A.     Purpose of the Specific Plan

The purpose of the Downtown Redlands Specific Plan is to provide a comprehensive set of standards for land use, development design and public improvements for the northern portion of the Redlands Town Center.

The primary goal of the Specific Plan area is to create a compact, pedestrian-oriented environment that is consistent in character and density with the older Redlands Town Center. The Specific Plan area should be viewed as an extension of the existing Town Center northward to the I-10 Freeway. It should form a prominent "gateway" to downtown Redlands from the Freeway, and avoid becoming a freeway-oriented area dominated by the automobile.

The Specific Plan area contains a large number of underdeveloped properties. Together they create an important opportunity to contribute to the city's economic development and provide local employment, shopping, service and entertainment facilities that will further strengthen the greater downtown area. Since the development pattern that takes place in this area during the next decade is likely to last well into the next century, it is important for the City to carefully plan land use, design character and public improvements that address future needs and opportunities, with an outlook beyond present conditions.

A special opportunity presented by the Specific Plan area is its rich historic resources. The area contains many of Redlands' oldest buildings, including the historically significant Santa Fe Depot, adjacent citrus packing houses and row of turn-of-the-century commercial buildings on Orange Street. In 1991, the historic area was listed on the National Register of Historic Places as the "Redlands Santa Fe Depot District." This area should be carefully preserved, and its buildings adapted to modern uses, with new development sensitively integrated into the district.

Because of the unique physical conditions of the area, and the critical role it will play in downtown Redlands' future, the Specific Plan has been selected as the most effective strategy to guide future development.

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B.      The Specific Plan Area

The boundaries of the Specific Plan area are shown on Figure 1. Specific Plan Map*. A legal description of the area is provided in Appendix A.

*Note: Viewing this document requires an Adobe Acrobat Reader which may be downloaded for free.

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C.      Relevant State Law

California State Law authorizes cities with complete General Plans to prepare and adopt Specific Plans in accordance with Government Code Section 65450. Specific Plans are used as a bridge between the General Plan and individual development proposals. The Specific Plan normally combines zoning regulations, a capital improvement program, development standards, design guidelines, and other regulations or policies tailored to meet the needs of the Specific Plan area.

The Specific Plan must, by law, include a description of the following:

1. The distribution, location, and extent of the uses of land, including open space, within the area covered by the plan.
2. The proposed distribution, location, extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the plan.
3. Standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable.
4. A program of implementation measures including regulations, programs, public works projects, and financing measures necessary to carry out paragraphs (1), (2), and (3).

The Specific Plan shall include a statement of the relationship of the Specific Plan to the General Plan.

The Specific Plan may address any other subjects which, in the judgment of the planning agency, are necessary or desirable.

A Specific Plan shall be prepared, adopted, and amended in the same manner as a General Plan, except that a Specific Plan may be adopted by resolution or by ordinance and may be amended as often as deemed necessary by the legislative body.

No local public works project may be approved, no tentative map or parcel map for which a tentative map was not required may be approved, and no zoning ordinance may be adopted or amended within an area covered by a Specific Plan unless it is consistent with the adopted Specific Plan.

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D.     Relationship to the Redlands General Plan

The Specific Plan is consistent with the Goals and Objectives of the current General Plan. The following Goals and Objectives of the General Plan of 1972 are relevant to the Specific Plan Area:

• Economic Goal:




• to provide for continued orderly and diversified economic growth in the City of Redlands and the adjacent area.
  


• Objectives:


• to aid in the development of viable, stable, and attractive commercial areas.
• to upgrade and improve existing commercial areas.
• to encourage and promote orderly development and growth of industrial areas.


• Central Business District


The General Plan recognizes the importance of revitalization of the Central Business district and states the following policies:


• Provide sufficient commercial land area within the City and Planning Area to meet the ultimate needs of the community when developed to capacity.


• Promote the development of commercial facilities which are convenient to residents of the Planning Area.
• Establish the Central Business District of Redlands as the principal commercial area within the city.
• Take full advantage of the excellent vehicular circulation system that presently exists and recognize that roadway improvements are attainable that will further enhance the central city's accessibility.
• Create a superior environment for shoppers, workers, visitors and residents.


• Industrial
  
  
  • Industrial development should take place within organized, well designed industrial subdivisions with adequate internal traffic circulation and all necessary utility installments.

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E.      Land Use Summary