Proposed Transit Villages zones

Proposed zones in the transit villages

  • Urban Center (T5): Four stories average. Up to 30% of the building footprint area may be five stories/50 feet, provided an equal amount of building footprint area is no taller than three stories/40 feet.
  • Downtown (T4.1): Three stories or 40 feet.
  • Urban General (T4.2): Three stories average. 1. Up to 30% of the building footprint area may be four stories/40 feet., provided an equal amount of building footprint area is no taller than two stories/25 feet. 2. Buildings on parcels located adjacent to single-family zoned parcels must step down to two stories/25 ft. for a distance of 25 ft. from the adjacent single-family zoned parcel.
  • Urban Corridor (T3.1): Two stories or 25 feet.
  • Urban Neighborhood 2: (T3.2): Two stories or 25 feet.
  • Urban Neighborhood 3: (T3.3): Two stories or 25 feet.

After 18 months of planning, the Redlands Development Services Department has come up with a proposed height for the different buildings to be located on the six urban centers and neighborhoods as part of a draft for the Transit Villages Specific Plan.

According to Redlands spokesman Carl Baker, the tallest buildings would be located only surrounding the train stations at the University of Redlands, Santa Fe Depot and New York Street.

Other commercial areas away from the stations would be limited to three stories up to 40 feet or two stories up to 25 feet, depending on the zone.

According to the plan, the Redlands Mall is in the Urban Center (T5) zone, where buildings could be four stories on average and up to 30 percent of the building footprint area may be five stories and up to 50 feet in height, “provided an equal amount of building footprint area is no taller than three stories and up to 40 feet in height.”

“The plan will be what is referred to as ‘form-based,’ which means that it will not regulate density but form of buildings instead — thus the detailed language about number of stories,” said Baker.

Buildings in the Downtown (T4.1) zone, could be three stories or 40 feet in height, while those in the Urban General (T4.2) zone would be three stories on average and up to 30 percent of the building footprint area may be four stories and up to 40 feet in height, according to the proposed plan.

Buildings on parcels next to single-family homes must step down to two stories and up to 25 feet in height for a distance of 25 feet from the nearest single-family zoned parcel, according to the proposed plan.

The Urban General (T3.1), Urban Neighborhood2 (T3.2) and Urban Neighborhood 3 (T3.3) zones could have two stories or 25 feet in height, according to the proposed plan.

Next step of the specific plan process is the preparation of an Environmental Impact Report as required by state guidelines.

“The City Council cannot vote on a specific plan until the EIR has been prepared,” said Baker. “If Measure G is not approved, the draft plan may require substantial changes.”

The draft Transit Villages Specific Plan document is nearing completion.

Once approved by the council, the Transit Villages Specific Plan “will fully develop the vision and strategy” contained in the 2035 General Plan, adopted in December 2017.   

The General Plan encourages future development to be directed within transit villages, and preserve the agricultural and open space land around the periphery of the city.

Residents can learn more at redlandstransitvillages.org.