06-01-2023CITY OF GRAND TERRACE
PLANNING COMMISSION/SITE AND ARCHITECTURAL REVIEW BOARD
AGENDA ● JUNE 1, 2023
Council Chambers Regular Meeting 6:30 PM
Grand Terrace Civic Center ● 22795 Barton Road
City of Grand Terrace Page 1
COMMENTS FROM THE PUBLIC
The public is encouraged to address the Planning Commission/Site & Architectural Review Board on any
matter posted on the agenda or on any other matter within its jurisdiction. If you wish to address the
Planning Commission/Site & Architectural Review Board, please complete a Request to Speak Card and
hand it to the City Clerk. Speakers will be called upon by the Chair at the appropriate time and e ach
person is allowed three (3) minutes speaking time.
If you would like to participate telephonically and speak on an agenda item, you can access the meeting
by dialing the following telephone number and you will be placed in the waiting room, muted unt il it is your
turn to speak:
1-669-900-9128
Enter Meeting ID: 872 2049 0441
Password: 372514
The City wants you to know that you can also submit your comments by email to
ccpubliccomment@grandterrace-ca.gov. To give the City Clerk adequate time to print out your comments
for consideration at the meeting, please submit your written comm ents prior to 5:00 p.m.; or if you are
unable to email, please call the City Clerk’s office at (909) 954-5207 by 5:00 p.m.
If you wish to have your comments read to the Planning Commission/Site & Architectural Review Board
during the appropriate Public Comment period, please indicate in the Subject Line “FOR PUBLIC
COMMENT” and list the item number you wish to comment on. Comments that you want read to the
Planning Commission/Site & Architectural Review Board will be subject to the three (3) minute time
limitation (approximately 350 words).
Pursuant to the provisions of the Brown Act, no action may be taken on a matter unless it is listed on the
agenda, or unless certain emergency or special circumstances exist. The Planning Commission/Site &
Architectural Review Board may direct staff to investigate and/or schedule certain matters for
consideration at a future Planning Commission/Site & Architectural Review Board meeting.
PLEASE NOTE: Copies of staff reports and supporting documentation pertaining to e ach item on this
agenda are available for public viewing and inspection at City Hall, 1st Floor Lobby Area and 2nd Floor
Reception Area during regular business hours and on the City’s website www.grandterrace-ca.gov. For
further information regarding agenda items, please contact the office of the City Clerk at (909) 954-5207,
or via e-mail at dthomas@grandterrace-ca.gov.
Any documents provided to a majority of the Planning Commission/Site & Architectural Re view Board
regarding any item on this agenda will be made available for public inspection in the City Clerk’s office at
City Hall located at 22795 Barton Road during normal business hours. In addition, such documents will be
posted on the City’s website at www.grandterrace-ca.gov.
AMERICANS WITH DISABILITIES ACT
In compliance with the Americans with Disabilities Act, if you ne ed special assistance to participate in this
meeting, please contact the City Clerk’s Office, (909) 954-5207 at least 48 hours prior to the advertised
starting time of the meeting. This will enable the City to make reasonable arrangements to ensure
accessibility to this meeting. Later requests will be accommodated to the extent feasible.
Agenda Grand Terrace Planning Commission/Site and Architectural Review Board June 1, 2023
City of Grand Terrace Page 2
CALL TO ORDER
Convene the Meeting of the Planning Commission/Site and Architectural Review Board.
Pledge of Allegiance
AB 2449 Disclosures
Remote participation by a member of the legislative body for just cause or emergency
circumstances.
Roll Call
Attendee Name Present Absent Late Arrived
Chair Edward A. Giroux
Vice-Chair Tara Ceseña
Commissioner David Alaniz
Commissioner Aron Burian
Commissioner Scot Mathis
APPROVAL OF AGENDA
PRESENTATIONS
None.
PUBLIC ADDRESS
Public address to the Commission shall be limited to three minutes unless extended by
the Chairman. Should you desire to make a longer presentation, please make written
request to be agendized to the Director of Planning and Development Services.
This is the opportunity for members of the public to comment on any items not
appearing on the regular agenda. Because of restrictions contained in California Law,
the Planning Commission may not discuss or act on any item not on the agenda, but
may briefly respond to statements made or ask a question for clarification. The
Chairman may also request a brief response from staff to questions raised during public
comment or may request a matter be agendized for a future meeting.
Agenda Grand Terrace Planning Commission/Site and Architectural Review Board June 1, 2023
City of Grand Terrace Page 3
A. CONSENT CALENDAR
1. Approval of Minutes – Regular Meeting – 05/18/2023
DEPARTMENT: CITY CLERK
B. ACTION ITEMS
None.
C. PUBLIC HEARINGS
1. Zoning Change Amendment 23-01 and Environmental 23-03, Proposing an Amendment
to Title 18 (Zoning) of the Grand Terrace Municipal Code by Amending Section
18.60.030 (Parking Regulations) of Chapter 18.60 (Off -Street Parking) to Modify
Parking Requirements for Residential and Non-Residential Land Uses Throughout the
City’s Jurisdiction
RECOMMENDATION:
1. Conduct a Public Hearing; and
2. Adopt a RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
GRAND TERRACE, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL
ADOPT AND FIND AN ENVIRONMENTAL EXEMPTION PURSUANT TO
SECTION 15061(b)(3) OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
(CEQA) GUIDELINES (ENVIRONMENTAL 23-03) AND AMENDING TITLE 18
(ZONING) OF THE GRAND TERRACE MUNICIPAL CODE BY AMENDING
SECTION 18.60.030 (PARKING REGULATIONS) OF CHAPTER 18.60 (OFF-
STREET PARKING) TO MODIFY PARKING REQUIREMENTS FOR
RESIDENTIAL AND NON-RESIDENTIAL LAND USES THROUGHOUT THE
CITY’S JURISDICTION (ZONE CHANGE AMENDMENT 23-01).
DEPARTMENT: PLANNING & DEVELOPMENT SERVICES
2. Specific Plan Amendment 20-02 and Environmental 20-10, Proposing an Amendment to
the Barton Road Specific Plan, an Approximately 1.3 -Mile-Long Corridor Along Barton
Road Extending from I-215 on the West, to the Intersection of Barton Road and Victoria
Street on the East.
RECOMMENDATION:
1. Conduct a public hearing; and
2. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
GRAND TERRACE, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL
APPROVE SPECIFIC PLAN AMENDMENT (20-02) AND ADOPT A MITIGATED
Agenda Grand Terrace Planning Commission/Site and Architectural Review Board June 1, 2023
City of Grand Terrace Page 4
NEGATIVE DECLARATION PURSUANT TO SECTION 21064.5 OF THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) GUIDELINES
(ENVIRONMENTAL 20-10) WHICH AMENDS THE BARTON ROAD SPECIFIC
PLAN (BRSP) TO DISSOLVE THE TOWN SQUARE MASTER DEVELOPMENT
PLAN (TSMDP), TO SUPERSEDE ALL PREVIOUSLY ADOPTED PLANS AND
AMENDING PLANNING AREA 1 OF THE BRSP TO UPDATE DEVELOPMENT
STANDARDS AND INCLUDE A MIXED-USE DEVELOPMENT PROVISION
DEPARTMENT: COMMUNITY DEVELOPMENT
D. INFORMATION TO COMMISSIONERS
E. INFORMATION FROM COMMISSIONERS
ADJOURN
Adjourn to the next scheduled meeting of the Site and Architectural Review
Board/Planning Commission to be held on June 15, 2023, at 6:30 p.m.
CITY OF GRAND TERRACE
PLANNING COMMISSION/SITE AND ARCHITECTURAL REVIEW BOARD
MINUTES ● MAY 18, 2023
Council Chambers Regular Meeting 6:30 PM
Grand Terrace Civic Center ● 22795 Barton Road
City of Grand Terrace Page 1
CALL TO ORDER
Chair Edward Giroux convened the Regular Meeting of the Planning Commission/Site
and Architectural Review Board for Thursday, May 18, 2023, at 6:30 p.m.
PLEDGE OF ALLEGIANCE
The Pledge of Allegiance was led by Vice-Chair Tara Ceseña.
AB 2449 DISCLOSURES
None.
Attendee Name Title Status Arrived
Edward A. Giroux Chair Present
Tara Ceseña Vice-Chair Present
David Alaniz Commissioner Present
Aron Burian Commissioner Present
Scot Mathis Commissioner Present
Jamie Traxler Assistant City Attorney Present
Haide Aguirre Senior Planner Present
Debra Thomas City Clerk Present
APPROVAL OF AGENDA
1. Motion: APPROVE THE MAY 18, 2023, AGENDA
RESULT: ADOPTED [UNANIMOUS]
MOVER: Scot Mathis, Commissioner
SECONDER: Aron Burian, Commissioner
AYES: Giroux, Ceseña, Alaniz, Burian, Mathis
PRESENTATIONS
None.
A.1
Packet Pg. 5
Mi
n
u
t
e
s
A
c
c
e
p
t
a
n
c
e
:
M
i
n
u
t
e
s
o
f
M
a
y
1
8
,
2
0
2
3
6
:
3
0
P
M
(
C
O
N
S
E
N
T
C
A
L
E
N
D
A
R
)
Minutes Grand Terrace Planning Commission/Site and Architectural Review Board May 18, 2023
City of Grand Terrace Page 2
PUBLIC ADDRESS
None.
A. CONSENT CALENDAR
2. Approval of Minutes – Regular Meeting – 03/16/2023
RESULT: ACCEPTED [UNANIMOUS]
MOVER: Tara Ceseña, Vice-Chair
SECONDER: David Alaniz, Commissioner
AYES: Giroux, Ceseña, Alaniz, Burian, Mathis
B. ACTION ITEMS
None.
C. PUBLIC HEARINGS
1. Conditional Use Permit 22-04, Site and Architectural Review 22-16, and Environmental
22-14, Proposing a Quick Quack, Located at the Southeast Corner of Commerce Way
and Michigan Street, Grand Terrace Town Square (Assessor's Parcel Number 1167 -
231-23-0000)
Haide Aguirre, Senior Planner gave the staff report and PowerPoint presentation for this
item.
Chair Giroux opened the public hearing at 7:15 p.m.
Chris Peto, 5th Street Development, LLC, owner, and developer of the project,
commented on the impressive comprehensive presentation give n by staff. Quick Quack
has had several iterations of the project and they have worked extensively with staff and
with Stater Bros. as the project is right next door. Mr. Peto commented on the noise
levels for the vacuums which are in the 30-decibel range, the blowers are at the
opposite end of the property and are in the 40-60 decibel range. Quick Quack is unique,
and they actually produce and maintain their facilities. Working with the community is
very important and noise is critical. This plan has been developed to push the noise out
and away from the project. They do not have a problem placing EV Charging Station
signage in the parking spaces even though they are on private property. Landscaping
will be modified when the construction phase begins, and t rees can be relocated as
needed.
A.1
Packet Pg. 6
Mi
n
u
t
e
s
A
c
c
e
p
t
a
n
c
e
:
M
i
n
u
t
e
s
o
f
M
a
y
1
8
,
2
0
2
3
6
:
3
0
P
M
(
C
O
N
S
E
N
T
C
A
L
E
N
D
A
R
)
Minutes Grand Terrace Planning Commission/Site and Architectural Review Board May 18, 2023
City of Grand Terrace Page 3
PUBLIC COMMENT
Bobbie Forbes, Grand Terrace commented on the project.
Chair Giroux closed the public hearing at 7:30 p.m.
Discussion ensued by the Planning Commission regarding the project.
Vice-Chair Cesena requested that EV Charging Parking Station signs be included as an
condition of approval to the motion.
1) CONDUCT A PUBLIC HEARING; AND
2) ADOPT A RESOLUTION (AS AMENDED ABOVE TO INCLUDE EV CHARING
PARKING STATION SIGNS) OF THE PLANNING COMMISSION/SITE AND
ARCHITECTURAL REVIEW BOARD OF THE CITY OF GRAND TERRACE,
CALIFORNIA, ADOPTING AND FINDING AN ENVIRONMENTAL EXEMPTION
FOR THE PROPOSED PROJECT PURSUANT TO SECTION 15332 OF THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) GUIDELINES
(ENVIRONMENTAL 22-14), AND APPROVING CONDITIONAL USE PERMIT 22-
04, SITE AND ARCHITECTURAL REVIEW 22-16, AND SIGN 22-04 TO
CONSTRUCT A QUICK QUACK CARWASH AT THE SOUTHEAST CORNER OF
MICHIGAN STREET AND COMMERCE WAY, (GRAND TERRACE TOWN
SQUARE - APN: 1167-231-23-0000)
RESULT: APPROVED [UNANIMOUS]
MOVER: Tara Ceseña, Vice-Chair
SECONDER: Scot Mathis, Commissioner
AYES: Giroux, Ceseña, Alaniz, Burian, Mathis
D. INFORMATION TO COMMISSIONERS
Debra Thomas, City Clerk, announced that she will be covering the Planning
Commission meetings moving forward as the recording secretary until a replacement for
the former Planning Secretary, Lanita Perez can be found.
Haide Aguirre, Senior Planner announced that tonight is the last meeting she will be
attending as she will be leaving the City of Grand Terrace, and her last day will be
Thursday, May 25, 2023.
Senior Planner Aguirre also introduced to the Planning Commission, Antonio Lopez,
who is the new Planning Technician for the City.
A.1
Packet Pg. 7
Mi
n
u
t
e
s
A
c
c
e
p
t
a
n
c
e
:
M
i
n
u
t
e
s
o
f
M
a
y
1
8
,
2
0
2
3
6
:
3
0
P
M
(
C
O
N
S
E
N
T
C
A
L
E
N
D
A
R
)
Minutes Grand Terrace Planning Commission/Site and Architectural Review Board May 18, 2023
City of Grand Terrace Page 4
E. INFORMATION FROM COMMISSIONERS
Vice Chair Ceseña attended the American Planning Association’s Nature Based
Solutions webinar which discussed the following:
• Use the water you have on site
• Project water budgets
• Cement alternatives – reinforced turf
In March 2023, Commissioner Alaniz attended the Planning Commissioner Academy
where various topics were discussed as follows:
• CEQA
• Developments
Chair Giroux requested that Commissioners Mathis, Burian and Alaniz select topics of
discussion from the March 2023 Planning Commissioner Academy be presented at the
next Planning Commission meeting.
Commissioner Mathis informed the Planning Commission that he will be unable to
attend the June 1, 2023, and June 15, 2023, Planning Commission meetings.
ADJOURN
Chair Giroux adjourned the Regular Meeting of the Planning Commission/Site and
Architectural Review Board at 7:45 p.m. The Next scheduled meeting of the Planning
Commission/Site and Architectural Review Board to be held on June 1, 2023, at
6:30 p.m.
_________________________________
Edward Giroux, Chairman of the Grand
Terrace Planning Commission
_________________________________
Debra L. Thomas, City Clerk
A.1
Packet Pg. 8
Mi
n
u
t
e
s
A
c
c
e
p
t
a
n
c
e
:
M
i
n
u
t
e
s
o
f
M
a
y
1
8
,
2
0
2
3
6
:
3
0
P
M
(
C
O
N
S
E
N
T
C
A
L
E
N
D
A
R
)
AGENDA REPORT
MEETING DATE: June 1, 2023 Council Item
TITLE: Zoning Change Amendment 23-01 and Environmental 23-
03, Proposing an Amendment to Title 18 (Zoning) of the
Grand Terrace Municipal Code by Amending Section
18.60.030 (Parking Regulations) of Chapter 18.60 (Off-
Street Parking) to Modify Parking Requirements for
Residential and Non-Residential Land Uses Throughout the
City’s Jurisdiction
PRESENTED BY: Konrad Bolowich, City Manager
RECOMMENDATION: 1. Conduct a Public Hearing; and
2. Adopt a RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF GRAND TERRACE,
CALIFORNIA, RECOMMENDING THAT THE CITY
COUNCIL ADOPT AND FIND AN ENVIRONMENTAL
EXEMPTION PURSUANT TO SECTION 15061(b)(3) OF
THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
(CEQA) GUIDELINES (ENVIRONMENTAL 23-03) AND
AMENDING TITLE 18 (ZONING) OF THE GRAND
TERRACE MUNICIPAL CODE BY AMENDING SECTION
18.60.030 (PARKING REGULATIONS) OF CHAPTER
18.60 (OFF-STREET PARKING) TO MODIFY PARKING
REQUIREMENTS FOR RESIDENTIAL AND NON-
RESIDENTIAL LAND USES THROUGHOUT THE CITY’S
JURISDICTION (ZONE CHANGE AMENDMENT 23-01).
2030 VISION STATEMENT:
This project supports Goal 3 to promote economic development by preparing for future
development by updating the zoning and development codes.
This staff report supports the City Council’s Mission: to preserve and protect our
community and its exceptional quality of life through thoughtful planning, within the
constraints of fiscally responsible government.
BACKGROUND:
Title 18 of the Municipal Code contains Section 18.60.030 which identifies off-street
parking regulations for residential and non-residential uses. Through the project
proposal review process, uses are reviewed for compliance with off -street parking
regulations. Although Section 18.60.030 currently includes off-street parking regulations
for a variety of use types, updates, and modifications were needed in order to provide
C.1
Packet Pg. 9
additional clarification of the regulations; and to update the City’s policies regarding
parking regulations to be more in line with development best practices.
PROPOSAL/DISCUSSION:
The City of Grand Terrace ("Applicant"), proposes a Zoning Change Amendment to
amend Section 18.60.030 (Parking Regulations) of Chapter 18.60 (Off -Street Parking)
of the City’s Municipal Code for the Commission’s consideration as follows:
1. Explicitly identify drive-through fast-food restaurant uses in the section.
2. Identifying off-street parking regulations for customer and employee parking at
establishments that sell food and beverages, consumed either on or off premises
such as delicatessens and fast-food restaurants.
3. Including the allowance of using a parking study to determine the parking
requirement for commercial uses.
4. Modify off-street parking regulations for gas stations.
5. Modify off-street parking regulations for restaurants and similar uses where food
and beverages are primarily consumed on the premises.
6. Adding a requirement for a project-specific stacking/queuing analysis (prepared
by a Traffic Engineer) for proposed drive-through uses.
7. Providing clarification that drive-through lanes shall not be applied to a project’s
minimum parking requirement.
8. Modifying shared parking regulations.
A full accounting of the proposed amendments to Section 18.60.030 is provided in
Exhibit A of Attachment A (Planning Commission Resolution):
The proposed amendments to Section 18.60.030 would ensure that adequate facilities
are provided to meet the needs created by specific land uses, thereby promoting the
usefulness of the various land uses and protecting public health and safety.
ENVIRONMENTAL REVIEW:
Zoning Code Amendment 23-01 is exempt from California Environmental Quality Act
(CEQA) pursuant to Section 15061(b)(3) in that the activity is covered by the general
rule that CEQA applies only to projects, which h ave the potential for causing a
significant effect on the environment. It can be seen with certainty that the project will
not have a significant effect on the environment because the amendment only changes
administrative procedures to the requirements of the municipal code.
C.1
Packet Pg. 10
PUBLIC NOTICE:
Public notice of the Project was published in Grand Terrace City News, posted at three
public places.
To date, staff has not received any comments.
RECOMMENDATION:
Staff recommends that the Planning Commission conduct a public hearing and adopt a
resolution recommending that the City Council determine that Zoning Code Amendment
23-01 is exempt from CEQA pursuant to CEQA Guidelines Section 15061(b)(3) and
recommending approval of Zoning Code Amendment 23 -01.
