Redlands Transferring Development from Greenfields to Infill

The City of Redlands is faced with a series of choices about how it will grow in terms of population, housing and employment. On the one hand the City seeks to establish a greenbelt consisting of undeveloped canyon areas and cit-rus groves in areas along the urban fringe. On the other hand, the City seeks strategies for planning a concentration of uses around five planned passenger rail station areas. To respond to both of these challenges the City will need to implement growth management tools and develop strategies that utilize private investment for station-area improvements.This study provides recommendations for a combined transferable develop-ment rights (TDR) program and a bonus amenity program that is intended to facilitate high-quality transit-oriented development (TOD) around five pro-posed station areas in the City of Redlands, while simultaneously conserving open space in the urban fringe. Included in this report is a TDR program framework and recommendations for TOD design.