of signs; however, the following are principles of copy design and layout that can enhance the readability and attractiveness of signs. Copy design and layout consistent with these principles is encouraged,but not required.
a. Sign copy should relate only to the name and/or nature of the business or commercial center.
b. Permanent signs that advertise continuous sales, special prices, or include phone numbers are only permitted as window signage. c. Information should be conveyed briefly or by logo, symbol, or other graphic manner. The intent should be to increase the read- ability of the sign and thereby enhance the identity of the busi- ness.
d. The area of letters or symbols should not exceed 40 percent of the background area in commercial districts or 60 percent in residen- tial districts.
e. Freestanding signs should contain the street address of the parcel or the range of addresses for a multi-tenant building.
7. Sign lighting. Sign lighting shall be designed to minimize light and glare on surrounding rights-of way and properties. a. External light sources shall be directed and shielded so that they do not produce glare off the project site, on any object other than the sign.
b. Sign lighting shall not blink, flash, flutter, or perceptibly change light intensity, brightness, or color.
c. Colored lights shall not be used at a location or in a manner so as to be confused or construed as traffic control devices. d. Neither the direct nor reflected light from primary light sources shall create hazards for pedestrians or operators of motor vehi- cles.
e. For energy conservation, light sources shall be hard-wired fluo - rescent or compact fluorescent lamps, or other lighting technol- ogy that is of equal or greater energy efficiency.
Incandescent lamps are prohibited.
f. Internally illuminated box signs that light the entire sign (including letters, symbols, logos and background) are pro- hibited in the Village Center (VC) and Downtown (DT)
Zones.
g. Neon tubing allowed for business identification signs, but not window signs or temporary signs.
E. Sign Maintenance.
1. Each sign and supporting hardware, including temporary signs and awning signs,shall be maintained in good repair and functioning properly at all times. Any damage to a sign or its illu- mination, including the failure of illumination shall be repaired within a maximum of 14 days from the date of damage or failure.
2. A repair to a sign shall be of materials and design of equal or bet - ter quality as the original sign.
3. When an existing sign is removed or replaced, all brackets, poles, and other supports that are no longer required shall be removed.
F. Signage Type Design Standards. The following Signage Types are described in this Section: .
1. Porch Sign
2. Yard Sign
3. Awning Sign
4. Canopy Sign
5. Projecting Sign
6. Wall Sign
7. Building Identification Sign
8. Window Sign
9. Sidewalk Sign
10. Roof Sign
11. Blade Sign
12. Marquee
13. Directory Sign
14. Mural
1 2
3 4
1 2
4 4.9. SIGNAGE STANDARDS (CONTINUED).
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a. Definition. A pedestrian-oriented sign that is
located within the front yard and is supported
by a post or posts.
b. Design Standards
i. Maximum of one (1) Freestanding Yard Sign
per property.
ii. Signs shall not encroach into the right-of-
way or private street.
iii. If illuminated, external illumination is
required and shall be mounted in a manners
that maintains the visual integrity of the
sign.
iv. Sign design, including supporting hardware
such as brackets, shall be architecturally
compatible with the main building.
2. Yard Sign
Dimension Min. Max.
i. Width (sign) none 5 ft.
ii. Height (sign) none 4 ft.
iii. Thickness (sign) none 4 in.
iv. Post Height none 5 ft.
Setback from
right-of-way
3 ft. none
Area (sign) none 20 sf.
a. Definition. A sign in which a tenant's name
and/or logo that is applied to the lower vertical
portion ("valance") of a canvas awning
projecting from a facade.
b. Design Standards.
i. Maximum of one (1) sign per awning.
ii. The main panel of awnings shall only be
used for a logo feature and shall not be for
additional signage area.
iii. Letters shall be silkscreened printed or sewn
only onto the valance, or lower vertical
surface of the awning. Signage on the main
panel is prohibited.
iv. Awning signs only permitted on ground floor
awnings and expressly prohibited on upper
story awnings.
v. Encroachment permit required if awning
encroaches into right of way.
3. Awning Sign
Dimension Min. Max.
Width as % of
vertical valance width
none 90%
Height as % of
vertical valance width
none 90%
Width as % of angled
valance width
none 40%
Height as % of
angled valance width
none 40%
Area none none
1 4
2 5
1 2
3 4
1 2
3 1
2 3
4 5
4 5
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4. DEVELOPMENT CODE
4. Canopy Sign
a. Definition. A pedestrian-oriented sign that is
mounted on top of a horizontal awning parallel to the
sidewalk.
b. Design Standards.
i. Maximum of one (1) sign per storefront.
ii. Canopy signs only permitted on ground floor
canopies and expressly prohibited on upper
story canopies.
iii. Encroachment permit required if canopy
encroaches into right of way.
iv. Internal illumination is permitted for signs on
buildings not designated as a historic resource.
v. For designated historic buildings, if a canopy sign
is illuminated, external illumination is required
and shall be mounted to maintain visual integrity
of the sign.
vi. Cabinet signs or replaceable face signs are
prohibited.
a. Definition. A double-sided sign that projects
perpendicular to the building facade from a
mounted wall brace or from the ceiling of a
balcony or arcade. Projecting signs typically
project into the public right-of-way, plaza, or
pedestrian passageway, and are intended for
viewing by pedestrians approaching the shop.
b. Design Standards
i. Maximum one projecting sign per ground
floor business along frontage. In multi-
tenant buildings, only businesses with
ground floor frontage along the sidewalk, an
internal plaza, or a pedestrian passage, shall
be allowed a projecting wall sign.
ii. Projecting signs shall be mounted near
storefront entrances.
iii. Projecting signs that hang from the ceiling
of a balcony or arcade shall be centered
within the balcony or arcade
iii. The top of a projecting signs shall be located
below the second floor windows of the
building.
iv. Projecting signs shall be externally
illuminated by a light mounted on the facade
or by neon tubing used to illuminate letters,
symbols, and accent frames.
v. Supporting hardware such as brackets shall
be architecturally compatible with the
building facade.
5. Projecting Sign
Dimension Min. Max.
i. Width none 3 ft.
ii. Height none 3 ft.
iii. Thickness none 3 in.
iv. Vertical Clearance 8 ft. 12 ft.
Area none 6 sf.
vi. Projecting signs not allowed under an
awning or horizontally within five feet
of an awning or another projecting
sign.
vii. An encroachment permit is required
if sign projects within public right-of-
way.
Dimension Min. Max.
Width none 16 ft.
Height none 2 ft.
Thickness none 9 in.
Area none 32 sf.
1 2
1 2
3 4
4 4
1 2
1 2
5 1
2 3
4 4.9. SIGNAGE STANDARDS (CONTINUED).
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Dimension Min. Max.
Width as percentage
of storefront width
none 60%
Height none 3 ft.
Thickness as
measured from wall
none 9 in.
Area none none
Dimension Min. Max.
Width none 16 ft.
Height none 4 ft.
Thickness none 18 in.
Area none 48 sf.
1 2
3 1
2 1
2 3
4 1
2 4
viii. Cabinet signs or replaceable face signs
are prohibited.
ix. In all districts, a business within an
existing non-residential (commercial or
industrial) building shall be permitted
to have one wall sign on the primary
street or parking lot frontage.
6. Wall Sign
a. Definition. A sign painted or applied directly to the wall, typically above the storefront or more
creatively as approved by the City
. This type
consists of a single panel or individual letters
and/
or logo and does not include cabinet signs. This
type of sign is intended for viewing from across the
street,
along the sidewalk, or from an internal plaza
or
pedestrian passageway.
b. Design Standards
i. Maximum of one (1) wall sign per business on
each building frontage facing a public street or
private/public parking area. In multi-tenant
buildings, only businesses with ground floor
frontage along the sidewalk, internal plaza, or
pedestrian passage shall be allowed a wall sign.
ii. Wall signs shall be located above the storefront
and at least 12 inches from any eave, edge of
building,
or top of parapet.
iii. Maximum thickness of sign as measured from
the wall shall not exceed four inches.
iv. Minimum of 24 inches between the sign and any
windows or doors.
v. Internal illumination is permitted for signs on
buildings not designated as a historic resource.
vi. For designated historic buildings, if illuminated,
external illumination is required
and shall be
mounted to maintain visual integrity of the sign.
vii.Wall sign square footage shall not be transferred to other businesses or other building frontages.
7. Building Identification Sign
a. Definition. A wall sign placed at the top floor of a multi-story commercial building on the
parapet or just below the eve. Building
identification signs identify the building name or
the principal tenant.
b. Design Standards
i. Multi-story commercial buildings may provide
one (1) Building Identification Sign per building
frontage.
ii. The Identification Sign shall be located above
the windows on the uppermost story of the
building.
iii. Building identification signs may be made of
illuminated individual letters applied to the
building face, may be engraved into the
building's material, or may be low-relief.
iv. Building identification signs may contain the
name of a building, or describe its function
or tenant, but may not identify any products
sold.
v. One of the primary tenant(s) may provide only
one (1) Building Identification Sign per frontage.
Multiple tenants shall not be placed on the
same frontage, nor may sign area be allocated
to different tenants.
vi. Sign square footage shall not be transferred
to
other building frontages.
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4. DEVELOPMENT CODE
a. Definition. A two-sided, non-illuminated, portable and temporary sign placed outside a storefront on the adjacent sidewalk for viewing at close range. The sidewalk sign is intended for use by retailers, office tenants, theaters, restaurants, cafes, and other food-oriented businesses. b. Design Standards
i. Limit of one (1) sign per ground floor business.
ii. Signs shall be placed in front of building/business identified on sign and shall not obstruct the minimum
necessary ADA accessibility path clearance (four feet)
along the sidewalk.
iii. Sign shall be constructed of high-quality, durable materials such as wood, wrought iron, fiberglass, and
metal. Vinyl, plastic, breakable materials (such as
glass), and lighting are prohibited.
iv. The design, graphics, colors and materials shall
complement the design of the shopfront and business
and present a finished appearance. Graphic symbols,
utilizing images that convey the goods or services
offered, are recommended.
v. Each display face shall be flat and smooth, with no
moving parts or hinges. Sharp or jagged edges/corners
and projections that extend beyond one-half (1/2) inch
from the sign face are prohibited.
vi. Signs shall be of sufficient weight so as to withstand being overturned by wind or contact. Weights, if
required, shall be concealed or incorporated into the
design of the sign and not simply applied.
9. Sidewalk Sign
vii. Attention getting attachments such as
posters, flyers, balloons, pennants, or
flags, are prohibited.
viii. Sign must be stored indoors overnight
and/or when business is closed.
Dimension Min. Max.
Width none 30 in.
Height none 36 in.
Horizontal clearance
from curb
none 24 in.
Pedestrian clear path
along sidewalk
none 5 ft.
Area none 6 sf.
a. Definition. A temporary or permanent sign
painted or applied directly to the storefront
window(s) and/or door(s). Window signs also
include posters for advertisements and sales,
product merchandise posters, open and closed
signs, and painted or etched business names
and logos.
b. Design Standards
i. Maximum one (1) window sign per window
or door.
ii. Window signs only permitted on ground
floor windows/doors and expressly
prohibited on upper story windows.
iii. Permanent window signs shall be
individually painted, etched, or otherwise
applied graphics surrounded by clear glass,
and shall be painted, applied, or adhered to
the interior surface of the glass.
iv. Signage inside the shopspace is not allowed
within 4 feet of the window;
v. Temporary signs window – including product
or event posters – may include an opaque
background.
vi. Holiday window painting, such as for
Christmas and Halloween, shall be
permitted and shall be exempt from the
window sign limitations. However, such
painting shall contain no reference to named
8. Window Sign
Dimension Min. Max.
i. Width as % of
window/door width
none 50%
ii. Height as % of
window/door height
none 50%
iii. Area as % of total
window/door area
none 25%
goods or services, and shall be
removed within 12 days after the
applicable holiday.
1 2
1 2
3 4
5 Window Width
Window Height
1 2
1 2
3 4.9. SIGNAGE STANDARDS (CONTINUED).
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a. Definition. A sign erected upon, against, or
directly above a roof or above the parapet of a
building. Roof signs are intended to help
emphasize the identity and presence of the
particular Station Area and Downtown,
especially to rail passengers and passing
motorists.
b. Design Standards
i. Maximum one Roof Sign per block or a
distance of 500 feet, whichever is less.
ii. Roof signs shall not project beyond the face
of the building.
iii. No roof sign may cover, wholly or partially,
any window or door openings.
vi. If illuminated, Roof Signs may be only
illuminated by one of the following methods:
(a) External Illumination. Externally
illuminated with concealed flood lighting.
(b) Exposed Neon. Individual letters may be
internally illuminated with exposed neon
tubes or a similar light source, but shall
not have a translucent panel, lens, or
face.
(c) Halo. The illumination of a sign by
projecting light behind an opaque letter
or emblem which results in the
appearance of ring of light around the
unilluminated letter or emblem.
c. Review and Approval
10. Roof Sign
Dimension Min. Max.
i. Width none 20 ft.
ii. Height 3 ft. 12 ft.
iii. Area none 240 sf.
i. Roof signs up to 120 square feet in
area are subject to Planning
Commission review and approval, per
RMC Section 18.12.090.
ii. Roof signs exceeding 120 square feet
shall require a Conditional Use
Permit and approval per RMC Section
15.36.100(F).
a. Definition. A vertically-oriented two-sided sign that projects from the building facade over a sidewalk, public open space, or other public right-of-way and may project above the building’s parapet. This type of sign is intended for viewing along the sidewalk and down the street from the adjacent block.
b. Design Standards
i. Limit of one (1) Blade Sign per building.
ii. Blade Signs permitted on buildings with commercial
tenant space that have a minimum street frontage of 75
linear feet or more.
iii. Sign shall be vertically-oriented and placed within the top half of single-story buildings and on the upper
floor(s) of multi-story buildings.
iv. Projecting signs shall be externally illuminated by a light mounted on the facade or by neon tubing used to
illuminate letters, symbols, and accent frames.
v. An encroachment permit is required if sign projects
within public right-of-way.
c. Review and Approval
i. Blade Signs are subject to Planning Commission review and approval, per RMC Section 18.12.090.
11. Blade Sign
Dimension Min. Max.
Width none 5 ft.
Height none 12 ft.
Height above eave or
parapet
none 2 ft.
Clear height above
sidewalk
8 ft. none
Thickness none 18 in.
Area none 50 sf
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5 1
2 3
6 4
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4. DEVELOPMENT CODE
a. Definition. Directory Signs are small wall signs
located at pedestrian eye level and intended to
identify multiple tenants within a building or
complex, particularly those that do not have a
ground floor street frontage or that are located
on upper floors of a building. Apartment
intercom call boxes are considered Directory
Signs. This Section 4.9.F.13 only applies to
Directory Signs that are mounted on building
walls that face adjacent public sidewalks and
open spaces.
b. Design Standards
i. Directory Signs must be located at the
ground level and adjacent to the entry to
upper floors.
ii. There shall be no more than one (1)
Directory Sign per ground level entrance.
iii. Letter height shall not exceed two inches.
iv. When tenancies are accessed via a building
lobby or outdoor court, Directory Sign must
be located within the lobby or court.
v. Directory Signs on street facades shall be
located within an entry alcove and located
on the alcove wall that is perpendicular to
the sidewalk. Directory Signs facing the
sidewalk (parallel to the sidewalk) may be
approved by the Director upon a finding of
special circumstances.
13. Directory Sign
Dimension Min. Max.
Width none 30 in.
Height none 36 in.
Thickness none 18 in.
Area none 6 sf.
vi. Directory Signs on street facades
shall be externally illuminated.
Internal illumination and neon
lighting is prohibited.
a. Definition. A sign that projects from the facade
to express a figural design and message to
motorists and pedestrians. Marquees may be
configured as a Marquee Blade Sign, a Marquee
Display Sign, or a combination of the two.
b. Design Standards
i. Maximum one Marquee Blade Sign and/or
Marquee Display Sign per site.
ii. Marquee Display Signs and Marquee Blade
Signs are permitted for movie theaters,
performance theaters, concert halls,
convention centers, and similar uses
characterized by human assembly and
periodically changing programs.
iii. Changeable copy on Marquee Display Signs
may occupy up to 75 percent of the area of a
marquee display sign. Letters for
changeable copy shall not exceed three
inches (3") in height.
iv. No portion of the changeable copy section
of the Marquee Display Sign shall be located
higher than the eave line or parapet wall of a
building.
v. Exterior poster cases shall be limited to a
maximum size of thirty-nine inches (39")
wide by fifty-two inches (52") high.
Maximum of one (1) poster case for every
two (2) screens. Poster sign area shall not
be counted toward the maximum sign area.
12. Marquee
Dimension Min. Max.
Marquee Display
Width none 35 ft.
Height none 8 ft.
Area none 200 sf
Encroachment within 2 ft. of curb
Marquee Blade
Width none 10 ft.
Height none 20 ft.
Height above eave
or parapet
none 15 ft.
Clear height above
sidewalk
8 ft. none
Thickness none 2 ft.
Area none 150 sf
c. Review and Approval
i. Marquee Display up to 120 square
feet in area are subject to Planning
Commission review and approval, per
RMC Section 18.12.090.
ii. Marquee Display exceeding 120
square feet shall require a
Conditional Use Permit and approval
per RMC Section 15.36.100(F).
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4.9. SIGNAGE STANDARDS (CONTINUED).
2 5
6 1
2 3
5 6
7 1
Marquee Blade Sign
Marquee Display Sign
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a. Definition. A sign or graphic that is mounted
to or painted on facades fronting an alley,
pedestrian passage, or street.
b. Design Standards
i. Mural placement and content shall be at the
discretion of the artists and the building
owner.
ii. Mural placement, design, and content
should be mindful of surrounding
businesses and residents.
iii. Murals are prohibited from including off-site
advertising, product placement, or business
identification.
iv. A written contract between all parties
involved, i.e. artist, building owner or leaser,
and the funder if appropriate is highly
recommended. The contract should, at the
very least:
(a) Designate the lifetime of the mural to be
left undisturbed, after which the mural
can be painted over; and
(b) State who will maintain the mural if the
work is damaged or needs touch-up.
v. In order to ensure a long life for the mural, it
is recommended that the wall surface be
properly prepared prior to mural application
and that durable paints be used.
vi. All murals are subject to Cultural Arts
Commission review.
14. Mural
Dimension Min. Max.
Height none 2 ft.
Thickness none 9 in.
Area none none
G. Miscellaneous Signs
1. Existing Historic Signs
a. Historically significant painted wall signs shall be retained or recreated when possible.
b. Mounted signs announcing the name of a business no
longer in existence at the sign's location and having
historical significance may be salvaged and relocated.
c. All architectural signage in place on the building
announcing the original or historic name of the building, year of construction or insignias shall remain in place and shall not be removed, altered or covered under any
circumstances.
d. Historic signage shall not be calculated as part of the overall signage permitted pursuant to this division.
2. Service entry wall signs.
a. Must be located adjacent to the ground level service entrance.
b. No more than one service entry wall sign per business. c. The area of the service entry sign shall not exceed four square feet.
3. Temporary Signs. Temporary signs are permitted per Section
15.36, Article VIII (Temporary Signs) of the Redlands Municipal Code.
4. Credit Card and Trading Stamp Signs. Signs announcing credit card acceptance or trading stamps shall comply with the following:
a. No more than three such signs are allowed for each
business.
b.. Such signs shall not exceed six inches by six inches (6" x 6") individually nor one (1) square feet collectively.
c. Such signs are permitted only in ground level windows.
5. Informational Signs. Signs that display time and temperature or similar public service displays (which are not considered signs), and rotating barber poles, shall comply with the following:
a. No more than one (1) sign per building;
b. Must be permanently attached to the building and follow the same standards for Marquee Signs and Projecting
Signs.
Historic character sign.
2 3
4 ---------------------------------------
1 Width----------------------------------------none 16 ft ----------------------------------------
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4. DEVELOPMENT CODE
A back flow preventer that is located immediately adjacent to the building and is screened from the view of the sidewalk and street by shrubs.
A Utility Box in the public realm screened with supergraphics.
A utility box screened by landscaping and a low fence.
4.10. SERVICES AND UTILITIES PLACEMENT AND SCREENING
A. Purpose. This Section establishes standards to ensure mechanical, electrical, plumbing, and venting systems and public utility connections are placed and/or integrated into the design of new buildings and their landscapes.
B. Applicability. All new development shall locate and design services and utilities in accordance with the requirements of this Section
4.10. C. Design Standards.
1. Service Areas.
a. For lots with alley access, service entrances, waste disposal areas, and other similar service areas shall be located adjacent to the alley and take their access from it.
b. When an alley is not present, service entrances, waste disposal areas, and other similar service areas shall be located as far away from – and screened from views from – the Primary and Secondary streets as practical.
c. Noise- and/or odor-generating equipment and/or
containers shall be located in areas that will not create a nuisance to adjacent properties. Services and garbage bins shall be located in a manner that does not impact single family neighbors.
d. Access openings to trash enclosures shall not be located within 50 feet of the Primary Street property line.
2. Mechanical and Electrical Equipment.
a. All mechanical and electrical equipment – including, but not limited to, air-conditioning units, antennas, garage door motors – whether roof-mounted, ground-mounted or
otherwise, shall be screened from public view or located so as not to be visible from Primary or Side Streets. Such equipment and related screening shall be designed with
materials and colors that conform to and are an integral part of the design of the building.
b. Satellite dishes shall be screened from view of Primary and Side Streets. Applicants shall work with satellite providers to locate satellite dishes out of view on building roofs and/or on rear yard or side yard facing facades. In multi-family and multi-tenant buildings, conduits shall be provided from satellite dish locations to each unit.
c. Air intake and exhaust systems, or other mechanical equipment that generates noise, smoke or odors, shall not be located on or within 10 feet of the Primary Street property line or any on-site common open spaces.
3. Utility Placement and Access.
a. For project sites provided with an alley, utility access and equipment such as back flow preventers, transformer boxes, gas and electric meters, and other utilities shall be placed within or adjacent to and be accessed from the alley, subject to the requirements and approval of the associated utility company, which shall not be unreasonably withheld.
b. When an alley is not present, these services shall be located in inconspicuous locations along the sides of project sites and shall be thoroughly screened from public view. Unless expressly required by a utility company, these services shall not be located within the front yard.
c. Utilities that must be located in a front yard due to utility requirements shall be located away from pedestrian and
vehicular routes and screened from the view of the street by landscape. To the extent possible, utilities shall be located within interior building corners, at building offsets, or other similar locations where the building mass acts as a shield from public view.
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Drought tolerant landscaping.
Landscaping that is suitable for an urban environment and can survive in con- strained growing conditions.
A. Purpose and Intent. This Section establishes standards for the provision of context-appropriate landscaping that incorporates plant materials, hardscape, and lighting that enhances the character of new buildings, addresses and mitigates the Redlands climate, and facilitates sustainable water use and drainage strategies.
B. Applicability. All new development shall provide landscape per the applicable requirements of this Section 4.11.
C. Design Standards.
1. Context Appropriate Landscaping
a. Required on-site open spaces shall incorporate landscape, hardscape, and site amenities per Section 4.4 (On-Site
Open Space Standards).
b. Plant species should be selected based on their suitability for an urban environment, for their cleanliness, and for their ability to survive in a healthy state despite constrained growing conditions. Ease of maintenance should also be considered.
c. The majority of plant materials shall consist of drought tolerant and/or native plants with low water requirements. d. Turf is discouraged in Parkways or in Front Street or Side Street setback areas between the sidewalk and building
facade as shown in Figure 4-16. See Section 4.1.C.1.e for Parkway landscaping requirements.
e. The use of canopy trees for shading and cooling is
encouraged where appropriate. Where canopy trees are
used, site design should provide sufficiently sized tree pits or planting beds and appropriate planting medium to
provide for healthy tree growth.
f. No artificial trees, shrubs, turf or plants shall be used as landscape within the public right of way, any parking area, or within an open space area directly visible to from the public right of way.
g. Decorative water features shall use re-circulating water and, where available, shall use recycled water.
2. On-site landscaping, including required yard areas, shall be installed or constructed in compliance with the applicable landscaping standards contained in Chapter 18.168 of the Redlands Municipal Code.
3. Irrigation.
a. Permanent and automatic irrigation systems shall be
provided for all landscaped areas in compliance with the State of California model ordinance.
4. Site Lighting
a. Site lighting shall be shielded by permanent attachments to light fixtures so that light sources are not visible from a public way and to prevent off-site glare.
b. Site lighting shall illuminate parking areas, buildings, pedestrian routes, and public ways.
5. Public Art
a. Public art elements, in coordination with the City's "Art in Public Places" program, may be installed in on-site
locations that are visible from public streets and/or open spaces.
b. Placement of public art subject to Site Plan Review. c. Art piece subject to Cultural Arts Commission Review.
D. Maintenance.
1. Front yard landscape and continuous planters between the curb and sidewalk along the primary and side streets shall be maintained in an orderly and neat condition and shall remain free of weeds, debris, or high grass (with the exception of purposely cultivated native species, which shall be allowed).
2. Continuous planters between the curb and sidewalk along the primary and side streets shall be maintained by the adjacent property owner.
FRONT STREETFRONT STREET
ALLEYALLEY
SIDE STREETSIDE STREET
BACK YARD
PARKWAY
BACK
YARD
PARKWAY
SETBACK AREA
Turf DiscouragedTurf Permitted
4.11. ON-SITE LANDSCAPE, OUTDOOR LIGHTING, AND PUBLIC ART STANDARDS FIGURE 4-16: AREAS WHERE TURF PERMITTED/DISCOURAGED.
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4. DEVELOPMENT CODE
A commercial parking lot that includes planting areas and semi-permeable paving to facilitate rainwater recharging.
A parking lot shaded by trees planted in uniformly-spaced rows.
A Low Impact Design strategy whereby a break in the curb allows water to flow into planters.
The parking court of a multi-family residential building is paved with terra cotta tiles.
4.12. PARKING DESIGN STANDARDS
A. Purpose and Intent. This Section establishes standards to ensure that proposed on-site parking is accommodated and designed in a manner that is consistent with the City's goals for generating a multi-modal, pedestrian-oriented public realm.
B. Applicability. On-site parking shall be designed per the applicable requirements of this Section 4.12.
C. Parking Requirements. On-site parking shall be provided in compliance with the applicable parking standards contained in Chapter 18.168 of the Redlands Municipal Code, except as modified by the following:
1. Dimensions of Parking Spaces. Each off street parking space shall have dimensions not less than nine feet (9') in width and eighteen feet (18') in length, except parallel parking stalls which shall be a minimum of eight feet (8') in width and twenty four feet (24') in length. No part of the area of a required parking space shall be used for driveways, aisles, walkways or other required improvements.
2. Tandem Parking. In mixed-use buildings, tandem parking stalls are permitted subject to the following:
a. Up to fifty percent (50%) of parking requirements for residential or live/work units may be satisfied by tandem parking.
b. Tandem spaces shall be assigned to the same dwelling unit so that residential occupants may have unrestricted access and movement of vehicles.
c. Guest spaces may not be tandem. Spaces for car share service, if any, may be tandem.
d. Garaged or structured tandem parking spaces shall be no smaller than nine feet (9') in width and thirty eight feet (38') in length, as measured from the interior walls, and with no more than a one foot (1') encroachment by any columns or pillars.
3. Compact Spaces. Compact spaces are permitted per Section
18.164.260.B (Dimensions of Parking Spaces) of the Redlands Municipal Code.
4. Spaces for multiple uses and mixed-use developments. If more than one use is located on a site, including multiple uses under a single ownership:
a. The number of off-street parking and loading spaces to be provided shall be equal to the sum of the requirements
identified for each individual use, unless a shared parking arrangement has been approved by the City.
b. The number of parking spaces may be reduced if shared parking is approved based on the requirements of Section 4.12.C.8. (Reduction to Parking Requirements). However, in no case shall the combined required parking for the mixed-use development provide less than the minimum required for the residential use. c. In mixed-use projects, required on-site residential parking spaces may be reserved, but commercial parking spaces must be made available for visitors or overflow from residences. Up to one-hundred percent (100%) of the required guest parking spaces for the residential units may jointly use the required parking spaces for the commercial uses.
5. Loading Spaces. Loading spaces or loading zones shall be provided in compliance with the applicable development standards contained in Chapter 18.164 of the Redlands Municipal Code, except as modified by the following. “Loading space” or “Loading zone” means the space adjacent to a curb or edge of a roadway reserved for the exclusive use of vehicles during the loading or unloading of passengers or materials.
a. The number of loading spaces required shall be calculated for the primary use. For mixed-use buildings in mixed-use developments, the number of loading spaces required shall be calculated separately by type of use and gross floor area of each (commercial, residential, office, etc.).
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Orange St.
Sixth St.Sixth St.
Stuart Ave.
Texas St.
Redlands Blvd.
Citrus Ave.
State St.
Seventh St.
Brookside Ave.
Stuart Ave.
Third St.Third St.
I-10 Freeway
Eureka St.
Ninth St.
Olive Ave.
LEGEND
1/2 Mile Pedestrian Shed
Historic Building Parking Exemption Area
Specific Plan Boundary
1/4 Mile Pedestrian Shed
Existing Public Parking Lot
Existing Public Parking Garage
P
P
FIGURE 4-17: PARKING EXEMPTION FOR HISTORIC BUILDINGS
b. In a mixed-use development where a single building contains a mix of uses, the calculation for the highest number of spaces (by type of use) shall be the minimum requirement for that mixed-use building. For example, if a mixed use building requires two loading spaces for the commercial square-footage, and three loading spaces for the residential square-footage, then only three loading spaces would be required for the entire building and all uses therein.
c. For mixed-use buildings within the Village Center (VC), Downtown (DT), and Village General (VG) districts only:
i. On-street loading spaces or loading zones (not within a vehicle travel lane) may be provided and utilized in lieu of providing up to three (3) on-site loading spaces that are required for the adjacent mixed-use building. Such on-street loading spaces shall be limited to one (1) on-street loading zone per street frontage that abuts the adjacent mixed-use building it is intended to serve.
ii. Such on-street loading zones shall include appropriate curb painting, and shall be signed and readily identifiable. These loading zones may be used for passenger loading/unloading by ride hailing or rideshare services, autonomous vehicles, and other alternative transportation modes.
6. Off-Site Parking. Required on-site parking may be accommodated in parking garages or lots located within five-hundred (500) feet of the subject property.
7. Parking for Historic Buildings.
a. Historic Building Parking Exemption Area. Uses located in historic buildings that are either designated, contributing, or eligible structures over 50 years of age and are located in the on-site parking exemption area for historic structure shall not be required to comply with the Transit Villages Specific Plan parking standards or the parking requirements of Section 18.164.240 of the Redlands Municipal Code. The on-site parking exemption area is shown in Figure 4-17 and defined as follows: beginning at the intersection of Orange Street and the railroad tracks, running east along the railroad tracks to Fifth Street, then running south along Fifth Street to the northern property lines of the parcels fronting Redlands Boulevard, then running west to Orange Street, then running north along Orange Street to Shopper’s Lane, then running west along Shoppers lane until reaching the historic Mutual Orange Distributors (MOD) Packinghouse, including the packinghouse property, then running north along Third Street to the historic Santa Fe Depot property, including the Santa Fe Depot property, then running north again to Stuart Avenue, then running east along Stuart Avenue to Orange Street, and then running south along Orange Street back to its intersection with the railroad tracks.
b. Historic Building Parking Modifications. Parking for historic structures on the city's Register of Historic and Scenic Properties, list of individually designated historic resources, or a state or national listing of historical significance may be modified per Chapter 18.168, Article V of the Redlands Municipal Code.
8. Reduction to Parking Requirements. The required parking for a use shall be the combined total for all applicable uses listed (customers, employees, residents, places of assembly, etc.), except if a parking reduction for shared parking is granted pursuant to this section. a. Joint use parking agreements may be approved subject to the provisions of Section 18.164.320 (Joint Use Agreements) of the Redlands Municipal Code.
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4. DEVELOPMENT CODE
An existing parking lot screened by a low wall and landscaping, benches, and a vine- covered trellis.
4.12. PARKING DESIGN STANDARDS (CONTINUED)
b. Shared parking agreements may be approved subject to the provisions of Chapter 18.164 of the Redlands Municipal Code. c. Off-site parking agreements may be approved subject to the provisions of Chapter 18.164 of the Redlands Municipal Code. d. Adjustments to parking requirements for mixed use projects may be approved subject to the provisions of Chapter 18.164 .325 (Adjustments to Off-Street Parking Requirements for Mixed-Use Projects within the Transit Villages Specific Plan, the C-3 and C-4 Districts) of the Redlands Municipal Code. e. The Planning Commission may also grant a reduction
in the amount of required parking when a mixed-use
development or institution provides carpool spaces, public transit incentives, flex-car sharing programs, secure bicycle parking with shower and clothing locker facilities, and/ or other transportation demand management measures
when it is demonstrated that such measures will result in reduced parking demands. The maximum reduction shall
be two percent (2%) of the required parking for each such program/measure.
D. Surface Parking Lot Design Standards. Surface parking lots shall be designed in compliance with the applicable standards contained in Chapter 18.168, Article III and Sections 18.168.210 of the Redlands Municipal Code, except as modified by the following:
1. Screening.
a. Street-Adjacent Parking Lots.
i. All surface parking lots shall be screened from the view of the street and sidewalk by buildings and/or low walls or hedges up to three feet (3') high.
i. Walls shall be made of or clad in brick, stone, or stucco and shall be compatible in design with the design of the principal building.
ii. Walls shall be minimum of eight (8) inches thick and shall be capped by a smooth mortar cap or a brick, terra cotta, or similar cap that overlaps the wall below by a minimum of one half inch on each side of the wall.
iii. Landscaped berms are prohibited.
b. Neighboring Parcels. Views from neighboring properties shall be screened with trees.
2. Landscape. Water conserving plant materials shall be applied in compliance with the applicable parking lot landscape standards contained in Chapter 18.168.210 of the Redlands Municipal Code, except as modified by the following:
a. Amount of Landscaping. Landscaping within or around the parking area shall cover a minimum ratio of 7% of the gross area of the parking lot. A minimum of one shade tree shall be provided for each four (4) parking spaces, or trees shall be provided to achieve 50% canopy coverage of paved area at maturity, whichever is greater.
b. Location and Type.
i. Landscaping shall be evenly dispersed in a parking areas with trees planted around the perimeter.
ii. Landscape materials may include groundcover, shrubs, decorative colored rock, and hardscape.
iii. Groundcover may include decorative, colored rock or hardscape and shall not exceed 50% of the parking lot
landscape area.
c. Size. Shrubs and trees shall be planted according to the following size requirements:
i. Shrubs: 5 gallon minimum.
ii. Trees: 15 gallon minimum. or 50% 5 gallon, 25% 24inch box, and 25% 36 inch box.
d. Irrigation. Appropriate irrigation and drainage shall be provided for all landscaped areas.
3. Shade Structures. In addition to trees, shade may be provided with the following structures and should match the architectural character of the adjacent structures.
a. Arbors, trellises, pergolas, mesh and overhead canopies. b. Solar Shade Structures. For lots without public frontage and out of public view, standalone solar structures may be used.
For lots within public view, individual solar panel may be applied to existing shade structures.
4. Lighting.
a. Outdoor light fixtures shall be no taller than 15 feet as measured from the bottom of the base of the light standard or the adjacent grade of the building on which the light is mounted.
b.
Lighting shall be shielded or recessed so that:
i. The light source (i.e., bulb, etc.) is not visible from off the project site; and
ii. Glare and reflections is confined to the maximum
extent feasible within the boundaries of the project site.
Each light fixture shall be directed downward and away
from adjoining properties and the public right-of-way.
Shielding and/or high cut-off lens may be required.
c. All parking lots shall be illuminated with a lighting system designed to provide an average horizontal
illumination of greater than one (1.0) foot-candle of
light and a minimum horizontal illumination of not less than 0.25 foot-candle of light on the parking surface.
Applicants are encouraged to meet these illumination
levels with light fixtures mounted on light standards
placed in close proximity to each other rather than with light fixtures on buildings, and with less powerful lamps than what would otherwise be required if light standards were placed farther apart.
5. Paving. To reduce stormwater run-off and water pollution, and to allow for the replenishment of groundwater, consider utililzing Low Impact Design (LID) design strategies (see Section 4.13.C).
6. Wheel Stops. As approved by the Director of Development Services and Public Works Director, wheel stops are permitted in parking spaces in front of planters where the curb is omitted to enable stormwater run-off into the planter.
7. Finishes. Parking lot materials, finishes, fixtures, and colors shall be designed in a manner that is consistent with the architectural character of surrounding buildings.
8. Improvements. Parking lot improvements shall be constructed in compliance with the applicable parking lot development standards contained in Chapter 18.164.310 of the Redlands Municipal Code.
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Pervious Pavement Runoff from the street is directed into planters.
Rain Garden A break in the curb allows water to flow into planters.
A. Purpose and Intent. When fully implemented, the vacant and underutilized parcels surrounding the passenger rail stations will be developed with medium- to high-density residential buildings, multi- story office and mixed use buildings, and surface, structured, or underground parking. In some cases, buildings could approach 100 percent coverage of the site. This section provides guidance for the provision of stormwater treatment facilities that are functional and visually attractive and that avoid the use of surface infiltration basins, which are not conducive to an urban setting.
B. Applicability. All new development is encouraged to provide stormwater management strategies per the applicable requirements of this Section 4.13.
C. Design Guidelines. In preparing mandated Water Quality Management Plans (WQMPs) the following design guidelines shall be considered and implemented to the greatest extent possible:
1. Consider the full range of BMP alternatives for addressing drainage, infiltration, and stormwater quality for the site, including drainage from roofs, plazas, courtyards, and any surface parking areas.
2. Utilize Low Impact Development (LID) design principles and practices to address infiltration of runoff through the use of:
a. Pervious surfaces in lieu of impermeable surfaces in plazas, courtyards, and surface parking areas where technically feasible. Acceptable pervious surfaces include: landscaping; pervious pavers including pervious interlocking pavers and permeable concrete; etc.; as approved by the Director of Development Services and Public Works Director.
b. Landscaped areas integrated into the drainage design where runoff can be directed into planters with subsurface features to further enhance storage or towards permeable surfaces where technically feasible.
c. Amended soils can be utilized where technically feasible to enhance infiltration, to provide water quality improvement, and to maintain healthy plant life in an urban setting where plants are subject to additional stresses and restricted growing areas.
3. On-site surface infiltration basins are not allowed, unless:
a. They are not located within the Primary Street or Side Street setback, are not visible from a street or public open space, and they are not located within the On-Site Open Space
required by Sections 4.3.1.E, 4.3.2.E, 4.3.3.E, 4.3.4.E, 4.3.5.E, and 4.3.6.E.
b. They are incorporated into an active or passive park or open space that can be closed during flood events.
4.13. SUSTAINABLE STORM WATER MANAGEMENT GUIDELINES
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4. DEVELOPMENT CODE
Streets and blocks introduced on site over 3.5 acres area. Site over two acres in size developed with buildings of different massing and archi- tectural character arranged around a transit plaza.
Individual buildings on a site over 150 feet in length designed with varied roof forms and different wall colors.
Two buildings on the same site designed with varied frontage elements and different wall and window treatments and colors.
d. Sites with street frontage over 200 feet in length in the Village Center (VC), Downtown (DT), and Village General (VG) zones; and/or
e. Through sites that extend from one street to a second, parallel street.
D. Block and Special Lot Conditions. This Section provides a description and design standards for each special parcel condition identified in above Section 4.14.C.
4.14. BLOCK AND SPECIAL LOT DESIGN STANDARDS
A. Purpose. This Section establishes standards to ensure new development on sites over certain sizes and configurations are consistent with the City's goals for an interconnected and walkable network of streets and blocks that support new development that consists of ensembles of buildings of various scales and character, rather than monolithic, overwhelming, place-less buildings.
B. Definitions. The following terms are used in this Section:
1. Site. A legal parcel as shown in Figure 4-10 on page 4:69.
2. Building Site. Smaller sites within the legal parcel, as shown in Figure 4-11 on page 4:69, subdivided per the building size requirements of Sections 4.3.1.F, 4.3.2.F, 4.3.3.F, 4.3.4.F, 4.3.5.F, and 4.4.6.F. Building Sites are established for design purposes in order to meet the minimum and maximum area requirements needed to effectively design buildings that meet the intended physical character of the applicable zone. The permanence of the building site lines as legal lots is not required by these standards.
C. Applicability.
1. The requirements of this Section 4.14 shall apply to all sites and/or developments that meet any one or more of the
following criteria:
a. Megablocks over 3.5 acres in area, including sites smaller than 3.5 acres in area that are located on megablaocks larger than 3.5 acres in area;
b. Sites two (2) acres or more in area;
c. Sites with street frontage over 150 in length in the Village Corridor (COR), Neighborhood General 1 (NG1), and
Neighborhood General 2 (NG2) zones.
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A pedestrian street through a megablock.
A new street and central promenade.
1. Megablocks over 3.5 Acres in Area
a. Definition. Blocks (whether containing a single parcel or multiple parcels) or sites larger than 3.5 acres in area.
b. Design Standards. Blocks within Downtown Redlands and the surrounding historic neighborhoods range in area between approximately two acres in the Downtown commercial district (300 x 300 foot blocks) to approximately 3.5 acres in the pre-World War II neighborhoods to the south of Downtown (265 x 585 foot blocks).
These block sizes provide a comfortable environment for pedestrians to walk from one place not another, while accommodating automobiles, bicycles, and other emerging transportation technologies. They also disperse traffic by providing a variety of vehicular and pedestrian routes to various destinations. To ensure new development on parcels or blocks large than 3.5 acres are consistent with Redlands' historic street and block network, the following development standards shall apply. i. New Streets and Alleys
(a) New development on blocks or sites larger than 3.5 acres in size shall provide new streets, curbs, gutters and sidewalks as shown in Figure 4-18 and Figure 4-19.
(b) New Streets, curbs, gutters, and sidewalks shall be designed per the requirements of Chapter 5, Section 5.6 (Street Types) and Section 4.15 (Street and Streetscape Design Standards). Street trees shall be provided and specified per the requirements of Chapter 7, Sections 7.4 (Streetscape) and 7.5 (Trees and Planting).
(c) Alleys may be introduced to provide access to parking and services as shown in Figure 4-20 below.
(d) All new and modified blocks shall be designed per the following requirements:
(i) Length: 585 ft. max.
(ii) Width: 585 ft. max.
(iii) Maximum Area: 3.5 acres
(iv) Blocks longer than 300 ft. shall provide a pedestrian passage or alley that connects the Front Street to the Rear Street or the Side Street to the opposite Side Street.
(g) The location of new streets and blocks shall be generally consistent with Chapter 5, Figure 5-1 (Proposed Street Network Improvements).
(h) The location of streets and rights-of-way may be adjusted provided:
(i) The altered block size(s) conform to the block size standards of above Section 4.14.D.1.b.i.(d).
(ii) The assigned street type per Chapter 5, Section 5.6 (Street Types) remains unchanged.
(iii) A Street Plan and Site Plan that illustrates compliance with the requriements of this Section 4.14, along with the other requirements of this Specific Plan, is submitted per
Section 4.1.1.I (Submittal Requriements).
ii. Site and Building Site Design. The design of the resultant Building Sites, as shown in Figure 4-20 below, shall be subject to the following additional standards:
(a) Building Sites two (2) acres or larger: see Section
4.14.D.2.
(b) Building Sites in the Village Corridor (COR),
Neighborhood General 1 (NG1), and Urban
Neigborhood General 2 (NG2) zones that are 150 feet
or longer: see Section 4.14.D.3.
(c) Building Sites in the Village Center (VC), Downtown (DT), and Village General (VG) zones that are two-
hundred feet or longer: see Section 4.14.D.3.
(d) Building Sites that extend from one street to a second, parallel street: see Section 4.14.D.4.
SITE BOUNDARY
STREET
STREET
STREET
FIGURE 4-10. ORIGINAL SITE
FIGURE 4-11. INTRODUCE STREETS
SITE BOUNDARY
STREET
STREET
NEW STREET
STREET
SITE BOUNDARY
NEW STREET
STREET
STREET
STREET
FIGURE 4-12. INTRODUCE ALLEYS PASEOS,
PEDESTRIAN CORRIDORS
SITE
BUILDING SITE BUILDING SITE
BUILDING SITE BUILDING SITE
BUILDING SITE BUILDING SITE
BUILDING SITE BUILDING SITE
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Individual buildings designed with different heights and wall colors.
Individual buildings designed with different massing, frontage elements, and wall and window colors. Taller buildings are at rear of site.
Individual buildings designed with different heights and wall colors.
FIGURE 4-21. CREATE "DESIGN PARCELS" FIGURE 4-22. INTRODUCE BUILDINGS
SITE BOUNDARY
NEW STREET
STREET
STREET
STREET
SITE BOUNDARY
NEW STREET
STREET
STREET
STREET
2. Sites over Two Acres in Area
a. Definition. A contiguous site that is two (2) acres or more in area.
b. Design Standards. Approximately two acres in size (300 x 300 feet), Downtown Redlands' historic blocks contain multiple parcels that have been developed incrementally over time with a variety of pedestrian-oriented buildings. These blocks, their eclectic mix of buildings, and the tree-lined streets they face, are the essential components of Redlands' small-town character. The Development Standards in Sections 4.3 – 4.7 of this Development Code are designed to guide the design of new buildings that are compatible with the town-scale and eclectic character of these urban blocks. Development on sites larger than this – especially if the exact same building design is repeated multiple times without variation – can, however, be detrimental to this town- scale. To ensure new development on sites two (2) acres or more in size is consistent with Redlands' town-scale character, the following development standards shall apply.
i. Conceptual Subdivision. Divide the parcel into smaller "design" parcels in order to establish a framework that accommodates town-scale urban buildings (see Figure 4-21). Parcels are intended for design purposes, but may be recorded as separate, legal parcels.
ii. Multiple Buildings. Introduce multiple buildings and open spaces according to the development standards of Sections 4.3 – 4.7 (see Figure 4-22).
iii. Building Differentiation. Differentiate individual buildings and their open spaces according to the following design strategies:
(a) Vary the design of each open space (plant species, path and landscape placement, amenities, etc.), per Section 4.4 (On-Site Open Space Standards).
(b) Use varied articulation and massing strategies for each building, per Section 4.5 (Building Articulation and Massing Standards).
(c) Vary each building's frontage element type, design, and/or detailing, per Section 4.6 (Frontage Standards).
(d) Assign unique architectural styles or design treatments to individual buildings. See Section 4.7 (Building Design Standards).
(e) Accentuate corner buildings and/or provide corner plazas, per Section 4.7 (Building Design Standards).
iv. Relate to Public Realm and Neighbors. Design buildings to be compatible with the massing and scale of neighboring buildings and building across the street, especially historic character buildings. See Section 4.7 (Building Design Standards). v. Building Length.
(a) Within the Village Center (VC), Downtown (DT), and Village General (VG) zones: only one (1) lined "black box" building (parking garage, movie theater, or big box store) per total site may exceed the maximum building length allowed by Section
4.3.1.F (VC Zone), Section 4.3.2.F (DT Zone), and 4.3.3.F (VG Zone). Street-facing facades of black box buildings must be lined with occupiable commercial or residential uses.
(b) Within the Village Corridor (COR), Neighborhood General 1 (NG1), and Neighborhood General 2 (NG2) zones: all
buildings must adhere to the maximum building length
standards of Section 4.3.4.F (COR Zone), Section 4.3.2.F (NG1 Zone), and 4.3.3.F (NG2 Zone).
vi. Residential Types. A minimum of 30% of residential buildings must be designed with direct access to each ground floor dwelling unit via a stoop or porch frontage type, per Section 4.5.D (Frontage Standards). Remaining residential buildings units may be accessed via common lobbies.
vii. Building Fronts and Backs. All
building fronts (the building face
with public rooms such a living
rooms, dining rooms, and entry
lobbies) shall face other building
fronts. Under no circumstances
shall a building front face the rear
of another building dominated by
service uses and garages.
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Through parcel with development.
Long site with development.
Long site.
Through parcel.
4. Through Parcels
a. Definition. A Site that extends from one street to a second, parallel street.
b. Design Standards. In cases where a Site extend between two parallel streets, the character of the urban form along each street in terms of building setbacks, massing, and building types can be very different.
To ensure new development is in character with these two contexts, the following additional development standards shall apply. i. Relate to Public Realm and Neighbors. Ensure buildings are compatible with prevalent setbacks and respectful of the massing and scale of neighboring buildings, especially historic character buildings, per Section 4.7 (Building Design Standards). ii. Building Differentiation. Differentiate individual buildings and their open spaces. Appropriate strategies include::
(a) Vary the design of each open space (plant species, path and landscape placement, amenities, etc.), per Section 4.4 (On-Site Open Space Standards).
(b) Use different articulation and massing strategies for each building, per Section 4.5 (Building Articulation and Massing Standards).
(c) Vary each building's frontage element type, design, and detailing, per Section 4.6 (Frontage Standards).
(d) Assign unique architectural styles or design treatments to each building, and in response to frontage types on neighboring buildings. See Section 4.7 (Building Design Standards). (e) Accentuate corner buildings and/or provide corner plazas, per Section 4.7 (Building Design Standards).
3. Long Sites
a. Definition. A continuous development site that is over 150 feet in length in the Village Corridor (COR), Neighborhood General 1 (NG1), and Neighborhood General 2 (NG2) zones, and over 200 feet in length in the Village Center (VC), Downtown (DT), and Village General (VG) zones. b. Design Standards. Historic parcel within Downtown Redlands and its surrounding neighborhoods typically range between 25 and 200 feet in width, establishing the framework for Redlands' small-town urban form.
To ensure development on parcels above this size range are compatible with Redlands' built urban fabric, the following additional development standards shall apply.
i. Multiple Buildings. Introduce multiple buildings and opens spaces according to the development standards of Sections 4.3 – 4.7. ii. Building Differentiation. Differentiate individual buildings and their open spaces. Appropriate strategies include:
(a) Vary the design of each open space (plant species, path and landscape placement, amenities, etc.), per Section 4.4 (On-Site Open Space Standards).
(b) Use varied articulation and massing strategies for each building, per Section 4.5 (Building Articulation and Massing Standards). (c) Vary each building's frontage element type, design, and/or detailing, per Section 4.6 (Frontage Standards).
(d) Assign unique architectural styles or design treatments to each building. See Section 4.7 (Building Design Standards). (e) Accentuate corner buildings and/or provide corner plazas, per Section 4.7 (Building Design Standards).
iii. Relate to Public Realm and Neighbors. Ensure buildings are compatible with prevalent setbacks and respectful of the massing and scale of neighboring buildings, especially historic character buildings, per Section 4.7 (Building Design Standards).
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Benches are placed perpendicular to the curb between the pedestrian throughway and parked cars.
A mid-block crosswalk leads to mid-block pedestrian passage.
4.15. STREET AND STREETSCAPE DESIGN STANDARDS
A. Purpose. This Section establishes standards to ensure new streets and new streetscapes along existing streets are consistent with the City's goals for walkable streets that support the intended physical character, land use activity, and quality envisioned by this Specific Plan.
B. Applicability. This section 4.15 shall apply to all new streets, new buildings, and additions that are twenty (20) percent or more of existing floor area in size.
1. All news streets and all new streetscape along existing streets shall be designed in compliance with the applicable
requirements of this Section 4.15, Chapter 5, Section 5.6 (Street Types), and Chapter 7, Sections 7.4 (Streetscape) and 7.5 (Trees and Planting).
2. New buildings and additions that are 50 percent or more of existing floor area in size shall remove and replace dead or overgrown landscaping, construct sidewalks per the
requirements of this Section 4.15 and Chapter 5, Section 5.6 (Street Types), and plant street trees per the requirements of Chapter 7, Sections 7.4 (Streetscape) and 7.5 (Trees and Planting).
3. All other projects requiring planning permits/approval shall remove and replace missing or dead landscaping (including street trees).
C. Street and Streetscape Design Standards.
1. Street Trees and Parkways. Proposed development shall include sidewalks and street trees as follows:
a. Street Tree Spacing. Tree spacing is determined by the mature canopy spread of the species selected. Street tree spacing shall be between 20 feet and 45 feet on center with adjustments in spacing according to acular tree species and pursuant to City standards.
b. Street Tree Location. Street trees shall be planted according to the following location requirements:
Streetscape Element Distance
i. Curb line of perpendicular
street at intersection
25 ft. min.
ii. Street Light Midway between adjacent
trees but 10 ft. min.
iii. Stop or yield sign 20 ft. min.
iv. Directional Signage 10 ft. min.
v. Fire Hydrant 10 ft. min.
vi. Alley margins and driveway 5 ft. min.
vii. Underground utilities 5 ft. min.
b. Tree Species. Street trees shall be specified for each street as indicated in Chapter 7 (Public Realm of Open Space and
Landscape), Figure 7-11 (Street Tree Plan: New York Street/Esri Station Area), (Figure 7-12 (Street Tree Plan: Downtown Station Area), and Figure 7-13 (Street Tree Plan: University Street Station Area).
c. Tree Size at Initial Planting. Street trees at initial planting shall be a minimum 24 inch box size.
d. Runoff. All runoff from public right-of-way shall be treated per the current water quality standards of the San Bernardino County Stormwater Program Water Quality Management Plan, and as approved by the City.
e. Parkways and Tree Wells.
i. Irrigation to parkways or tree wells shall be provided as an extension of the on-site system and is the responsibility of the property owner.
ii. Tree wells shall be a minimum of 4 ft. x 6 ft. with the long side oriented parallel to the curb. Tree well widths may be reduced to ensure that the sidewalk between the edge of the tree well and the adjacent building face is a minimum of 5 ft. wide.
iii. Parkway landscape materials.
(a) Plant materials shall not be installed within 24 inches of public street trees as measured from the base of the
street trunk. Only mulch is allowed within this area.
(b) Plant materials must not present a danger to the public; they shall not be poisonous, noxious, or invasive.
(c) Plant materials must not have exposed, rigid spines; spikes; barbs; or thorns.
(d) Plant materials shall be maintained to keep their height at 24 inches maximum.
(e) No edible plant materials are allowed.
(f) No boulder, or any rock over six inches in height, is allowed.
(g) Non-vegetative groundcover and/or flat stone paving materials shall provide uniform, firm, even, and
reasonably walkable surface. Examples include bark
chips, mulch, decomposed granite, gravels, or
decorative pavers.
(h) Bark, mulch, or decomposed granite is only permitted in parkway areas with a slope less than 5% in any
direction. They shall not run off into the street.
(i) Decorative pavers are not allowed within three feet of any public streetlight pole, pull box, or other utility facilities.
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Metal outdoor restaurant chairs and tables.
Dog Park.
(j) Synthetic (artificial) turf must be maintained, cleaned, re-brushed and replenished with new approved infill per the manufacturer’s recommendations.
2. Street Lights.
a. Pedestrian-scaled street lighting shall be provided along public sidewalks and public park pathways. The bottom of pedestrian- scaled lamps along a sidewalk or other path being lighted should not be more than 14 feet above the sidewalk or path finished grade.
3. Street Furnishings
a. Street furnishings are allowed within the public right-of-way (R.O.W.) as pedestrian amenities within the Village Center (VC) zone, the Village General (VG) zone, and within all parks and open spaces.
b. Street furnishings include but are not limited to: benches, waste receptacles, bicycle racks and similar items that help to define pedestrian use areas. Additional and optional amenities include:
tables, chairs, umbrellas, kiosks, and planters.
c. The following materials should be used for street furnishings:
i. Benches should be made of wood, metal, stone, terra cotta, cast stone, cast concrete, hand-sculpted concrete, or composite materials that resemble wood.
ii. Trash cans and bike racks should be made of metal.
iii. Planters and pots should be made of metal, stone, terra cotta, cast stone, cast concrete, hand-sculpted concrete, or composite material that resemble wood.
iv. Outdoor restaurant chairs and tables may be wood, metal, stone, or high quality plastic, subject to approval of Director of Development Services.
d. Street furnishings such as tables and chairs should not be stored in a location that is visible from the street.
e. Advertising on street furnishings within the public right-of-way is prohibited.
f. The following street furnishings are not permitted within the public right-of-way or open space area(s):
i. Vending machines;
ii. Photo booths;
iii. Automated machines such as, but not limited to, penny crunching machines, blood pressure machines, fortune-telling machines, video games, animated characters and other such machines that are internally illuminated, or have moving parts, or make noise, or have flashing lights.
4. Outdoor Seating Areas, Cafes, and Restaurants
a. Outdoor seating areas, cafes, and restaurants on private property are encouraged provided they do not interfere with pedestrian flow and circulation along adjacent sidewalks, from public ways to building entries, or with amenities, such as bicycle racks and benches.
b. Required or proposed railings for outdoor areas, sidewalk cafés, and outdoor restaurants shall be designed to
complement the adjoining buildings.
5. Crosswalks and Curb Extensions
a. Crosswalks should be clearly marked with high contrast “zebra” or "continental" striping, or materials with
contrasting colors and textures such as unit pavers and colored concrete.
b. Curb extensions should be provided to reduce the
pedestrian crossing distance and time, thus improving
pedestrian comfort and safety.
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4. DEVELOPMENT CODE
A small neighborhood park. Neighborhood Park.
5. Landscape and Lighting
a. Variations of landscape, hardscape, and public art elements in coordination with the City's "Art in Public Places" program should be used to improve the quality of public parks, plazas, and open spaces.
b. The majority of plant materials shall consist of drought tolerant and/or native plants with minimum water
requirements. Ease of maintenance should also be
considered.
c. The use of canopy trees for shading and cooling is encouraged to mitigate the urban heat island effect. Sufficiently sized tree pits or planting beds and appropriate planting medium to provide for healthy tree growth should be provided.
d. Artificial trees, shrubs, turf, or plants are prohibited. e. Pedestrian scaled light fixtures are required along paths within all parks, plazas, and open spaces.
f. Paving materials.
i. Paving materials shall be permanent in nature (such as brick, stone, permeable pavers, and scored concrete).
ii. Asphalt is not permitted.
iii. Unnecessarily complicated and distracting paving patterns are discouraged.
g. Decorative water features shall use re-circulating water and, where available, shall use recycled water.
h. Public art, in coordination with the City's "Art in Public Places" program, is encouraged as an integral part of the design approach to these spaces.
6. Interactive Elements. Tables, chairs, umbrellas, trellises, water features, etc.
7. Building and Improvements
a. Commercial Plazas:
i. Permitted amenities: pedestrian and bicycle amenities such as benches, tables, garbage cans, drinking fountains, bike racks, public art or a water features.
ii. Permitted buildings and structures: kiosks, a bandstand, an informal stage (a raised area that could be used as a stage). b. Parks:
i. Amenities: Pedestrian amenities (benches, tables, drinking fountains, etc.), bike racks, playground equipment, informal athletic courts, water features that provide a focus to the park may be provided.
ii. Buildings and structures: pergolas, picnic shelters may be provided.
A. Purpose. This Section provides standards for the design of parks, plazas, and open spaces that are safe, accessible from adjacent public streets and transit, conveniently-located, and are compatible with the urban form of adjacent buildings and land uses.
B. Applicability. All new public open spaces, including parks and plazas, shall comply with the applicable requirements of this section and with the general open space locations identified in Figure 7-1 (Public Realm Plan) and the applicable requirements of this Section
4.16. C. Park and Plaza Design Standards
1. Location and Size
a. Parks, plazas, and open spaces shall be provided per the general locations shown in requirements Figure 7-1 (Public Realm Plan).
b. Parks, plazas, and open spaces shall remain open to the public year-round and in perpetuity, and shall be accessible to pedestrians. All such spaces shall comply with ADA
accessibility standards.
c. Parks, plazas, and open spaces shall have a minimum width of 40 ft. and a minimum length of 125 ft.
d. The size and location of parks, plazas, and open spaces may deviate per the requirements of Section 4.1.2.C (Minor
Deviations).
2. Access from Public Streets
a. Access shall be provided from the adjacent sidewalk(s) by accessible paths that are consistent with the design theme for the particular park, plaza, or open space.
b. Adjacent pedestrian crossings shall coordinate with the access points of the park, plaza, or open space.
3. Frontage
a. Parks, plazas, and open spaces shall front at least one (1) public street.
b. Visibility from one side of the plaza, park, or open space to the other is required. Hedges and low walls shall not exceed 36 inches in height.
c. Adjacent buildings shall front the plaza with windows, doors, and appropriate frontage types.
4. Parking
a. On-street parking is permitted along park, plaza, or open space street frontages.
b. On-site parking is strongly discouraged.
4.16. PARK, PLAZA, AND OPEN SPACE DESIGN STANDARDS
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and/or Base Flood Plain elevation. Building height shall be mea- sured every 60 feet along the building frontage. Chimneys, elevator shafts, and vents may project beyond the maximum building height as allowed by the California Building Code.
Building Identification Sign: A wall sign placed at the top floor of a multi-story commercial building on the parapet or just below the eve.
Building identification signs identify the building name or the princi- pal tenant.
Building Length: The length of the building as measured parallel to the front property line.
Building Placement: the maximum horizontal envelope available for placing a building on a lot.
Building Site: smaller sites within the legal parcel (see "Site"). Build- ing sites are established for design purposes in order to meet the minimum and maximum area requirements needed to effectively design buildings that meet the intended physical character of the applicable zone. The permanence of the building site lines as legal lots is not required by this Development Code.
Bulkhead: a low partition located between the grade and the glazed opening(s) for the display of merchandise.
Building Footprint: The area resulting from the application of build- ing placement requirements and as further articulated by particular building design. In calculating the area, only the conditioned floor space shall be counted for purposes of calculating allowable upper floor area, the area occupied by covered passages may be counted as "ground floor/footprint."
Canopy: a flat, metal awning that extends perpendicular from the building and parallel to the sidewalk. The canopy's frame is con- nected to the wall and spanned by a variety of materials, including metal lattice, glass, and metal slats.
Canopy Sign: A pedestrian-oriented sign that is mounted on top of a horizontal awning parallel to the sidewalk.
Cantilevered Room: an upper floor room or rooms that projects from the building facade providing additional upper floor square footage and contributing to the articulation of the facade.
Civic: the term defining not-for-profit organizations dedicated to the arts, culture, education, government, transit and municipal parking facilities.
Colonnade: a series of columns similar to an arcade but spanned by straight lintels rather than arches, linked together, usually as an ele- ment of a building.
Context: the particular combination of elements that creates a specific environment. A neighborhood zone (e.g. NG-1 Zone) is administratively similar to the land-use zones in conventional zon- ing ordinances, except that in addition to specifying the building use, density, height and setback, all the relevant elements and character- istics of the intended environment are integrated. The integration includes the characteristics of the private lot and building as well as those of the enfronting public streetscape. This approach is applied accordingly to the other components of this plan: open space types, streetscapes and public realm; thoroughfare types and the street net- work; building types and block types.
Court: A semi-public, shared open space within a lot, for use by more than one resident or tenant. It is a well-defined, coherent area that is an essential component of the project's design, not merely space left over after the building mass is placed. Courts generally provide visi- tor access from the street to dwellings, retail or office spaces, and/or buildings within the lot that lack direct frontal access from the street.
A. Purpose. This Section provides definitions of terms and phrases used in this Development Code that are technical or specialized, or that may not reflect common usage. If any of the definitions in this Section conflict with definitions in RMC Chapter 18.08 (Definitions and Construction), these definitions shall control for the purposes of this Development Code. If a word is not defined in this Section, refer to RMC Chapter 18.08 (Definitions and Construction) for the appli- cable definition.
B. Definitions of Specialized Terms and Phrases.
Alley: a low capacity thoroughfare with one shared lane and no parking lanes, designed and intended for service and/or secondary access purposes (the rural version of an alley is a ‘lane’).
Apartment: a dwelling sharing a building and a lot with other dwell- ings and/or uses. Apartments may be for rent or for sale as condo- miniums.
Arcade: a facade with a ground floor colonnade that supports the upper stories of the building or, for one-story buildings, the roof.
Arcades contain ground-floor shopfronts, making them ideal for retail or restaurant use, as the arcade shelters the pedestrian while shading the storefront glass, preventing glare that might obscure views of merchandise
Awning: a cloth cover fastened to a building or structure and sup- ported by a frame that is used to protect pedestrians from the sun or rain.
Awning Sign: a sign in which a tenant's name and/or logo that is applied to the lower vertical portion ("valance") of a canvas awning projecting from a facade.
Back Yard: a private, landscaped open space located behind a single family or multi-family building that is for the use of the residents of one or more dwellings. For buildings with two or more units, Back- yards may be divided into separated private yards, provided each private yard is located directly adjacent to the dwelling unit.
Base Flood Plain Elevation: the level surface water is anticipated to reach during a base flood. “Base flood” refers to a flood that has a one percent chance of being either equaled or exceeded in a given area in a given year.
Bay Window: a large window or series of windows projecting from the outer wall of a building and forming a recess within.
Balcony: a platform enclosed by a wall or balustrade on the outside of a building, with access from an upper-floor door.
Blade Sign: a vertically-oriented two-sided sign that projects from the facade over a sidewalk, public open space, or other public right-of- way and may project above the building’s parapet. This type of sign is intended for viewing along the sidewalk and down the street from the adjacent block.
Block: the aggregate of private lots, passages, common drives and, lanes, circumscribed by thoroughfares. Block dimensions are mea- sured along private property lines.
Block Face: the aggregate of all the building facades on one side of a block. The block face provides the context for establishing architec- tural harmony.
Building Height: the vertical extent of a building. Building Height shall be measured at the front of the building between the finished sidewalk, Finished Grade, and/or the Base Flood Plain elevation and the Top of Plate of the top floor of the building. For buildings located at the back of Sidewalk, Building Height shall be measured from the adjacent Sidewalk and/or the Base Flood Plain Elevation.
