Lugonia and Tennessee shopping center moves toward approval

REDLANDS, Calif. — A new shopping center could soon rise on an 8.5-acre vacant site at the northeast corner of Lugonia Avenue and Tennessee Street in Redlands. 

The Redlands Planning Commission unanimously voted to recommend the project for City Council approval. During the Tuesday night meeting, Developer Regency Centers secured approval for zoning changes, environmental documents, site design and conditional use permits for the 71,400-square-foot commercial project.

Why it matters: The site sits in the heart of one of North Redlands’ fastest-growing residential areas.

Two major housing projects, Lugonia Village (541 homes) and Tennessee Village (460 apartments plus commercial space), were approved nearby in 2024. The proposed shopping center would add neighborhood-serving retail, including a full-service grocery store, a drive-through restaurant and several smaller retail buildings. 

A city socio-economic study found the project would also benefit Redlands financially, projecting a positive 7.65 revenue-to-cost ratio under Measure U with annual net revenue of $315,558, according to a staff presentation.

Details: The project would bring roughly 71,400 square feet of commercial space to the area, including:

• 36,000-square-foot grocery store;
• 3,900-square-foot drive-through restaurant;
• Four additional multi-tenant retail buildings ranging from 6,600 to 10,000 square feet. 

The center’s architectural plans feature earth-tone colors, parapet-screened rooftop equipment, stone veneer, metal awnings and tower elements.

Plans also include 357 parking spaces, 61,957 square feet of landscaping, including 239 trees and drought-tolerant plants, along with lighting, utilities, drainage improvements and new access driveways.

The buildings would be arranged around the perimeter with parking in the middle. Five access points are proposed including two primary driveways from Lugonia Avenue and Tennessee Street, secondary entries at both streets and a connection to the Tennessee Village development to the north.

Safety concerns: While commissioners ultimately voted unanimously to advance the project, much of the discussion centered on pedestrian safety. Several commissioners raised concerns that limited driver visibility at the drive-through and other entrances could create conflicts with pedestrians.

Traffic issues were addressed by both the city’s traffic expert, Don Young, and the project’s traffic consultant, Rawad Hani, who said the site design and access points met safety standards.

Commissioners discussed a range of options, including high-visibility crosswalks, additional signage, flashers, yield signage and a possible stop sign near the drive-through exit. The idea of adding a left-turn-only lane was also raised, though city staff said it was not necessary.

As a result, several adjustments were made to improve safety and visibility. These included shifting a pedestrian crossing along Lugonia Avenue to be closer to the site rather than near the street, moving the drive-through window back 15 to 20 feet to allow additional vehicle stacking space and adding a raised sidewalk along the north side of the project near Tennessee Village.

The commission also discussed working with prospective tenants on enhanced landscaping or trellis features in the future to improve the site visually.

Moving forward: After the modifications were discussed, the commission voted unanimously to recommend the project move forward to the City Council. No members of the public spoke on the item.