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Redlands, CA Code of Ordinances
CITY CODE of REDLANDS, CALIFORNIA
ORDINANCES PENDING REVIEW FOR CODIFICATION
TITLE 1 GENERAL PROVISIONS
TITLE 2 ADMINISTRATION AND PERSONNEL
TITLE 3 REVENUE AND FINANCE
TITLE 4 RESERVED
TITLE 5 BUSINESS TAXES, LICENSES AND REGULATIONS
TITLE 6 ANIMALS
TITLE 7 RESERVED
TITLE 8 HEALTH AND SAFETY
TITLE 9 PUBLIC PEACE AND WELFARE
TITLE 10 VEHICLES AND TRAFFIC
TITLE 11 RESERVED
TITLE 12 STREETS, SIDEWALKS AND PUBLIC PLACES
TITLE 13 PUBLIC SERVICES
TITLE 14 RESERVED
TITLE 15 BUILDINGS AND CONSTRUCTION
TITLE 16 GENERAL PLAN
TITLE 17 SUBDIVISION REGULATIONS
TITLE 18 ZONING REGULATIONS
CHAPTER 18.04 GENERAL PROVISIONS
CHAPTER 18.06 FAIR HOUSING REASONABLE ACCOMMODATIONS FOR PERSONS WITH DISABILITIES
CHAPTER 18.08 DEFINITIONS AND CONSTRUCTION
CHAPTER 18.12 ADMINISTRATIVE PROVISIONS
CHAPTER 18.16 DISTRICTS AND ZONING MAP
CHAPTER 18.18 MARIJUANA
CHAPTER 18.20 A-1 AGRICULTURAL DISTRICT
CHAPTER 18.21 A-1-20 AGRICULTURAL DISTRICT
CHAPTER 18.24 A-2 ESTATE AGRICULTURAL DISTRICT
CHAPTER 18.28 R-R RURAL RESIDENTIAL DISTRICT
CHAPTER 18.29 R-R-A RURAL RESIDENTIAL ANIMALS DISTRICT
CHAPTER 18.32 R-A RESIDENTIAL ESTATE DISTRICT
CHAPTER 18.33 R-A-A RESIDENTIAL ESTATE ANIMALS DISTRICT
CHAPTER 18.36 R-E RESIDENTIAL ESTATE DISTRICT
CHAPTER 18.40 R-S SUBURBAN RESIDENTIAL DISTRICT
CHAPTER 18.44 R-1 SINGLE-FAMILY RESIDENTIAL DISTRICT
CHAPTER 18.48 R-1-D SINGLE-FAMILY RESIDENTIAL DISTRICT
CHAPTER 18.52 R-2 MULTIPLE-FAMILY RESIDENTIAL DISTRICT
CHAPTER 18.56 R-2-2000 MULTIPLE-FAMILY RESIDENTIAL DISTRICT
CHAPTER 18.60 R-3 MULTIPLE-FAMILY RESIDENTIAL DISTRICT
CHAPTER 18.64 A-P ADMINISTRATIVE AND PROFESSIONAL OFFICE DISTRICT
CHAPTER 18.68 MF MEDICAL FACILITY DISTRICT
CHAPTER 18.72 T TRANSITIONAL DISTRICT
CHAPTER 18.76 E EDUCATIONAL DISTRICT
CHAPTER 18.80 C-D CIVIC DESIGN DISTRICT
CHAPTER 18.82 A-P-C ADMINISTRATIVE-PROFESSIONAL-COMMERCIAL DISTRICT
CHAPTER 18.84 C-1 NEIGHBORHOOD STORES DISTRICT
CHAPTER 18.88 C-2 NEIGHBORHOOD CONVENIENCE CENTER DISTRICT
CHAPTER 18.92 C-3 GENERAL COMMERCIAL DISTRICT
CHAPTER 18.96 C-4 HIGHWAY COMMERCIAL DISTRICT
CHAPTER 18.100 C-M COMMERCIAL INDUSTRIAL DISTRICT
CHAPTER 18.104 M-P PLANNED INDUSTRIAL DISTRICT
CHAPTER 18.108 M-1 LIGHT INDUSTRIAL DISTRICT
CHAPTER 18.112 I-P INDUSTRIAL DISTRICT
CHAPTER 18.116 M-2 GENERAL INDUSTRIAL DISTRICT
CHAPTER 18.120 P OFF STREET PARKING DISTRICT
CHAPTER 18.124 O OPEN LAND DISTRICT
CHAPTER 18.128 A-D AIRPORT DISTRICT
CHAPTER 18.132 AIRPORT FLIGHT ZONES
CHAPTER 18.136 FP FLOODPLAIN DISTRICT
CHAPTER 18.138 HD HILLSIDE DEVELOPMENT DISTRICT
CHAPTER 18.140 MOBILEHOME PARKS
CHAPTER 18.144 PRD PLANNED RESIDENTIAL DEVELOPMENT REGULATIONS
CHAPTER 18.148 SUPPLEMENTARY DISTRICT REGULATIONS
CHAPTER 18.152 EXCEPTIONS
CHAPTER 18.156 DEVELOPMENT PROVISIONS FOR SPECIFIC USES
CHAPTER 18.160 HOME OCCUPATIONS
CHAPTER 18.164 PARKING AND LOADING SPACE REQUIREMENTS
CHAPTER 18.168 LANDSCAPING, FENCES, WALLS AND SIGNS
CHAPTER 18.172 SMALL RESIDENTIAL ROOFTOP AND OTHER SOLAR ENERGY SYSTEMS
CHAPTER 18.176 DISH ANTENNA INSTALLATION
CHAPTER 18.178 WIRELESS SERVICE FACILITIES
CHAPTER 18.180 MOVING OF BUILDINGS
CHAPTER 18.184 NONCONFORMING BUILDINGS AND USES
CHAPTER 18.188 BUILDING PERMITS AND CERTIFICATES OF OCCUPANCY
CHAPTER 18.190 ALCOHOL BEVERAGE SALES ESTABLISHMENT REGULATIONS
CHAPTER 18.192 CONDITIONAL USE PERMITS
CHAPTER 18.193 ADMINISTRATIVE USE PERMIT
CHAPTER 18.194 TEMPORARY HOLIDAY SALES FACILITIES
CHAPTER 18.195 TEMPORARY SALES AND SPECIAL EVENT FACILITIES
CHAPTER 18.196 VARIANCES AND MODIFICATIONS
CHAPTER 18.200 CHANGE OF ZONE
CHAPTER 18.204 AMENDMENTS
CHAPTER 18.208 ENFORCEMENT
CHAPTER 18.212 LAND DEVELOPMENT STANDARDS
CHAPTER 18.216 REDLANDS PARKING AND BUSINESS IMPROVEMENT AREAS
CHAPTER 18.220 DEVELOPMENT AGREEMENTS
CHAPTER 18.224 TRANSPORTATION CONTROL MEASURES
CHAPTER 18.226 ADULT ORIENTED BUSINESSES
CHAPTER 18.228 DENSITY BONUS
CHAPTER 18.230 INCLUSIONARY HOUSING
CHAPTER 18.266 SURFACE MINING AND LAND RECLAMATION
TITLE 19 GROWTH MANAGEMENT
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18.178.040: APPLICABILITY:
   A.   Permitted Uses: This chapter shall govern the location of wireless service facilities, towers and antennas.
   B.   Amateur Radio; Receive Only Antennas: This chapter shall not govern any tower or antenna that is less than seventy feet (75') in height, is owned and operated by a federally licensed amateur radio station operator, or is used exclusively as a receive only antenna.
   C.   Preexisting Towers Or Antennas: Any tower or antenna for which a permit has been properly issued prior to the effective date hereof shall not be required to meet the requirements of this chapter, other than the requirements of subsection 18.178.070A of this chapter. Any such tower or antenna is referred to in this chapter as a "preexisting tower" or "preexisting antenna". Any modification of, or addition to, a preexisting tower or antenna shall require compliance with this chapter.
   D.   Permit Requirement: It is unlawful for any person to erect, construct, reconstruct, install, place, build, fasten, alter or relocate a tower or antenna as defined in this chapter without first obtaining all required permits and making payment of fees established by resolution of the city. Permits include building or electrical permits. (Ord. 2433 § 1, 2000)
18.178.050: GENERAL GUIDELINES AND REQUIREMENTS:
   A.   Goals: The goals of this chapter are to: 1) encourage the location of towers in nonresidential areas and minimize the number of towers throughout the city; 2) encourage the collocation of towers and antennas at new and existing tower sites; 3) encourage users of towers and antennas to locate them in areas where the adverse impact on the community is minimal; 4) encourage users of towers and antennas to configure them in a way that minimizes their adverse visual impact by utilizing multiple use facilities and stealth treatment to camouflage and conceal multiple use facilities; and 5) enhance the ability of the providers of telecommunications services to provide such services to the community quickly, effectively and efficiently.
   B.   Principal Or Accessory Use: Antennas and towers are considered either principal or accessory uses. A different existing use or an existing structure on a property shall not preclude the installation of an antenna or tower on such property. A tower or antenna shall comply with all applicable zoning standards except for height restrictions. Towers and antennas that are constructed in accordance with the provisions of this chapter shall not be deemed to constitute the expansion of a nonconforming use or structure.
   C.   Inventory Of Existing Sites: Each applicant for an antenna or tower shall provide to the community development department an inventory of its existing and any planned towers that are within the city and within one-fourth (1/4) mile of the border thereof, including specific information about the (proposed) location, height and design of each tower. The community development department may share such information with other applicants applying for an antenna or tower under this chapter for the purpose of encouraging collocation; provided, however, that the community development department is not, by sharing such information, in any way representing or warranting that such sites are available or suitable.
   D.   Aesthetic Requirements: This section shall govern the location of all towers and antennas.
      1.   Towers and antennas shall be constructed using stealth treatment.
      2.   At a tower site, the design of the buildings and related structures shall, to the extent possible, use materials, colors, textures, screening and landscaping that will blend the tower facilities to the natural setting and built environment, and may include wooden fences, landscaping and trellis and similar treatment. All on site utility lines related to a tower or antenna shall be placed underground.
      3.   If an antenna is installed on a structure other than a tower, the antenna shall be constructed using stealth treatment and the supporting electrical and mechanical equipment shall be completely screened or be of a neutral color that is identical to, or closely compatible with, the color of the supporting structure so as to make the antenna and related equipment as visually unobtrusive as possible.
      4.   Towers shall not be artificially lighted, unless required by law. If site lighting is required, the planning commission may review the available lighting alternatives and approve a design that would cause the least disturbance to the surrounding views.
   E.   Support Equipment: Underground vaults may be required for support equipment in order to mitigate physical, aesthetic or safety siting issues. Aboveground support equipment in residential areas shall be discouraged. While discouraged, support radio equipment may be allowed in the right of way in the discretion of the community development director and subject to the issuance of an encroachment permit by the public works department. (Ord. 2433 § 1, 2000)
18.178.060: MAINTENANCE OF FACILITIES:
   A.   The facility operator and property owner shall be responsible for maintenance of the wireless service facility which includes, but is not limited to, regular cleaning of the facility and keeping the facility painted. Failure to respond to a written request from the city to perform maintenance work may constitute grounds for revocation of the tower/antenna permit.
   B.   All facilities shall be constructed in compliance with all applicable building, electrical and other codes in effect at the time of construction, with particular respect to wind and seismic loads. (Ord. 2433 § 1, 2000)
18.178.070: REQUIREMENTS OF OUTSIDE AGENCIES:
   A.   Federal And State Requirements: All towers shall comply with standards and regulations of the FAA, the FCC, the California public utilities commission and any other agency of the federal or state government with the authority to regulate towers and antennas. If such standards and regulations are changed, owners of towers and antennas governed by this chapter shall bring such towers and antennas into compliance with such revised standards and regulations in compliance with the schedule mandated by the controlling federal or state agency. Failure to bring towers and antennas into compliance with such revised standards and regulations shall constitute grounds for the removal of the tower or antenna at the owner's expense.
   B.   Redlands Municipal Airport Influence Area: When located within the Redlands municipal airport influence area, as defined by the Redlands municipal airport land use compatibility plan, the application shall be reviewed by the planning commission as part of the conditional use permit process, and must be found consistent with the Redlands airport land use compatibility plan for a conditional use permit to be issued. (Ord. 2433 § 1, 2000)
18.178.080: ADMINISTRATIVE APPROVAL:
   A.   Administratively Approved Uses: The following uses may be approved or conditionally approved by the community development director after conducting an administrative review:
      1.   Installation of an antenna on an existing structure other than a tower (such as a building, sign, light pole, water tower or other freestanding nonresidential structure) which does not add height to the existing structure and utilizes stealth treatment;
      2.   Installation of an antenna on an existing tower of any height, including support facilities, in commercial and industrial zones provided the antenna does not increase the height of the tower;
      3.   Installation of an antenna with bases of attachment on a building in a nonresidential zone which is located within the middle one-third (1/3) of the roof of the building, and completely screened from the view of adjoining properties and public right of way.
   B.   Applications: Applications for administrative approval shall be made to the community development director, and shall contain the information set forth in subsection 18.178.090B of this chapter.
      1.   The community development director shall respond to each such application within thirty (30) business days, after determining that the application is complete, by either approving or denying the application. If the community development department fails to respond to the applicant within said thirty (30) business days, then the application shall be deemed to be approved.
   C.   Design Standards For Administratively Approved Uses: The following design standards shall apply to administratively approved uses:
      1.   No portion of any wireless service facility shall extend beyond the property lines, or into any front yard of any lot or side yard on the street side of a corner lot;
      2.   Guywires shall not be anchored within any front yard of any lot or within any side yard on the street side of a corner lot. (Ord. 2433 § 1, 2000)
18.178.090: CONDITIONAL USE PERMITS:
   A.   General: The following provisions shall govern the issuance of conditional use permits:
      1.   If the tower or antenna cannot be approved administratively pursuant to section 18.178.080 of this chapter, a conditional use permit shall be required pursuant to chapter 18.192 of this title for the construction of the tower or the placement of the antenna.
      2.   All information of an engineering nature that the applicant submits, whether civil, mechanical or electrical, shall be certified by a licensed professional engineer.
   B.   Information Required: In addition to the information requested under chapter 18.192 of this title, an applicant requesting a conditional use permit pursuant to this chapter shall submit: 1) scaled site plan and a scaled elevation view and other supporting drawings, calculations, and other documentation, signed and sealed by appropriate licensed professionals, showing the location and dimensions of all improvements, including information concerning topography, radio frequency coverage, tower height requirements, setbacks, vehicular circulation areas, parking, fencing, landscaping, adjacent uses; 2) identify all towers and/or antennas within one thousand feet (1,000') of the proposed tower/antenna; 3) an inventory of existing sites pursuant to subsection 18.178.050C of this chapter; 4) a detailed plan of fencing for security of the tower and support facilities; 5) a detailed landscape plan for the effective screening of the tower and support facilities.
   C.   Factors Considered In Granting Conditional Use Permits: In addition to the findings required under chapter 18.192 of this title, the planning commission may consider the following factors in determining whether to issue a conditional use permit, or in applying conditions of approval:
      1.   Height of the proposed tower;
      2.   Proximity of the tower to residential structures and residential district boundaries including public right of way;
      3.   Nature of uses on adjacent and nearby properties;
      4.   Surrounding topography;
      5.   Surrounding tree coverage and foliage;
      6.   Design of the tower, with particular reference to design characteristics that have the effect of reducing or eliminating visual obtrusiveness;
      7.   Proposed ingress and egress;
      8.   Availability of suitable and proximity of other existing towers and other structures;
      9.   Consideration of alternative sites.
   D.   Availability Of Suitable Existing Towers Or Other Structures: No new tower shall be approved unless the city finds that no existing tower or structure can accommodate the applicant's proposed antenna. Evidence submitted to demonstrate that no existing tower or structure can accommodate the applicant's proposed antenna may consist of any of the following:
      1.   No existing towers or structures are located within the geographic area required to meet the applicant's engineering requirements;
      2.   Existing towers or structures are not of sufficient height to meet the applicant's engineering requirements;
      3.   Existing towers or structures do not have sufficient structural strength to support the applicant's proposed antenna and related equipment;
      4.   The applicant's proposed antenna would cause electromagnetic interference with the antenna on the existing towers or structures, or the antenna on the existing towers or structures would cause interference with the applicant's proposed antenna;
      5.   The fees, costs or contractual provisions required by the applicant in order to share an existing tower or structure or to adapt an existing tower or structure for sharing are unreasonable. Costs exceeding new tower development are presumed to be unreasonable;
      6.   The applicant demonstrates that there are other limiting factors that render existing towers and structures unsuitable.
   E.   Setbacks And Separation: The following setbacks and separation requirements shall apply to all towers and antennas:
      1.   Towers shall be set back a distance equal to one hundred feet (100') from any off site residential structure.
      2.   Towers, guys and accessory facilities shall satisfy the minimum zoning district setback requirements.
   F.   Landscaping: Existing mature tree growth and natural landforms on the site shall be preserved to the maximum extent possible. In some cases, such as towers sited on large, wooded lots, natural growth around the property perimeter may be a sufficient buffer. (Ord. 2433 § 1, 2000)
18.178.100: MINIMUM OPERATING STANDARDS:
   A.   Wireless service facilities shall not be operated in any manner that would cause interference with the city's emergency telecommunication system.
   B.   The service provider(s) shall maintain all required warning and emergency contact signs at the wireless service facilities site. The signs shall not include advertising and shall be posted in a manner to reduce visual clutter. (Ord. 2433 § 1, 2000)