For building located behind front yard setbacks, Building Height shall be measured from the average elevation of the Finished Grade
4.17. DEFINITIONS
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place to greet one's neighbors and for informal play. Access to build- ings from the sidewalk also occurs through the front yard. Front- yards may be visually continuous with adjacent yards with a common landscape, or enclosed by a low fence, wall, or hedge.
Gallery: a facade with ground floor colonnades that support a cantile- vered shed roof or a deck that covers the sidewalk. Galleries contain ground floor storefronts, making them ideal for retail use. Railing on top of the gallery is only required if the gallery roof is accessible as a deck.
Gross Area: the sum of the gross horizontal areas of all floors, mez- zanines and lofts of the building. Horizontal dimensions shall be taken from the exterior faces of the exterior walls of the building and shall include all enclosed and conditioned areas except stairways and elevators.
Ground Floor: the floor of a building located nearest to the level of the existing grade around the building.
Historic Resource: A building, site or feature that is a local, State, or National historic landmark, or anything that is determined to be a Historic Resource under CEQA.
Lot: a separately platted subdivision of land held privately, usually intended for the purposes of building.
Lot Width: the frontage of a parcel which is used to identify the par- cel for street address purposes, and the physical dimension neces- sary for allowed building type. For corner lots, the width is measured along the narrower street frontage.
Marquee Sign: A sign that projects from the facade to express a figural design and message to motorists and pedestrians. Marquees may be configured as a Marquee Blade Sign, a Marquee Display Sign, or a combination of the two. .
Mural: A sign or graphic that is mounted to or painted on facades fronting an alley, pedestrian passage, or street.
Park-Once Garage or Lot: a garage (below or above-grade) or surface lot which provides the public with parking spaces for commercial, service and office uses.
Paseo: a pedestrian passage or walkway, covered or uncovered Pedestrian Passage: an at-grade pedestrian connector passing between buildings, providing shortcuts through long blocks and con- necting rear parking areas to frontages.
Pedestrian Shed: an area defined by the average distance that may be traversed at an easy pace from its edge to its center in approximately 5 minutes. This distance is used to determine the size of a neigh- borhood. This dimension averages one quarter of a mile or approxi- mately 1400 feet for generally flat terrain.
Planter: The element of the public streetscape that accommodates landscaping, including street trees. Planters may be continuous or individual (Tree Well).
Podium: a raised building platform that serves as a courtyard for access to uses above subterranean, ground floor, or first floor uses or parking garage.
Porch: A roofed, unenclosed room attached to the exterior of a build- ing that provides a physical transition between the sidewalk and the building. Porches may be provided on buildings that are set back from the Primary and/or Side Street property lines and may encroach into the front yard and side street yard. .
Porch Sign: a pedestrian-oriented sign that is attached to the porch and hangs or is otherwise suspended between columns supporting the porch roof. The sign is prominent within a bay created by the porch columns without obstructing view from inside the building or from the porch.
Curb: the edge of the vehicular pavement detailed as a raised curb or a swale. The curb usually incorporates the drainage system.
Density: the number of dwelling units within a standard measure of land area, usually as units per acre.
Directory Sign: Directory signs are small wall signs located at pedes- trian eye level and intended to identify multiple tenants within a building or complex, particularly those that do not have a ground floor street frontage or that are located on upper floors of a building.
Apartment intercom call boxes are considered directory signs.
Dooryard: an elevated or at-grade garden or terrace that is located in the front yard setback and that is enclosed by a low wall located at or near the property line. For elevated Door Yards, access from the sidewalk to the Door Yard is via a stair or ramp. The Door Yard can accommodate a variety of activities, ranging from dining patios for commercial uses to patios for residential uses. In addition, the inte- rior building spaces are separated from the adjacent sidewalk by the depth of the Door Yard and in the case of raised Door Yards, by the terrace height.
Driveway: a vehicular lane within a lot, usually leading to a garage.
Elevation (Building): the exterior walls of a building not along a front- age. Also referred to as 'Facade' when the elevation is along a front- age line.
Entrance (Building): the principal point of access of pedestrians to a building. In the support of pedestrian activity, the Principal Entrance should face the frontage rather than the parking.
Facade: The exterior wall of a building adjacent to a street or public open space.
Facade increment. a portion of a long building facade that has been divided into smaller, visually discrete design compositions that extend from the ground floor to the top of the facade. Individual facade increment designs may incorporate multiple bays as well as various architectural elements, such as balconies, bay windows, pro- jecting rooms, loggias, and trellises, to articulate the increment and to distinguish individual increments from one another.
Fenestration: Transparent glass openings in a building face.
Farmers Market: open air markets, approved by the County Agricul- tural Commissioner and County Health Department, in which farm- ers sell their crops directly to the public. Certified Farmers Markets are generally conducted once weekly. To participate in these mar- kets, farmers must obtain a certificate from the County Agricultural Commissioner verifying that they grow the items they sell.
Finished Grade: the elevation of the surface of the ground adjoining the building after final grading and normal settlement.
Frontage Line: those lot lines that coincide with a public frontage line. One shall be designated as the Principal Frontage Line. Facades along Frontage Lines define the public realm and are therefore more highly regulated than the elevations that coincide with other lot lines.
Frontage lines are subject to the Urban Standards (Section 5.4), Architectural Standards (Section 5.5), Sign Standards (Section 5.6), and Subdivision Standards (Section 5.8).
Frontage Type: the architectural element of a building between the public right-of-way and the private property associated with the building. Frontage Types combined with the public realm create the perceptible streetscape.
Front Yard: the area between the Primary Street facing building facade and the Primary Street property line and/or back of sidewalk.
On corner lots, the Frontyard also includes the area between the Side Street facing facade and the Side Street property line up to the fence enclosing the back yard. Frontyards provide a physical separa- tion between the street and buildings on the site, while presenting a
4.17. DEFINITIONS (CONTINUED)
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Sidewalk Sign: A two-sided, non-illuminated, portable and temporary sign placed outside a storefront on the adjacent sidewalk for viewing at close range. The sidewalk sign is intended for use by retailers, office tenants, theaters, restaurants, cafes, and other food-oriented businesses.
Site: a legal parcel.
Stoop:
a stair and landing leading directly from the sidewalk to a building entrance. The ground floor of the building is typically raised to provide increased privacy for the rooms facing the public street.
Accordingly, stoops are ideal frontage types for ground floor housing that is near the street.
Streetscape: The elements of a street that combine to form the street's character. The streetscape is composed of thoroughfares (travel lanes for vehicles and bicycles, parking lanes for cars, and sidewalks or paths for pedestrians), street trees, street lighting, and other elements such as benches and landscape planters.
Streetwall:
an opaque, freestanding wall built along the Frontage
Line, or coplanar with the facade, often for the purpose of masking a parking lot from the adjacent thoroughfare. Street walls are between
3.5 and 8 feet in height, and constructed of a material matching the adjacent building facade. The wall may be replaced by a hedge, sub- ject to City Approval. Street walls may have openings no larger than necessary to allow automobile and pedestrian access.
Through Lot: a lot having a frontage on, and rights of vehicular access to, two parallel or approximately parallel streets. For the pur- poses of determining vehicular access to parallel streets pursuant to this definition, alleys are not streets.
Top of Plate: the top horizontal member of a building frame to which the rafters are fastened. Building Height is measured to the Top of Plate.
Trellis:
A wood or metal frame that supports thin overhead wooden or metal strips or latticework. Trellises provide shade and can sup- port climbing plants. They may be free-standing or affixed to build- ings over balconies, porches, window and door openings, pedestrian passages, or roof decks.
Unified Center: A development with: a) one or more buildings designed for occupancy by two (2) or more businesses; and,
b) for which vehicular access to parking and/or the parking area itself is shared by two (2) or more tenants either physically or through legal instrument (such as an easement or shared parking agreement); and, c) located on a legal lot(s) with a minimum street frontage of 150 feet.
Urban Fabric: The physical makeup of an urban setting, including buildings, streets and their streetscape, and open spaces.
Vernacular: the common language of a region, particularly in refer- ence to the architectural tectonics. Through time and use, the vernac- ular has intrinsically resolved the architectural response to climate, construction technique, and to some extent, social mores.
Wall Sign: a sign painted or applied directly to the wall, typically above the storefront. This type consists of a single externally illumi- nated panel or individual letters and/or logo and does not include cabinet signs. This type of sign is intended for viewing from across the street, along the sidewalk, or from an internal plaza or pedestrian passageway
.
Window Sign: A temporary or permanent sign painted or applied directly to the storefront window(s) and/or door(s). Window signs also include posters for advertisements and sales, product merchan- dise posters, open and closed signs, and painted or etched business names and logos.
Yard Sign:
A pedestrian-oriented sign that is located within the front yard and is supported by a post or posts.
Primary Street: the street where the highest level of vehicular and/or pedestrian activity is anticipated, relative to the other streets imme- diately around it. It also generally is the street where the building’s primary address is assigned.
Projecting Sign: A double-sided, pedestrian-oriented sign that proj- ects perpendicular to the building facade from a mounted wall brace or from the ceiling of a balcony or arcade. Projecting signs typically project into the public right-of-way, plaza, or pedestrian passageway, and are intended for viewing by pedestrians approaching the shop.
Public Open Space: Off-street outdoor space that is either owned by the City and intended for public use, or is on a private parcel, imme- diately adjacent to a right of way, and functions as a public space.
Public Realm: all publicly owned and Publicly Accessible streets, sidewalks, pathways, paseos, passages, alleys, open spaces (such as neighborhood parks, plazas, and greens) and civic and public build- ings (such as City Hall, public libraries, and neighborhood commu- nity centers). The public realm is the space between privately owned buildings and is where people travel from one place to another and interact with one another.
Publicly Accessible: open spaces or streets that are open / available to the public. Whether publicly or privately owned, publicly acces- sible streets are generally available during all times, where as open space availability may be limited to certain times of the day.
Regulation Plan: a zoning map that shows the zones, overlays, spe- cial districts, streets, and required intersections subject to regula- tion by the Design and Development Standards in this chapter.
Roof Deck: A rooftop open space that may be assigned to individual units or a shared open space available for use by all residents or tenants. Amenities can include trellises, landscaping, seating areas, BBQ islands, and/or outdoor fireplaces, and the like. .
Roof Sign: a sign erected upon, against, or directly above a roof or above the parapet of a building. Roof signs are intended to help emphasize the identity and presence of the particular Station Area and Downtown, especially to rail passengers and passing motorists.
Setback: the area of a lot measured from a lot line to a build- ing facade or elevation that must be maintained clear of perma- nent structures excepting galleries, fences, garden walls, arcades, porches, stoops, balconies, bay windows, terraces and decks (that align with the first floor
level) which are permitted to encroach into the Setback.
Shopfront: large openings in a building facade that are enclosed with large transparent windows and doors that provide direct, at- grade access to ground floor commercial/retail uses. The basic required architectural elements of shopfronts include large windows, doors with glass, transom windows, and a solid base (bulkhead).
Optional elements include awnings, canopies, signage, lighting, and cornices.
Side Garden: A landscaped open space along one side of a lot. Side Gardens may be semi-private spaces through which occupant and visitor access is provided to one or more buildings or dwellings.
