Zoning

Overview

Zoning

 

Click here to view the interactive online Zone Map

Thumbnail picture of the City of Redlands Zoning Map

Download a High Resolution PDF Map of Redlands Zoning

Zoning Districts

Title 18 of the Redlands Municipal Code is the City’s Zoning Ordinance. and establishes the allowable land uses and development standards for each zoning district. The chapters within Title 18 (links provided below) provide the lists of permitted and conditionally permitted uses. Each chapter below also provides the relevant development standards, such as: minimum lot size and dimensions, maximum lot coverage, required yard areas, and maximum height. The City of Redlands zoning districts consist of the following:

To view or print the entire Zoning Code (Title 18 of the Municipal Code), click here:  RMC Title 18

Transit Villages Specific Plan

Click here for link to the Transit Villages Specific Plan

Other Specific Plans

Many properties are within a Specific Plan (and do not have a Title 18 zoning designation). These areas are identified on the Zoning Map as “SP__”.

To view relevant documents, go to our Specific Plans & Community Plans webpage (click here).

If a specific plan document you are interested in is not listed, please contact Planning staff for assistance. 

Permitted Uses & Conditional Uses

“Permitted” Uses

A “permitted use” means a land use, business, or activity that can be allowed in a zoning district or specific plan district. Groupings of permitted uses means that they are compatible land uses and do not cause major detrimental costs or externalities on other uses permitted within the same zone.

Where a property has previously been legally improved or developed for non-residential use(s), and a new Permitted Use wishes to occupy or utilize the subject property as is, then the applicant may need only a Business License and Zone Clearance approvals. For example, a new clothing store that wishes to move into a retail suite within an existing shopping center would typically only need to apply for a Business License (including the related Zone Clearance Form). Another example is an office use that wishes to move into an office building, that business would typically only need to apply for a Business License (including the related Zone Clearance Form). Additional information about the City’s business license application and review process is available here – www.cityofredlands.org/post/business-license-zone-clearance-application.

Changes of use for an existing developed non-residential property (such as a new restaurant wishing to move into a space that was previously used as an office use or a retail store) may require additional ministerial permits even if a discretionary permit is not necessary. Often such ministerial permits will include: a building permit and inspections (e.g., interior tenant improvements); engineering permit (e.g., exterior improvements, grease interceptor, or ADA-accessibility improvements); Fire Dept. permit (e.g., new fire sprinklers or a kitchen hood system); and/or a Certificate of Occupancy (for the new use and occupancy rating of the space).

For projects involving site improvements, development, new buildings, construction of an addition to an existing building, or any conversion of unimproved land to an improved or useful condition, then the Redlands Municipal Code (see RMC Chapter 18.12) requires a Commission Review & Approval (CRA) permit to entitle such a project within the City’s Title 18 zones. For properties located within other designated Specific Plan areas (not Title 18 zoning), then other entitlement processes may be specified according to a particular Specific Plan (e.g., such as a “Planned Development” or a “Concept Plan” approval required within the East Valley Corridor Specific Plan). Obtaining a Commission Review & Approval involves a public review process, including a decision from the Planning Commission. Obtaining a Planned Development or a Concept Plan approval involves a public review process, including a decision from the City Council. After the land use entitlements have been obtained, the developer can then proceed to obtain any necessary construction permits that may be needed from the City (e.g., building permits, grading or engineering permits, landscape permit, Fire Dept. permits, etc.) and a business license for the authorized activity. A “permitted use” does not mean that a new land use, business, or activity can be established on a piece of vacant or unimproved land without first obtaining the necessary permits and approvals from the City.  

In Redlands, if a Socio-Economic Cost/Benefit Study is required for a project, then the Socio-Economic Cost/Benefit Study requires a public hearing with the Planning Commission (see RMC Chapter 16.02). Such a public hearing is concurrent with the review of a Commission Review & Approval permit or other entitlement applications.

The lists of Permitted Uses are provided in the relevant sections of the Zoning Regulations (RMC Title 18) as well as Specific Plans of the City. Like zoning codes in many other cities, it includes a provision for “similar uses” since it is not practical to have an extremely long ordinance listing every conceivable permitted use. If your specific proposal or land use is not clearly identified in the zoning or specific plan, then you are encouraged to contact Planning staff for a determination of similarity to other listed uses. In most cases, an administrative determination can be quickly made at the staff level. Occasionally, if staff cannot identify an appropriate land use category already listed in the zoning district or specific plan, then it may be necessary to amend a code section (note that only the Planning Commission, City Council, or Planning department may initiate zoning code text amendments).

For further information about the development/entitlement review process in Redlands, please visit our Development & Entitlement Process page here. 

“Conditional” Uses

A Conditional Use Permit (CUP) allows for land uses that are not typically permitted within a specific zoning district but could be suitable under certain conditions. The proposed land use is not automatically permitted by-right (i.e., without discretionary review and approval), but may be allowable subject to discretionary approval by the City. Conditional uses means that they may be compatible (with Conditions of Approval) and must receive a heightened level of review to ensure they do not cause major detrimental costs, externalities, or nuisances on other uses permitted within the same zone or abutting zones.

The proposed land use is subject to the City’s discretion and land use authority (most often the Planning Commission that is appointed by the City Council to make land use decisions on behalf of the City Council). Obtaining a Conditional Use Permit involves a public review process, including a public hearing with the Planning Commission. The Development Services Department will mail a public notice to neighboring property owners within 300 feet of the subject property, a legal notice will be published in a local newspaper of general circulation, and the public hearing allows for opportunities for input from neighboring property owners and the community.

A Conditional Use Permit is for a specific use and runs with the land. There are four Findings that are required in order to approve a Conditional Use Permit (see RMC Chapter 18.192). A CUP does not entitle a property owner for site improvement activities or site construction. To perform site improvements (e.g., grading, paving, new landscape planters, frontage improvements, and so on) or other substantial site construction, the Redlands Municipal Code requires a Commission Review & Approval (CRA) permit. There are three Findings that are required in order to approve a CRA permit (see RMC Chapter 18.12) plus architectural review criteria and findings for any new structures. For properties located within other designated Specific Plan areas (not Title 18 zoning), then other entitlement processes may be specified according to a particular Specific Plan (e.g., such as the East Valley Corridor Specific Plan, or the Transit Villages Specific Plan, both of which encompass large areas of the City of Redlands).

The lists of Conditional Uses are provided in the relevant sections of the Zoning Regulations (RMC Title 18) as well as Specific Plans of the City. Like zoning codes in many other cities, it includes a provision for “similar uses” since it is not practical to have an extremely long ordinance listing every conceivable conditional use. If your specific proposal or land use is not clearly identified in the zoning or specific plan, then you are encouraged to contact Planning staff for a determination of similarity to other listed uses. In most cases, an administrative determination can be quickly made at the staff level. Occasionally, if staff cannot identify an appropriate land use category already listed in the zoning district or specific plan, then it may be necessary to amend a code section (note that only the Planning Commission, City Council, or Planning department may initiate zoning code text amendments).

For further information about the development/entitlement review process in Redlands, please visit our Development & Entitlement Process page here. 

Zone Change

The City or an individual may wish to change a zone on a parcel of land. Any proposed Zone Change must be consistent with the City’s General Plan, in accordance with State law. In order to file a request for a Zone Change, applicants must complete the Legislative Application Form, submit all required materials, and pay the applicable fee(s). Review of the proposal will include a review and recommendation by the Planning Commission, and the City Council who will ultimately make the decision. In addition, another requirement of this application may be a Socio-Economic Cost/Benefit Analysis (prepared by staff) to evaluate the economic effects of the proposal.

For further information, please refer to the Development Process webpage (click here). If a Zone Change is contemplated, it is recommended that a potential applicant meet with Planning Division staff early (prior to filing a formal application) to discuss the idea or proposal. Go to the Contact Us page for further information.

Other Helpful Links

​Development in the vicinity of the Redlands Municipal Airport (REI) may also be affected by the policies in the Redlands Airport Land Use Compatibility Plan (ALUCP). Further information (including land uses, maximum occupancy or densities, noise contours, avigation easement or notice requirements, etc.) is provided on the Specific Plans & Community Plans webpage (click here).