Chapter 18.08

DEFINITIONS AND CONSTRUCTION

SECTION:

18.08.060: Apartment Hotel

18.08.065: Apartment House

18.08.070: Auto And/Or Trailer Camp

18.08.075: Automobile And Trailer Sales Lot

18.08.080: Automobile Service Stations

18.08.085: Automobile Trailer And/Or House Trailer

18.08.090: Automobile Wrecking

18.08.095: Basement

18.08.100: Block

18.08.110: Building

18.08.115: Building, Height Of

18.08.120: Building Line

18.08.125: Building, Main

18.08.130: Building Site

18.08.135: Building, Unit Group

18.08.145: Business Or Commercial

18.08.150: Camp Trailer

18.08.155: Carport

18.08.160: Centerline

18.08.165: Club, Private

18.08.168: Community Care Facility

18.08.170: Court

18.08.177: Daycare Center

18.08.180: Dormitory

18.08.185: Dump

18.08.190: Duplex

18.08.195: Dwelling

18.08.200: Dwelling Group

18.08.205: Dwelling, Multiple

18.08.210: Dwelling, One-Family

18.08.215: Dwelling, Three-Family Or Four-Family

18.08.220: Dwelling, Two-Family

18.08.225: Dwelling Units

18.08.230: Easement

18.08.235: Educational Institution

18.08.238: Employee Housing

18.08.240: Family

18.08.245: Farm Site

18.08.250: Fence

18.08.252: Flag Lot

18.08.253: Flag Lot, Body

18.08.254: Flag Lot, Staff

18.08.265: Garage, Private

18.08.270: Garage, Public

18.08.275: Garage, Storage

18.08.290: Guesthouse (Accessory Living Quarters)

18.08.295: Guestroom

18.08.300: Half Story

18.08.305: Hedge

18.08.310: Height Of Building

18.08.315: Home Occupation

18.08.320: Hospital

18.08.325: Hospital, Animal

18.08.330: Hotel

18.08.340: Industry

18.08.345: Junkyard

18.08.350: Kennel

18.08.355: Kitchen

18.08.360: Loading Space

18.08.365: Lodging House

18.08.370: Lot

18.08.375: Lot Area

18.08.380: Lot, Corner

18.08.385: Lot, Corner, Reversed

18.08.390: Lot Depth

18.08.395: Lot, Interior

18.08.400: Lot, Key

18.08.405: Lot Line

18.08.410: Lot Line, Front

18.08.415: Lot Of Record

18.08.420: Lot, Through

18.08.425: Lot Width

18.08.430: Marquee

18.08.435: Mile

18.08.437: Minimum Frontage

18.08.438: Minimum Lot Size

18.08.440: Motel

18.08.445: Nonconforming Structure

18.08.450: Nonconforming Use

18.08.455: One-Half Mile

18.08.460: Parking Area, Private

18.08.465: Parking Area, Public

18.08.470: Parking Space, Automobile

18.08.475: Person

18.08.477: Private Residential Recreation Court

18.08.490: Rooming House

18.08.495: School

18.08.500: Sign

18.08.505: Story

18.08.510: Street

18.08.515: Street Centerline

18.08.520: Structural Alterations

18.08.525: Structure

18.08.527: Supportive Housing

18.08.530: Tourist Home

18.08.535: Trailer Camp

18.08.540: Transient

18.08.542: Transitional Housing

18.08.545: Truck And Trailer Sales Lot

18.08.550: Urban Area

18.08.555: Urban Lot

18.08.565: Visual Obstruction

18.08.570: Wall

18.08.575: Wall, Permanent

18.08.580: Yard

18.08.585: Yard, Front

18.08.590: Yard, Rear

18.08.595: Yard, Side

18.08.600: Zone

18.08.605: Zone, Change Of

18.08.610: Zone Map

For the purposes of carrying out the intent of this title, words, phrases and terms shall be deemed to have the meanings ascribed to them in the following sections covering definitions. (Ord. 1000 § 6.00, 1955)

A. When not inconsistent with the context, words used in the present tense include the future; words in the singular number include the plural, and those in the plural number include the singular.

B. The word "building" includes the word "structure".

• C. The word "City" means the City of Redlands.

D. The word "commission" means the Planning Commission of the City of Redlands.

E. The word "Council" means the City Council of Redlands.

F. The word "shall" is mandatory and the word "may" is permissive.

G. The word "used" includes the words "arranged for, designed for, occupied, or intended to be occupied for". (Ord. 1000 § 6.10, 1955)

"Accessory buildings" means a detached, subordinate building located on the same lot with a main building, the use of which is customarily incidental to that permitted in the main building, or to the land upon which the main building is located. A garage attached to the main building shall be considered a part of the main building. (Ord. 1000 § 6.20, 1955)

For "accessory living quarters", see definition of guesthouse (accessory living quarters). (Ord. 1000 § 6.20, 1955)

"Accessory use" means a use incidental or subordinate to and devoted exclusively to the main use of the land or building thereon. (Ord. 1000 § 6.20, 1955)

The city planning commission is designated as the "advisory agency" to the mayor and city council on all matters related to the zoning and use of land and structures. (Ord. 1000 § 6.20, 1955)

"Airport" means any area which is used or is intended to be used for the taking off and landing of aircraft, including helicopters, and any appurtenance areas which are used, or are intended to be used, for airport buildings or facilities, including open spaces, taxiways and tie down areas. (Ord. 1000 § 6.20, 1955)

"Alley" means a public or private way, at the rear or side of property, permanently reserved as a means of secondary vehicular access to abutting property. (Ord. 1000 § 6.20, 1955)

For "altered", see definition of Structural Alterations. (Ord. 1000 § 6.20, 1955)

"Animal hospital" means a place where animals or pets are given medical or surgical treatment and are cared for during the time of such treatment. The use of the premises as a kennel or a place where animals or pets are boarded for remuneration may be permitted only when incidental to the principal use. (Ord. 1000 § 6.20, 1955)

For "apartment", see definition of Dwelling Units. (Ord. 1000 § 6.20, 1955)

"Apartment hotel" means a building or portion thereof containing individual guestrooms or suites of rooms and dwelling units. (Ord. 1000 § 6.20, 1955)