ATTACHMENTS:
• ZCA 23-01-PC Off-Street Parking Resolution 5.22.2023 (DOCX)
• 18.60.030___Parking Draft_5.22.2023 (DOCX)
APPROVALS:
Planning & Development Services Completed 05/25/2023 11:35 AM
Adrian Guerra Completed 05/26/2023 9:10 AM
Konrad Bolowich Completed 05/26/2023 10:37 AM
Planning Commission/Site And Architectural Review Board Pending 06/01/2023 6:30
PM
C.1
Packet Pg. 11
RESOLUTION NO. 2023-_____
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF GRAND
TERRACE, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL ADOPT AND
FIND AN ENVIRONMENTAL EXEMPTION PURSUANT TO SECTION 15 061(b)(3) OF
THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) GUIDELINES
(ENVIRONMENTAL 23-03) AND AMENDING TITLE 18 (ZONING) OF THE GRAND
TERRACE MUNICIPAL CODE BY AMENDING SECTION 18.60.030 (PARKING
REGULATIONS) OF CHAPTER 18.60 (OFF-STREET PARKING) TO MODIFY
PARKING REQUIREMENTS FOR RESIDENTIAL AND NON-RESIDENTIAL LAND
USES THROUGHOUT THE CITY’S JURISDICTION (ZONE CHANGE AMENDMENT
23-01).
WHEREAS, the City of Grand Terrace (“City”) adopted a Zoning Code as set forth
in Title 18 of the Grand Terrace Municipal Code, which has been amended from time to
time; and
WHEREAS, Chapter 18.60 (Off-Street Parking) of the Grand Terrace Municipal
Code requires off-street parking for all proposed development within the City of Grand
Terrace to ensure that adequate facilities are provided to meet the needs created by
specific land uses, thereby promoting the usefulness of the various land uses and
protecting the public health and safety; and
WHEREAS, Zoning Code Amendment 23-01 proposes to amend Section
18.60.030 (Parking Regulations) of Chapter 18.60 (Off Street Parking) of the Grand
Terrace Municipal Code relating to parking requirements for residential and non-
residential uses; and
WHEREAS, state law requires that the City’s Zoning Code (Title 18 of the Grand
Terrace Municipal Code) conform with the General Plan’s goals and policies ; and
WHEREAS, pursuant to Sections 65800 and 65850 of the California Government
Code, the City may adopt ordinances to regulate the use of buildings, structures, and land
as between industry, business, residences, and open space, and other purposes; to
regulate the location, height, bulk, number of stories and size of buildings and structures,
the size and use of lots, yards, courts and other open spaces, the percentage of a lot
which may be occupied by a building or structure, and the intensity of land use; and to
establish requirements for off-street parking, in compliance with the California
Government Code; and
WHEREAS, The City of Grand Terrace (“Applicant”), has initiated an application
for the approval of Zone Change Amendment (ZCA) 23-01 and an Environmental (20-03)
proposing to amend Title 18 (zoning) of the Grand Terrace Municipal Code by amending
Section 18.60.030 (Parking Regulations) of Chapter 18.60 (Off -Street Parking) to modify
parking requirements for residential and non -residential land uses throughout the city’s
C.1.a
Packet Pg. 12
At
t
a
c
h
m
e
n
t
:
Z
C
A
2
3
-
0
1
-
P
C
O
f
f
-
S
t
r
e
e
t
P
a
r
k
i
n
g
R
e
s
o
l
u
t
i
o
n
5
.
2
2
.
2
0
2
3
(
Z
C
A
2
3
-
0
1
-
O
f
f
-
S
t
r
e
e
t
P
a
r
k
i
n
g
A
m
e
n
d
m
e
n
t
)
jurisdiction; and
WHEREAS, Zoning Code Amendment 23-01 is exempt from California
Environmental Quality Act (CEQA) pursuant to Section 15061(b)(3) in that the activity is
covered by the general rule that CEQA applies only to projects, which have the potential
for causing a significant effect on the environment. It can be seen with certainty that the
project will not have a significant effect on the environment because the amendment only
changes administrative procedures to the requirements of the municipal code; and
WHEREAS, on, June 1, 2023, the Planning Commission of the City of Grand
Terrace conducted a duly noticed public hearing on Zoning Code Amendment 23-01 at
the Grand Terrace City Hall Council Chambers located at 22795 Barton Road, Grand
Terrace, California 92313; and
WHEREAS, all legal prerequisites to the adoption of this Resolution have
occurred.
NOW THEREFORE, THE PLANNING COMMISSION OF THE CITY OF GRAND
TERRACE DOES HEREBY RESOLVE AS FOLLOWS:
1. The recitals set forth above are true and correct and incorporated herein by this
reference.
2. Based upon the foregoing and all oral and written presentations and testimony
made by City staff and members of the public (including the staff report and
exhibits), the Planning Commission hereby finds that the project is exempt from
environmental review pursuant to Section 15061(b)(3) of the California
Environmental Quality Act (CEQA) Guidelines. A Notice of Exemption has been
prepared for the project based on the fact that the activity is covered by the general
rule that CEQA applies only to projects which have the potential for causing a
significant effect on the environment. It can be seen with certainty that this project
will not have a significant effect on the environment because the amendments only
change administrative procedures to the requirements of the municipal code.
3. Based upon the forgoing and all oral and written presentations and testimony made
by City staff and members of the public (including the staff report and exhibits), the
Planning Commission finds as follows with respect to Zoning Change Amendment
23-01:
a. Zoning Code Amendment 23-01 will not be detrimental to the health, safety,
morals, comfort, or general welfare of the persons residing or working within
the City of Grand Terrace or injurious to property or improvements in the City
because the amendment modifies the parking regulations for residential and
non-residential uses throughout the City and only modifies administrative
procedures to the requirements of the municipal code.
C.1.a
Packet Pg. 13
At
t
a
c
h
m
e
n
t
:
Z
C
A
2
3
-
0
1
-
P
C
O
f
f
-
S
t
r
e
e
t
P
a
r
k
i
n
g
R
e
s
o
l
u
t
i
o
n
5
.
2
2
.
2
0
2
3
(
Z
C
A
2
3
-
0
1
-
O
f
f
-
S
t
r
e
e
t
P
a
r
k
i
n
g
A
m
e
n
d
m
e
n
t
)
b. The proposed Zoning Code amendment is consistent with the General Plan.
Although Section 18.60.030 currently includes off-street parking regulations for
a variety of use types, updates and modifications are needed in order to provide
additional clarification of the regulations, and to update the City’s parking
regulations to be more in line with development best practices. The proposed
amendments to Section 18.60.030 would ensure that adequate facilities are
provided to meet the needs created by specific land uses, thereby promo ting
the usefulness of the various land uses and protecting the public health and
safety. .
4. Based on the findings and conclusions set forth above, this Commission hereby
recommends that the City Council adopt Zoning Change Amendment (ZCA) 23-01
and adopt and find an environmental exemption pursuant to Section 15061(b)(3)
of the California Environmental Quality Act (CEQA) Guidelines (Environmental 23-
03) to amend Section 18.60.030 of the City of Grand Terrace Municipal Code as
shown in Exhibit A: Section 18.60.030.
PASSED AND ADOPTED by the Planning Commission of the City of Grand Terrace,
California, at a regular meeting held on the 1th day of June 2023.
AYES:
NOES:
ABSENT:
ABSTAIN:
RECUSE:
ATTEST:
__________________________ __________________________
Debra L. Thomas Edward A. Giroux
City Clerk Chair
C.1.a
Packet Pg. 14
At
t
a
c
h
m
e
n
t
:
Z
C
A
2
3
-
0
1
-
P
C
O
f
f
-
S
t
r
e
e
t
P
a
r
k
i
n
g
R
e
s
o
l
u
t
i
o
n
5
.
2
2
.
2
0
2
3
(
Z
C
A
2
3
-
0
1
-
O
f
f
-
S
t
r
e
e
t
P
a
r
k
i
n
g
A
m
e
n
d
m
e
n
t
)
C.1.a
Packet Pg. 15
At
t
a
c
h
m
e
n
t
:
Z
C
A
2
3
-
0
1
-
P
C
O
f
f
-
S
t
r
e
e
t
P
a
r
k
i
n
g
R
e
s
o
l
u
t
i
o
n
5
.
2
2
.
2
0
2
3
(
Z
C
A
2
3
-
0
1
-
O
f
f
-
S
t
r
e
e
t
P
a
r
k
i
n
g
A
m
e
n
d
m
e
n
t
)
Exhibit A
Section 18.60.030 (Off-Street Parking) of Chapter of Title 18 of the Grand Terrace
Municipal Code is hereby revised, to read in its entiretyas follows (added language
in underline; deleted language in strikethrough):
18.60.030 - Parking regulations.
The requirements for off-street parking shall be as follows:
A. Residential Uses.
1. Single-family dwellings (detached):
a. Two parking spaces for each residential unit shall be provided on the same parcel of
land as the residential unit,
b. The required spaces shall be located within a garage.
2. Multiple-family dwellings:
a. One parking space for each studio or efficiency unit.
b. Two parking spaces for each one-, two- or three-bedroom unit.
c. Three parking spaces for each four-bedroom unit or more.
d. At least one space shall be located within a garage or carport, and all required spaces
shall be located within 150 feet of the unit being served.
e. Guest parking shall be provided at a ratio of 0.25 spaces for each residential unit, and
shall be rounded up to the next whole number.
f. Guest parking:
(i) Shall be identified as "Guest Parking";
(ii) Shall not be used for the storage of recreational vehicles, boats, trailers or other
similar items;
(iii) Shall be located on the same parcel of land as the residential units and shall be
within reasonable walking distance of said units;
(iv) May be uncovered spaces; and
(v) May be located on a private street within the site or in a common parking area.
B. Commercial/Office Uses.
1. General commercial and/or office centers comprised of a minimum of 35,000 square feet of
gross floor area: One parking space shall be required for every 225 square feet of gross floor
area or area devoted to a specific use.
Note: The following uses shall in any case provide the number of parking spaces as
required in the following subdivision (3); drive-through fast-food restaurants, educational
facilities, hospitals, motor vehicle sales facilities and theaters.
2. General Commercial and/or office centers comprised of a minimum of seventy-five thousand
square feet of gross floor area: One parking space shall be required for every 250 square
feet of gross floor area or other area devoted to a specific use.
Note: The following uses shall in any case provide the number of parking spaces as required in
following subdivision (3); drive-through fast-food restaurants, educational facilities, hospitals,
motor vehicle sales facilities and theaters.
C.1.b
Packet Pg. 16
At
t
a
c
h
m
e
n
t
:
1
8
.
