Redlands City Council approves 460-unit mixed-use development

REDLANDS, Calif. — City council unanimously approved the Tennessee Village mixed-use project on Dec. 3, paving the way for 460 new apartments and 18,000 square feet of commercial space on the city’s north side. 

Why it matters: Located on a 13.48-acre site east of Tennessee Street, approximately 600 feet north of Lugonia Avenue, the development will include 20 units reserved for very low-income residents. 

Details: Developer Diversified Pacific, a local company, presented the plans for the project during the Tuesday night meeting. 

Matt Jordan, one of Diversified Pacific's founders and a longtime Redlands resident, emphasized the project's community benefits.

"We're trying some things that we think could really benefit this city long term," Jordan said. "First and foremost, it is mixed-use. So we have a retail component, but we also have six units that are live work, so people can literally live above where they work."

The project includes amenities such as a resort-style pool, fitness center, theater and a 5,000-square-foot rooftop deck. Landscaping will cover 15% of the site, exceeding the 7% minimum requirement for parking areas.

Some concerns were raised about traffic impacts, both by Mayor Eddie Tejeda and multiple public commenters. 

In response, city staff explained that under current environmental law, traffic is no longer evaluated based on level of service. Instead, the focus is on vehicle miles traveled, which the project is expected to meet, given its location near the city core.

The development required several approvals, including a specific plan amendment, zone change and density bonus agreement. The density bonus allows for 76 additional units above the base 384 units in exchange for providing affordable housing.

The Council's approval came with conditions, including a requirement that all garage parking spaces be electric vehicle charger ready, exceeding typical building code standards.

An environmental review found no significant impacts after mitigation measures are implemented. These measures address biological resources, cultural resources, geological resources, noise and tribal cultural resources.

What they’re saying: Two speakers from the local housing advocacy group Redlands Yes In My Backyard (YIMBY) voiced support for the project.

Bobby Garrity, a member of Redlands YIMBY said, "Housing in Redlands is far too expensive and we don't have enough of it. Rents are too high, home ownership too inaccessible and the only way out is to build more homes, which is why I ask that you vote yes on this item to bring more homes to our city."

Moving forward: The project is expected to generate positive revenue for the city, with an estimated $242,357 annually after development costs.

Construction timelines were not discussed at the meeting, but the project will be developed in two phases, with the commercial space and 225 apartments coming in the first phase. The second phase will add 235 more residential units.