Specific Plans and Community Plans

Image of Mutual Orange Distributors Packing House

This page provides links to the Downtown Specific Plan, the East Valley Corridor Specific Plan, other specific plans, and other area plans such as the Sustainable Mobility Plan and the Redlands Airport Land Use Compatibility Plan.

A Specific Plan is a document that establishes the unique development standards and other development regulations for a specifically-defined geographical area within the City. Specific Plans usually supplement or replace the city’s Zoning Map due to a desire to have special development and design standards for that particular area. For example, the Downtown Specific Plan is one of the most important in Redlands, as its boundaries contain numerous historical buildings and other prominent features critical to the city’s history and legacy that are worthy of special Planning efforts.

The photo at the left shows a citrus packing plant at the peak of the agricultural industry in Redlands during the late 1800s and early 1900s. The Mutual Orange Distributors Packing Plant located at 330 West Third Street (Historic Resource #132) is in the heart of the Downtown Specific Plan, and was among several packing plants downtown near numerous rail spurs adjacent to the historic Santa Fe Depot.

The East Valley Corridor Specific Plan is the largest in terms of land area. There are also specific plans for the Sunset Hills, Redlands Corporate Center, and several others. Please refer to the City’s online Zone Map to identify the areas subject to a specific plan. 

Any proposed Specific Plans and any proposed amendments must be reviewed by the Planning Commission prior to a decision by the City Council. Any specific plan can be amended by the City Council. If you wish to amend a Specific Plan, you must submit an application and the required application fees. The process will include reviews by the Development Review Committee, Planning Commission, and City Council. A Socio-Economic Cost/Benefit Analysis may be required for a Specific Plan or an amendment. A potential applicant should speak with staff to discuss their proposal prior to submitting an application. For an explanation of the steps and meetings involved, please refer to the Development  and Entitlement Process page.

Downtown Specific Plan

The purpose of the Downtown Specific Plan (Specific Plan No. 45) is to provide unique goals, policies, and standards that will guide the urban form, land uses, and design of future development in the downtown area. The Specific Plan envisions the downtown as a cohesive district and neighborhood with a well-defined hierarchy of blocks and streets, and preserving a distinct historical character and urban form. Click here to go to the online Zone Map.

     Downtown Specific Plan (Specific Plan No. 45)
     SP 45 Zone Map
     Table 1: Permitted Land Uses

     Sections of the Downtown Specific Plan:
     Town Center (TC) District development standards
     Town Center-Historic (TC-H) District development standards
     Service Commercial (SC) District development standards
     Signs  (click here for RMC 15.36 – Sign Code)
     Public Improvements
     Historic Resources

NOTE: The “Transit Villages Specific Plan” is currently under development, and if approved (possibly in early 2022), it would replace the entire Specific Plan 45. For further information, and to view the draft TVSP development standards and design guidelines, please go to the project website at ‘redlandstransitvillages.org/resources/‘.

East Valley Corridor Specific Plan

The East Valley Corridor Specific Plan is the largest Specific Plan in the City, by land area, and its geographic area is generally bounded by the following streets. 
South boundary: Barton Rd., between the west City limits and Alabama St.
West boundary: the westerly City limits between Barton Rd. and I-10 
North boundaries: near the I-10 and I-210 interchange, and north to the Santa Ana River Wash (easterly side of I-210) 
East boundaries: Tennessee St. (where southerly of I-10); and New York St. and Texas St. (where northerly of I-10) 
Click here to go to the City’s online Zone Map. 

Title Page & Document Updates
Table of Contents

Division 1 - General Provisions

Division 2 - Plan Foundation

Division 3 - Land Use
     Sections from Division 3:
     Division 3 - Land Use Map (current)
     EV/AP - Administrative Professional
     EV/CG - General Commercial
     EV/CN - Neighborhood Commercial
     EV/CR - Regional Commercial
     EV/IC - Commercial Industrial
     EV/IP - Public Institutional
     EV/IR - Regional Industrial
     EV/SD - Special Development
     EV/SRP - Science Research Park
     EV/TC - Commercial Transition
     EV/MF 2500 - Multifamily Residential
     EV/MF 3000 - Multifamily Residential
     EV/SF - Single Family Residential

Division 4 - Community Design
     Sections from Division 4:
     Architectural Guidelines and F.A.R.
     Freeway Setbacks & Landscape
     Landscape and Tree Lists
     Landscape Standards
     Landscaping for Parking Areas
     Parking and Loading Standards
     Screening, Fences and Walls
     Site Grading
     Special Landscaped Intersections
     Special Landscaped Streets
     Sign Regulations (click here for link to Sign Code)
     All illuminated signs are to be internally-illuminated – see Section EV4.0215(g) 

Division 5 - Overlay Districts

Division 6 - Community Facilities

East Valley Corridor Specific Plan EIR

Additional Specific Plans

For information about other Specific Plans identified on the Zoning Map, please contact Planning staff during regular business hours. Click here to go to the online Zone Map.

Specific Plan 23
Specific Plan 25
Specific Plan 26
Specific Plan 33
Specific Plan 41
Specific Plan 42
Specific Plan 43
Specific Plan 47
Specific Plan 54
Specific Plan 59
Specific Plan 61
Specific Plan 62

Redlands Airport Land Use Compatibility Plan

The Airport Land Use Compatibility Plan addresses the unique circumstances of properties in the vicinity of the airport (not on the airport), and subject to airport-related conditions such as aircraft overflight within the airspace, aircraft noise, and similar effects of airport operations. 

     Airport Zones Map
     Airport Land Use Compatibility Plan
     Noise Contours Map
     Avigation Easement Map

For information regarding signage and marketing disclosure requirements for new residential development located within the Redlands Airport Influence Area, go to Chapter 17.28 (click here) of the Redlands Municipal Code.  

Also, the Federal Aviation Administration’s Obstruction Evaluation Division (click here) provides a Notice Criteria Tool online (click here) to assist developers with determining appropriate structure height in the vicinity of local airports.

For information about airport operations (on the airport property itself), or the Airport Master Plan for on-airport improvements, go to the webpage for the Redlands Municipal Airport (by the Facilities & Community Services Department).

Sustainable Mobility Plan

Sustainable Mobility Plan (click here)

The Sustainable Mobility Plan promotes citywide walking, biking, and transit connections for all residents, including communities that currently have limited access and choices. It outlines a strategy that includes balancing street design for use by people, cars, bicyclists, children, seniors, and bus/rail users.

The Sustainable Mobility Plan coordinates with other City plans such as the Bicycle Master Plan, the Orange Blossom Trail Plan, and draft Transit Villages Specific Plan, and will help implement the environmental goals in the Climate Action Plan. It will expand the range of transportation options for residents, improve equity for disadvantaged communities, and ensure inter-connectivity between key destinations and public transit routes.

The Goals of the Sustainable Mobility Plan include:

  • Expand options for active transportation in Redlands
  • Build a safer multi-modal network
  • Provide greater access to currently undeserved communities
  • Encourage more sustainable transportation patterns
  • Improve public health

The City Council adopted the plan on March 2, 2021, after approximately one year of preparation by the Municipal Utilities & Engineering Dept. in conjunction with the consultant Alta Planning + Design.

Bicycle Master Plan

Downtown Parking Study

Orange Blossom Trail Plan