6
0
.
0
3
0
_
_
_
P
a
r
k
i
n
g
D
r
a
f
t
_
5
.
2
2
.
2
0
2
3
(
Z
C
A
2
3
-
0
1
-
O
f
f
-
S
t
r
e
e
t
P
a
r
k
i
n
g
A
m
e
n
d
m
e
n
t
)
3. The following number of parking spaces shall be required for specific commercial/office uses
which are not located within a center as described in the above subdivisions (1) and (2):
a. Amusement enterprises, commercial recreation and similar uses: One parking space
for every four persons using or attending the facility;
b. Automobile washing and cleaning establishments: (i) Full-service facilities require one
parking space for each employee; (ii) Self-service facilities require two and one-half
parking spaces for each washing bay;
c. Barbershops and beauty salons: Two parking spaces for each barber chair or
beautician's station;
d. Banks, savings and loan offices and other financial institutions: One parking space for
every 200 square feet of gross floor area;
e. Bowling alleys and/or billiard halls: (i) Five parking spaces for each lane; (ii) Two parking
spaces for each billiard table;
f. Churches and other areas of assembly not specified in this chapter: (i) One parking
space for every four fixed seats; (ii) One parking spa ce for every 25 square feet of
seating area within the main auditorium where there are no fixed seats;
Note: Twenty-four linear inches of bench or pew shall be considered a fixed seat;
g. Delicatessens, fast-food restaurants, sandwich shops, retail bakeries and other
establishments for the sale of food and beverages to be consumed either on or off the
premises: The number of required parking spaces shall include one parking space for
every two employees on the largest shift. Customer parking shall be calculated as the
greater of:
(i) One parking space for every 200 square feet of gross floor area (includes non-
communal outdoor seating areas), or
(ii) One parking space for every 75 square feet of dining area (includes non-
communal outdoor seating areas),
;(ii) Fast-food restaurants require one parking space for every 75 square feet of gross
floor area (including outdoor seating areas);
Uses in this classification may elect to prepare a parking study, prepared by a
consultant, for review and approval by the Planning Director to determine the parking
requirement for the use.
“Drive-In and Drive-Through Businesses” is defined as a facility where food or other
products may be purchased by motorists without leaving their vehicles. Examples of
drive-in and drive-through retail businesses include fast-food restaurants, drive-
through coffee, dairy product, photo stores, pharmacies, etc.
h. Educational facilities: (i) Elementary and junior high schools require two parking spaces
for each classroom; (ii) Senior high schools require one parking space for each
employee and one parking space for every six students regularly enrolled; (iii) Co lleges,
universities and institutions of higher learning require one parking space for each
employee and one parking space for every three students regularly enrolled; (iv) Trade
schools, business colleges and commercial schools require one parking space f or each
employee and one parking space for every three students regularly enrolled;
i. Gas stations: (i) Three parking spaces; (ii) Plus two parking spaces for each service bay.
Plus one parking space for each 250 square feet of gross convenience store space; (iii)
gas pump staging allowing one parking space per pump may count toward the total
parking requirement.
C.1.b
Packet Pg. 17
At
t
a
c
h
m
e
n
t
:
1
8
.
6
0
.
0
3
0
_
_
_
P
a
r
k
i
n
g
D
r
a
f
t
_
5
.
2
2
.
2
0
2
3
(
Z
C
A
2
3
-
0
1
-
O
f
f
-
S
t
r
e
e
t
P
a
r
k
i
n
g
A
m
e
n
d
m
e
n
t
)
j. Health clubs, spas and exercise studios: One parking space for every 150 square feet
of gross floor area;
k. Hospitals: (i) One and three-quarters parking spaces for each bed; (ii) Convalescent
hospitals, sanitariums and retirement facilities require one parking space for every four
beds;
l. Motels and hotels: (i) One parking space for each guest unit; (ii) Two parking spaces for
each employee;
m. Mortuaries and funeral homes: (i) One parking space for every 25 square feet of gross
floor area;
n. Motor vehicle sales and automotive repair: (i) One parking space for every 400 square
feet of gross floor area;
o. Offices: (i) General offices require one parking space for every 200 square feet of gross
floor area; (ii) Medical, dental and veterinary offices/clinics require one parking space
for every 200 square feet of gross floor area;
p. Residential and child care facilities: (i) One parking space for each employee; (ii) One
parking space for the first six children or patients and one parking s pace for every four
children or patients thereafter;
q. Restaurants, taverns and other establishments for the sale of food and beverages to be
consumed primarily on the premises: One parking space for every one hundred 75
square feet of gross floor area dining area (includes non-communal outdoor seating
areas) and one parking space for every two employees on the largest shift;
r. Retail sales: (i) One parking space for every two hundred square feet of gross floor area;
s. Skating rinks (ice or roller): (i) One parking space for every one hundred square feet of
gross floor area;
t. Theaters: (i) One parking space for every four seats; (ii) One parking space for each
employee.
C. Manufacturing Uses. Warehousing and other facilities for which the prim ary purpose is the
storage of goods: One parking space for every one thousand square feet of gross floor area.
2. Manufacturing and other facilities for which the purpose is the processing or assembly of
goods: One parking space for every five hundred square feet of gross floor area.
3. Research and development: One parking space for every three hundred fifty square feet.
D. Special Requirements.
1. Drive-thru facilities;
a. Each drive-through lane shall be separated from the circulation routes necessary for
ingress and egress from the property, or access to any parking space.
b. Each drive-through lane shall be clearly marked and maintained with directional arrows
for the purpose of delineation.
c. In order to facilitate proper review of a drive-thru facility and the adequacy of a proposed
site design, a project specific stacking analysis prepared by a traffic engineer the
following information shall be required at the time of submittal for a conditional use
permit and/or site and architectural review and shall contain the following information:
(i) The nature of the product or service being offered; (ii) The method by which the order
is processed; (iii) The time required to serve a typical customer; (iv) The arrival rate of
customers; (v) The peak demand hours; (vi) The anticipated vehicular stacking
requirements;
d. Drive-through lanes shall not be applied to the minimum parking require ment.
C.1.b
Packet Pg. 18
At
t
a
c
h
m
e
n
t
:
1
8
.
6
0
.
0
3
0
_
_
_
P
a
r
k
i
n
g
D
r
a
f
t
_
5
.
2
2
.
2
0
2
3
(
Z
C
A
2
3
-
0
1
-
O
f
f
-
S
t
r
e
e
t
P
a
r
k
i
n
g
A
m
e
n
d
m
e
n
t
)
2. Handicapped spaces: At least one parking space or two percent of the required parking
spaces, which ever is greater, shall be designated for use by the handicapped. Said parking
spaces shall be identified in the manner required by the most current editions of the Uniform
Building Code and the California Vehicle Code.
3. Loading spaces. In addition to the number of parking spaces required for a specific use, all
commercial and industrial uses shall provide loading spaces as follows:
a. One loading space for the first five thousand square feet of gross floor area and one
loading space for every ten thousand square feet of gross floor area thereafter up to
forty-five thousand square feet of gross floor area;
b. Each loading space shall be twelve feet in width and twenty feet in depth;
c. Loading spaces shall be located in an area to provide easy access to the loading
entrance of the use or uses it is to serve. Such loading entrances and loading spaces
should be located in a manner so as not to interfere with pedestrian and/or vehicular
traffic.
4. Bicycle Parking Facilities. All commercial and office uses may provide bicycle parking
facilities in a location convenient to the necessitating use as follows:
a. All bicycle parking facilities shall be of a design to allow the bicycle to be secured in
an upright position and shall be in a designated location;
b. Weatherproofing or facility covering should be used whenever possible;
c. The placement and design of all bicycle parking facilities shall be approved by the
planning department;
5. Shared parking. The planning director may allow a certain number of parking spaces to be
designated as meeting the requirements of more than one use subject to the foll owing
conditions:
a. A convenient pedestrian connection between the properties exists; and
b. The properties are within 1,000 feet of each other; and
c. The availability of parking for all affected properties is indicated by directional signs
as permitted by Chapter 18.80 (Sign Code).
Number of Spaces Required.
a. Where the uses to be served by shared parking do not overlap their hours of
operation, the property owner or owners shall provide parking stalls equal to the
greater of the applicable individual parking requirements.
b. Where the uses to be served by shared parking have overlapping hours of operation,
the property owner or owners shall provide parking stalls equal to the total of the
individual parking requirements. If the following criteria are met, that total is reduced
by 20 percent:
i. A convenient, visible pedestrian connection between the lots exists; and
iv. The availability of parking for all affected properties is indicated by directional
signs, as permitted by Chapter 18.80 (Sign Code).
Documentation Required. Prior to establishing shared use of parking, the property owner
or owners shall file with the San Bernardino County Recorder’s Office and with the Grand
Terrace City Clerk a written agreement approved by the Planning Director pro viding for the
shared parking use. The agreement shall be recorded on the title records of each affected
property.
a. A parking study shall be presented to the planning department demonstrating that
substantial conflict will not exist between the peak hours of operations of the
individual uses proposing to share the parking spaces;
C.1.b
Packet Pg. 19
At
t
a
c
h
m
e
n
t
:
1
8
.
6
0
.
0
3
0
_
_
_
P
a
r
k
i
n
g
D
r
a
f
t
_
5
.
2
2
.
2
0
2
3
(
Z
C
A
2
3
-
0
1
-
O
f
f
-
S
t
r
e
e
t
P
a
r
k
i
n
g
A
m
e
n
d
m
e
n
t
)
b. The number of shared parking spaces shall not exceed twenty percent of the
required number of parking spaces for either designated use;
c. The shared parking spaces shall be loc ated on the same or adjacent parcel as the
uses they are to serve and they shall not be located more than two hundred fifty feet
from said uses;
d. A written agreement shall be executed by all parties concerned assuring the
continued availability of the shared parking spaces.
6. Recreational vehicle/utility trailer parking and storage:
a. Recreational vehicles/utility trailers when parked or stored on residential properties must
be kept neat and clean at all times. Spider webs, debris, excessive dirt, weed
accumulation on and under a recreational vehicle/utility trailer are prohibited at all times
as are broken windows and flat tires. All recreational vehicles/utility trailers must be
weather resistant at all times;
b. All recreational vehicles/utility trailers when parked or stored on residential properties
must display current vehicle registration tags. Those recreational vehicles/utility trailers
not displaying current registration tags will be considered inoperable and must be
removed from the public view which includes streets, sidewalks and adjacent
properties;
c. All covers and tarps or any other material employed to protect a recreational
vehicle/utility trailer from the elements must be secured and must be weather proof;
d. Rocks/bricks or other weighted items cannot be used to secure the weather proofing
cover;
e. All recreational vehicle/utility trailer parking and storage areas shall be properly
maintained and kept free of weeds, mud and other debris;
f. No recreational vehicle/utility trailer shall be parked or stored closer than ten and one-
half feet to curb face. Where there is no curb, the ten and one -half feet shall be
measured from the edge of the street pavement. No part of the recreational
vehicle/utility trailer including all equipment and towing mechanisms, shall encroach into
this ten and one-half feet;
g. In no instance shall a recreational vehicle/utility trailer be parked or stored where any
portion of the recreational vehicle/utility trailer blocks or overhangs the sidewalk within
the public right-of-way;
h. A recreational vehicle/utility trailer shall not be parked or stored where such parking or
storage constitutes a clear and demonstrable traffic hazard and threat to public health
and safety. Either the sheriff or city manager can, at their discretion, declare the parking
or storage of a particular recreational vehicle/utility trailer to be a traffic hazard and
require the immediate removal of the recreational vehicle/utility trailer;
i. If a recreational vehicle/utility trailer is parked or stored on a portion of a driveway leading
to the garage of the residence, the garage door must be fully operational which means
it can be fully opened at all times;
j. No recreational vehicle/utility trailer shall be parked or stored in the corner lot side yard
next to the street unless it complies with all other provisions of this section;
k. All recreational vehicle/utility trailer must park perpendicular to the street except where
they are parked on a curved or circular drivew ay;
l. All recreational vehicles/utility trailers in the front yard or the side yard must be parked
or stored on an improved surface such as concrete, asphalt, laid brick, or other
impervious material. Recreational vehicles/utility trailers parked in the backyard may be
parked on gravel in lieu of an impervious surface;
C.1.b
Packet Pg. 20
At
t
a
c
h
m
e
n
t
:
1
8
.
6
0
.
0
3
0
_
_
_
P
a
r
k
i
n
g
D
r
a
f
t
_
5
.
2
2
.
2
0
2
3
(
Z
C
A
2
3
-
0
1
-
O
f
f
-
S
t
r
e
e
t
P
a
r
k
i
n
g
A
m
e
n
d
m
e
n
t
)
m. All paved areas including areas used for recreational vehicle/utility trailer parking and
storage shall not exceed fifty percent of the lot area located between the front property
line and the required front setback line of the residential zone and of the lot area located
between the corner side property line and the required side yard setback line of a corner
lot;
n. Recreational vehicles/utility trailers shall not be occupied for living purposes or be used
as a storage container. Electrical hookups are prohibite d except during loading and
unloading or for the charging of batteries for no more than forty-eight consecutive hours
per week. Sewer hookups are prohibited at all times;
o. No recreational vehicle/utility trailer shall be parked or stored on a residenti al site for a
period exceeding one month unless it is owned by the resident;
p. No camper shells or cab-over-campers shall be stored in the front yard or the corner
side yard of a corner lot other than on an operable and licensed pick-up truck parked in
a lawful manner. Said camper shells or cab-over-campers may be stored unmounted in
the interior side yard or rear yard so long as they are screened in conformance with
Section 18.73.200 of the Municipal Code;
q. No boats or other watercraft shall be stor ed in the front yard or side yard other than on
a validly licensed trailer parked in a lawful manner;
r. No more than one recreational vehicle/utility trailer shall be parked in the front yard or
side yard for any lot or parcel less than 20,000 square feet in size. A maximum of one
additional recreational vehicle/utility trailer may be parked in the rear yard for any parcel
less than 20,000 square feet. For parcels 20,000 square feet or larger, two recreational
vehicles/utility trailers may be parked in t he front yard or side yard. A maximum of two
additional recreational vehicles/utility trailers may be parked in the rear yard for any
parcel 20,000 square feet or larger;
s. No second driveways or driveway approaches may be created or used for the purpos es
of parking or storing a recreational vehicle/utility trailer except where the lot is 100 feet
wide or except where the second driveway would be on the side of a corner lot where
there is no existing driveway or driveway approach. Any second driveway sha ll have
the proper driveway approach requiring a public works permit;
t. No recreational vehicle/utility trailer shall be parked on a public street if it is within 50
feet of any intersection or within 50 feet of any crosswalk;
u. All non-motorized recreational vehicles/utility trailers must be attached to the tow vehicle
if parked on a public street. Any owner of a detached, non-motorized recreational
vehicle/utility trailer parked on the public street for any length of time will be subject to
immediate citation and/or to the removal of the recreational vehicle/utility tr ailer at the
owner's expense;
v. No recreational vehicle/utility trailer shall be parked on a public street longer than 72
consecutive hours without being moved. The total number of days a recreational vehicle
may be parked on a public street shall not exceed six days per month;
w. Minor modifications or adjustments to this Section may be administratively approved
by the Community Development Director by means of a recreational vehicle/utility trailer
parking minor variance where conditions such as, but not limited to, lot size, lot
configuration, house location, previous construction or improvements warrant a minor
modification or adjustment. If the Community Development Director cannot make such
a determination, the matter may be appealed to the City's Planning Commission with
the appropriate appeal fee. In no instance shall a modification or adjustment be made
to the provisions of this Section if it violates a safety concern/regulation of this Section.
C.1.b
Packet Pg. 21
At
t
a
c
h
m
e
n
t
:
1
8
.
6
0
.
0
3
0
_
_
_
P
a
r
k
i
n
g
D
r
a
f
t
_
5
.
2
2
.
2
0
2
3
(
Z
C
A
2
3
-
0
1
-
O
f
f
-
S
t
r
e
e
t
P
a
r
k
i
n
g
A
m
e
n
d
m
e
n
t
)
AGENDA REPORT
MEETING DATE: June 1, 2023 Council Item
TITLE: Specific Plan Amendment 20-02 and Environmental 20-10,
Proposing an Amendment to the Barton Road Specific Plan,
an Approximately 1.3-Mile-Long Corridor Along Barton Road
Extending from I-215 on the West, to the Intersection of
Barton Road and Victoria Street on the East.
PRESENTED BY: Konrad Bolowich, City Manager
RECOMMENDATION: 1) Conduct a public hearing; and
2) Adopt A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF GRAND TERRACE,
CALIFORNIA, RECOMMENDING THAT THE CITY
COUNCIL APPROVE SPECIFIC PLAN AMENDMENT (20-
02) AND ADOPT A MITIGATED NEGATIVE
DECLARATION PURSUANT TO SECTION 21064.5 OF
THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
(CEQA) GUIDELINES (ENVIRONMENTAL 20-10) WHICH
AMENDS THE BARTON ROAD SPECIFIC PLAN (BRSP)
TO DISSOLVE THE TOWN SQUARE MASTER
DEVELOPMENT PLAN (TSMDP), TO SUPERSEDE ALL
PREVIOUSLY ADOPTED PLANS AND AMENDING
PLANNING AREA 1 OF THE BRSP TO UPDATE
DEVELOPMENT STANDARDS AND INCLUDE A MIXED-
USE DEVELOPMENT PROVISION
2030 VISION STATEMENT
This project supports Goal 3 to Promote Economic Development:
• Develop proactive economic development plan to attract new businesses,
• Invest in infrastructure needed to support business attracting and retention,
• Prepare for development by updating zoning and development codes including
the sign code.
BACKGROUND:
The Barton Road Specific Plan (“BRSP”) was originally approved in 1990 and has been
periodically amended in 2003, 2011 and 2020, to address specific development issues
associated with individual projects. While the Barton Road corridor has experienced
improved development, implementation of the plan could be improved through strategic
updates to better facilitate the development needs of the City.
C.2
Packet Pg. 22
The focus of the updates is to establish a blueprint that promotes quality infill with
comprehensive yet flexible design criteria for the Barton Road corridor. The update is
intended to encourage retaining and attracting locally serving businesses, promoting
creative amenities, and urban living opportunities while eliminating the continual need
for variances to accommodate modern development standards by maximizing the use
of under-utilized parcels with outdated overabundant parking criteria.
At the meeting of the City Council on April 13, 2021, the City Council approved Michael
Baker International (“MBI”) to author the BRSP update and prepare the necessary
environmental documentation. The Council further directed staff to coordinate a joint
workshop with the City Council and the Planning Commission/Site and Architectural
Review Committee (“Planning Commission”) to discuss the BRSP and provide input on
the direction of the update, specifically with an emphasis on design and architectural
themes.
PROPOSAL:
City of Grand Terrace ("Applicant"), proposes a Specific Plan Amendment to amend the
Barton Road Specific Plan (BRSP) in the following general manner:
1. Dissolve and supersede the Town Center Master Development Plan (TSMDP).
2. Update design guidelines to replace subjective criteria with objective criteria.
3. Update the development standards within Planning Area 1 to permit mixed use
residential development. The amended standards address building height,
setbacks, parking, landscaping, and open space.
A full accounting of the proposed amendments to the BRSP are as follows and is
provided in Exhibit A of Attachment A (Planning Commission Resolution):
Introduction:
Section A: Update to the history and intent of the BRSP
Section C: Clarify existing residential uses
Section D: Insert the term “Council”
Exhibits (All): Update maps
Land Use Plan:
Section A: Update opportunities and constraints to include mixed use
(commercial/residential) development. Incorporate the
Barton Road Streetscape Plan upon its adoption.
Discourage fragmentation.
Section B: Update goals and policies to include Barton Road
Streetscape Plan. Clarify and expand list of undesirable
features. Include hospitality as a desired use. Encourage
mixed use developments. Establish a pedestrian network to
include a multi-use trail along Gage Canal. Promote
partnerships for recreational greenways with utility providers.
C.2
Packet Pg. 23
Section C: Remove Master Plan requirements.
Section D: Update general architectural guidelines for all development
and make specifications for residential development,
removal of subjective standards and replacement with
objective standards.
Section E: Update setback standards to orient buildings to the street.
Update lighting standards.
Section F: Update general design principles for commercial parking and
include standards for trash enclosures.
Section G: Include criteria for pylon signs.
Section H: Remove combustible and high maintenance building
materials from list of recommended materials.
Section I: Minor edits and clarifications to design guidelines.
Section J: Reference the Barton Road Streetscape Plan.
Section K: Update Planning Area 1 to include consumer retail goods
and services, dining, hospitality, and infill office and mixed
use development. Establish development standards for
mixed use projects. Establish density transfer protocol.
Update Planning Area 2 to clarify desired uses. Removal of
subjective criteria for multi-family infill projects in Planning
Area 3.
Section L: Update lot consolidation incentives.
Infrastructure:
Section A: Include Commerce Way as a primary access point.
Section B: Clarify San Bernardino County Fire Department.
Section C: Update and clarify school names.
CEQA Compliance:
Section A: Update environmental review document information.
Table 1, Land Use Matrix:
Remove Recycling Collection from the table. Change “Churches” to
“religious facilities”. Include multi-family residential and assisted living
facilities as permitted uses. Strike footnote regarding auto service stations.
Update footnote on standards for assembly uses. Include parking
requirements for residential and assisted living uses.
The proposed BRSP amendment would promote the infill and comprehensive
development of the Barton Road corridor with locally serving businesses, amenitie s,
and urban living opportunities while eliminating the continual need for variances and
under-utilized parcels with an overabundance of parking.
C.2
Packet Pg. 24
PROJECT AREA AND SURROUNDINGS:
The Project area consists of the entirety of the Barton Road Specific Plan bou ndary
which encompasses approximately a 1.3-mile long corridor and approximately 113
acres along Barton Road extending from Interstate 215 to the west and the intersection
of Barton Road and Victoria Street on the east. The Specific Plan as well as the
surrounding areas consist of vacant land, single family and multi-family residential uses
as well as a variety of commercial and office uses.
Surrounding uses are as follows:
Zoning General Plan Existing Land Uses
North R1-10-Low Density
Single Family, R1-
7.2-Single Family,
Administrative
Professional, R3-
Medium Density
Residential and R2-
Low Medium Density
Residential
Low Density
Residential and
Medium/High Density
Residential
Single Family Residential,
Multi-Family Residential and
Office
East R1-7.2-Single
Family, R3-Medium
Density Residential
Low Density
Residential and
Medium/High
Residential
Single Family Residential
and Multi-Family Residential
South R1-7.2-Single
Family, R3-Medium
Density Residential
and Commercial
Manufacturing
Low Density
Residential,
Medium/High Density
Residential, General
Commercial and Public
Single Family Residential,
Multi-Family Residential, and
Commercial Use
West R1-7.2-Single
Family, R3-Medium
Density Residential
and Commercial
Manufacturing
Low Density
Residential,
Medium/High
Residential, General
Commercial and
Interstate 215
Single Family Residential,
Multi-Family Residential and
Commercial Use
GENERAL PLAN CONSISTENCY ANALYSIS:
City of Grand Terrace General Plan Policies
The project supports the following goals of the 2010 General Plan:
Goal 2.1. Provide for balanced growth which seeks to provide a wide range of
C.2
Packet Pg. 25
employment and housing opportunities and maintenance of a healthy, diversified
community.
Goal 2.3 Provide a wide range of retail and se rvice commercial opportunities
designed to meet the needs of the City’s residents, businesses, and visitors while also
providing employment opportunities.
Land Use
According to the General Plan Land Use Map, the BRSP area’s designated land uses
include General Commercial, Office Commercial, and Public. The purpose of the BRSP
is to provide detailed policies, standards, and criteria for the development or
redevelopment of an area.
The BRSP is divided into three districts called Planning Areas that allow va rying land
uses as follows:
Planning Area 1 is the General Commercial area;
Planning Area 2 is the Village Commercial area; and
Planning Area 3 is the Administrative Professional area.
Planning Area 1 has been further divided into two Master Plan Areas . Master Plan Area
1 includes all land within Planning Area 1 of the BRSP south of Barton Road. Master
Plan Area 2 includes all land north of Barton Road. The TSMDP area falls within the
BRSP boundaries and comprises Master Plan Area 1 of Planning Area 1 o f the BRSP.
There is Master Plan for Area 2. As part of the proposed project, the TSMDP would be
dissolved and the amended BRSP would supersede all previously adopted plans. The
intent of dissolving the TSMDP is to reduce the regulatory burden, particularly with
respect to environmental review. By incorporating the principles of the TSMDP into the
BRSP and refining the BRSP’s standards and guidelines, the City can establish a
streamlined regulatory environmental process to encourage quality development.
The focus of the update is to reflect the current needs of the community and
development trends acceptable to the market. This update includes the provision for
mixed-use development along Barton Road that supports services, retail and dining
experiences, and residential uses. The update also reconsiders the relationship of
development to Barton Road and addresses building placement and heights to
encourage pedestrian activation and the relocation of parking facilities to the rear of the
street fronting buildings. The proposed BRSP amendment would promote the infill and
comprehensive development of the Barton Road corridor with locally serving
businesses, amenities, and urban living opportunities while eliminating the continual
need for variances and under-utilized parcels with an overabundance of parking.
The overall land use pattern of the BRSP is not changing, therefore the Project remains
consistent with the General Plan’s Land Use Element.
Circulation
The Project is consistent with Circulation Element policies. Barton Road is a Major
Highway with 100-feet right-of-way servicing major commercial areas and has direct
C.2
Packet Pg. 26
access to Interstate 215. Future implementing projects facilitated by the proposed
Project would be reviewed on a case-by-case basis in order to determine consistency
with the General Plan’s Circulation Element. Developers proposing future implementing
projects will be required to provide the necessary street improvements as determined by
the Public Works Department, including driveways, streetscape, utility relocation, etc.
Noise
The Project is consistent with the Noise Element policies. Future implementing projects
facilitated by this project would be reviewed on a case-by-case basis in order to
determine consistency with the General Plan’s Noise Element as well as the City’s
Noise Ordinance. Developers proposing future implementing projects will be required to
provide the necessary documentation which details consistency with City standards and
regulations as well as any proposed sound attenuation measures required to mitigate
impacts from future project noise. City staff will also review future implementing projects
to ensure that the design of such proposals are compatible with the surrounding areas
in terms of noise.
ZONING CONSISTENCY ANALYSIS:
According to the General Plan, the BRSP area is designated as a combination of
General Commercial, Office Commercial, and Public. Based on the Zoning Map, the
zoning within the BRSP includes three designations:
BRSP General Commercial,
BRSP Village Commercial, and
BRSP Administrative Professional.
The zoning districts are not proposed to be changed in type or extent. Updates to the
BRSP General Commercial district within Planning Area 1 would allow for the
development of mixed-use development along Barton Road that supports services,
retail and dining experiences, and residential uses, consistent with the General Plan.
FINDINGS:
1. The proposed amendment will be consistent with the latest adopted City of Grand
Terrace General Plan. According to the General Plan Land Use Map, the BRSP
area’s designated land uses include General Commercial, Office Commercial, and
Public. The purpose of the BRSP designation is to provide detailed policies,
standards, and criteria for the development or redevelopment of t he area. The
amendment to the BRSP would establish a policy that would promote the infill and
comprehensive development of the Barton Road corridor with locally serving
businesses, amenities, and urban living opportunities while eliminating the continual
need for variances and under-utilized parcels. The proposed amendments remain
internally consistent with the City’s General Plan and the Barton Road Specific Plan
including the following General Plan goals:
C.2
Packet Pg. 27
• Goal 2.1. Provide for balanced growth which seeks to provide a wide
range of employment and housing opportunities and maintenance of a
healthy, diversified community.
• Goal 2.3 Provide a wide range of retail and service commercial
opportunities designed to meet the needs of the City’s residents,
businesses, and visitors while also providing employment opportunities.
2. The proposed amendment will be consistent with the City of Grand Terrace
Municipal Code. The Project site is designated Specific Plan on the General Plan
Land Use Map. As previously indicated, Specific Plans are used to provide more
detailed regulatory guidance for special areas or large developments within the City.
The Barton Road Specific Plan was previously determined to be consistent with the
Municipal Code and the proposed amendment would remain consistent with the
code. The amendment would continue to promote strategic growth throughout the
Specific Plan area through the inclusion of mixed-use development along the Barton
Road corridor and the streamlining of environmental review for implementing
projects.
3. The proposed Specific Plan Amendment 20 -02 will not be detrimental to the health,
safety, morals, comfort, or general welfare of the persons residing or working within
the neighborhood of the proposed amendment or injurious to property o r
improvements in the neighborhood or within the City because these amendments
are at a program level and no specific project is being proposed at this time. Future
implementing projects will be reviewed on a case -by-case basis in order to
determine any potential impacts to the environment or the community as a whole.
ENVIRONMENTAL REVIEW:
The City of Grand Terrace has prepared an Initial Study/Mitigated Negative Declaration
in accordance with California Environmental Quality Act (CEQA) Guidelines Section
15070. The Initial Study/Mitigated Negative Declaration represents the City’s
independent judgment and analysis. Based upon the Initial Study/Mitigated Negative
Declaration, the proposed project will not have a significant effect on the environment
with the implementation of mitigation measures. Further, the City did not identify any
significant, unavoidable impacts that require further analysis in an Environmental Impact
Report.
The Initial Study / Mitigated Negative Declaration was circulated for public review
beginning November 29, 2021 and concluding December 29, 2021, and was also sent
to the Governor’s Office of Planning and Research (OPR) for posting on CEQAnet, the
OPR’s clearinghouse for environmental documents. A comment was received from
Gabrieleno Band of Mission Indians requesting consultation for any and all future
projects within this location.
PUBLIC NOTICE:
Public notice of the Project was published in Grand Terrace City News, posted at three
C.2
Packet Pg. 28
public places and mailed to property owners within 500-foot radius of the site.