Side Gardens of single-family dwellings are private, primarily land- scaped open spaces. For multi-family buildings, Side Gardens may be designed for the shared use of all residents.
Side Street: a street on which lower levels of vehicular or pedestrian activity is anticipated, relative to the nearby Primary Street it con- nects to.
Sidewalk: the paved area of the public frontage dedicated exclusively to pedestrian activity.
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4. DEVELOPMENT CODE
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City of Redlands
10 Indust
rial Park Ave
W Sta te St
Ka
nsa
s
St
W Redlands Blvd
Alabama
St
Tri-City
Shopping
Center
10 10
Calhou
n S
t
Wa
shi
ng
to
n S
t
Webst
er S
t
Ne
w Yor
k St
W W est ern Av e
W State
St
Alta
St
Clay St
N
Eure
ka St
W P ark Av e
W St ua rt Av e
W Sun Ave
6th StOhi
o S
t
W U nion A ve
N 5
th St
Oriental Ave
Pine Ave
Bro
okside Ave
Texas St
W Re
dlands B
lvd
Tenn
essee
St
Tenn
ess
ee S
t
N
C
ent
er
St
Caj
on
St
Pearl Av e
O
range
St
W C olton Ave
Redlands Mall
Orangewood
High School
Redlands Bowl
Metrolink
Redlands - Esri
Station
Metrolink
Redlands -
Downtown
Station
Redlands
S 4t
h
St
Pine Ave
Tribune S
t
E Stuart A ve
7th St
Her
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The Terrace
0 850 1,700 2,550 3,400425
US Feet
³
Author: Redlands DSD Date: 2025-02-12
Legend
City Boundary
Existing Unified Centers
TVSP Amendment No. 2 - Attachment C
Location of Existing Unified Centers
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I:\cmo\Resolutions\8669 Transit Village SP Amendment.doc -jm RESOLUTION NO. 8669
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
REDLANDS ADOPTING AMENDMENT NO. 2 TO THE TRANSIT
VILLAGES SPECIFIC PLAN (SPECIFIC PLAN NO. 65)
WHEREAS, on October 18, 2022, the City Council adopted Resolution No. 8400 approving and adopting Specific Plan No. 65 known as the “Transit Villages Specific Plan”; and WHEREAS, on October 18, 2022, the City Council adopted Resolution No. 8399 certifying and adopting a Final Environmental Impact Report for Specific Plan No. 65; and WHEREAS, the City of Redlands has initiated Specific Plan Amendment No. 2 to the Transit Villages Specific Plan (Specific Plan No. 65) to make minor changes to the standards and administrative provisions contained therein; and
WHEREAS, on January 28, 2025, the Planning Commission held a noticed public hearing at which interested persons had an opportunity to testify in support of, opposition to, Amendment No. 2 to the Transit Villages Specific Plan (Specific Plan No. 65); and WHEREAS, on January 28, 2025, the Planning Commission determined that the proposed Amendment No. 2 to the Transit Villages Specific Plan (Specific Plan No. 65) will be consistent with the 2035 General Plan; and
WHEREAS, on January 28, 2025, the Planning Commission recommended that the City Council adopts Amendment No. 2 to the Transit Villages Specific Plan (Specific Plan No. 65) and determines that the proposed amendment is exempt from environmental review pursuant to section 15061(b)(3) of the California Environmental Quality Act Guidelines;
WHEREAS, in accordance with Government Code section 65090, on or about March 6, 2025, the City Clerk gave notice by publication in a newspaper of general circulation of the holding of a public hearing at which Resolution No. 8669 would be considered by the City Council; and WHEREAS, on March 18, 2025, the City Council held a noticed public hearing at which interested parties had an opportunity to testify in support of, or opposition to, Amendment No. 2 to the Transit Villages Specific Plan (Specific Plan No. 65).
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF REDLANDS AS FOLLOWS:
SECTION 1. California Environmental Quality Act. The proposed amendment to text of the Transit Villages Specific Plan (Specific Plan No. 65) is exempt from the California Environmental Quality Act (CEQA) under section 15061(b)(3) of the CEQA Guidelines because there is no possibility that the amendment may have a significant effect on the environment as it would make minor modifications to the text of existing sign standards and administrative provisions of the Transit Villages Specific Plan.
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(Specific Plan No. 65), Section 4.9 entitled “Sign Standards,” subsection (B) entitled “Applicability” is hereby amended as follows:
“The requirements of this Section apply to modifications to existing signs and new signs within the TVSP area. Signs are also subject to Measure “U” provisions including the requirement that any sign exceeding 120 square feet shall be approved by a 4/5th vote of the total authorized membership of the City Council.”
SECTION 3. Chapter 4 (Development Code) of the Transit Villages Specific Plan (Specific Plan No. 65), Section 4.9 entitled “Sign Standards,” subsection (C) entitled “Sign Permits and Review Requirements” is hereby amended as follows:
“1. Sign permits and/or building permits shall be required per Section 15.36.080 (Permits and Fees) and 15.36.090 (Permit Submittal Requirements) of the Redlands Sign Code and may be approved by Development Services staff, unless discretionary review is required as specified herein.
2. A sign program shall be prepared for a Unified Center, as defined in this chapter, in accordance with RMC Section 15.36.160 and approved by the Planning Commission.
Unified Centers established before the effective date of this Specific Plan are exempt from the requirement for a sign program.”
SECTION 4. Chapter 4 (Development Code) of the Transit Villages Specific Plan (Specific Plan No. 65), Section 4.9 entitled “Sign Standards,” subsection (D)(1) entitled “Location and Placement” is hereby amended as follows:
“a. Each sign shall be located on the same site as the subject of the sign.
b. In order to avoid sign-clutter, signage shall only be allowed on facades that have building entrances.
c. Ground floor businesses within a building may have one or multiple storefront signs. See Section 15.36.050 (Area Measurement) and Section 15.36.060 (Height Measurement) of the Redlands Municipal Code for sign area and height measurement definitions. The maximum number of signs allowed per building shall be per according to the requirements of the applicable zone (see Sections 4.3.1.H, 4.3.12.H, 4.3.3.H, 4.3.4.H,
4.3.5.H, and 4.3.6.H) and as identified for each sign type (see Section 4.9.F).
d. Upper floor businesses may be identified by Building Identification Signs for principal tenants (see Section 4.9.F.7) and/or Directory Signs (see Section 4.9.F.13).
e. One freestanding, multi-tenant sign is permitted in each unified center that was established prior to the effective date of this specific plan subject to the planning commission’s determination that: 1) one or more businesses within the center are not visible from the roadway fronting the property; 2) no other alternatives exist within the center to provide reasonable business identification for those businesses; and 3) the Redlands Regular Meeting of 03-18-2025
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shape, location, or orientation of the buildings, or other unique conditions, justify permitting a multi-tenant sign. A multi-tenant sign shall be limited to four feet (4’0”) high, not exceed 24 square feet in area, and shall not extend over existing or future public right-of-way. A multi-tenant sign is only allowed in a Unified Center having an approved sign program. Each face of the sign can display up to four tenant panels, all panels of equal dimensions. Notwithstanding paragraph (c) of this subsection, upper floor businesses may be identified by a multi-tenant sign. A multi-tenant sign shall be designed to be architecturally consistent with the existing building and receive approval from the planning commission.
f. Logos and identification symbols are considered signs and shall conform to all requirements of this section.
g. Signs shall not cover, obscure, or interfere with the operation of windows, doors, storefronts, and/or building entrances. Signs shall not cover or obscure architectural features of the building, including, but not limited to, transoms, cornices, columns, or other architectural elements, details or ornamentation.”
SECTION 5. Chapter 4 (Development Code) of the Transit Villages Specific Plan (Specific Plan No. 65), Section 4.9 entitled “Sign Standards,” paragraph (i) of subsection (F)(6)(b) entitled “Design Standards” is hereby amended as follows:
“Maximum of one (1) wall sign per business on each building frontage facing a public street or private/public parking area. In multi-tenant buildings, only businesses with ground floor frontage along the sidewalk, internal plaza, or pedestrian passage shall be allowed a wall sign.”
SECTION 6. Chapter 4 (Development Code) of the Transit Villages Specific Plan (Specific Plan No. 65), Section 4.9 entitled “Sign Standards,” subsection (F)(14)(b), paragraph (vi) together with table of development standards under subsection (F)(14)(b) are hereby deleted.
SECTION 7. Chapter 4 (Development Code) of the Transit Villages Specific Plan (Specific Plan No. 65), Section 4.17 entitled “Definitions,” subsection (B) entitled “Definitions of Specialized Terms and Phrases,” the following definition is hereby added:
“Unified Center: A development with: a) one or more buildings designed for occupancy by two (2) or more businesses; and, b) for which vehicular access to parking and/or the parking area itself is shared by two (2) or more tenants either physically or through legal instrument (such as an easement or shared parking agreement); and, c) located on a legal lot(s) with a minimum street frontage of 150 feet.”
SECTION 8. Chapter 4 (Development Code) of the Transit Villages Specific Plan (Specific Plan No. 65), Row 4.6 from Table 4-1 is hereby amended as follows:
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Development
Code
Standard
Development
Code Section
Applicable Development Code Sections
Parcels
Larger
than 3.5
Acres in
Area
Renovation
of Existing
Buildings
Additions
to Existing
Buildings
Less than
20 of
Existing
Floor Area
Additions
to Existing
Buildings
More than
20% of
Existing
Floor Area
New
Buildings
Frontage
Standards 4.6 Required Required Required Required Required
SECTION 9. Chapter 4 (Development Code) of the Transit Villages Specific Plan (Specific Plan No. 65), Section 4.4 entitled “On -Site Open Space and Fence/Wall Standards,” section (D) entitled “On-Site Open Space Types” is hereby amended as follows:
“This Section identifies a series of open space types, including the configuration and design characteristics of each type. Refer to the district-specific regulations for which type of open space may be applied toward meeting the required amount of on-site open space, as well as the size and configuration criteria that apply (see Sections 4.3.1.E, 4.3.2.E, 4.3.3.E, 4.3.4.E,
4.3.5.E, or 4.3.6.E.). Defined Open Space Types are: Side Garden, Courtyard, Roof Deck, Back Yard, and Front Yard (see Figure 4-5).”
SECTION 10. Chapter 4 (Development Code) of the Transit Villages Specific Plan (Specific Plan No. 65), Section 4.6 entitled “Frontage Standards,” subsection (B) entitled “Applicability” is hereby amended as follows:
“The requirements of this Section apply to all new buildings within the TVSP area, as well as building renovations and additions exceeding 20% of the existing floor area.”
SECTION 11. EFFECTIVE DATE. This Resolution shall become effective upon adoption.
ADOPTED, SIGNED AND APPROVED this 18th day of March, 2025.
________________________________
Mario Saucedo, Mayor
ATTEST:
___________________________
Jeanne Donaldson, City Clerk
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I, Jeanne Donaldson, City Clerk, City of Redlands, hereby certify that the foregoing Resolution was duly adopted by the Planning Commission at a regular meeting thereof held on the 18th day of March, 2025, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
____________________________________
Jeanne Donaldson, City Clerk
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