Redlands mod booklet

The Packinghouse is RebornA Proposal for the Mutual Orange Distributors

Packinghouse Project

BRYAN KANGMARCH 2016

Table of Contents

Introduction.................................................................................................................................................. 4

Location...........................................................................................................................................................5

History..............................................................................................................................................................6

Development Concept.............................................................................................................................12

Recommended Land Use.........................................................................................................................14

Current Land Use........................................................................................................................................15

Parcel Ownership........................................................................................................................................16

Conceptual Map...........................................................................................................................................17

Development Team ................................................................................................................................ ..24

Development Experience ..................................................................................................................... ..25

Goals of the Specific Plan.........................................................................................................................33

Market Analysis...........................................................................................................................................34

Performance Schedule.............................................................................................................................35

Financial Resources & References...................................................................................................... 37

IntroductionThe term urban design first appeared in the late 1950s at Harvard University, among faculty members linked to architecture, planning, and landscape architecture. At this time urban design was a comprehensive set of preoccupations, theories, and methods to deal with the physical and socio-cultural quality of the public realm. Urban design today is still an interdisciplinary activity integrated into the planning and development process that can be used to identify cultural uses, unintended uses of spaces, perceptual views of many users and much more.

Urban development is a political and socio-cultural expression of society that describes how market forces work together and against each other to trigger growth in a city. Mixed-use urban development and unique urban design elements that preserve historical significance and create a compact, pedestrian oriented environment are essential to the success and growth of Downtown Redlands.

The following Redlands MOD Packinghouse proposal will display the vision, goals, and actions to put the historical Mutual Orange Distributors Packinghouse and a large number of under utilized properties together in order to create an urban development that will contribute to the City’s economic progress and will further strengthen the greater downtown area. The study area consists of the Mutual Orange Distributors (MOD) Packinghouse located at 330 North

Third Street and the surrounding three blocks in the Downtown Redlands District.In terms of urban landscapes, Downtown Redlands is striving to become an urban development like most small cities in San Bernardino County. Because of this, attention is paid to the past, the present and the future of development in Downtown Redlands. An understanding of history and current development patterns is important in order to understand the local urban economics and the tensions between agglomeration and congestion in closely related parts of the City. Pedestrian experience is an important element to a successful downtown. It is important to understand the visual experience and feelings that help to define a sense of place. The walkability of each block within Downtown Redlands is vital to the success of the MOD Packinghouse. This proposal takes into consideration the physical aspects of the built and natural environment that contribute to a sense of place. The MOD Packinghouse provides great opportunities for imageability, human scale, transparency and flexibility. Perception is difficult to define, as it varies widely by individual preferences and past experiences. Despite this difficulty, this proposal provides a look into community relations and investigating how community members in Redlands perceive the positives and negative aspects of downtown. These perceptions include expectations,

environmental preferences and mental images. To better understand the public’s perception of Downtown Redlands this proposal will plan to incorporate a mental map drawing exercise in order to understand personal preference towards appropriate residential, office, and commercial building types and architectural styles within the downtown. This proposed survey will prepare the Redland’s resident for the mental map exercise making them call to memory important or significant places and routes in Downtown Redlands. The mental map exercise will provide the resident’s perception of the most socially active area within the downtown. The MOD Packing house must draw the pedestrian foot-traffic volume by creating a destination that promotes social activities, such as concerts, farmers markets, and movie nights in order bring a successful social environment to Downtown Redlands. The morphological composition of Downtown Redlands can be represented by relationships between different aspects of the urban fabric, including various built and natural physical elements. The MOD Packinghouse has a particularly interesting relationship between public and private space. There is a great private connection to the nearby Krikorian Theater, Redlands Mall, and the historical Sante Fe Depot. In addition, there is a great public connection to the MOD Packinghouse with the site of the future metro line. This future railway will provide for a more positive and convenient urban experience. Overall, the MOD Packinghouse is a catalyst to invigorating Downtown Redlands with its complex history and its connection to the urban fabric of Downtown Redlands.

Location

KRIKORIAN THEATER

SANTE FE DEPOT

REDLANDS MALL STATE STREET

ORANGE STREET

REDLANDS BLVD.

MOD

3RD STREET

4 Redlands Mutual Orange Distributors Packinghouse 5 Redlands Mutual Orange Distributors Packinghouse

History



Present PastThe MOD Packinghouse Past and Present The packing house, at 330 Third St., was built in 1912 as a citrus packing house and was later used for warehouse purposes. It is a contributing property in the Santa Fe Depot District — a National Register District that includes 17 contributing properties in downtown. The building has now stood vacant for nearly 15 years.

