85 apartments approved for downtown Redlands Transit Village

REDLANDS, Calif. — The Redlands Planning Commission unanimously approved a mixed-use development project at the northeast corner of Eureka Street and Stuart Avenue during their April 8 meeting, bringing 82 apartment units and nearly 7,000 square feet of commercial space to the downtown area.

Why it matters: The project aligns with the city's Transit Villages Specific Plan, which encourages higher-density, mixed-use developments near train stations. The plan aims to create more walkable, transit-oriented neighborhoods in Redlands.

Details: The three-story development, designed by Brooks + Scarpa architects, will transform a currently vacant 3.12-acre lot into a transit-oriented residential and retail complex less than 300 feet from the Downtown Redlands train station.

Bobby Garrity, a resident and leader of the local YIMBY group, who spoke in support of the project, emphasized the housing crisis facing the community: "We are in a severe housing crisis. Rents are far too high, home ownership too inaccessible and the only way out is to build more homes."

"I love the project, the way it looks, it's beautiful," said Commissioner Rosemarie Gonzalez, praising the design. 

The project, proposed by Balboa Park Properties, features a contemporary architectural style with varied materials that commissioners noted would provide a welcome change from the brick buildings common in the area.

"It's nice to get some different materials while still having it seem really cohesive," said Commissioner Maryn Mineo-Wells.

The development includes two central courtyards planted with pine, elm and eucalyptus trees, along with native and drought-tolerant landscaping throughout the site. Street trees will include palo verde, Mexican fan palms and sycamores.

A key feature of the project is a public walkway extending from Ruiz Street to Stuart Avenue, which will be open to the general public daily from dawn to dusk. The development also includes a private community room for residents.

The project requires a partial street vacation of Ruiz Street and additional right-of-way dedications along Eureka Street and Stuart Avenue to allow for wider public sidewalks and sufficient building setbacks.

The Planning Commission's approval includes conditions related to the design of walls along street frontages, which must be clad in brick, stone, stucco or other decorative finishes approved by Development Services Director Brian Desatnik.

Parking concerns: While state law exempts the project from parking requirements due to its proximity to the train station, the developer has included 51 covered parking spaces. This represents approximately two-thirds of what would typically be provided for 82 units.

"Per state code and per where we're located in the city centre, there's zero parking required and we're providing 51 spaces," explained Jennifer Doublet, senior project architect with Brooks + Scarpa.

Parking concerns dominated much of the public comment period, with nearby residents expressing worries about the impact on an already strained parking situation downtown.

"We already have a parking problem," says Pablo Velasco, who lives behind the project site. He also raised concerns about traffic safety, noting difficulties crossing Stuart Avenue due to buses blocking sightlines and cars traveling at high speeds.

Mark Salerno, another resident on 3rd Street, echoed these concerns: "The streets on the weekends are completely filled up. So we definitely need more parking. There's no way that this is going to be able to support the retail down below in addition to the apartments."

Glenn Fearon, representing developer Balboa Park Properties, acknowledged the parking challenges and indicated they might establish an agreement with the owner of the nearby four-story parking garage to designate spaces for residents.

"We are concerned about parking," Fearon said. "To make a successful development, you have to provide some parking. So we've done what we can on our site."

In response to pedestrian safety concerns raised by residents, city staff confirmed they will evaluate the need for a mid-block crosswalk with flashing beacons or in-ground lighting as part of the project development.

Moving forward: Construction timelines were not discussed during the meeting, but the project represents a significant addition to Redlands' downtown housing stock at a time when the city faces increasing demand for residential units.