Specific Plans and Community Plans
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.
– parking code amendment for mixed use projects and multifamily attached residential projects on project sites located within a one-half mile radius of a train station (for reference in SP45 sections 1.7 and 3.7)
NOTE: The “Transit Villages Specific Plan” is currently being considered, and if approved (possibly later in 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.
Sections from Division 4:
(click here for link to Sign Code)
All illuminated signs are to be internally-illuminated – see Section EV4.0215(g)
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.
Redlands Airport Land Use Compatibility Plan
The main goal of the Airport Land Use Compatibility Plan (ALUCP) is to protect the public health, safety, and welfare by ensuring the continued operation of Redlands Municipal Airport and the adoption of land use measures that minimize the public’s exposure to extensive noise and safety hazards within areas around the airport. The City of Redlands reviews land use compatibility issues for development surrounding airports including safety, noise, overflight, and airspace protection. These compatibility issues are identified and analyzed in the Airport Land Use Compatibility Plan (ALUCP) and implementation of the ALUCP promotes compatible development around the airports as well as ensures sustainability of the airport.
Compatibility Review: Projects subject to compatibility review include the following types of major development (ALUCP section 1.5.2):
- Any project requiring a General Plan Amendment, Specific Plan Amendment, or zoning ordinance amendment;
- Proposed residential development, including land divisions, consisting of five or more dwelling units or parcels;
- Building permit applications for projects having a valuation greater than $1,000,000;
- Major capital improvements (e.g., water, sewer, or roads) which would promote urban uses in undeveloped or agricultural areas;
- Requests for variance from height limits established by local zoning ordinance;
- Regardless of location within the City of Redlands, any proposal for construction or alteration of a structure (including antennas) taller than 200 feet above the ground level at the site; or,
- Any other proposed land use action, as determined by the local planning agency, involving questionable compatibility with airport activities.
Project Submittal Information: See ALUCP section 1.5.3 for the submittal information required from applicants of Major Development Projects.
New Residential Subdivisions: 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.
FAA Review: The Federal Aviation Administration (FAA) 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, and if an aeronautical study (prepared by the FAA) will be necessary. You will need to provide information regarding latitude and longitude of the project site, the proposed site elevation based on the grading plan (i.e., at the highest point of the project site nearest the airport on which the structure is to be placed), and the highest point of the roof of the proposed structure (i.e., highest point of the structure nearest the airport).
Airport Master Plan: For information about airport operations (on the airport property itself) or future plans for improvements to the airport property itself, go to the webpage for the Redlands Municipal Airport (by the Facilities & Community Services Department).
Sustainable Mobility Plan
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
The Sustainable Mobility Plan updated and incorporated the previous Bicycle Master Plan.