Citrus is a large part of the City’s history and identity, the Redlands district averaged about 5,000 cars of citrus fruits annually back in the 1940’s. Engaged in the production of oranges in Redlands were about 1,000 growers, with hundreds of men employed to cultivate, irrigate, prune, to harvest and to pack the product.

The fruit was picked and packed by 19 packing houses most of which are cooperative in their organization. The MOD Packinghouse of this proposal was one of those 19.

Selling was carried on directly with eastern buyers in the case of the independent packers, but a majority are associated with the two major cooperative selling organizations. These are the Mutual Orange Distributors and the California Fruit Growers Exchange.

The former, commonly called the M.O.D., was founded in Redlands and has its headquarters here. Redlands is also the center of one district of the statewide California Fruit Growers Exchange. The sale of several thousand cars of oranges

from the Redlands-Highland district was directed from a sub-office located in Redlands.Redlands is widely regarded as a city where residents enjoy a high quality of life. This high quality of life is derived from many factors - including good weather, location, and its rich history. Many would consider the vibrant downtown core to be their favorite aspect of the city.

For the past several decades, the MOD Packinghouse has been used for storage or stood vacant, not an optimum use for a building within the City’s thriving downtown commercial area. This is why the City is looking to sell the property and hope to see it evolve into something great.

The MOD Packinghouse property is located within the Santa Fe Depot District, a National Register District. The property is also sited within the larger sphere of what is anticipated to become Redlands’ greater downtown entertainment district. In fact several projects have been planned surrounding the MOD Packinghouse, which will further enhance the downtown area. This project and those surrounding the Packinghouse will create a destination for both residents and visitors alike.

The site is currently zoned for commercial retail and with this proposal the building will come into compliance with the current zoning. At present the building is one story with a small basement. Much of the building is in need of repair, but we welcome the challenge and are excited to take on

the building and start with a clean slate. There are two utility easements on the property which will need to be evaluated to better understand the confines for development of the parcel beyond the building itself.


Future: The Building is Reborn Redlands residents and visitors will enjoy a new communal gathering place in the heart of Downtown Redlands, complete with refurbished historic structures and new exciting uses. The MOD Packinghouse, located at the intersection of Orange Boulevard and Third Street, will feature numerous artisan eateries with live music on the mezzanine hall while customers enjoy their food and drinks.

One of the few remaining packinghouses from the agricultural era in Southern California, the Redlands MOD Packinghouse is a landmark in both County and City history. The Packinghouse will become once again a hub of commerce for the area. Residents and visitors will relive the experience of where local farmers arrived to unload trucks of freshly picked citrus to begin the process of washing, grading and eventual packing into wooden crates. The market will be re-invigorated to re-serve the neighborhood and provide residents with a community gathering space of restaurants and live entertainment. The two level packinghouse will take advantage of the large central atrium and provide communal dining opportunities with cafes and kiosks of varying sizes surrounding the restaurants. A outdoor picnic garden and a building-length dining porch looking out to the outdoor marketplace will create a destination for both residents and visitors.

The Redlands MOD Packinghouse will provide a creative culinary walkabout, inspired by Old World food markets, in the heart of Redlands historic downtown. The

beautiful open-floor dining complex and the eclectic mix of eateries and food artisans will bring residents and visitors back for more with a new experience upon every visit. In addition, the MOD Packinghouse will provide continual entertainment and dinning opportunities with market food during the day and at night a possible hidden speak-easy bar at the basement of the packinghouse.

The MOD Packinghouse will provide wonderfully eclectic eating spots with an emphasis on local, sustainable and/or organic ingredients. There is potential to provide Sunday farmers markets by temporarily closing vehicle traffic on Third Street and allowing farmers and local artists to sell their beautiful goods and delicious foods. The MOD Packinghouse will serve as the stable to hold and invigorate more community events such as farmers markets, art walks, movie screenings, and more along the packinghouse’s frontage on Third Street.

The MOD Packinghouse will truly become a culinary food hall reminiscent of classic food markets – from Grand Central Market in Los Angeles to La Boqueria in Barcelona. Residents and visitors will take pride in the two-story building, which will be restored under the watchful eye of an historical consultant. The building will be reborn and become the perfect backdrop for vendors, entertainment, and community events.

