Present Land Use
Various: Residential (R-2, R-3); Commercial (A-P, C-2, C-3, C-4, EV/CG, T, Downtown Specific Plan); Public/Institutional (E, O)
The 2035 General Plan (GP2305) includes more than 100 policies and actions related to the future development of transit villages around the new Arrow passenger rail line stations in the City. Of the five Arrow rail stations that were shown in the GP2035, three are currently being built by San Bernardino County Transportation Authority (SBCTA) in the first phase of Arrow’s operation: New York Street/Esri Station, Downtown Station, and University Station. The remaining two stations, which will be located at Alabama Street and California Street, will be built by SBCTA in a later phase of Arrow development, the timing of which is unknown at this time.
The proposed Project would advance the GP2035’s present Transit Village Strategy and Concept by amending the GP2035 to establish the new Transit Villages District land use designation to encourage development in the center of town by providing a plan for introducing new residential and commercial uses located within 0.5 mile of each of these three new stations. As a form-based code, the Project would emphasize building form, a mix and density of different uses, strong pedestrian orientation and transit-oriented development, and public realm improvements and amenities.
The Project proposes three transit villages: New York Street/Esri Village, Downtown Transit Village, and University Village.
The Project identifies allowed land uses and, through the TVSP, provides detailed standards for building placement, height, massing, articulation, frontage, landscape, and parking based on a form-based code. The form-based code incorporates a gradual transitioning of the height and mass of larger buildings from larger to smaller to avoid incompatible buildings heights next to each other. The TVSP’s regulating plan would serve as the zoning map for the TVSP.
The Project also includes provisions for transportation and circulation, open space, and infrastructure. The Project provides a framework for complete, multi-modal streets that provide for pedestrians, bicycles, transit patrons, and motorists in a mixed-use environment around the three Arrow stations. The Project also includes parking improvements in the Downtown Transit Village that include on-street parallel parking, angled parking, parking lot expansion, and new parking garages. Moreover, the proposed street and open space network would provide contiguous green space connecting the TVSP villages. Further, the Project identifies the necessary water system infrastructure improvements and the addition of non-potable water mains, and design considerations to address the existing 100-year floodplain as well as means to reduce the floodplain area.
The Project requires General Plan Amendments to change land use designations of parcels per Redlands Transit Villages Specific Plan, e.g., to a “Transit Village” land use classification, General Plan Amendments for minor changes to the design or designations of certain street segments, and minor text amendments to one or more policies to achieve consistency as may be required, and a Zone Change to designate the Project area as “Specific Plan" or "SP 65".