Redlands Zoning Intelligence

The East Valley is Redlands' primary 21st-century growth zone, governed by a set of EV-prefixed districts that establish their own standards separate from the base zoning code. Key East Valley designations include EV/CG (General Commercial, 252 acres), EV/IC (Commercial Industrial, 264 acres), EV/SRP (Science Research Park, 146 acres), EV/AP (Administrative Professional, 50 acres), and EV/PI (Public Institutional, 131 acres). Developers working in the East Valley must reference the East Valley Corridor Plan documents, which govern design, infrastructure phasing, and permitted uses in this emerging employment and commercial corridor.

At 146 acres, EV/SRP is one of the few purpose-designated science and technology park zones in the Inland Empire. It is positioned to capitalize on proximity to the University of Redlands and growing demand from biotech, logistics-tech, and advanced manufacturing firms. This designation typically allows research labs, office buildings, and limited light manufacturing - with restrictions on heavy industrial uses. Developers and institutional investors evaluating life sciences or R&D campus projects in the Inland Empire should evaluate EV/SRP parcels as a high-alignment entitlement fit.

The A-1 (Agricultural District) covers approximately 4,300 acres - the dominant land use category in Redlands by raw acreage. Much of this land includes historic citrus groves that carry cultural significance and, in some cases, recorded agricultural easements or Williamson Act contracts that restrict conversion to urban uses. Developers evaluating A-1 parcels for residential or commercial entitlement should research whether each parcel has existing agricultural use contracts and what the cancellation process and cost would be.

Concept Plans CP-1 (290 acres), CP-2 (276 acres), and CP-4 (33 acres) are large master-planned development areas where Redlands has pre-approved specific development frameworks. These areas likely include mixed residential, commercial, and infrastructure phasing plans. Developers acquiring parcels within a Concept Plan area should obtain the adopted concept plan document to understand what land uses, product types, and infrastructure obligations have already been established - which can significantly streamline the entitlement process compared to a ground-up rezone.

Multifamily capacity is distributed across East Valley multiple-family districts (EV2500RM and EV3000RM, totaling about 64 acres combined) and the traditional R-3 and R-4 zones within the city core - though the R-3 and R-4 acreages are not among the first 30 districts listed. California's density bonus law applies citywide, meaning developers proposing affordable units in any residential zone can request additional density above the base. Given Redlands' designation as an SB-375 Priority Development Area near the Metrolink station, transit-adjacent multifamily projects may also qualify for streamlined environmental review under SB-35.