The main floor within the Packinghouse will be a grand entrance to visitors, with its large

skylights and atrium. Vendors will be able to “plug and play” with stalls, both big and small. Each vendor will be equipped with modern conveniences but will be designed with a retro-looking touch. The Packinghouse will be peppered with tables to encourage communal dining, but customers will be able to grab-and-go as well and dine outside. Food, beer and wine will be available for purchase and eaten anywhere within the hall.

Anaheim PackinghouseThe Anaheim Packinghouse provides an excellent precedent for the Redlands MOD Packinghouse. A compiled index of photos on the following pages draw inspiration and ideas for the Redlands MOD Packinghouse. The artisan foods and unique retail options at the Anaheim Packinghouse are intended to be recreated in the MOD Packinghouse.

The Anaheim Packinghouse provides several examples of both indoor and outdoor plants and landscaping, which create a seamless transition for pedestrians moving from the outside in. The MOD Packinghouse will replicate the landscaping elements with citrus trees and vegetation as a nod towards the building’s history and the citrus theme throughout downtown Redlands. The citrus trees will also serve as an example of small scale urban farming creating a more sustainable environment.

Within the Anaheim Packinghouse are small performance and entertainment areas, which the MOD Packinghouse will recreate by making the Packinghouse not just an eating destination, but an entertainment hub as well. The Anaheim Packinghouse displays and provides numerous types of furniture and sitting spaces. These spaces accommodate the various types of visitors to the Packinghouse. The MOD Packinghouse will be a place for families, date nights, or for the college student looking for a place to study. Providing

Development Conceptvarious types of sitting spaces will ensure that all visitors feel comfortable spending time at the MOD Packinghouse.

ParkingParking on the MOD Packinghouse site is currently non-existent. It will take cooperation between the developer, surrounding private owners, and the City to solve the parking issue. Currently, the City of Redlands and George Krikorian are the two major landowners surrounding the MOD Packinghouse site. Mr. Bryan Kang’s development team’s relationship with Mr. Krikorian will provide an opportunity to purchase one of Mr. Krikorian’s vacant lots for nearby off-site parking opportunities.

In addition, with the consultation of the development team’s historical architect, the possible removal of the newly added concrete exterior of the Packinghouse will provide opportunities for diagonal parking along the sides of the building. This frontage parking along the Packinghouse could provide opportunities for valet parking and/or handicap parking. There are two utility easements on either side of the Packinghouse. The space of these easements will be used as a drop off location as not to permanently infringe on the utility easement. A street car or shuttle service will be the best solution to the parking issues of the MOD Packinghouse. Shared parking opportunities with the Redlands Mall and the Krikorian Theater

Community Outreach Local resident participation and support is crucial to the MOD Packinghouse’s success. There are several activities that the development team will administer to gain a better understanding of the public’s vision of the Packinghouse.

To better understand the public’s perception of Downtown Redlands, the development team will plan to incorporate a mental map drawing exercise in order to understand people’s hierarchy of what is most important within the downtown. A survey would be administered first to establish personal preference towards appropriate residential, office, and commercial building types and architectural styles within the downtown. This proposed survey will prepare the Redland’s resident for the mental map exercise making them call to memory important or significant places and routes in Downtown Redlands.

The development team will work with Redlands Historical Society and the Redlands Business Association in order to incorporate historical preservation elements of the MOD Packinghouse and the local agricultural history. The development team will ensure that all members of both private and public groups are heard and represented in the design of the MOD Packinghouse. The development team will work with local schools and the Redlands University to truly draw inspiration and gather ideas from all of the demographics that would utilize the Packinghouse and surrounding areas.

will allow residents and visitors to park at these locations and pick up customers from downtown Redlands and the nearby attractions such as the Redlands Bowl, City Hall, Public Library, Smiley Park, State Street, Redlands University, and more

The development team proposes to charge for downtown parking along State Street and Orange Street during peak business times in order to fund the trolley and/or shuttle system from the revenue generated from the parking fees. Another option, is to propose a small tax on the local businesses located along the route, which will benefit from the trolley/shuttle service.

The future Redlands Passenger Rail project that will be completed in 2020, will also provide another form of public transportation to the Redlands MOD Packinghouse and the downtown area. The Redlands Passenger Rail project is a progressive nine-mile rail project that will provide new transportation choices through the implementation of a new rail service that integrates conveniently with other modes such as cars, buses, and bicycle use.

