Redlands — Design Review

Last reviewed: July 2, 2026

Overview

Design review in Redlands is administered through the city’s zoning regulations (Title 18) as an architectural review / site plan review process that applies when projects are routed to the Planning Commission or the Director for administrative action. The code requires scaled site plans and exterior elevations, and evaluates projects for compatibility with neighborhood character, materials, massing and screening of mechanical equipment. The basic rules for what to submit and how projects are judged are in § 18.12.140–§ 18.12.180 and district chapters that list when site-plan or architectural review is required (examples: § 18.88.050, § 18.52.250, § 18.68.190) .

NOTE: This page covers only what the Redlands zoning/land‑use ordinance says about design/architectural/site‑plan review (Title 18). For building code, inspections or code compliance (Title 24 / state building standards) see the California Building Standards Code. Link to the city’s guidance on the topic of design review is here: design review. Link to the city parking rules used in many site plan reviews is here: parking. For dimensional and setback rules referenced by reviewers, see development standards. For projects affected by special overlays, see overlay districts. For ADU‑specific questions (often treated differently), consult ADUs.

How the ordinance organizes design review (core rules)

• Who decides: The Planning Commission is the decision body for projects routed to commission review; the Community Development/Development Services Director may administratively approve projects in the classes listed as exceptions (see § 18.12.100, § 18.12.110, § 18.12.190) .
• When architectural approval is required: Architectural approval is required for all applicable projects that are reviewed by the Planning Commission (see § 18.12.150) .
• Submission content: Applications must include a preliminary site plan and building elevations, materials/colors, signs, walls/fences, landscaping with plant names, lighting, grading, parking layout, drainage, loading/trash, and mechanical equipment location and screening (see § 18.12.160 and the more project‑specific list in § 18.88.050) .
• Design criteria: The Commission evaluates site layout, relationship to adjoining development, massing/height/setbacks, materials and color harmony, landscaping and retention of specimen trees, and sign appropriateness. Glazing reflectance is limited (see § 18.12.170) .
• Time limits: Site plan approvals expire after two (2) years unless a building permit or certificate of occupancy is obtained; extensions are limited (see § 18.12.130) .

District‑by‑district breakdown (what triggers review and key, code‑based standards)

Below are the districts that the ordinance explicitly ties to site plan or architectural review. Each sub‑section is Redlands‑specific and cites the controlling code provisions.

A-P (Administrative & Professional Office)

• Purpose / where it applies: Intended for business and professional offices located where compatibility with adjacent residential uses is required. See § 18.64.010 .
• Typical permitted uses: Professional offices, administrative uses; residential conversions of existing residences under limited conditions (see Chapter 18.64). See § 18.64.020–030 .
• Design review trigger: Site plan review is required for development in the A‑P zone (see § 18.64.160) .
• Key dimensional standards: The chapter lists standards by subsection (lot area, setbacks, height, coverage) — numeric details not repeated here; refer to § 18.64.060–140 for the chapter’s development standards (verify for parcel‑specific numbers) .

C-1 (Neighborhood Stores)

• Purpose / where it applies: Small‑scale retail & service uses serving neighborhoods; standards intended to protect adjacent residential uses (see § 18.84.010) .
• Typical permitted uses: Neighborhood retail and service establishments (see C‑1 permitted uses list in Chapter 18.84).
• Design review trigger: Chapter contains review prerequisites and procedures (see § 18.84.020–030). Many building/site standards like accessways and GLA limits are spelled out (see § 18.84.170–180) .
• Key dimensional standards: Where provided in Chapter 18.84 (GLA caps such as 37,500 sq ft for certain C‑1 scenarios are specified in § 18.84.180 and related subsections) .

C-2 (Neighborhood Convenience Center)

• Purpose / where it applies: Larger neighborhood shopping centers with integrated design and single ownership/unified control (see § 18.88.010–020) .
• Typical permitted uses: Convenience shopping center uses enumerated in Chapter 18.88; conditional uses require additional findings (see § 18.88.100–110) .
• Design review trigger & scope: Detailed site plan, market analysis (when required), and final plans are required; the ordinance gives a stepwise review (preliminary plan → final plan) and lists exact content required for final plans (see § 18.88.030–050 and § 18.88.050(D)(1–11)) .
• Key items the Commission looks at: parking, loading, circulation, landscaping, drainage, elevations, signs, mechanical equipment screening — all spelled out in § 18.88.050 .