"Apartment house" means a building, or portion thereof, designed or used for three (3) or more dwelling units, or a combination of three (3) or more dwelling units, and not more than five (5) guestrooms or suites of rooms. (Ord. 1000 § 6.20, 1955)

"Auto and/or trailer camp" means any area or tract of land where space is rented or held for rent to owners or users of trailer coaches, or where free camping is provided owners or users of trailer coaches for the purpose of securing their trade. (Ord. 1000 § 6.20, 1955)

"Automobile and trailer sales lot" means an open area used for the display, sales and/or rental of new or used automobiles and trailer coaches, but where no repair, repainting or remodeling is done. (Ord. 1000 § 6.20, 1955)

"Automobile service stations" means an area which provides for the servicing of motor vehicles, including tube and tire repairs, battery charging, storage of merchandise and supplies related to the servicing of motor vehicles, sale of gasoline and lubricants, automobile washing (not including automatic carwash) and grease racks, but excluding automobile repairs, body and fender work, engine overhauling, and other similar activities. (Ord. 1000 § 6.20, 1955)

"Automobile trailer and/or house trailer" means any building or structure used for living or sleeping purposes, and equipped with wheels or other means to facilitate movement from place to place, and vehicles when used for living or sleeping purposes. (Ord. 1000 § 6.20, 1955)

18.08.090: AUTOMOBILE WRECKING:

"Automobile wrecking" means the wrecking or dismantling of used motor vehicles or trailers, or the storage of, sale of or dumping of dismantled, partly dismantled, obsolete or wrecked motor vehicles, or their parts. (Ord. 1000 § 6.20, 1955)

"Basement" means a space wholly or partly underground, and having more than one-half ([1] /2) of its height, measuring from its floor to its ceiling, below the average adjoining grade. If the finished floor level directly above a basement is more than six feet (6') above grade at any point, such basement shall be considered a "story". (Ord. 1000 § 6.20, 1955)

"Block" means a parcel of land surrounded by public streets, highways, freeways, railroad right of way, flood control channel, creek, wash, river, or unsubdivided acreage, or any combination thereof. (Ord. 1000 § 6.20, 1955)

"Building" means any structure having a roof and walls built and maintained for the support, shelter or enclosure of persons, animals, chattels or property of any kind, including an apartment house, hotel or dwelling, either singly or in combination. (Ord. 1000 § 6.20, 1955)

"Height of building" means the vertical distance, measured from the adjoining curb level to the highest point of the structure, exclusive of chimneys and ventilators; provided, however, that where buildings are set back from the street line, the height shall be measured from the average elevation of the finished grade at the front of the building. (Ord. 1000 § 6.20, 1955)

"Building line" means any private property line coterminous with a street, or a building line established by the county or city ordinance. (Ord. 1000 § 6.20, 1955)

"Main building" means a building within which is conducted the principal use permitted on the lot, as provided by this title. (Ord. 1000 § 6.20, 1955)

"Building site" means the ground area of a building, together with all open space required by this title. (Ord. 1000 § 6.20, 1955)

"Unit group building" means two (2) or more buildings grouped on a lot. (Ord. 1000 § 6.20, 1955)

"Business" or "commercial" means the purchase, sale or other transaction involving the handling or disposition (other than that included in the term "industry", as defined in this chapter), of any article, substance or commodity for profit or a livelihood, including, in addition, automobile or trailer camps, tourist courts, and motels, public garages, office buildings, offices of doctors and other professionals, outdoor advertising signs and structures, public stables, recreational and amusement enterprises conducted for profit, shops for the sale of personal services, places where commodities or services are sold or are offered for sale, either by direct handling of merchandise or by agreements to furnish them, but not including dumps and junkyards. (Ord. 1000 § 6.20, 1955)

For "camp trailer", see definition of Auto And/Or Trailer Camp. (Ord. 1000 § 6.20, 1955)

"Carport" means a permanent, roofed structure with not more than two (2) enclosed sides, used or intended to be used for automobile shelter and storage. Each dwelling unit shall have not less than one hundred eighty (180) cubic feet of enclosed storage space within a carport or other acceptable structure. Such storage space shall not encroach into required parking dimensions nor reduce the utility of a parking space. (Ord. 1000 § 6.20, 1955)

For "centerline", see definition of Street Centerline. (Ord. 1000 § 6.20, 1955)

"Private club" means an association of persons (whether or not incorporated), religious or otherwise, for a common purpose, but not including groups which are organized primarily to render a service carried on as a business for profit. (Ord. 1000 § 6.20, 1955)

"Community care facility" has the same meaning as in California Health & Safety Code section 1502. A community care facility for not more than six (6) persons (excluding members of the resident family or persons employed as facility staff) which may operate on a twenty four (24) hour-a-day basis within the meaning of the Community Care Facilities Act is a "dwelling" in the individual zone chapters. Whether or not unrelated persons are living together, a residential care facility that serves six (6) or fewer persons (excluding members of the resident family or persons employed as facility staff) shall be considered a residential use of property for the purposes of these zoning regulations (Calif. Health & Safety Code, section 1568.0831). A community care facility is subject only to those restrictions that apply to other dwellings of the same type within the same zone in the individual zone chapters. (Ord. 2985, 2025)

"Court" means an open, unoccupied space, other than a yard, on the same lot with a building and bounded on two (2) or more sides by such building. (Ord. 1000 § 6.20, 1955)

"Daycare center" means any child daycare facility other than a small or large family daycare home, and includes infant centers, preschools and extended child daycare facilities providing nonmedical care and supervision of clients in need of supervision and assistance essential for sustaining the activities of daily living and protection of the individual on less than a twenty four (24) hour basis. (Ord. 2094 § 1, 1989)

"Dormitory" means a guestroom designed, intended or occupied as sleeping quarters by more than two (2) persons. Every one hundred (100) square feet of superficial floor area in a dormitory shall be considered as a separate guestroom. (Ord. 1000 § 6.20, 1955)

"Dump" means a place used for the disposal, abandonment, discarding, dumping, reduction, burial, incineration, or by any other means, of any garbage, sewage, trash, refuse, waste material, offal or dead animals; provided, that this definition shall not be deemed to include means of disposal of such substances customarily incidental and accessory to dwellings, institutions, commercial, industrial and agricultural uses, unless such disposal endangers the health and safety. (Ord. 1000 § 6.20, 1955)

For "duplex", see definition of Dwelling, Two-Family. (Ord. 1000 § 6.20, 1955)

"Dwelling" means a building, or portion thereof, designed and used exclusively for residential occupancy, including one-family, two-family and multiple dwellings, but not including hotels, boarding houses or lodging houses. (Ord. 1000 § 6.20, 1955)

"Dwelling group" means two (2) or more dwellings located on a single lot. (Ord. 1000 § 6.20, 1955)

"Multiple dwelling" means a detached building designed and used for occupancy by two (2) or more families, all living independently of each other. (Ord. 1000 § 6.20, 1955)

"One-family dwelling" means a detached building designed exclusively for the occupancy of one family. (Ord. 1000 § 6.20, 1955)

"Three-family or four-family dwelling" means a building or portion thereof used and/or designed as a residence, with separate dwelling units for occupancy by three (3) or four (4) families living independently of each other. (Ord. 1000 § 6.20, 1955)

"Two-family dwelling" means a building designed and/or used exclusively for the occupancy of two (2) families living independently of each other. (Ord. 1000 § 6.20, 1955)

"Dwelling units" means a group of two (2) or more habitable rooms, one of which is a kitchen, designed for occupancy by one family for living and sleeping purposes. (Ord. 1000 § 6.20, 1955)

18.08.230: EASEMENT:

"Easement" means a space on a lot or parcel of land, and so indicated on a subdivision map or in a deed restriction, reserved for and/or used for public utilities. No building may be built within the space so designated. (Ord. 1000 § 6.20, 1955)

"Educational institution" means a school, college or university, supported wholly or in part by public funds, or giving general academic instruction equivalent to the standards prescribed by the state board of education. (Ord. 1000 § 6.20, 1955)

A. "Employee housing" means both of the following:

1. Qualified employee housing providing accommodations for six (6) or fewer employees, pursuant to California Health and Safety Code section 17021.5(b), shall be deemed a single-family dwelling and is allowed in residential zones. Employee housing is subject to all Municipal Codes, regulations, and other standards generally applicable to other residential dwellings of the same type in the same zone.

2. Qualified employee housing providing accommodations for seven (7) or more employees and consisting of no more than thirty six (36) beds in group quarters or twelve (12) units or spaces designed for use by a single family or household, pursuant to Health and Safety Code Section 17021.6(b), shall be deemed an agricultural land use and is allowed in such zones for agricultural use or an equivalent agricultural district within a City approved Specific Plan. Employee housing is subject to all Municipal Codes, regulations, and other standards generally applicable to other agricultural activity in the same zone.

B. Employee housing is not included within the definition of a boarding house, rooming house, single room occupancy residence, hotel, dormitory, or other similar term that implies that the employee housing is a business run for profit or differs in any other way from a family dwelling.

C. Employee housing does not include housing that is provided by someone other than an agricultural employer or an agent thereof if such housing is offered and rented to nonagricultural employees on the same terms that it is offered to agricultural employees, none of the occupants of the housing are employed by the owner or property manager of the housing, none of the occupants of the housing have rent deducted from their wages, negotiation of the terms of occupancy of the housing is conducted between each occupant and the owner or manager of the property, the occupants of the housing are not required to live in the housing as a condition of employment, and the occupants of the housing are not referred to live in the housing by the employer of the occupants or the employer's agent, or an agricultural employer.

D. "Employee" as used in this section does not include a person engaged in household domestic service or a person employed under circumstances in which his or her wages are incidental to professional training or training for a religious vocation and where the employer is exempt from taxation under the California Constitution. In addition to the requirements of this section, employee housing shall comply with the requirements of the Employee Housing Act (Calif. Health & Safety Code, section 17000 et seq.). (Ord. 2985, 2025)

"Family" means an individual or group of two (2) or more persons living together in a dwelling unit, with common access to, and common use of all living, kitchen, and eating areas within the dwelling unit on a continuous non-transient basis. Each member of the family has access to all parts of the dwelling; interact with each other; share meals; and/or share household activities. If the dwelling unit is rented, all adult residents have chosen to jointly occupy the entire premises of the dwelling unit, under a single written lease with joint use and responsibility for the premises. Further, the makeup of the household occupying the rental is determined by the residents of the dwelling unit rather than the landlord, property manager, or agency. The term "family" shall not include institutional group living situations such as dormitories, fraternities, sororities, monasteries, convents, or similar group living arrangements whose association is temporary or of limited duration (i.e., school term, completion of a program, rehabilitation, etc.); nor does it include group living arrangements such as boarding houses, single-room occupancy residences, hotels, or motels. Indications that a household may not be operating as a "family" may include but are not limited to: members of the household have separate, private entrances; each member of the household has locks or deadbolts on their bedroom door; members of the household have separate food storage facilities; members have restricted access to certain portions of the dwelling; and/or lease a specific room or portion of the dwelling. (Ord. 2985, 2025: Ord. 1000 § 6.20, 1955)

"Farm site" means a lot or parcel of land two and one-half (2[1] /2) acres in area, or larger. (Ord. 1000 § 6.20, 1955)

"Fence" means any structural device forming a physical barrier which is so constructed that not less than fifty percent (50%) of the vertical surface is open to permit the transmission of light, air and vision through such surface in a horizontal plane. This shall include wire mesh, steel mesh, chainlink, louvered, stake, and other similar materials. planting shall be regulated to maintain the required open areas in the fence structure. (Ord. 1000 § 6.20, 1955)

"Flag lot" means a lot with a narrow strip of land (the staff) which extends from the body of the lot to the right of way in order to meet minimum street frontage requirements. (Ord. 2279 § 1, 1995)

"Body of a flag lot" means the main area of a lot which would be landlocked without the staff extension to the right of way. The body portion of any lot begins at the point the lot meets the minimum width of the respective zone. (Ord. 2279 § 1, 1995)

18.08.254: FLAG LOT, STAFF:

"Staff of a flag lot" means the portion of the lot extending from the right of way to the point where the lot meets the minimum width of the respective zone. (Ord. 2279 § 1, 1995)

"Front wall" means the wall of a building or structure nearest the street upon which the building fronts, but excluding certain architectural features such as cornices, canopies, eaves or embellishments. (Ord. 1000 § 6.20, 1955)

"Frontage" means all property fronting on one side of a street between a street and right of way, waterway, or between intersecting or intercepting streets, the end of a dead-end street or city boundary, measured along a street line. An intercepting street shall determine only the boundary of the frontage on the side of the street that it intercepts. (Ord. 1000 § 6.20, 1955)

"Private garage" means a detached accessory building or a portion of a main building on the same lot as the dwelling for the housing of vehicles of the occupants of the dwelling, including carports. (Ord. 1000 § 6.20, 1955)

"Public garage" means any garage other than a private garage. (Ord. 1000 § 6.20, 1955)

"Storage garage" means any premises used exclusively for the storage of vehicles. (Ord. 1000 § 6.20, 1955)

"Grade" means the average of the finished ground level at the center of all of the exterior walls of a building. In case the front wall is parallel to and within five feet (5') of a sidewalk, the grade shall be measured at the sidewalk at the centerline of the front of the lot. (Ord. 1000 § 6.20, 1955)

"Guest" means any transient person who occupies a room for sleeping purposes. (Ord. 1000 § 6.20, 1955)

"Guesthouse (accessory living quarters)" means living quarters within a detached accessory building located on the same premises with the main building, for use by temporary guests of the occupant of the premises, such quarters having no kitchen facilities and not rented or otherwise used as a separate dwelling unit. (Ord. 1000 § 6.20, 1955)

"Guestroom" means a room which is designed to be occupied by one or more guests for sleeping purposes, but not including dormitories. (Ord. 1000 § 6.20, 1955)

"Half story" means a story under a gable, hip or gambrel roof, plates of which are not more than three feet (3') above the floor of such story. (Ord. 1000 § 6.20, 1955)

"Hedge" means a plant or series of plants, shrubs or other landscape material, so arranged as to form a physical barrier or enclosure. (Ord. 1000 § 6.20, 1955)

For "height of building" see definition of Building, Height Of. (Ord. 1000 § 6.20, 1955)

"Home occupation" means any use customarily conducted entirely within a dwelling and carried on by the inhabitants thereof, which use is clearly incidental and secondary to the use of the structure for dwelling purposes, and which use does not change the character thereof, or does not adversely affect the uses permitted in the district of which it is a part, and wherein no products are sold on the premises other than those produced thereon, no signs are displayed except as permitted by this title, no persons are employed other than domestic help, and no mechanical equipment is used other than that necessary or convenient for domestic purposes. (Ord. 1000 § 6.20, 1955)

18.08.320: HOSPITAL:

"Hospital" means any building or portion thereof used for the in-patient accommodation and licensed medical care of sick, injured, or infirm persons, and includes sanitariums, alcoholic sanitariums, and commercial institutions for the cure of chronic drug addicts and mental patients. (Ord. 2985, 2025: Ord. 1000 § 6.20, 1955)

For "animal hospital", see definition of Animal Hospital. (Ord. 1000 § 6.20, 1955)

"Hotel" means any building or portion thereof designed or used or containing six (6) or more guestrooms or suites of rooms, or a combination of six (6) or more guestrooms or suites of rooms, and not more than two (2) dwelling units, but not including any institutions in which human beings are housed or detained under legal restraint. (Ord. 1000 § 6.20, 1955)

"Industry" means the manufacture, fabrication, processing, reduction or destruction of any article, substance or commodity, or any other treatment thereof in such a manner as to change the form, character or appearance thereof, including, but not limited to, the following: animal hospitals, bottling plants, building or contractors yards, cleaning and dyeing establishments, creameries, dog pounds, junkyards, laundries, lumberyards, milk bottling and distribution stations, automobile wrecking yards, stockyards, storage elevators, truck storage yards, warehouses, wholesale storage, and other similar types of enterprise. (Ord. 1000 § 6.20, 1955)

"Junkyard" means any lot, or the use of any portion of a lot, for the dismantling or wrecking of automobiles or other motor vehicles or machinery, or for the storage or keeping for sale of parts and equipment resulting from such dismantling or wrecking, or for the storage or keeping of junk, including scrap metals or other scrap materials. (Ord. 1000 § 6.20, 1955)

"Kennel" means any lot or premises on which more than three (3) or more dogs at least four (4) months of age are kept, boarded or trained. (Ord. 1000 § 6.20, 1955)

"Kitchen" means any room designed to be used or maintained for the cooking and/or preparation of food. (Ord. 1000 § 6.20, 1955)

"Loading space" means an off street space or berth on the same lot with a main building, or contiguous to a group of buildings, for the temporary parking of commercial vehicles while loading or unloading. It shall abut a street, alley or other appropriate means of ingress or egress. (Ord. 1000 § 6.20, 1955)

No meals served or prepared on the premises for compensation and/or for sale. (Ord. 1000 § 6.20, 1955)

"Lot" means a parcel of land, occupied or to be occupied by a use, building or group of buildings and accessory buildings, together with such yards, open spaces, lot width, depth and area as are required by this title, and fronting upon a dedicated street or upon a private easement or street determined by the commission as being adequate for purposes of access. (Ord. 1000 § 6.20, 1955)

"Lot area" means the total of the lot area, measured in a horizontal plane, within the lot lines of a lot. (Ord. 1000 § 6.20, 1955)

"Corner lot" means a lot located at the intersection of two (2) or more streets, or a street and an alley, having an angle of intersection of not more than one hundred thirty five degrees (135°). (Ord. 1000 § 6.20, 1955)

"Reversed corner lot" means a corner lot, the side line of which is substantially a continuation of the front lot lines of the lots to its rear, whether across an alley or not. (Ord. 1000 § 6.20, 1955)

"Lot depth" means the horizontal distance between the front and rear lot lines measured in the mean direction of the side lot lines. (Ord. 1000 § 6.20, 1955)

"Interior lot" means a lot other than a corner lot. (Ord. 1000 § 6.20, 1955)

"Key lot" means any lot where the side lot line abuts the rear lot line of other lots. (Ord. 1000 § 6.20, 1955)

"Lot line" means any line bounding a lot, as defined in this chapter. (Ord. 1000 § 6.20, 1955)

For "front lot line", see definition of Frontage. (Ord. 1000 § 6.20, 1955)

"Lot of record" means a parcel of land, as shown on the records of the county assessor at the time of the passage of the ordinance codified in this title. (Ord. 1000 § 6.20, 1955)

"Through lot" means a lot having frontage on two (2) parallel, or approximately parallel, dedicated streets. The lot frontage in instances such as this shall be determined by the planning commission. (Ord. 1000 § 6.20, 1955)

"Lot width" means the horizontal distance between the side lot lines, measured at right angles to the lot depth at the building setback line, as established for each district in this title. See section 18.152.020 of this title for hilly areas. (Ord. 1000 § 6.20, 1955)

"Marquee" means a permanent roofed structure attached to and supported by the building, and projecting over public property. (Ord. 1000 § 6.20, 1955)

One "mile" means and is defined as a linear distance of not less than five thousand two hundred eighty feet (5,280'), measured radially on a horizontal plane between the closest boundaries of the properties under consideration. (Ord. 1000 § 6.20, 1955)

"Minimum frontage" means the required frontage of a lot which must be located on dedicated right of way in order to obtain a building permit. The minimum frontage on right of way in any zone is thirty feet (30'). (Ord. 2279 § 2, 1995)

"Minimum lot size" means the minimum lot area square footage as required by the respective zoning district. The staff portion of the lot is not included in the calculation of the minimum lot size. (Ord. 2279 § 2, 1995)

"Motel" means a group of dwellings used for commercial purposes, such as a building or group of two (2) or more detached, semidetached or attached buildings containing guestrooms or dwelling units, with automobile storage space provided in connection therewith, which building or group is designed, intended or used primarily for the accommodation of transient automobile travelers, including groups designated as auto cabins, motor courts, motels and similar designations. (Ord. 1000 § 6.20, 1955)

"Nonconforming structure" means a building existing at the time of the adoption of the ordinance codified in this title, which does not conform to the regulations for the district in which it is located, as set forth in this chapter. (Ord. 1000 § 6.20, 1955)

"Nonconforming use" means a use of a building or land existing at the time of the adoption of the ordinance codified in this title, which does not conform to the regulations for the district in which it is located, as set forth in this title. (Ord. 1000 § 6.20, 1955)

"One-half mile" means a linear distance of not less than two thousand six hundred forty feet (2,640'), measured radially on a horizontal plane between the closest boundaries of the properties under consideration. (Ord. 1000 § 6.20, 1955)

"Private parking area" means an open area, other than a street, used for the parking of automotive vehicles, and restricted from general public use. (Ord. 1000 § 6.20, 1955)

"Public parking area" means an area, other than a private parking area or street, used for the parking of vehicles and available for public or quasi-public use, either free or for remuneration. (Ord. 1000 § 6.20, 1955)

"Automobile parking space" means space exclusive of driveways, ramps, columns, loading areas, office or work areas, for the parking of one automobile. Such space shall be not less than eight feet (8') in width and eighteen feet (18') in length, and shall be accessible. (Ord. 1000 § 6.20, 1955)

"Person" means an individual, firm, copartnership, joint adventure, association, corporation, estate, trust, receiver, syndicate, the Federal or State government, City, County, district, or any other group or combination acting as an entity. (Ord. 1000 § 6.20, 1955)

"Private residential recreation court" shall mean a privately-owned, non-commercial recreation facility, with or without lighting, located upon a single-family residential zoned property, built for the purpose of and upon which any form of recreation or athletic activity is carried on or conducted, including but not limited to, basketball, racquetball, tennis, and volleyball. (Ord. 2881 §1, 2019: Ord. 2861, 2018)

"Rest home" means premises used for the housing of and caring for the ambulatory aged or infirm. There shall be only incidental convalescent care not involving either trained nurse or physician residing on the premises. There shall be no surgery, physical therapy or other similar activities. (Ord. 1000 § 6.20, 1955)

"Room" means an unsubdivided portion of the interior of a dwelling unit, excluding bathroom, kitchen, closets, hallways and service porches. (Ord. 1000 § 6.20, 1955)

For "rooming house", see "boarding house". (Ord. 1000 § 6.20, 1955)

For "school", see definition of educational institution. (Ord. 1000 § 6.20, 1955)

"Sign" means and includes all outdoor advertising on any card, cloth, paper, plastic, metal, painted glass, wooden or stone materials, and any and all devices, structural or otherwise, lighted or unlighted, painted or not painted, attached to, made a part of or placed in the window of, in the front, rear, sides or top of any structure on any land, or any tree, wall, bush, rock, post, fence, building or structure, and visible from any public or private street, way, thoroughfare, alley or walk, which device announces or directs attention to the name or nature of a business, occupant of a structure, building or land, or the nature or type of goods, services or products produced, sold, stored, furnished or available at that location or at any other location, including signs specifically for the sale of real property.

The term "placed", as used in this section, means and includes erected, constructed, posted, painted, printed, tacked, glued, stuck, carved, or otherwise fastened, fixed or made visible in any manner whatsoever. (Ord. 1000 § 6.20, 1955)

"Story" means a space in a building between the surface of any floor and the surface of the floor next above, or, if there is no floor above, then the space between such floor and the ceiling or roof above. (Ord. 1000 § 6.20, 1955)

"Street" means a public thoroughfare or right of way dedicated, deeded or condemned for use as such, other than an alley, which affords the principal means of access to abutting property, including avenue, place, way, drive, lane, boulevard, highway, road, and any other thoroughfare, except as excluded in this title. (Ord. 1000 § 6.20, 1955)

"Street centerline" means the centerline of a street or right of way, as established by official surveys. (Ord. 1000 § 6.20, 1955)

"Structural alterations" means any change in the supporting members of a building, such as in a bearing wall, column, beam or girder, floor or ceiling joists, roof rafters, foundations, piles or retaining walls, or similar components. (Ord. 1000 § 6.20, 1955)

"Structure" means anything constructed or built, any edifice or building of any kind, or any piece of work artificially built up or composed of parts jointed together in some definite manner, which requires location on the ground, or which is attached to something having a location on the ground. (Ord. 1000 § 6.20, 1955)

"Supportive housing" means either:

A. Supportive housing occupied by the target population, as those terms are defined in California Government Code section 65582; or

B. Supportive housing occupied by the target population, as those terms are defined in California Government Code section 65650.

Supportive housing is a "dwelling" in the individual zone chapters. Supportive housing occupied by the target population (as defined in Calif. Gov. Code section 65582) is subject only to those restrictions that apply to other dwellings of the same type within the same zone in the individual zone chapters. Supportive housing occupied by the target population (as defined in Calif. Gov. Code section 65650) is eligible for streamlined ministerial approval under Chapter 18.12, section 18.12.190 of this title, in zones where multifamily and mixed uses are permitted if the proposed housing development satisfies the requirements of California Government Code section 65651, subdivision (a). (Ord. 2985, 2025)

"Tourist home" means a home which has been converted into premises offering rooms to transient guests for remuneration. (Ord. 1000 § 6.20, 1955)

For "trailer camp" see definition of Auto And/Or Trailer Camp. (Ord. 1000 § 6.20, 1955)

"Transient" means a person who requests accommodations for a price, with or without meals, for a period of not more than one month. (Ord. 1000 § 6.20, 1955)

"Transitional housing" has the same meaning as in California Government Code section 65582. Transitional housing is a "dwelling" in the individual zone chapters. Transitional housing is subject only to those restrictions that apply to other dwellings of the same type within the same zone in the individual zone chapters. (Ord. 2985, 2025)

"Truck and trailer sales lot" means an open area where trucks and/or trailers are sold, leased or rented, and where no repairs, repainting or remodeling is done. (Ord. 1000 § 6.20, 1955)

"Urban area" means any land within the city limits which is not in the A-1 agricultural district. (Ord. 1000 § 6.20, 1955)

"Urban lot" means a lot containing less than eight thousand (8,000) square feet of area and served by such urban facilities as sanitary sewers, curbs, gutters, sidewalks, etc. (Ord. 1000 § 6.20, 1955)

"Use" means the purpose for which land or a building is arranged, designed or intended, or for which either land or building is or may be occupied or maintained. (Ord. 1000 § 6.20, 1955)

"Visual obstruction" means any combination of fencing, hedges, trees, shrubs and walls which limits the visibility of persons at intersecting or intercepting streets and alleys at a point three feet (3') above the ground, measured in a vertical plane in the sidewalk area. (Ord. 1000 § 6.20, 1955)

"Wall" means any structure or device forming a physical barrier, which is so constructed that fifty percent (50%) or more of the vertical surface

is closed, and prevents the passage of light, air and vision through such surface in a horizontal plane. This shall include concrete, concrete block, wood, or other materials that are solids and are so assembled as to form a solid barrier. (Ord. 1000 § 6.20, 1955)

"Permanent wall" means any physical structure composed of materials that are of a permanent nature and which requires no maintenance. This shall include solid masonry, concrete slab, concrete block, and other materials acceptable to the commission. (Ord. 1000 § 6.20, 1955)

"Yard" means any open space, other than a court, on the same lot with a building or a dwelling group, which open space is unoccupied and unobstructed from the ground upward to the sky except for the projections and/or accessory buildings permitted by this title. (Ord. 1000 § 6.20, 1955)

"Front yard" means a yard between the front line of a building and the front boundary line of the lot on which the building is situated. A side yard adjacent to a street shall be the same as a front yard. (Ord. 1000 § 6.20, 1955)

"Rear yard" means a yard between the extreme rear line of a building and the rear of the lot on which the building is situated. (Ord. 1000 § 6.20, 1955)

"Side yard" means a yard extending from the front yard, or from the front lot line where no front yard is required by this title, to the rear yard, or rear lot line, between the side lot line and the nearest wall of the main building, or of an accessory building attached thereto. (Ord. 1000 § 6.20, 1955)

"Zone" means a zoning district, shown on the zone map, to which uniform regulations apply. (Ord. 1000 § 6.20, 1955)

"Change of zone" means the legislative act of removing one or more parcels of land from one zone and placing them in another zone on the official zoning map of the city. (Ord. 1000 § 6.20, 1955)

"Zone map" means the official zoning map of the city of Redlands, which is a part of the comprehensive zoning ordinance of the city of Redlands. (Ord. 1000 § 6.20, 1955)

"Zoning ordinance", "land use ordinance" or "ordinance" means the comprehensive zoning ordinance of the city of Redlands. (Ord. 1000 § 6.20, 1955)

CHAPTER 18.12

ADMINISTRATIVE PROVISIONS

SECTION:

18.12.040: Unlisted Uses; Conditions Of Permission

18.12.090: Signs And Miscellaneous Approval Procedures

• 18.12.170: Architectural Review; Criteria

The purpose of the provisions of this chapter is to provide procedures for commission consideration of matters related to the orderly development of the community. (Ord. 1000 § 32.00, 1955)

• A. It is recognized that in the development of a comprehensive zoning ordinance:

1. Not all uses of land can be listed, nor can all future uses be anticipated; or

2. A use may have been omitted from the list of those specified as permissible in each of the various zones designated in this title; or

3. Ambiguity may arise concerning the appropriate classification of a particular use within the meaning and intent of this title.

• B. Hence, the subsection entitled "similar uses permitted by commission determination" appears under the "permitted uses" section in each zone. (Ord. 1000 § 32.10(A), 1955)

Applications for approval of an unlisted use in a particular zone shall be made on forms supplied by the planning department and accompanied by a fee as set by the city council. (Ord. 1000 § 32.10(B), 1955)

In recommending the permitting or classifying of an unlisted use, the commission shall first make a finding that all of the following conditions exist:

• A. The use is in conformity with the stated intent and purpose of the zone;

B. Field investigations have disclosed that the subject use and its operation are compatible with the uses permitted in the zone wherein it is proposed to be located;

• C. The subject use is similar to one or more uses permitted in the zone within which it is proposed to be located; and

• D. The subject use will not cause substantial injury to the use of property in any abutting zone. (Ord. 1000 § 32.10(C), 1955)

The commission shall consider all pertinent facts concerning the requested use. Upon completion of the investigation, the commission may, by resolution of record, recommend to the city council the zone or zones in which the use may be permitted, and any conditions that should apply to the use which are not adequately set forth in the zone or zones. The recommendation shall be filed with the council within thirty (30) days after commission action. (Ord. 1000 § 32.10(D), 1955)

The city council, after receipt of the recommendation, may either approve, modify, or reject the same. (Ord. 1000 § 32.10(E), 1955)

The purpose of the provisions of this section through section 18.12.130 of this chapter is to enable the commission to review a proposed development or improvement, and establish conditions which will ensure conformity with the intent and regulations of the particular district. (Ord. 1000 § 32.20(A), 1955)

18.12.080: SITE PLAN APPROVAL AND PROCEDURES:

A. Application: The applicant must be the property owner or an authorized agent of the property owner. A completed application and payment of the applicable fee, as established by resolution of the city council, shall be submitted to the development services department accompanied by thirty (30) copies of the site plan and elevations. The site plan shall be prepared to scale, showing accurately, and with complete dimensioning, all buildings and facilities proposed for the property. The data contained on the site plan shall include information on the location of the buildings, structures, signs, parking, landscaping, walls, or fences, and the points of ingress and egress. In addition, all necessary information to clearly show the intended use of the property and its relationship to adjacent properties shall be included.

B. Security: Prior to the issuance of any building permit, the applicant shall furnish security to the city guaranteeing the faithful performance of the public work, in the sum equal to the cost as estimated by the city engineer, including a percentage for contingencies. Ninety percent (90%) of this security shall be in the form of a bond furnished by a surety company satisfactory to the city, and ten percent (10%) of the security amount shall be cash, an irrevocable letter of credit, or other security satisfactory to the city. The security may be used to pay the city's costs of maintaining barricades, correcting street hazards, site cleanup, or repairing any street, irrigation line or other utility causing a hazard, nuisance or inconvenience to the public. In addition, the applicant shall furnish a labor and materials payment bond to the city, furnished by a surety company satisfactory to the city, in the amount of one hundred percent (100%) of the cost of the public work as estimated by the city engineer.

C. Requirements For Dedications And Improvements:

1. Dedications, Easements: The city engineer may require dedications and/or easements for streets, alleys, drainage, public utilities, bridle trails, flood control, and such other rights of way as may be determined to ensure the orderly development of the property and abutting properties.

2. Improvements: The city engineer may require improvements, including, but not limited to, the following to ensure orderly development of the property and abutting properties:

a. Grading, drainage and drainage structures necessary to protect the public safety,

• b. Curbs and gutters,

• c. Sidewalks,

• d. Street pavement,

• e. Adequate domestic water service,

• f. Sanitary sewer facilities and connections,

• g. Services from public utilities, where provided,

• h. Street trees,

• i. Traffic signals, streetlights and street name signs,

j. All water lines are to be laid and fire hydrants installed pursuant to plans and specifications of the municipal utilities and engineering department of the city.

D. Findings And Conditions Of Approval: The city planning commission shall have the authority to approve, conditionally approve, or deny an application for site plan approval, except in instances when all application for a site plan approval is processed concurrently with other land use entitlements requiring action by the city council. In such instances, the planning commission shall make a recommendation on the site plan approval to the city council. In granting site plan approval, the planning commission or city council, as applicable, shall find as follows:

1. The site for the intended use is adequate in size and shape to accommodate the use, and all of the required yards, setbacks, walls or fences, landscaping and other features will adjust the use to those existing or permitted future uses of land in the neighborhood;

2. The site for the proposed use relates to streets and highways which are properly designed and improved to carry the type and quantity of traffic generated or to be generated by the proposed use;

3. The conditions set forth in the approval and those shown on the approved site plan are deemed necessary to protect the public health, safety and general welfare. Such conditions may include:

• a. Special yards, spaces and buffers,

• b. Fences and walls,

• c. Surfacing of parking areas subject to city specifications,

• d. Regulation of points of vehicular ingress and egress,

• e. Regulation of signs,

• f. Required landscaping and maintenance thereof,

• g. Regulation of noise, vibration, odors and lights,

• h. Regulation of time for certain activities, and

i. Such other conditions as will make possible the development of the city in an orderly and efficient manner and in conformity with the intent and purposes set forth in this title. (Ord. 2744, 2014)

A. General Criteria:

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

2. Responsibility for compliance with city requirements rests with the applicant.

B. Application Requirements:

1. A signed application shall be submitted to the planning department accompanied by ten (10) copies of the map or drawing illustrating the request to be considered.

2. Such map or drawing shall contain sufficient information for the commission to clearly determine the nature of the request. In the case of signs, information pertaining to design, dimensions, area and location on the building and/or property shall be included. (Ord. 1000 § 32.20(C), 1955)

The decision of the commission shall be final, unless an appeal therefrom is taken to the council as provided for in section 18.12.110 of this chapter. (Ord. 1000 § 32.20(D), 1955)

A. Appeals may be taken to the council by the applicant, or any other person aggrieved by the commission's decision.

B. Appeals shall be filed with the council within ten (10) days from the date of the commission's decision, or at the next regular council meeting following the planning commission meeting.

C. On the appeal, the council shall review the decision of the commission, hear new evidence and testimony, if offered and, in deciding the appeal, may either affirm, reverse or modify the decision of the commission.

D. The council may, on its own motion, cause any commission decision to be appealed. (Ord. 1000 § 32.20(E), 1955)

Revisions to an approved application shall be made pursuant to the procedure set forth in the initial application. (Ord. 1000 § 32.20(F), 1955)

Unless otherwise specified by the planning commission or city council, a site plan approval shall expire two (2) years from the date of its approval unless the holder of the site plan approval obtains a building permit or, in those instances where a building permit is not required, a certificate of occupancy for the site plan approval, within such two (2) year period. The planning commission may, upon written request for a time extension by the holder of the site plan approval, prior to expiration of the approval, grant a one year extension of time; provided, however, that the total number of extensions for a site plan approval shall not exceed three (3). (Ord. 2985, 2025: Ord. 2390 § 1, 1999)

The city does find and declare the following:

A. The appearance of open spaces, landscaping, buildings and structures visible from public streets has a material and substantial effect on the desirability of the community, and consequently affects property values and the taxable value of property in the city.

B. Many neighborhoods in other communities have deteriorated as a result of poor planning, neglect of proper design standards, and the erection of buildings and structures incompatible with the character of the neighborhood, resulting in the reduction of property values and the impairment of the public health, safety and welfare. The city wishes to avoid and prevent such deterioration, to recognize the interdependence of land values and aesthetics, and to provide appropriate guidelines to preserve and enhance the property values, visual character of the community, and the public health, safety and welfare of the city. (Ord. 1806 § 1, 1982: Ord. 1000 § 32.30(A), 1955)

Architectural approval shall be required for all applicable projects reviewed by the planning commission. (Ord. 1806 § 1, 1982: Ord. 1000 § 32.30(B), 1955)

A. All applications for the construction, reconstruction, moving, conversion, alteration or addition to any building or structure reviewed by the planning commission shall include a preliminary site plan and drawing showing the exterior elevation of all sides of a proposed building or structure, the types of materials and colors to be used, the signs to be displayed, the location of walls and fences (with height and construction materials indicated), the landscaping plan (including plant names), the exterior lighting standards and devices, and the plan for any grading.

B. The planning commission shall either approve, conditionally approve, or deny the architectural plans.

C. The approval, with or without conditions, or denial by the planning commission of an application for architectural approval shall be final unless, within ten (10) days from the date of action by the planning commission, the applicant or any other person shall appeal therefrom in writing to the city council. Such appeal shall be filed in writing with the city clerk on a form provided by the planning department, and shall indicate the grounds of the appeal. The city clerk shall schedule the appeal for a city council agenda, and the city council at its meeting shall uphold, modify or overrule the decision of the planning commission. The decision of the city council shall be final. (Ord. 1806 § 1, 1982: Ord. 1000 § 32.30(C), 1955)

A. The planning commission shall review the material submitted with the application, and specific aspects of design shall be examined to determine whether the proposed development is in conformity with the provisions of this chapter, and whether approval of the plan is in the best interest of the public health, safety and general welfare. It is intended that design submittals be compatible with the character of adjacent

and surrounding developments, and that they be of comparable composition, materials, textures and colors.

• B. Conformance will be evaluated based on consideration of the following:

1. Site layout, orientation, location of structures and relationship to one another, as well as open spaces and topography;

2. Harmonious relationship of building with existing and proposed adjoining developments;

3. Maximum height, area, setbacks and overall mass of buildings, as well as other structures such as walls, screens, towers or signs, and effective concealment of all mechanical equipment;

4. Harmony of construction materials and colors in relation to all exterior elevations;

5. Location and type of planting, with due regard for the preservation of specimen trees upon a site;

6. Design and appropriateness of signs in relation to the architectural style of the building;

7. Glazing or image reflective surfaces (specular reflectance) shall be limited to a maximum reflectance value of twenty five percent (25%). "Specular reflectance" means any mirror like reflection, as contrasted to diffused reflection from such surfaces as concrete or vegetation. (Ord. 1821 § 3, 1983: Ord. 1806 § 1, 1982: Ord. 1000 § 32.30(D), 1955)

A. The commission shall, in its rules of procedure, prescribe the form and scope of all petitions and applications provided for in this title, and of the accompanying data to be furnished, so as to assure the fullest practicable presentation of facts for proper consideration of the matter involved in each case, and for a permanent record thereof.

B. Any petition, as provided for in this title, shall include a verification by at least one of the petitioners, attested to before a notary public, or before the city clerk. (Ord. 1000 § 53.00, 1955)

The following projects may be administratively approved by the development services director and, at the discretion of the development services director, may not be required to be reviewed by the planning commission as otherwise provided for in this chapter:

• A. Residential construction of triplex and fourplex projects;

B. Housing developments that include a minimum of twenty percent (20%) of units as housing affordable to lower-income households, on sites being used to meet the current Regional Housing Needs Allocation (Sixth Cycle Housing Element) that represent "reuse sites" previously identified in a prior Housing Element and on sites that are being or have been rezoned to accommodate the lower-income RHNA (pursuant to Calif. Gov. Code section 65583.2), shall be reviewed and approved administratively by the Director;

C. Supportive housing that qualifies as a use by right in zones where multifamily and mixed uses are permitted, including nonresidential zones permitting multifamily uses, if the proposed supportive housing development satisfies the requirements of California Government Code section 65651, subdivision (a).

• D. Office, commercial and industrial projects as follows:

1. New construction which is under five hundred (500) square feet in area and does not exceed one story.

2. Additions to existing one-story developments, which are less than five hundred (500) square feet in area, and do not exceed fifty percent (50%) of the existing floor area.

3. Accessory public parking areas at public facilities in the A-1 agricultural district containing a maximum area of ten thousand (10,000) square feet or twenty (20) parking spaces, whichever is less, and provided that such use conforms to the minimum standards set forth in section 18.164.315 of this title for parking and subsection 18.168.210F of this title for landscaping. Prior to approval of an accessory parking lot by the development services director, a notice shall be sent to all adjacent property owners of the proposed site at least ten (10) calendar days in advance of a decision by the development services director. Any interested party may request a public hearing in writing within ten (10) calendar days of the date of the city's notice. If a public hearing is requested, the development services director shall conduct a public hearing and approve, conditionally approve, or deny the project. If no public hearing is requested, the development services director shall approve, conditionally approve, or deny the project. The decision of the development services director shall be final unless appealed to the planning commission within ten (10) days.

Upon appeal, the planning commission shall conduct a public hearing and approve, conditionally approve, or deny the project. The decision of the planning commission may be appealed to the city council. (Ord. 2985, 2025: Ord. 2835, 2016)

For any development project proposed on a non-vacant site containing one or more dwelling units that have been occupied at any time during the previous thirty-six (36) months preceding the filing of an application for development, the developer shall be required to prepare and submit a housing displacement prevention plan. The displacement prevention plan shall be prepared by a qualified consultant, for any proposed development on a non-vacant site shall contain the following information: identifies the number, type(s), and income levels of any existing dwelling units on the proposed project site; the number of persons or residents affected; an interim plan and proposal to house any persons that will be displaced during any phase of the proposed project; requires the replacement of units affordable to the same or lower income level as a condition of any residential development; and any additional data or information required by the City. (Ord. 2985, 2025)

A. For a development that is intended to be at least two-thirds () residential, as defined in Government Code sections 65913.3(j) and 65589.5(h), "post-entitlement phase permit" means and includes all nondiscretionary permits and reviews filed after the entitlement process has been completed that are required or issued by the local agency to begin construction of a housing development project.

B. If a post-entitlement phase permit is determined to be incomplete or denied or determined to be noncompliant with the applicable provisions of Government Code section 65913.3, the applicant may appeal the decision to the planning commission within ten (10) days of the director's decision. The appeal shall be made on forms provided by the city, and upon payment of the fees established by resolution of the city council.

C. The decision of the commission shall be final, unless an appeal therefrom is taken to the city council as provided for in section 18.12.110 of this chapter. (Ord. 2985, 2025)