The MOD Packinghouse’s close proximity to the proposed train station will allow residents and visitors to easily walk to the Packinghouse and enjoy the natural foods and live entertainment. The development team will work closely with San Bernardino Associated Governments (SANBAG) in creating seamless access and connectivity with the future Redlands Passenger Rail Project.

Surrounding Land UseThe development team’s vision for the MOD Packinghouse is to create a thriving destination during the day and the evening. In order to support this continual business, the development team proposes to purchase surrounding vacant property in order to build a live-work component.

The development team proposes to incorporate a mixed-use development in the surrounding vacant land in order to ensure continual pedestrian activity near the MOD Packinghouse. The sight we envision is highlighted below in the Recommended Land Use graphic. The City owns the site and the Development team recommends a high density use such as live-work lofts to support the Packinghouse development

The Lofts at City Place in Santa Ana, California is a precedent for the vacant land near the Packinghouse. City Place Live-Work lofts is a 84 unit mixed-use development. The lofts at City Place are an excellent example of the pedestrian friendly, walkable, aesthetically stimulating type of development the development team proposes to build near downtown Redlands in order to compliment the MOD Packinghouse development.

The mixed-use development will incorporate the development standards in the Downtown Specific Plan by incorporating historic facades in order to compliment the historic architecture within the downtown area. The proposed live-work lofts will allow small business owners and offices to live and work in the same building, while providing walkability to nearby shopping

and entertainment. The live-work community will be integrated with the future Redlands Passenger Rail project. This transit oriented development will lessen traffic throughout the downtown area.


Recommended Land Use

KRIKORIAN THEATER

SANTE FE DEPOT

REDLANDS MALL

MOD

Commercial High Density Residential

Current Land Use

KRIKORIAN THEATER

SANTE FE DEPOT

Commercial

MOD

REDLANDS MALL


Parcel Ownership

KRIKORIAN THEATER

SANTE FE DEPOT

MOD

Conceptual Map List of Property Owners

1) Showprop Redlands, LLC


3) M.C Ewen, Inc.


5) Clara Clem Trust

6) Metropolitan Life Ins. Co.




10) Redevelopment Agency

11) Redevelopment Agency

* George Krikorian is president of Showprop Redlands, LLC

112

3 5

4

6

7

8

1

10

9


The following image inventory is a collection of design elements within the Anaheim Packinghouse that the development team will draw inspiration from.


10. 11. 12.

13. 14. 15.

16. 17. 18.

Precedent: Anaheim Packinghouse Image Inventory

1. 2. 3.

4. 5. 6.

7. 8. 9.



28. 29. 30.

31. 32. 33.

34. 35. 36.


19. 20. 21.

22. 23. 24.

25. 26. 27.



46. 47. 48.

49. 50. 51.

52. 53. 54.


37. 38. 39.

40. 41. 42.

43. 44. 45.


The MOD Packinghouse will be a passion project of the experienced and creative development team led by Mr. Bryan Kang. Mr. Kang is a successful entrepreneur of a clothing company based out of Los Angeles and has a keen eye for real estate and development locally in Southern California and globally in South Korea.

Originally from South Korea, FIDM Fashion Design Graduate Bryan Kang is a U.S. citizen and the President of Rhapsody Clothing, Inc., based in downtown Los Angeles. Mr. Kang’s company has an in-house team of designers, pattern makers, and overseas researchers who collaborate to create the Rhapsody line of clothing, which is sold worldwide. House of Snoopy, Betty Boop, and OLIVIA are licensed properties of Rhapsody Studio, a subsidiary of Rhapsody Clothing, Inc.

Mr. Kang was appointed by Mayor Villaraigosa to serve as a Board of Transportation Commissioner for the City of Los Angeles Department of Transportation. Mr. Kang is especially qualified by reason of training and experience for the work that was devolved upon him as Transportation Commissioner for the City of Los Angeles.

As the founder and owner of a successful garment wholesaler, manufacturer, and importer in Los Angeles, Mr. Kang also serves as President and owner of BNY Group, Inc. which is a real estate investing group. BNY Group is a successful development team in Southern California, that recently purchased and improved the Dos Lagos

Development Teamcommercial center in Corona, California. Mr. Kang has a dynamic development experience in the real estate realm as a major property owner in the City of Redlands, founder of Vie de France, a french restaurant, and owner of Love Scene, a retail chain store in Korea.

Mr. Kang’s affiliations include: the Los Angeles County Office of Small Businesses under Mayor Villaraigosa, Fashion Business Inc. Board of Directors, California Fashion Association Advisory Member, and Transportation Commissioner for the City of Los Angeles. Mr. Bryan Kang‘s experienced development team includes:

Urban & Environmental Planning The Planning Associates495 E. Rincon Street, Suite 212Corona, CA 92879

Historical Architect J. Gary Stegermann & Keith Suchow5 1/2 East State StreetRedlands, CA 92372

Engineer & Surveyor Hicks & Hartwick Inc. 5 1/2 East State StreetRedlands, CA 92372

Placemaking Jerde913 Ocean Front WalkVenice, California 90291

Real Estate Services Lee & Associates3535 Inland Empire Blvd.Ontario, CA 91764

Marketing Allegra 127 Radio RoadCorona, CA 92879

Attorneys Gresham Savage 550 E. Hospitality Lane, Suite 300San Bernardino, CA 92408

Political Liaison Urban Environs 1345 Fountain PlaceRedlands, CA 92372

Los Angeles Stock Exchange BuildingThe Pacific Stock Exchange building at 618 South Spring Street, Los Angeles, California is one of many projects of Mr. Kang’s development team. The property is located in the heart of one of downtown’s most prominent residential neighborhoods, surrounded by a popular mix of retail and entertainment amenities. Mr. Kang’s development team has successfully converted the historic building into a prominent loft building with residential apartment units and creative office spaces. Mr. Kang’s development team has ignited the adaptive reuse renaissance in downtown Los Angeles and has completely reshaped the destiny of the area.

Mr. Kang’s development team has restored the rich history of the building and has preserved it as a high quality trophy asset to the City of Los Angeles. The Stock Exchange building was built with unique qualities and features rarely seen in Los Angeles, including its massive bronze entrance doors, a fortress-like street façade covered entirely in granite, and three bas reliefs by sculptor Salvatore Cartiano Scarpitta. Playing a key role in the birth of the famed Spring Street financial district, the Stock Exchange opened in 1931, in the middle of the Great Depression. Today, the prominent building is situated in the heart of a prominently refined and now solidly established residential neighborhood complete with exciting entertainment, food,

Development Experienceand retail amenities. Mr. Bryan Kang’s development team took advantage of the building floor plan’s flexible sizes and styles in order to provide residents and visitors with creative uses such as residential lofts, open offices, a private club, a restaurant and fitness uses. In addition, great views and window space in the building provide many of the upper floors with tremendous, unobstructed views of the downtown LA skyline.

Mr. Bryan Kang’s development team is experienced in creating world-class destinations. The Exchange building in Downtown has become the economic, political, and entertainment focus of Los Angeles. Mr. Kang’s experience with adaptive reuse will be a major benefit to the MOD Packinghouse in downtown Redlands as his development team will take advantage of this renewed emphasis in Downtown Redlands and make it a world-class destination.

Gross Bldg Area: ± 84, 133 square feet

Year Built: 1930/1933

Floors: 12 Plus Basement


8th and Western Avenue, Korea TownMr. Bryan Kang’s development team is currently designing and planning for a large mixed-use development in the heart of Korea Town. The development proposes retail space, condos, office, and a hotel. The total site area is approximately 63,000 square feet. The development team has taken into consideration the history of Korea Town and the architectural significance of the many historical buildings within the downtown area. The proposed crystal shape design of the building is a nod to the glamor of Hollywood, while providing a modern touch to the active lifestyle in Korea Town. Residents and visitors alike will enjoy magnificent views of the city lights while shopping or dinning in the flexible building spaces.

The development team is experienced in revitalization of downtown areas and understands both the public and private capital investment needed in order to complete a successful project. The development team has taken into consideration the expanding public transportation trends in Southern California and has designed this project to take advantage of Downtown Los Angeles’ bus lines, light-rail, and subway systems.

The MOD Packinghouse in Downtown Redlands will strive as a destination center for the City and the surrounding community with the guidance of Mr. Kang’s development

Development Experience team. The excellent history and improving public transportation of Downtown Redlands makes the MOD Packinghouse a premiere project for Mr. Kang and his development team. Below are a few quick facts of Mr. Kang’s proposed development in Korea Town.

Property 8th and WesternLos Angeles, CA 90015

Site Area: ±63,000

Retail: ±14,000 sq. ft.

Condo:±5,000 sq. ft.

Office:±177,000 sq. ft.

Hotel:±77,000 sq. ft.

Parking:1,390 total spaces

FAR:6.0:1


The Shops at Dos Lagos Mr. Bryan Kang has a strong relationship with the business community and currently leases retail spaces to national and regional brands at the Dos Lagos commercial center in Corona, CA. Mr. Kang will bring many lease opportunities with these brands to the MOD Packinghouse in Downtown Redlands.

AnthropologieAspire Body EnhancementBath & Body WorksBeverly Hills Bridal ExChangeBrace YourselfBrighton CollectiblesBurning Desire Cigar LoungeCharlotte RusseCitrus City GrilleClarksCreme de la Creme BakeryCrown & Stache Barber CompanyDaniel’s JewelersDos Lagos DentalDos Lagos Luxury TheatresDuomo PizzaEmpire Home FitnessExpressFederal Building ServicesGymboreeHair (Coming Soon)IcingInterior AccentsJos. A. Bank ClothiersLee Spa NailsLive From MemphisLOFTMiguel’s California Mexican CocinaMon Esprit Aveda

Development Experience

New York & CompanyOptique OptometryPapayaPinkberryRA SushiRe/MaxRocky Mountain Chocolate FactoryShape UpSleep NumberSoccer WarehouseStay ConnectedStone Church BrewerySumthin Savvy Boutique and Beauty BarSunglass HutSur La TableT.G.I. Friday’sTAPS Fish House & BreweryThai LotusT-mobile Trader Joe’sVictoria’s Secret Vino-Veritas What LOLA Wants Windsor Wood Ranch BBQ & Grill Z Gallerie


Sand Canyon Historic DistrictMr. Bryan Kang’s development team includes The Planning Associates (TPA), which is a professional urban planning firm with over 30 years experience in city planning, zoning, and land use entitlements. TPA will be planning and designing the revival of the MOD Packinghouse. TPA has significant experience with both government and private development companies in California and Arizona relating to land planning, environmental studies, historic preservation, community relations, public hearings, zoning and entitlement matters on hundreds of successful residential, commercial and industrial projects, including major entitlements with the Army Corps of Engineers, Regional Water Quality Control Boards, State Department of Fish and Game and the United States Fish and Wildlife Service. TPA is involved in professional endeavors that place the team in the forefront of major professional planning associates, such as the American Planning Association and the American Institute of Certified Planners. These activities have provided TPA with the knowledge of and professional relationships to planning and governmental professionals throughout the state. TPA has completed and coordinated a number of historic preservation projects in a downtown environment including the Sand Canyon Historic District in Irvine, California.

Sand Canyon Historic District In 1980, the Sand Canyon (formerly Central Avenue) widening project placed several historic buildings in the path of demolition. Hardy Strozier, the Principal of The PlanningAssociates, served as the President of the

Development Experience Irvine Historical Society and also served as the Planning Manager for the Irvine Company. Under his guidance, a committee was formed to preserve the historic site, and the Old Town Irvine Project. This $20 million adaptive restoration began to protect the original town center in Irvine. This committee worked together to preserve and re-adapt the historic buildings for commercial use. Today, Old Town Irvine proves that, through the combined efforts of private business, concerned citizens and local government, cities do not have to lose their past to make way for the future. 101 rooms of the La Quinta Inn in Irvine, California were once the grain silos of Irvine’s former bean and grain warehouse, making it the most creative re-adaptive use of a building in the historic district. The bulk processing facility was built in 1949 to make warehousing, cleaning and shipping more efficient. The facility was part of a 50 member farmer’s co-op, known as the Irvine Bean and Grain Grower’s Association. All members shared expenses shared expenses and profit, based on the amount of produce they delivered.

When Old Town Irvine preservation efforts began in the mid-1980’s, the old 1949 silos were listed on the National Register of Historic Places. La Quinta Inn, based in San Antonio, Texas, spent millions converting the building into a hotel. All changes had to conform with strict preservation guidelines. The original tin shed at the west end was kept intact as a lobby. Today, it is where guests enjoy their breakfast.

