Specific Plans and Community Plans
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, was among many other packing plants located downtown near numerous rail spurs, and is adjacent to the historic Santa Fe Depot.
The East Valley Corridor Specific Plan is the largest in terms of land area, and runs roughly from Tennessee Street (at Colton Ave.) west to Mountain View Avenue, south to Barton Road, and north to the Santa Ana River. There are also specific plans for the Sunset Hills, Redlands Corporate Center, and the Redlands Municipal Airport area, among others. If you live in a Specific Plan area, it is identified on the Zone Map, and will contain the applicable development standards and allowed uses in that area.
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 review 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.
East Valley Corridor Specific Plan
The East Valley Corridor Specific Plan is available and updates will be coming soon to reflect current code changes.
Updated May 12, 2004
Additional Specific Plans
For information about other Specific Plans identified on the Zoning Map, please contact Planning staff during regular business hours.
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.
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 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 (under the Facilities & Community Services Department).