Tennessee Village Mixed-Use Project


SCH Number
Lead Agency
City of Redlands
Document Title
Tennessee Village Mixed-Use Project
Document Type
MND - Mitigated Negative Declaration
Present Land Use
EV/SD (East Valley Corridor Specific Plan/Special Development) / Commercial
Document Description
The proposed project includes Tentative Parcel Map No. 20688, which would subdivide the site into four parcels for the development of 460 new apartment units, approximately 17,899 square feet of commercial space, and associated landscaping and roadway improvements. The project would consist of two (2) three-story buildings and eight (8) four-story buildings. Eight (8) of the proposed buildings would include only residential uses and two (2) of the proposed buildings would include mixed-uses that incorporate ground-floor commercial space with residential units on the floors above. The residential apartment units would range in size from one-bedroom to three-bedroom units. The project would include six (6) “Live/Work” units that incorporate retail/office uses on the ground floor and a residential unit on the second floor. In addition, approximately 5% of the proposed residential units would be designated as “very low-income” units, which would allow for a 20 percent density bonus in accordance with the “California Density Bonus Law”. The very low-income units would be spread throughout the site to create a cohesive project that does not separate the market rate units from the very low-income units. Parking would be provided through a combination of underground, garage, outdoor-covered, outdoor-uncovered, and commercial parking spaces throughout the project, and the project would include 673 residential parking spaces, and 91 commercial spaces, for a total of 764 spaces. Residential parking would be separate from commercial parking spaces. The parking and street immediately surrounding building ten would be publicly accessible and would be designed to connect to a future commercial development proposed to the south. There are three points of entry into the project: one entry point off Tennessee Street, one entry point off Pennsylvania Avenue, and one entry point at the future commercial development proposed to the south. The project would include approximately 190,098 square feet of common and private open space. Outdoor and open space amenities would include a linear park leading to a resort-style pool in the center of the site along with other smaller open space areas throughout the site. Finally, Building 9 would house leasing offices, mail rooms, and other amenities that may include office/meeting spaces, kitchens, a movie theater, and a rooftop bar. The remainder of the site would be paved, including sidewalks, streets, driveways, and landscaping planters. Additional components of the project include: Specific Plan Amendment (SPA) to remove the site from the East Valley Corridor Specific Plan; Zone Change (ZC) to establish the site’s zoning as C-3 (General Commercial District), Conditional Use Permit (CUP) for allow mixed-use residential/commercial; Commission Review and Approval (CRA) for site plan and architectural review; and a Tentative Parcel Map to subdivide the property into four lots. Project construction is anticipated to begin in the summer of 2024 and last approximately 19 months. Based on the preliminary estimates, grading for the project would require cut of approximately 23,076 cubic yards (cy), and fill of 40,489 cy, requiring approximately 17,413 cubic yards of soil import during grading. The project is anticipated to be operational by the spring of 2026.

Contact Information

Sean Reilly
Agency Name
City of Redlands
Job Title
Principal Planner
Contact Types
Lead/Public Agency

Cameron Hile
Agency Name
MIG, Inc.
Job Title
Project Manager
Contact Types
Consulting Firm


San Bernardino
Cross Streets
Tennessee Street and Lugonia Avenue
Total Acres
Parcel #
State Highways
Interstate 10 and State Route 21
Santa Ana River

Notice of Completion

Development Types
Residential (Units 460, Acres 13.48), Commercial (Sq. Ft. 17899, Acres 13.48, Employees 1)
Local Actions
Site Plan, Rezone, Specific Plan Amendment/Conditional Use Permit
Project Issues
Aesthetics, Agriculture and Forestry Resources, Air Quality, Biological Resources, Cultural Resources, Cumulative Effects, Drainage/Absorption, Energy, Flood Plain/Flooding, Geology/Soils, Greenhouse Gas Emissions, Growth Inducement, Hazards & Hazardous Materials, Hydrology/Water Quality, Land Use/Planning, Mandatory Findings of Significance, Mineral Resources, Noise, Population/Housing, Public Services, Recreation, Schools/Universities, Septic System, Sewer Capacity, Solid Waste, Transportation, Tribal Cultural Resources, Utilities/Service Systems, Vegetation, Wetland/Riparian, Wildfire
Local Review Period Start
Local Review Period End


Notice of Completion [NOC] Transmittal form

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