Alberhill Historic DistrictThe Planning Associates most renown client

is Castle & Cooke, which is owned by David Murdock of Dole Foods. Castle & Cooke is the largest landowner in the City of Lake Elsinore, with ownership of over 2,200 acres of land. TPA is in the process of entitling a project known as Alberhill Villages, which includes 1,400 acres located in northwest Lake Elsinore, just south of Interstate 15, in the vicinity of Lake Street and Temescal Canyon Road. The Project embraces the site of the historic community of Alberhill, and resides on the current Pacific Clay mining operations. The goal of Alberhill Villages is to build on the history of the area, phase out mining, and reclaim the land over a 20-30 year time frame for a dynamic and vibrant mixed land use community. Alberhill Villages will serve as one of the major gateways and future communities in the City of Lake Elsinore.The orange-red brick, four-room Alberhill schoolhouse north of Lake Street is the only remaining structure of the historic Alberhill town, which included a church, railroad depot, taverns, stable and blacksmith shop and homes. Closed in 1964, the school and a neighboring outbuilding are all that remain of a once thriving community of about 300 people. As master planners of the Alberhill Villages community,

The Planning Associates understands the historical significance of the schoolhouse and plans to rebuild and recreate the schoolhouse as a community center for the new Alberhill Villages community. TPA has hired a historical architect to create an as built of the schoolhouse and rebuild the schoolhouse as a HOA/Community Center for the Alberhill Villages community.


Present Past

Alberhill Historic DistrictMeeting and Implementing Goals & Objectives of the Specific PlanThe development team will meet and implement the objectives and goals of the Downtown Specific Plan. The primary goal of the Specific Plan area is to create a compact, pedestrian-oriented environment that is consistent in character and density with the older Redlands Town Center. The revival of the MOD Packinghouse will be the prominent gateway to downtown Redlands from the freeway and will become a family oriented destination that will not be dominated by the automobile. The MOD Packinghouse will be the catalyst within downtown Redlands which will contribute to the City’s economic development and provide local employment, shopping, service and entertainment. The MOD Packinghouse will further strengthen the greater downtown area and will address the future needs and opportunities described in the Downtown Specific Plan.

A special opportunity presented by the Specific Plan area is its rich historic resources. The MOD Packinghouse is one of Redlands’ oldest buildings and will be preserved and adapted to modern uses while sensitively integrating into the historic district. The MOD Packinghouse will play a critical role in downtown Redland’s future, and the Specific Plan will guide this development to become the most effective and successful development within the downtown area.

The MOD Packinghouse will incorporate “green building” design and construction in order to aid

Goals of the Specific Plan the viable, stable, and attractive development of the historic downtown area. This is consistent with the Goals and Objectives of the Specific Plan and the current General Plan. The highest and best economic use of the Specific Plan area is for the expansion of the Central Business District commercial uses. The MOD Packinghouse will meet and implement this goal by providing business and residential support services to the downtown area and neighboring housing districts with a destination commercial center and nearby live-work development.

The following are goals from the Downtown Specific Plan, which will be met and implemented with the MOD Packinghouse development.

Goal 1Develop the Specific Plan area as an extension of downtown Redlands, providing a high-quality pedestrian oriented development character consistent with the rest of the Town Center.

The revival of the MOD Packinghouse will encourage high-quality retail, entertainment, and commercial uses with pedestrian activity within and around the site. The MOD Packinghouse will create local employment opportunities fore Redlands residents, stimulate local economic development and reduce the need for local residents to commute to jobs outside the City.

Goal 2Provide opportunities for the expansion and development of small businesses that provide local services.

The MOD Packinghouse will encourage small businesses to provide local services and goods through the kiosks and restaurants found within the Packinghouse. This will be a destination for food and entertainment while providing specialized services that will not be found in the department stores of the nearby malls and shopping centers.

Goal 3Provide public improvements for traffic circula-tion, flood control, utility services and aesthetic amenities that will attract new private investment and economic development.

The future Redlands Passenger Rail project and the bus and shuttle system for off-site shared parking will improve collector and local street traffic flow and parking. The MOD Packing-house will create pedestrian connections and improvements to Orange Street and the Sante Fe Trail shoppers lane.

Goal 4Preserve historic buildings and sites.

The MOD Packinghouse’s adaptive reuse and rehabilitation will contribute to the downtown economic vitality and preserve the history and culture of the area. The preservation and historical resource of the Packinghouse will compliment the historic houses in the High Avenue area and the commercial uses along State Street.


Market AnalysisMr. Bryan Kang has a strong relationship with the business community and currently leases retail spaces to national and regional brands at the Dos Lagos commercial cen-ter in Corona, CA. Mr. Kang will bring many lease opportunities to these brands with the MOD Packinghouse in Downtown Redlands.