E (Educational)

• Purpose / where it applies: Sites for schools, colleges and educational uses (see § 18.76.010).
• Design review trigger: Site plans and elevations for all new buildings and structures must be submitted to the Commission for review and approval in the E district (see § 18.76.150) .
• Key dimensional standards: The E district lists front/side/rear yard minimums (25 ft yards in § 18.76.070) and max coverage (50% in § 18.76.090) — these are explicit numeric standards used during review .

MF (Multifamily / Medium‑Density; chapter labeled MF)

• Purpose / where it applies: Multifamily housing and grouped dwellings.
• Typical permitted uses: Multi‑unit residential (see Chapter 18.68).
• Design review trigger: Site plans and elevations for all new construction and additions shall be submitted to the Commission for review and approval; Commission may require a public hearing (see § 18.68.190) .
• Key dimensional standards: Maximum coverage 40% in the MF zone (§ 18.68.130) and other standards by subsection in the MF chapter; see § 18.68.130–190 for details used by reviewers .

R-2 (R-2-2000 Multiple‑Family Residential)

• Purpose / where it applies: Medium density residential uses (see Chapter 18.56 and Chapter 18.52 references for R‑2 specifics).
• Design review trigger: Site plans and elevations must be submitted to the Commission for review and approval whenever three (3) or more dwelling units are proposed on a site (§ 18.52.250) .
• Key design controls: Screening of mechanical equipment and landscaping/wall rules are spelled out in § 18.52.230–220 and Chapter 18.168 (landscaping) is referenced for yard treatments and screening; consult those sections for exact requirements .

R-3 (Higher‑density residential)

• Purpose / where it applies: Higher density apartment and multifamily uses covered in Chapter 18.60.
• Design review trigger: Site plans and elevations must be submitted to the Commission for review and approval whenever three (3) or more dwelling units are proposed (§ 18.60.250) .
• Key dimensional standards: See Chapter 18.60 for the zone’s lot dimensions, coverage, height and yard rules; landscaping and walls reference Chapter 18.168 (see § 18.60.240–250) .

T (Transitional)

• Purpose / where it applies: Transition between commercial and residential uses; Chapter 18.72.
• Design review trigger: A dimensioned site plan showing parking, accessways, landscaping, required walls, signs and lighting must be submitted to the planning department or planning commission when required by the Director (see § 18.72.170) .
• Key standards: Landscaping and walls are specifically required in transition situations (see § 18.72.120–140) and parking area improvements must be paved to code (§ 18.72.150), which the reviewer will check during design review .

Quick decision‑relevant table (high‑level)

If a district’s numeric values are not included above, the specific numeric standard was Not found in the retrieved materials for that snippet — verify on the ordinance chapter for parcel‑level figures.

Checklist — what an applicant must satisfy for a typical Commission review

• Provide a scaled preliminary site plan and scaled elevations of all sides that show materials/colors and exterior details (§ 18.12.160) .
• On the plan show parking layout, dimensions, aisle widths, loading and trash locations and driveway/access points (§ 18.88.050(D)(2–4)) .
• Include a landscaping plan with plant common and botanical names, container sizes/heights, location of specimen trees and final grading (§ 18.12.160; Chapter 18.168 referenced) .
• Show lighting locations and shielding, signs (location/size/height), and mechanical equipment and proposed screening (§ 18.12.160; § 18.88.050(D)(9–11)) .
• For C‑2 shopping centers, be prepared to submit a market analysis if required by Commission (§ 18.88.060) .
• Be prepared for the two‑year site plan approval expiration unless a building permit or CO is obtained (§ 18.12.130) .
• If your project is eligible for administrative approval, check the Development Services Director’s exception list before assuming commission review can be avoided (§ 18.12.190) .
• Expect the Commission to apply the § 18.12.170 design criteria (massing, materials, relationship to surroundings, tree preservation, glazing limits, etc.) .

Risks & Ambiguities

Plain‑English Summary

If your project goes to the Planning Commission in Redlands you must submit a scaled site plan plus building elevations showing materials, landscaping, parking and mechanical screening; the Commission will judge compatibility with surrounding buildings, massing, materials, landscaping and signage using the standards in § 18.12.160–170 and the district chapter that applies to your property — expect a two‑year window to pull permits after approval. Verify parcel‑specific numeric standards and whether the Director can approve your project administratively before you assume Commission review is required .

Source References

• Redlands Municipal Code, Title 18 (Zoning Regulations): § 18.12.140 – Architectural review; intent; § 18.12.150 – Architectural review; required when; § 18.12.160 – Scope and procedures; § 18.12.170 – Criteria.
• Redlands Municipal Code, Title 18: § 18.12.130 – Site plan approval; expiration (two‑year expiration / extension rules).
• Redlands Municipal Code, Chapter 18.88 (C‑2 Neighborhood Convenience Center): § 18.88.030–050 (review, application info, site plan preparation) and § 18.88.060 (market analysis).
• Redlands Municipal Code, Chapter 18.52 (R‑2): § 18.52.250 – Site plan review trigger (3+ units); § 18.52.230 – Mechanical equipment screening.
• Redlands Municipal Code, Chapter 18.60 (R‑3): § 18.60.250 – Site plan review trigger (3+ units).
• Redlands Municipal Code, Chapter 18.68 (MF): § 18.68.130 – Maximum coverage (40%); § 18.68.190 – site plan review.
• Redlands Municipal Code, Chapter 18.64 (A‑P): § 18.64.160 – Site plan review.
• Redlands Municipal Code, Chapter 18.76 (E): § 18.76.070 – Yards (25 ft); § 18.76.090 – Max coverage (50%); § 18.76.150 – Site plan review.

If you need the ordinance text for any specific subsection (for example the full dimensional table in a zone chapter), request the chapter number and I will pull the precise subsection citations used in the Commission’s checklist.

Retrieved passages

• Redlands Zoning Code (section shall) High relevance show source text
• Redlands Zoning Code (§ 3) High relevance show source text
• Redlands Zoning Code (§ 1) High relevance show source text
• Redlands Zoning Code (§ 1) High relevance show source text
• Redlands Zoning Code (§ 23.30) Medium relevance show source text
• Redlands Zoning Code (§ 19.20) Medium relevance show source text
• Redlands Zoning Code (§ 2) Medium relevance show source text
• Redlands Zoning Code (§ 24.11) Medium relevance show source text

Cited sections

• Redlands Municipal Code, Title 18 (Zoning Regulations): **§ 18.12.140 – Architectural review; intent**; **§ 18.12.150 – Architectural review; required when**; **§ 18.12.160 – Scope and procedures**; **§ 18.12.170 – Criteria**. (Title 18)
• Redlands Municipal Code, Title 18: **§ 18.12.130 – Site plan approval; expiration** (two‑year expiration / extension rules). (Title 18)
• Redlands Municipal Code, Chapter 18.88 (C‑2 Neighborhood Convenience Center): **§ 18.88.030–050** (review, application info, site plan preparation) and **§ 18.88.060** (market analysis). (Chapter 18.88)
• Redlands Municipal Code, Chapter 18.52 (R‑2): **§ 18.52.250 – Site plan review trigger (3+ units); § 18.52.230 – Mechanical equipment screening**. (Chapter 18.52)
• Redlands Municipal Code, Chapter 18.60 (R‑3): **§ 18.60.250 – Site plan review trigger (3+ units)**. (Chapter 18.60)
• Redlands Municipal Code, Chapter 18.68 (MF): **§ 18.68.130 – Maximum coverage (40%); § 18.68.190 – site plan review**. (Chapter 18.68)
• Redlands Municipal Code, Chapter 18.64 (A‑P): **§ 18.64.160 – Site plan review**. (Chapter 18.64)
• Redlands Municipal Code, Chapter 18.76 (E): **§ 18.76.070 – Yards (25 ft); § 18.76.090 – Max coverage (50%); § 18.76.150 – Site plan review**. (Chapter 18.76)
• Redlands_ZoningCode.md

• Official Redlands code library