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:
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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:
- The distribution, location, and extent of the uses
of land, including open space, within the area covered
by the plan.
- 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.
- Standards and criteria by which development will
proceed, and standards for the conservation, development,
and utilization of natural resources, where applicable.
- 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 current Redlands General Plan was adopted in 1972,
augmented by the Open Space and Conservation Element and
Recreation Element adopted in 1988, and the Housing Element
adopted in 1985. A General Plan Update is currently in
process and scheduled for adoption in 1994.
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
The highest and best economic use of the Specific Plan
area is for expansion of Central Business District commercial
uses. This should be balanced with allowance for service
commercial activities that provide business and residential
support services to the downtown area and neighboring
housing districts. Manufacturing and light industrial
uses in the city should be placed in larger planned industrial
districts outside the downtown area.
Downtown Specific Plan
City of Redlands
Specific Plan No. 45
as amended to November 19, 1996 |