The MOD Packinghouse site has great market potential as it is surrounded by successful his-toric commercial sites. The project is virtually a clean slate with endless possibilities and po-tential. In addition, the project site is in close proximity to the Redland’s downtown shop-ping area and the Redlands Mall. These three sites will attract shoppers from one end of the downtown district to the other. With the de-velopment team’s experience in redeveloping historic buildings and establishing successful commercial centers, the MOD Packinghouse will be a great success for the City of Redlands.

Economic Benefits The development team plans to restore the revived Packinghouse with unique eateries and retail destinations. Sitting areas and entertainment spaces will be arranged in such a way to create an intimate and inviting environment allowing for maximized commercial square footage.

The packinghouse currently stands vacant providing no revenue to the City. The commercial uses that will be installed within the Packinghouse will generate a sizeable amount

Market AnalysisProject TimelineBelow is a conceptual timeline of an achievable schedule of the purchase, entitlement, construction, and opening of the Redlands MOD Packinghouse.

Performance Schedule

2016

2017

2018

2019

2020

Rehabilitation & ConstructionThe MOD Packinghouse will be revived and construction will be completed by Spring 2017. Off-site shared parking with a timely shuttle service will serve surrounding residents and visitors of the Packinghouse.

Purchase & Entitlement The MOD Packinghouse will be purchased and will complete Planning Commission and City Council approval by the end of 2016. This 8 month land use entitlement process will include CEQA processing, variances, and or any conditional use permits.

Redlands Live-Work CompletionThe development team will finish construction of the neighboring Redlands Live-Work development by Winter 2018, which will bring continual business and pedestrian traffic to the MOD Packinghouse and the surrounding downtown area.

Pedestrian CorridorThe development team will complete and jointly fund a pedestrian corridor linkage from the MOD Packinghouse to the Redlands Mall and to State Street. This pedestrian corridor will encourage walkability, bicycling, and pedestrian access to the project site.

Redlands Passenger Rail The Redlands Passenger Rail project will be completed and will provide another form of public transportation to the MOD Packinghouse. Riders will be able to easily walk from the train stop to the Packinghouse and enjoy dinning and live entertainment in the heart of downtown Redlands.

of sales tax for the City and provide jobs/retail space for local residents. Offering retail spaces of varying sizes will ensure a good mix of small local retail shops and will also accommodate the larger national/regional brands. The development team is committed to solicit and/or contract with Redlands based sub-contractors, vendors, and suppliers for materials, goods, and services to keep money within the City.


FundingMr. Bryan Kang is supported by a strong financial team to meet and exceed the equity requirements for the MOD Packinghouse. The funding team includes lenders from the following banks:

Susan YangEast West Bank17530 E. Colima RoadRowland Heights, CA 91748

Jason SongBank of America Merrill Lynch333 S. Hope Street, 12th Floor Los Angeles, CA 90017

Daniel JeonWilshire Bank3731 Wilshire Blvd. Suite 100Los Angeles, CA 90006

Bonnie LeeBBCN Bank3731 Wilshire Blvd. Suite 100Los Angeles, CA 90010

Anthony KimHanmi Bank933 S. Vermont Ave. 3rd FloorLos Angeles, CA 90006

Janice Ahn HSBC660 S. Figuerroa St. Suite 800Los Angeles, CA 90017

Financial Resources & ReferencesBusiness References Mr. Bryan Kang’s is highly referred by the following businesses and colleagues:

Matthew Heller JERDE913 Ocean Front WalkVenice, CA 90291

Scott RiordanCity of Corona Economic Development(951) 736-2297

Randy FoxCity of Corona Council Member(951) 736-2493

George BelozGreater Corona Hispanic Commerce(951) 278-4755

Dan SamulskiCBRE(949) 584-5121

Christopher MartinAC Martin(213) 614-6150

Robert MontanezRM Law(951) 545-4210

Development Team References Mr. Kang’s development team is highly referred by the following businesses and colleagues:

Rutan and TuckerLeaonard Hample Esq. Partner(714) 641-5100

Irv Chase, AAEPacific Park Associates(949) 722-7400

Charles Holt, Former ChiefU.S Army Corps of Engineers(310) 645-5826

Tom TomlinsonCastle & Cooke(951) 245-5224

Scott ThayerCorona Crossings, Inc. (951) 284-1050

Roy StephensonHR Green(714) 938-5616

Larry NethertonSage Community Development(949) 644-3514


Redlands mod booklet

Art & Photos

Transcript of Redlands mod booklet