Planning commission approves 82-unit mixed-use development with 7,000 sq ft of ground-floor commercial near transit station

The Redlands Planning Commission on April 8 approved a three-story mixed-use development proposal that would add 82 apartment units and about 7,000 square feet of ground-floor commercial space on a 2.85-acre vacant parcel at the northeast corner of Eureka Street and Stewart Avenue, near the train station.

Kevin Berry, planning staff, presented the application (Commission Review and Approval No. 974 and Tentative Tract Map No. 20755). Berry said the site is designated Transit Village in the general plan and is in the Village Center district of the Transit Villages specific plan, which anticipates transit-oriented mixed residential and commercial uses. The project proposes 82 units, including eight inclusionary units, 51 covered parking spaces, three new 20-foot driveways for vehicle access, an on-site public walkway, two central courtyards, and varied architectural elements. The parking structure on the project’s first floor will be open to the public dawn to dusk under a shared-use agreement with the city, Berry said.

Jennifer Dublais, senior project architect with Brooks + Scarpa Architects, and the project owner and architect were available to answer questions. The applicant’s representative, Glenn Fearon, said the developer intends to offer tenant parking on-site and may use a hang-tag system in the parking structure across the street; some on-site spaces would be rented separately.

Members of the public raised concerns during the hearing about existing downtown parking shortages, traffic and speeding on adjacent streets, early-morning loud maintenance activity in a nearby parking structure, and pedestrian safety near bus operations and the train station. Pablo Velasco and Mark Salerno, nearby residents, both urged the commission and staff to address speeding on Third Street and improve crosswalks or mid-block crossings for safer pedestrian access. Staff said engineering would review potential mid-block crossing locations and that any required street vacations or right-of-way changes would require subsequent approvals by the city council.

Commissioners asked about access, parking strategy, security, and EV charging. The project team said EV chargers are provided as required by code for residents and that bicycle parking includes a secured room. Commissioners also discussed whether the project’s required street vacation application should be explicitly tied to the project approval. Staff explained the street vacation application must be submitted and accepted by the city engineer and that the final map and street vacation approvals are separate city processes; staff noted the tentative map cannot be recorded until the required street-vacation and right-of-way matters are resolved.

Commissioner Wells moved to adopt the resolution approving the tentative map, commission review and approval and associated inclusionary housing plan subject to the attached conditions; Commissioner Stanson seconded. The commission voted in favor and the motion carried.

Conditions discussed in the hearing include submittal and approval of the street-vacation application prior to final map recordation, required engineering conditions for right-of-way and public improvements, and standard environmental review findings: staff determined the project qualified for a CEQA infill exemption because the site is under five acres in an urbanized area. The project record will proceed to city council for any actions that require council approval (for example, street vacations or final map recordation).