B. Lewis Group UpdateGateway at Grand Terrace
City Council Workshop
April 25, 2023
A Community
Developed by:
Presentation Outline
•Lewis Vision
•Project Overview
•Infrastructure Updates
•Storm Drain –RPU Lawsuit
•Taylor/Commerce Road Extension
•Gateway Community Park
•Multifamily Neighborhood –Independence at Grand Terrace
•Residential and Retail Visions
•Gateway Park
•Specific Plan and EIR Updates
•Project Benefits
•Focus on great placemaking to develop a signature “Lewis Community” with the intent of long-term ownership and associated investment in the broader Grand Terrace community.
•Create a unique multi-family residential neighborhood with the “Independence at Grand Terrace” theme providing special programming to promote health and healthy living.
•Create partnerships with the community through local job fairs and businesses
•Partner with the school districts for career pathways. Opportunity to host tours and information sessions at the project for students interested in architecture/engineering/construction/etc.
•Emphasis on development projects that generate value for the community.
•Average income of future residents is expected in excess of $100,000, bringing significant buying power to the community.
•Our rental apartments attract longer term tenants who will be more invested in the schools and community, and we maintain strong maintenance standards to not burden the City.
Lewis Vision
•Comprised of appx. 112 gross acres, 70
developable acres.
•Challenged with lack of infrastructure, right-
of-way for circulation, and storm drainage.
•Unique infill opportunity along I-215, a major
transportation corridor.
•Ability to create a strong “gateway” statement
for the City of Grand Terrace.
•Develop a high-quality master plan that will
add value to the broader community.
•Emphasis on housing density –without
density, we will not attract retail users.
Project Overview
Infrastructure
Updates
•Storm Drain Design:
•Resolved potential litigation from the City of Riverside against Grand Terrace
•Grand Terrace currently drains to the Riverside Canal and floods downstream property
•Taylor Commerce Road
•Plans are 90% complete
•Coordinating with Condor Bess project on the Taylor/Main Street improvements
•Gateway Community Park
•Met with Grand Terrace Little League and residents for input
•Based on their league growth, the need for a lighted baseball field is critical
Lewis Apartment Communities
•Lewis has developed over 11,500 rental
residences, and we still own and manage 99%
of those residences.
•Our best-in-class Property Management group
focuses on customer service, relationships, and
maintaining our developments to industry-
leading standards.
•Winner of the CEL & Associates national
multifamily customer service award for 16
years and running, ranking Lewis as the best
property management firm for a company of
its size in the country.
Lewis Apartment Communities
•Proposing a unique rental product that is built
and lives more like a single-family home.
•We will attract renters-by-choice with higher
household incomes and therefore discretionary
money to spend within the community they live
in and support the planned retail.
•A “Build-for-Rent” community of duplexes
offering the low maintenance of renting with the
lifestyle of a single-family home.
•Pet friendly product with generous outdoor
spaces in many floorplans.
Lewis Apartment Communities
Lewis Apartment Communities
Lewis Apartment Communities
Independence at Grand Terrace
Independence at Grand Terrace
Independence at Grand Terrace
Independence at Grand Terrace
Residential Vision
For -Sale Neighborhood
Retail Vision
•Strong support from Grand Terrace Little League and Community Members.
•Construct new 200’ Little League Field w/ Lights.
•Concession and storage building.
•Restroom facility and parking.
•Playground with shade structures and barbecues.
•Pedestrian paseo connection to Veterans Park.
•Water efficient landscaping and irrigation.
Gateway Park
Specific Plan and EIR Updates
•Lewis submitted the Final Draft
Specific Plan in April 2023.
•Lewis has submitted the final Screen
Check Draft Environmental Impact
Report as of today.
•Goal is to circulate the Draft EIR in
May 2023, with final approvals in July
2023.
•Upon expiration of appeals, City and
Lewis finalize engineering and
construction drawings.
•Target to commence construction in
December 2023.
•The Gateway at Grand Terrace Specific Plan outlines the
vision of a high-quality master planned community:
•Enhances the community’s image as the Gateway to
the City and County.
•Becomes the catalyst for redevelopment of
underutilized properties.
•Completes the extension of Commerce Way to Main
Street:
•Removes traffic from Michigan Avenue.
•Creates demand for new retail and mixed-use
opportunities within the Specific Plan.
•Solves storm drainage and flooding issues for properties
at Van Buren and Michigan and provides future solution
for Pico Avenue.
•Develops a regional storm water basin.
•Undergrounds existing overhead utilities and provides
new water infrastructure.
•Provides much needed rooftops to support local retail and restaurants.
•Price points of the proposed for-sale neighborhoods will be attainable to existing and new residents.
•The proposed for-rent neighborhoods provide a unique opportunity for attracting “renter by choice” residents to establish roots in Grand Terrace.
•Property tax value from new development will help the City’s General Fund.
•The conceptual Gateway Park will provide Little League with a lighted facility, interconnected to Veterans Freedom Park with a pedestrian paseo.
•The park also provides a large playground, pergolas, and barbecue areas for new and existing residents.
•Location is easily accessible from Commerce Way, with opportunities for the City and Little League to host regional baseball tournaments.
Project Benefits
Questions/Comments?
A Community
Developed by: