Local zoning · Redlands

Redlands — Historic Preservation

Q: How does Redlands define a "historic structure" for zoning purposes?

Redlands defines a historic structure as a structure included on the City's Register of Historic and Scenic Properties, on the city's list of individually designated historic resources, or listed at the state or national level. See § 18.164.420 for the controlling definition.

Q: What uses can I run from a historic home in Redlands?

The code allows a menu of adaptive reuse activities — art galleries, museums, home tours, recitals, weddings/receptions, retreats and similar uses — but only via a Conditional Use Permit and after Historic Commission review. See § 18.156.020 and § 18.156.030 for the procedural and use limits (owner‑occupancy and permit conditions apply).

Q: Do historic properties get parking relief in Redlands?

Yes. The Planning Commission can approve a parking modification permit allowing a range of adjustments (e.g., 20% parking reduction in some cases; crediting adjacent on‑street spaces; narrower aisles; tandem/compact spaces; off‑site parking up to 400 ft ). See § 18.164.430 – § 18.164.470 .

Q: What notice and appeal rights exist for parking modification permits?

Notice must be published and mailed to owners within 300 ft no less than 10 days before the Planning Commission hearing; decisions can be appealed to City Council within 10 days . See § 18.164.460 and § 18.164.490 .

Historic Preservation under the Redlands local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

This page summarizes how the City of Redlands' zoning regulations treat historic buildings, districts and adaptive reuses under Title 18 of the Redlands Municipal Code. It explains the permit paths for adaptive reuse, bed & breakfast operations, parking relief for historic structures, and the role of the Historic and Scenic Preservation Commission and the Planning Commission. All requirements below are grounded in the Redlands zoning ordinance; see the Source References for the controlling sections.

Historic preservation in Redlands is administered through Title 18 (zoning) via (a) a dedicated adaptive‑reuse/bed‑and‑breakfast set of rules (Article I & III, Ch. 18.156), (b) a parking‑modification incentive program for designated historic structures (Art. V, Ch. 18.164), and (c) review by the Historic and Scenic Preservation Commission in specified permit paths (§ 18.156.030B; § 18.164.450).

Note: this page interprets planning/zoning regulations only (Title 18). Building-code (Title 24) compliance and permit-level building requirements are separate; see the California Building Standards Code. [/us/california/building-codes]

What the code actually says — key programs and rules

Decision-focused table (quick glance)

Topic	Short rule	Code reference
What qualifies as a historic structure	A structure on the City's Register of Historic and Scenic Properties, an individually designated resource, or on state/national lists.	§ 18.164.420
Allowed adaptive reuse activities (in historically significant homes)	Art galleries, museums, home tours, weddings/receptions, retreats, gift shops (as accessory) and similar uses — allowed via a Conditional Use Permit (CUP).	§ 18.156.020 & § 18.156.030
Bed & breakfast in historic homes	Allowed by CUP; owner-occupancy and register-listing required during permit life.	§ 18.156.230–§ 18.156.250
Parking relief incentives	Planning Commission may reduce parking counts/widths, allow compact/tandem spaces, off‑site parking up to 400 ft, delete loading for small historic structures, etc., where preservation is supported.	§ 18.164.430–§ 18.164.470
Historic review & inter‑agency checks	Applications for parking modifications (and adaptive reuses) are submitted to the Historic and Scenic Preservation Commission and Engineering for recommendation prior to Planning Commission action.	§ 18.164.450; § 18.156.030B
Nonconforming/historic exceptions	Historical buildings and contributing buildings in historic districts may be treated differently for nonconforming continuation and allowable alteration.	§ 18.184.020 (C)

Practical interpretation: the City uses CUPs and a parking modification permit as the primary planning tools to incentivize preservation while keeping development standards of the underlying zone in force where not specifically modified for historic resources.

District-by-district breakdown (where historic rules are relevant)

Below are the zoning districts that most commonly host historic resources or where Title 18 explicitly provides a preservation pathway. Each subsection names the district, its purpose, typical/relevant permitted uses for historic properties, the key dimensional standards that preservation applicants must consider, and where the district typically applies.

R-1 (Single-Family Residential)

Purpose: protect single-family neighborhoods and lot character. § 18.44.010 (purpose statements and related provisions are in the chapter).
Typical relevant permitted uses: single-family dwellings, accessory uses; preservation‑related adaptive‑reuse activities in historic homes are allowed only via CUP under Article I and subject to the Historic & Scenic Preservation Commission review. § 18.156.020 & § 18.156.030B.
Key dimensional standards (common, apply unless specifically modified for preservation): 30% maximum coverage; 35 ft / 2½ stories maximum height; 25–40 ft front yard; 5 ft / 10 ft side yards (one side/other side); 25 ft rear yard. See § 18.44.110–§ 18.44.160. (Examples: front yard = 25–40 ft; coverage = 30%.)
Where it applies: majority of single‑family neighborhoods (see zoning maps). Historic-home reuses in R-1 require CUP if nonresidential or bed & breakfast uses are proposed; the home must be on the city register (or state/national) during the life of the permit. § 18.156.030B; § 18.156.250B.

R-1-D (Single-Family Detached)

Purpose & uses: similar to R-1, with slightly different lot/coverage rules; historic-home rules (adaptive reuse / bed & breakfast) still apply via CUP. § 18.48.010; § 18.156.020–030.
Key dimensional standards: min lot area 8,100 sq ft; 35% max coverage; 25–40 ft front yard; side yards 5 ft; rear yard 25 ft. § 18.48.080–§ 18.48.170. (See code for precise text.)

R-2 / R-3 (Multiple-Family)

Purpose: higher density residential (R-2, R-3). Historic houses converted to institutional or small commercial uses in residential buildings use the City’s Article VI rules (nonresidential uses in a residential building) and require a CUP. § 18.156.390–420; district standards in § 18.52 (R-2) and § 18.60 (R-3).
Key dimensional standards examples: R-2: min lot 8,000 sq ft, max coverage 45%, height 35 ft/2½ stories, front yard 25–40 ft. R-3: coverage 60%, height up to 4 stories (see § 18.60.110–120).

R-A / R-E / R-R / R-R-A (Estate / Rural / Agricultural)

Purpose: larger-lot residential and estate uses; historic ranch properties or estate homes fall here. Adaptive reuse and bed & breakfast allowances still follow the same Title 18 permit paths. See § 18.32 (R-A), § 18.36 (R-E), § 18.28 (R-R) and § 18.29 (R-R-A) for development standards (height, coverage, yards). (Examples: R-A coverage 20%, height 35 ft.)

A-P, C-3, C-4, C-M (Administrative / Commercial / Industrial where residential buildings exist)

Purpose: these zones allow nonresidential uses and include explicit rules enabling the adaptive reuse of buildings originally residential. A residential building may be used for nonresidential purposes in A-P, C-3, C-4, and C-M under Article VI when an applicant secures a CUP and demonstrates the historic/architectural value to be preserved. § 18.156.400–420.
Typical permitted historic‑related uses: offices, museums, small commercial storefronts that preserve the building’s exterior residential character (the code requires exterior character be maintained). § 18.156.420 (property development standards; exterior shall not be altered in a manner that changes residential character).

Practical note: in all districts underlying development standards (setbacks, lot coverage, height) remain applicable unless the code specifically allows a modification for historic structures (for example, many parking standards can be modified—see below). When the ordinance allows a modification it is usually the Planning Commission that grants it after Historic Commission review. [/us/california/redlands/development-standards]

How applications are reviewed and who signs off

Historic evaluation: the Historic and Scenic Preservation Commission must review proposals for a determination of historical/architectural/cultural significance before Planning Commission action on adaptive reuse and bed & breakfast CUPs (§ 18.156.030B).
Planning decisions: the Planning Commission typically issues CUPs and parking modification permits; appeals go to City Council (see § 18.164.490 for appeals on parking permits).
Inter‑departmental review: parking modification permits are also routed to the City’s Engineering Department for comment (required). § 18.164.450.

Design & public notice basics:

Notice for a parking modification hearing: publish and mail notice to property owners within 300 ft at least 10 days prior to hearing. § 18.164.460.
Design compatibility: Planning Commission design review evaluates site layout, materials, massing, and landscaping; a finding of harmony with surrounding development is required for approvals. § 18.20.090 (design review criteria) and related review processes apply. [/us/california/redlands/design-review]

Parking and loading modifications for historic preservation:

The City may reduce required off‑street spaces by 20% for certain historic structures (nonresidential districts) and allow other adjustments like counting on‑street spaces, tandem parking, smaller planters, and smaller driveway aisles. See § 18.164.430 (A–B) for the menu of modifications. (Off‑site parking credit distance can be increased to 400 ft.) [/us/california/redlands/parking]

Checklist (what an applicant must satisfy for a historic-purpose CUP or parking modification)

Confirm the building is a historic structure (on the City Register or state/national list) or obtain a Historic & Scenic Preservation Commission determination of significance. § 18.164.420; § 18.156.030B.
Prepare a Conditional Use Permit application for adaptive reuse, bed & breakfast, or nonresidential use in a residential building where applicable. § 18.156.030; § 18.156.250.
If seeking parking relief, submit a Parking Modification Permit request with justification, proposed parking plan, and circulation diagram. § 18.164.410–430.
Include any specialized studies required by the code (e.g., traffic study when required by the applicable article). § 18.156.380.
Allow interdepartmental review: plan will be routed to the Historic and Scenic Preservation Commission, Engineering, and Planning Commission; anticipate conditions. § 18.164.450.
Provide required public notice and prepare for a public hearing (mailing and publication timelines). § 18.164.460.
For adaptive reuse: demonstrate that proceeds (if commercial) will be used for preservation where required and meet occupancy/owner‑residency rules (bed & breakfast / adaptive reuse articles). § 18.156.030E–G; § 18.156.040C.

Risks & Ambiguities

Issue	Why it matters	What to verify
Is the property formally on the City Register?	Only properties recognized as a historic structure qualify for many incentives and the special adaptive‑reuse pathways.	Verify listing with Planning/Historic Commission (code definition § 18.164.420).
Which modifications the Planning Commission will approve	The code gives discretionary authority to the Planning Commission for parking/driveway/landscape deviations; approvals are fact-specific.	Prepare evidence that modifications protect the structure and public safety; request specific findings in the permit (see § 18.164.470).
Confusion between ministerial ADU rules and historic‑property CUPs	State ADU rules limit discretionary review for ADUs, but historic‑resource protections may allow objective standards to prevent adverse impacts.	Verify whether an ADU application triggers discretionary historic review in Redlands and coordinate with the Planning Dept; local ADU rules exclude lots within a designated historic district from certain two‑unit streamlining per the City’s two‑unit rules. See § 18.156.1330(D) and state ADU guidance in the uploaded handbook. [/us/california/redlands/adu]
Nonconforming rules vs. preservation	Title 18 limits expansion of nonconforming buildings—but it also provides different handling for historical buildings and district contributors.	Confirm whether the building is treated under the historic exception in § 18.184.020(C) before proposing additions.
Overlap with design review or overlay rules	Historic projects are reviewed for compatibility; if a property also sits in an overlay district (e.g., specific plan or scenic overlay) additional standards may apply.	Check overlay maps and applicable overlay chapters. If applicable, coordinate design review early. [/us/california/redlands/overlay-districts] (Verify with Planning)

Plain-English Summary

If you own a designated historic property in Redlands and want to operate a small museum, bed & breakfast, event use, or convert the house to a compatible non‑residential use, you will usually apply for a Conditional Use Permit; the Historic and Scenic Preservation Commission will review significance and the Planning Commission will make the final call. The city offers parking and dimensional flexibility for designated historic structures, but you must show that the changes help preserve the building and protect neighborhood character. (Key rules: § 18.156.020–030; § 18.156.230–250; § 18.164.410–470.)

Source References

Redlands zoning: Adaptive Reuses in Historically Significant Homes — § 18.156.010–040, definitions and uses; Commission & Council approval requirements.
Redlands zoning: Adaptive Reuse / Bed & Breakfast specifics — § 18.156.230–250.
Redlands zoning: Parking Modifications for Historic Structures (purpose, permitted modifications, findings, notice, appeals) — § 18.164.410–490.
Redlands zoning: Historic & Scenic Preservation Commission review requirement (routing) — § 18.164.450; adaptive reuse routing § 18.156.030B.
Redlands zoning: Nonconforming buildings exceptions (historic treatment) — § 18.184.020(C).
Development standards (examples by district — R-1, R-1‑D, R-2, R-3, R-A, R-R, R-R-A): see chapter headers and specific rules § 18.44 (R-1), § 18.48 (R-1‑D), § 18.52 (R-2), § 18.60 (R-3), § 18.32 (R-A), § 18.28 (R-R), § 18.29 (R-R-A).
Redlands design compatibility criteria (design review factors used by Planning Commission): design review chapter and related criteria. § 18.20.090 (design submittal evaluation).
State ADU guidance (uploaded handbook addressing ADUs and historic resources; for how ADU rules and historic protections interact): uploaded 2025 California ADU handbook.

(If you need direct links to the live Redlands municipal code pages or help confirming whether a specific parcel is on the City’s Register, contact the Redlands Planning Department — Verify with the jurisdiction.)

Sources

Retrieved passages

Redlands Zoning Code (chapter from) High relevance
Redlands Zoning Code (chapter 18.192) High relevance
Redlands Zoning Code (§ 1) High relevance
Redlands Zoning Code (§ 1) High relevance
Redlands Zoning Code (ARTICLE I.) High relevance
Redlands Zoning Code (§ 1) High relevance
Redlands Zoning Code (section 18.164.240) High relevance
Redlands Zoning Code (title individually) High relevance
Redlands Zoning Code (title may) Medium relevance
Redlands Zoning Code (§ 17.20) Medium relevance
Redlands Zoning Code (section 18.152.030) Medium relevance
Redlands Zoning Code (§ 1) Medium relevance
CBC § 18.20 (§ 18.20) Medium relevance
CWUIC § 164 (Article I) Medium relevance
Redlands Zoning Code (section 18.168.220) Medium relevance

Cited sections

Official Redlands code library

Frequently asked questions

How does Redlands define a "historic structure" for zoning purposes?

Redlands defines a historic structure as a structure included on the City's Register of Historic and Scenic Properties, on the city's list of individually designated historic resources, or listed at the state or national level. See § 18.164.420 for the controlling definition.

What uses can I run from a historic home in Redlands?

The code allows a menu of adaptive reuse activities — art galleries, museums, home tours, recitals, weddings/receptions, retreats and similar uses — but only via a Conditional Use Permit and after Historic Commission review. See § 18.156.020 and § 18.156.030 for the procedural and use limits (owner‑occupancy and permit conditions apply).

Do historic properties get parking relief in Redlands?

Yes. The Planning Commission can approve a parking modification permit allowing a range of adjustments (e.g., 20% parking reduction in some cases; crediting adjacent on‑street spaces; narrower aisles; tandem/compact spaces; off‑site parking up to 400 ft). See § 18.164.430–§ 18.164.470.

Does the Historic and Scenic Preservation Commission have to review my application?

Yes — for adaptive reuse and bed & breakfast applications the Historic and Scenic Preservation Commission reviews proposals for significance before Planning Commission action, and parking modification applications are routed to that Commission for recommendation. See § 18.156.030B and § 18.164.450.

Can I convert a historic house into a small office or retail space?

Possibly — Article VI permits nonresidential uses in residential buildings in certain zones (A‑P, C‑3, C‑4, C‑M) by CUP when the conversion is justified to preserve the building’s historic/architectural value and the exterior residential character is retained. See § 18.156.400–§ 18.156.420.

Will I be required to restore the entire exterior to original condition to get a permit?

Not automatically. The Planning Commission may impose preservation/maintenance conditions and can require exterior renovation where appropriate, but requirements are case‑by‑case. The code specifically states the exterior shall not be modified in a manner that alters the residential character for conversions; the Commission can require repainting, reroofing, or other work as a condition. See § 18.156.420(B).

What notice and appeal rights exist for parking modification permits?

Notice must be published and mailed to owners within 300 ft no less than 10 days before the Planning Commission hearing; decisions can be appealed to City Council within 10 days. See § 18.164.460 and § 18.164.490.

Does being in a historic district block me from building an ADU?

The City’s two‑unit project rules explicitly exclude lots that are within a designated city landmark, historic property, or historic/scenic district (they are not eligible for that streamlined two‑unit process). For ADUs more generally, State ADU law allows ADUs in historic districts but permits objective local standards to prevent adverse impacts to state‑registered historic resources — consult the City on parcel‑specific rules. See § 18.156.1330(D) and the ADU guidance in the uploaded state handbook. [/us/california/redlands/adu]

If my building is nonconforming, can I still get a preservation permit?

Possibly — Title 18 restricts expansion of nonconforming buildings but provides different treatment for historical buildings and contributing buildings in a historic district; evaluate whether § 18.184.020(C) applies. Verify with Planning.

Who ultimately approves changes to historic properties in Redlands?

The Planning Commission is the approving authority for CUPs and parking modification permits, but the Historic and Scenic Preservation Commission must review and make recommendations; appeals go to City Council. See § 18.156.030, § 18.164.450, and § 18.164.490.

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