Specific Plans and Community Plans

Image of Mutual Orange Distributors Packing House

This page provides links to the Transit Villages 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 downtown within the Transit Villages Specific Plan, and was among several packing plants downtown near numerous rail spurs adjacent to the historic Santa Fe Depot.

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.

Transit Villages Specific Plan

The Transit Villages Specific Plan (Specific Plan No. 65) was approved and adopted by the Redlands City Council on October 18, 2022. The related update to the City’s official Zone Map (Ordinance No. 2947) was approved by City Council on November 1, 2022, and became effective on December 1, 2022.

Click here to go to the Transit Villages Plan webpage and the Specific Plan chapters. 

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
     EV/OS - Open Space

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 29
Specific Plan 32
Specific Plan 33
Specific Plan 40 “East Valley Corridor Specific Plan” - click on tab above
Specific Plan 41
Specific Plan 42
Specific Plan 43
Specific Plan 45repealed (see Specific Plan 65)
Specific Plan 47
Specific Plan 54
Specific Plan 56
Specific Plan 59
Specific Plan 60
Specific Plan 61
Specific Plan 62
Specific Plan 64
Specific Plan 65: Transit Villages Specific Plan
Specific Plan 66

Concept Plan No. 1
Concept Plan No. 2
Concept Plan No. 4

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.

     Airport Zones Map

     Airport Land Use Compatibility Plan
     Noise Contours Map

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. Filers must be registered as a user on the FAA website, and will need to provide the following information regarding the project:

  • Developer’s name and contact information (correspondence will be emailed to developer); 
  • Latitude and longitude of the project site (point data is available from Google Maps – must convert data to Degrees/Minutes/Seconds);
  • Proposed site spot 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,
  • Highest point of the roof of the proposed structure based on the architectural elevations (i.e., highest point of the structure nearest the runway).

If multiple structures are proposed, then each structure should be screened and evaluated separately. If an aeronautical study is required (to be prepared by the FAA), the developer should file with the FAA while early in the development review process. Developers needing advice or assistance with this process may hire a qualified airport consultant

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

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

The Sustainable Mobility Plan updated and incorporated the previous Bicycle Master Plan.

Downtown Specific Plan

The previous Downtown Specific Plan (Specific Plan No. 45) has been repealed and replaced by the new Transit Villages Specific Plan (Specific Plan No. 65).

The Transit Villages Specific Plan (Specific Plan No. 65) was adopted by the Redlands City Council on October 18, 2022. The related update to the Zone Map (Ordinance No. 2947) was approved by City Council on November 1, 2022, and became effective on December 1, 2022. 

Orange Blossom Trail Plan

Local Hazard Mitigation Plan

Click here to view the adopted Local Hazard Mitigation Plan. 

The City’s Fire Department updated the Local Hazard Mitigation Plan in 2021. The purpose of this plan is to establish a five-year mitigation strategy to reduce and eliminate impacts from natural hazards and other hazards in Redlands. The scope of this plan is to: 1) assess relevant existing conditions and capabilities within the City; 2) identify potential hazards and their impacts within the City; and 3) propose mitigation polices and actions to reduce the potential impacts from such hazards within the City.

The draft Local Hazard Mitigation Plan was completed in early 2021, and included review and approval by the California Office of Emergency Services (OES) as well as the Federal Emergency Management Agency (FEMA). The City Council adopted the final Local Hazard Mitigation Plan on November 16, 2021.

The Local Hazard Mitigation Plan Update directly implements Chapter 7, Section 7.4 (Safety) of the 2035 General Plan, specifically Policies 7-P.37 and 7-P.38 as well as Actions 7-A.127 through 7-A.134.

Go to the Fire Department webpage (click here) to view the Emergency Management page. 

Resources for Wildfire Preparedness:

Resources for Earthquake Preparedness:

Resources for Flood Preparedness:

Additional Resources: