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RiversideCA.gov1
UNIVERSITY AVE SPECIFIC PLAN DENSITY TRANSFER PILOT PROGRAMLand Use CommitteeSeptember 8th, 2025Community & Economic Development Department RiversideCA.gov2
What is a Density Transfer? •The transfer of residential developmental rights from one property (Donor Site) to another property (Receiver Site)•A density transfer allows a property to build more housing units than what is currently permitted by its underlying zone and land use designationBACKGROUND
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What is a Density Transfer Program (DTP)?•Establishes a policy framework for transferring residential development rights from one property to another•Establishes an area of focus for density transfers to be proposed or requestedPROGRAM BASICS RiversideCA.gov4
Unused DensityDonor Sites:Properties with unused or underutilizedresidential density that donate or sellunused density for developmentelsewhere.Donor sites forfeit residentialdevelopment rights in perpetuity.PROGRAM BASICS 3 8/26/2025
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Unused DensityReceiver Sites:Properties that might benefit froman increase in residential density,beyond what is currently permitted,usually for development feasibility.These properties may be achallenge to develop withoutadditional development rights.PROGRAM BASICS RiversideCA.gov6
PROPOSED AREA OF FOCUS Goal:
• Development of vacant surplus sites• Investment in quality, affordable housing• Revitalization of UASP corridor
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UASP LAND USE DESIGNATIONS
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CITY OWNED SURPLUS PROPERTIES
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UNUSED RESIDENTIAL CAPACITY
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DTP MODEL TYPES
•Transfer between two properties with the same land use designation1-to-1 Direct Transfer •Transfer between two properties with different land use designationsVarying Classification Transfer•Utilizes a banking system that is fed with unused development capacity which can then be withdrawn for use by other sitesCredit Bank Model 6 8/26/2025
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1-TO-1 DIRECT TRANSFER MODEL
•Requires negotiation between two property owners •Similar development rights and standards can simplify appraisal/ valuation and process RiversideCA.gov12
1-TO-1 DIRECT TRANSFER EXAMPLEMixed Use - Neighborhood Designation 1-1 TransferPost Transfer Maximum: 4 UnitsExisting Maximums: 2 Units Each*Donor Site (Lot on Right) forfeits residential development rights post transfer 7 8/26/2025
RiversideCA.gov13
1-TO-1 DIRECT TRANSFER EXAMPLEHE Site Mixed Use - Urban Designation 1-1 TransferExisting Maximums : 23 Units + 14 UnitsPost Transfer Maximum: 37 Units *Donor Site (Lot on Right) forfeits residential development rights post transfer RiversideCA.gov14
VARYING CLASSIFICATION TRANSFER MODEL
•Requires negotiation between the two property owners•Product type will differ between land uses, may affect market value 8 8/26/2025
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VARYING CLASSIFICATION TRANSFER EXAMPLE
Existing Maximum Capacity: 29 Units Post Transfer Maximum Capacity: 42 UnitsHE Site Mixed Use - Urban RiversideCA.gov16
DENSITY CREDIT BANK MODELDonor SiteCredit BankReceiving Site•Allows for banking of unused residential density to be withdrawn later•Density credit bank can be “seeded” with unused residential density from underutilized or undeveloped properties•Could require any new nonresidential development on sites that permit mixed uses to transfer unused residential density to the credit bank as a condition of approval 9 8/26/2025
RiversideCA.gov17
Recommended Pilot Program •Open to City-owned Surplus Sites and Housing Element Sites•Allows for unused residential capacity from HE sites to be donated/sold•Can streamline direct 1-to-1 transfer •Can allow varying classification transfers through credit bank•Flexible timing RECOMMENDED PATHWAY 1-To-1 Direct Transfer
Density Credit Bank Model
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That the Land Use Committee:1.RECEIVE AND FILEthe report on the University Ave HousingDensity Transfer Pilot Program; and2.PROVIDEstaff with direction to proceed with one of themodels presented.RECOMMENDATIONS 10 8/26/2025
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Reference Only Slides
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G O A L:Develop a density transfer program to increase densities on undeveloped and under-developed lotsO P P O R T U N I T I E S•Increases the probability Vacant City Owned Surplus Properties are developed•Provides a way to gain back unused density within current limits•Increases ability for market to respond to changes in demand•Incentivizes affordable housing •Provides a way to move towards our RHNA housing obligation C H A L L E N G E S•Requires ongoing monitoring, tracking and reportingSTRATEGY 4: DENSITY TRANSFER PROGRAMUnused DensityInfographic Credit: NYC.gov E V A L U A T I O N C R I T E R I A•Within General Plan density limits•Moderate increase in residential capacity•Community opposition unlikelyREFERENCE - OVERVIEW