To date, staff has not received any comments.
RECOMMENDATION:
The Project proposes updates to the Barton Road Specific Plan that will remain
consistent with the City’s General Plan goals and policies as well as the City’s M unicipal
Code. Amending the existing BRSP would support the development of services, retail
and dining experiences, and residential uses along the corridor and would facilitate the
economic development needs of the City in 2023 and beyond.
Staff recommends adoption of the attached Resolution recommending approval of the
Project by the City Council.
ATTACHMENTS:
• Barton Road SPA Resolution (DOCX)
• Draft_Barton Road Specific Plan_10.19.21 clean (DOCX)
• Sec 02_Response to Comments (DOCX)
• Sec 03_Errata (DOCX)
• Sec 04_MMRP (DOCX)
APPROVALS:
Planning & Development Services Completed 05/23/2023 4:50 PM
Konrad Bolowich Completed 05/25/2023 11:32 AM
City Attorney Completed 05/26/2023 9:45 AM
City Manager Completed 05/26/2023 10:37 AM
Planning Commission/Site And Architectural Review Board Pending 06/01/2023 6:30
PM
C.2
Packet Pg. 29
RESOLUTION NO. 2023-_____
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF GRAND
TERRACE, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE
SPECIFIC PLAN AMENDMENT (20-02) AND ADOPT A MITIGATED NEGATIVE
DECLARATION PURSUANT TO SECTION 21064.5 OF THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA) GUIDELINES (ENVIRONMENTAL 20-10)
WHICH AMENDS THE BARTON ROAD SPECIFIC PLAN (BRSP) TO DISSOLVE THE
TOWN SQUARE MASTER DEVELOPMENT PLAN (TSMDP), TO SUPERSEDE ALL
PREVIOUSLY ADOPTED PLANS AND AMENDING PLANNING AREA 1 OF THE
BRSP TO UPDATE DEVELOPMENT STANDARDS AND INCLUDE A MIXED-USE
DEVELOPMENT PROVISION
WHEREAS, The City of Grand Terrace (“Applicant”), has initiated an application
for the approval of Specific Plan Amendment (SPA) 20 -02 and an Environmental
Mitigated Negative Declaration (20-10) proposing an amendment to the Barton Road
Specific Plan to dissolve the Town Square Master Development Plan (TSMDP), to update
design standards and guidelines in a manner consistent with State law, and to supersede
all previously adopted plans and amend Planning Area 1 of the BRSP to update
development standards and include a mixed-use development provision; and
WHERAS, an Initial Study/Mitigated Negative Declaration was prepared in
accordance with California Environmental Quality Act (CEQA) Guidelines Sections 15070
and 21064.5 was circulated for public review from November 29, 2021 to December 29,
2021.Based upon the Initial Study/Mitigated Negative Declaration, the proposed project
will not have a significant effect on the environment with the implementation of mitigation
measures, and no significant, unavoidable impacts were identified that would require
further analysis in an Environmental Impact Report; and
WHEREAS, on, June 1, 2023, the Planning Commission conducted a duly noticed
public hearing on the project at the Grand Terrace Council Chambers located at 22795
Barton Road, Grand Terrace, California 92313; and concluded the hearing on said date;
and
WHEREAS, all legal prerequisites to the adoption of this Resolution have
occurred.
NOW THEREFORE, THE PLANNING COMMISSION OF THE CITY OF GRAND
TERRACE DOES HEREBY RESOLVE AS FOLLOWS:
1. The recitals set forth above are true and correct and incorporated herein by this
reference.
2. Based upon the foregoing and all oral and written presentations and testimony
made by City staff and members of the public (including the staff report and
C.2.a
Packet Pg. 30
At
t
a
c
h
m
e
n
t
:
B
a
r
t
o
n
R
o
a
d
S
P
A
R
e
s
o
l
u
t
i
o
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
exhibits), the Planning Commission hereby finds that pursuant to Sections 15070
through 15075 of the California Environmental Quality Act (CEQA) Guidelines, an
Initial Study/ Mitigated Negative Declaration has been prepared for the project and
based upon the Initial Study/Mitigated Negative Declaration, the proposed project
will not have a significant effect on the environment with the implementation of
mitigation measures and no significant, unavoidable impacts were identified that
would require further analysis in an Environmental Impact Report.
3. Based upon the forgoing and all oral and written presentat ions and testimony made
by City staff and members of the public (including the staff report and exhibits), the
Planning Commission finds as follows with respect to Specific Plan Amendment
20-02:
a. The proposed amendment will be consistent with the latest ad opted City of
Grand Terrace General Plan. According to the General Plan Land Use Map,
the BRSP area’s designated land uses include General Commercial, Office
Commercial, and Public. The purpose of the BRSP designation is to provide
detailed policies, standards, and criteria for the development or redevelopment
of the area. The amendment to the BRSP would establish a policy that would
promote the infill and comprehensive development of the Barton Road corridor
with locally serving businesses, amenities, and urban living opportunities while
eliminating the continual need for variances and under -utilized parcels. The
proposed amendments remain internally consistent with the City’s General
Plan and the Barton Road Specific Plan including the following General Plan
goals:
• Goal 2.1. Provide for balanced growth which seeks to provide a wide
range of employment and housing opportunities and maintenance of a
healthy, diversified community.
• Goal 2.3 Provide a wide range of retail and service commercial
opportunities designed to meet the needs of the City’s residents,
businesses, and visitors while also providing employment opportunities.
b. The proposed amendment will be consistent with the City of Grand Terrace
Municipal Code. The Project site is designated Specific Plan on the General
Plan Land Use Map. As previously indicated, Specific Plans are used to provide
more detailed regulatory guidance for special areas or large developments
within the City. The Barton Road Specific Plan was previously determined to
be consistent with the Municipal Code and the proposed amendment would
remain consistent with the code. The amendment would continue to promote
strategic growth throughout the Specific Plan area through the inclusion of
mixed-use development along the Barton Road corridor and the streamlining
of environmental review for implementing projects.
C.2.a
Packet Pg. 31
At
t
a
c
h
m
e
n
t
:
B
a
r
t
o
n
R
o
a
d
S
P
A
R
e
s
o
l
u
t
i
o
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
c. The proposed Specific Plan Amendment 20-02 will not be detrimental to the
health, safety, morals, comfort, or general welfare of the persons residing or
working within the neighborhood of the proposed amendment or injurious to
property or improvements in the neighborhood or within the City because these
amendments are at a program level and no specific project is being proposed
at this time. Future implementing projects will be reviewed on a case-by-case
basis in order to determine any potential impacts to the environment or the
community as a whole.
4. Based on the findings and conclusions set forth above, this Commission hereby
recommends that the City Council adopt Specific Plan Amendment (SPA) 20-02
and an Environmental Mitigated Negative Declaration (20-10) proposing an
amendment to the Barton Road Specific Plan to dissolve the Town Square Master
Development Plan (TSMDP) and to include mixed use development along Barton
Road and to supersede all previously adopted versions of the specific plan as
shown in Exhibit A: Amended Barton Road Specific Plan.
PASSED AND ADOPTED by the Planning Commission of the City of Grand Terrace,
California, at a regular meeting held on the 1th day of June 2023.
AYES:
NOES:
ABSENT:
ABSTAIN:
RECUSE:
ATTEST:
__________________________ __________________________
Debra L. Thomas Edward A. Giroux
City Clerk Chair
C.2.a
Packet Pg. 32
At
t
a
c
h
m
e
n
t
:
B
a
r
t
o
n
R
o
a
d
S
P
A
R
e
s
o
l
u
t
i
o
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
Barton Road Specific Plan Update
City of Grand Terrace
Community Development Department
22795 Barton Road
Grand Terrace, CA 92313
(909) 824-6621
Revision: September 18, 2003
August 9, 2011
July 14, 2020
Month, Day, 2023
C.2.b
Packet Pg. 33
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE i
Barton Road Specific Plan
Table of Contents
I. INTRODUCTION ................................................................................................ 1
A. Purpose of the Plan ................................................................................................................ 1
B. Project Location ....................................................................................................................... 2
C. Planning Areas ......................................................................................................................... 2
D. Authority ..................................................................................................................................... 2
E. Relationship of the Specific Plan to the General Plan ............................................... 2
F. Project Consistency with the Specific Plan .................................................................... 2
II. LAND USE PLAN ............................................................................................... 5
A. Opportunities and Constraints ........................................................................................... 5
B. Goals, Objectives, and Policies ........................................................................................... 6
C. Project-wide Planning Standards ................................................................................... 11
D. General Architectural Guidelines for All Development .......................................... 15
E. Site Planning .......................................................................................................................... 28
F. Parking and Circulation ...................................................................................................... 31
G. Sign Regulations ................................................................................................................... 36
H. Specific Freestanding Building Design Guidelines .................................................. 37
I. Specific Commercial Center Design Guidelines ..................................................... 39
J. Landscape Guidelines ......................................................................................................... 40
K. Planning Areas ...................................................................................................................... 42
L. Lot Consolidation Incentives............................................................................................ 51
III. INFRASTRUCTURE ......................................................................................... 52
A. Transportation ....................................................................................................................... 52
B. Public Services ....................................................................................................................... 55
C. Other Public Services & Facilities ................................................................................... 60
IV. CEQA COMPLIANCE ...................................................................................... 62
V. SPECIFIC PLAN ADMINISTRATION ............................................................... 63
C.2.b
Packet Pg. 34
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE ii
Barton Road Specific Plan
List of Exhibits and Tables
Exhibit 1 Specific Plan Area Map ......................................................................................................... 3
Exhibit 2 Existing Land Use Map .......................................................................................................... 4
Exhibit 3 Planning Area Map .............................................................................................................. 12
Exhibit 4 Zoning Map ............................................................................................................................ 43
Exhibit 5 Existing Transportation Map ............................................................................................ 53
Exhibit 6 Road Way Design Standards ........................................................................................... 54
Exhibit 7 Water Line Map .................................................................................................................... 56
Exhibit 8 Sewer Line Map .................................................................................................................... 57
Exhibit 9 Storm Drain Map .................................................................................................................. 59
Table 1 Land Use Matrix .................................................................................................................... 64
C.2.b
Packet Pg. 35
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE 1
Barton Road Specific Plan
I. Introduction
A. Purpose of the Plan
Over the years, the Barton Road corridor has evolved into a mixed-use area defined by a
variety of commercial, office, service, and non-conforming-low density residential land uses.
The quality and condition of existing structures varies from exemplary contemporary projects
to substandard and visibly deteriorating areas. The dominant use along the corridor is strip
commercial office and retail uses that has developed over the years in a disjointed,
incremental manner. Residential uses comprise a significant amount of the Specific Plan
area and are found generally in the form of non-conforming single-family, duplex and tri-plex
homes, some of which have been converted to commercial/office uses. Multi-family uses are
predominant in eastern end of the Plan Area south of Barton Road.
Concern was documented during preparation of the City's General Plan in 1988 that the
Barton Road commercial corridor was developing in an unplanned, disjointed manner and
that unless the area was comprehensively planned for the future; the full economic potential
of the corridor may not be realized. Of equal concern was the present physical appearance
of the area and the need to upgrade its' image as Grand Terrace's "downtown". The original
Barton Road Specific Plan was approved in 1990 and has been periodically amended to
address specific development issues associated with individual projects. In 2002, it was
determined that the Specific Plan required a comprehensive review to determine its
consistency with current State planning law and its ability to address current and future need
of the community. This need was supplemented by changing economic conditions and
acceptable development concepts that affect potential development within the Plan area.
In 2021, the Plan was again updated to reflect the current needs of the community and
development trends acceptable to the market. This update included the provision for mixed
use development along Barton Road that supports services, retail and dining experiences,
additional neighborhood serving uses, permitting senior citizen/memory care facilities as well
as higher density residential uses. The update also considered the relationship of
development along Barton Road and addresses building placements and heights, encourage
pedestrian activity, and the relocation of parking facilities to the rear of the street fronting
buildings. The Plan update also included the removal of the Town Square Master Plan in
order to streamline future development by centralizing development standards in the Barton
Road Specific Plan.
The purpose of this Specific Plan document and the associated "BRSP" Barton Road-
Specific Plan Zoning District is to assure the systematic implementation of the City of Grand
Terrace's General Plan within the Specific Plan area as shown in Exhibit 1. To fulfill this
purpose, the document provides a comprehensive plan of land use, development
regulations, design guidelines, development incentives and other related actions aimed at
implementing the goals and objectives set forth in the Plan.
Upon adoption by ordinance of the City Council, this plan constitutes the legally established
zoning for properties within the plan area. Moreover, it establishes certain development
regulations, standards, and guidelines within the Barton Road corridor.
This document supersedes all previous specific plans, technical master plans or similar
documents related to properties within the Specific Plan area.
C.2.b
Packet Pg. 36
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE 2
Barton Road Specific Plan
B. Project Location
The Specific Plan encompasses approximately a 1.3-mile long corridor along Barton Road
extending from the Riverside Freeway (Interstate 215), on the west, to the intersection of
Barton Road and Victoria Street on the east. Major intersecting streets include, from west to
east; Vivienda Avenue/Commerce Way, Canal Street, Mt. Vernon Avenue, and Preston
Street (see Exhibit I, Specific Plan Area Map).
C. Planning Areas
The primary land use along the corridor is commercial with some office and non-conforming
residential uses (see Exhibit 2, Existing Land Use Map). The corridor functions as Grand
Terrace's "downtown” and primary commercial center. City Hall is located near the eastern
end of the corridor. For these reasons, the quality and image of the area are extremely
important to the City and its residents.
D. Authority
California Government Code Sections 65450 through 65457 provide the necessary
authorization for the City of Grand Terrace to prepare and adopt this Specific Plan. Hearings
are required by both the Planning Commission and City Council (“Council”). Following these
hearings, the Specific Plan is adopted by the Council either by resolution as policy or by
ordinance as regulation. Due to the regulatory nature of this Plan, it has been adopted by
ordinance.
E. Relationship of the Specific Plan to the General Plan
This Specific Plan has been prepared in compliance with the goals and policies of the City
of Grand Terrace General Plan. The Specific Plan is designed to implement the General
Plan’s various elements including Land Use and Circulation, among others. All proposed
development projects found to be consistent with the Specific Plan shall also be deemed
consistent with the City’s General Plan. The Specific Plan may be amended as many times
as necessary to further the systematic implementation of the General Plan.
F. Project Consistency with the Specific Plan
The Barton Road Specific Plan is a regulatory plan that will serve as zoning law for properties
within the boundaries of the Plan as depicted in Exhibit I. All administrative and discretionary
development approvals must be consistent with this Specific Plan. These approvals include,
but are not limited to the following:
• Subdivisions and parcel maps
• Conditional Use Permits
• Site and Architectural Review
• Land Use Permits
• Master Development Plans
• Development Agreements
C.2.b
Packet Pg. 37
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE 3
Barton Road Specific Plan
Exhibit 1 Specific Plan Area Map
C.2.b
Packet Pg. 38
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
CITY OF GRAND TERRACE 4
Barton Road Specific Plan
Exhibit 2 Existing Land Use Map
C.2.b
Packet Pg. 39
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
CITY OF GRAND TERRACE 5
Barton Road Specific Plan
II. Land Use Plan
A. Opportunities and Constraints
As with any physical development program, especially in an area that has already
experienced urban development, certain aspects of the environment act as constraints to
the achievement of desired development goals while others offer opportunities which can be
taken advantage of to promote the types of development envisioned for the area, such as:
1. Development of quality commercial, mixed use (commercial/residential), and office
uses will be encouraged.
2. Incremental development of strip commercial uses without a residential component
on small lots will be strongly discouraged as will be the conversion of residential units
to commercial or office uses.
3. The overall physical image of the area requires upgrading in order to attract and
maintain quality development.
4. Existing General Plan land use designations and zoning will be maintained should
remain basically the same, but site development standards will be updated change
to achieve higher quality development, to promote cohesive design standards, and
to foster economic activity along the City’s central corridor. and discourage strip-type
development.
5. A variety of incentive programs will be necessary in order to achieve the desired level
of quality development envisioned for by the City.
The original Barton Road Specific Plan preparation included an analysis of the existing
physical conditions of the plan area. Based upon that analysis, the following list of
opportunities and constraints was prepared.
When combined with public policy input (goals and objectives), the opportunities and
constraints become the ingredients used in formulating the overall direction of the Specific
Plan. The identified opportunities and constraints are as follows:
1. Opportunities
• Capitalize on existing physical features and land uses that contribute to and reinforce
a feeling of low density and pedestrian scale along the corridor.
• Implement a programmatic land use plan and urban design theme, which establishes
a "village" character and provides Grand Terrace's downtown with a "sense of place".
• Recapture retail sales leakage to surrounding communities, including both local and
community level goods and services with an emphasis on quality.
• Encourage the merger and development of small, underutilized properties along the
corridor, especially west of Canal Street and at the northwest corner of Barton Road
and Mt. Vernon Avenue.
• Preserve, whenever possible, significant existing trees along the corridor and
emphasize the provision of trees in new development.
• Implement the Barton Road Streetscape Plan upon its adoption.
C.2.b
Packet Pg. 40
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE 6
Barton Road Specific Plan
2. Constraints
• Lack of cohesiveness, land use consistency and community focal points; current strip
commercial orientation lacks concentrated activity centers. Corridor lacks a sense of
place.
• Lack of pedestrian areas and amenities, including plazas, courtyards, public parks,
shared parking, cultural or entertainment features.
• Location of existing potentially conflicting non-conforming residential land uses. and
trailer park.
• Lack of freeway- and travel-related commercial land uses, such as family restaurants.
• Lack of a consistent and continuous urban design and landscape theme. Image of
private developments requires upgrading.
• Majority of parcels are fragmented and under individual ownership. Many of the lots
are of a long, narrow configuration, which is difficult to develop without merger with
adjoining parcels.
• Conversion of non-conforming single-family residences to office/commercial uses
constrains future development, preventing mergers with adjoining parcels, and
continuing the fragmentation of the Corridor.
• Image of corridor is fragmented in terms of uses, setbacks, landscaping, right- of-way
improvements and architectural style.
• Existing commercial centers in adjacent cities (Colton, Loma Linda) draw local market
and its sales dollars.
B. Goals, Objectives, and Policies
The purpose of this section is to articulate the Goals, Objectives, and Polices for the Barton
Road Specific Plan and begin the foundation for subsequent sections of this Plan.
• GOALS: Broad statements that define the community's hope for the future. They are
general in nature and do not indicate when and how these goals are to be
accomplished.
• OBJECTIVES: Statements of intent that generally guide future decisions in specific
topic areas.
• POLICIES: More specific statements of intent to deal with particular topics in a
certain fashion. They begin to define the approach to achieve the Plan objectives,
and are the first step in the development of a solution by forming the basis of
standards and regulations.
OVERALL GOAL
To create a dynamic "downtown" commercial center with a mixed-use components that is
attractive and of high quality, unifying community design image, reflective of a "village"
identity, and providing an economically viable setting for a balanced mixture of commercial
and administrative/professional uses with safe, efficient circulation and access.
C.2.b
Packet Pg. 41
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE 7
Barton Road Specific Plan
In an effort to further define and prioritize this overall goal statement, the following
Community Design, Land Use/Economic, Circulation, Environmental, and Infrastructure
goals and objectives are provided.
COMMUNITY DESIGN
GOAL: Create the community design image that expresses and enhances a unique "village"
scale, character and identity for Grand Terrace.
OBJECTIVES:
• Provide a pedestrian-oriented circulation system that identifies a "village" center with
mixed use projects that combine parcels or, establish a “downtown.”
• Promote compatible building elevations that provide transition at, or linkages
between, commercial, and residential areas while protecting adjoining established
residential neighborhoods.
• Through continued implementation of the Barton Road Landscape Plan and City
street tree program, promote contemporary landscape treatments throughout the
corridor. The landscaping should be of a drought-tolerant, low-maintenance nature
and able to withstand occasional high winds and intense urban conditions, such as
smog and automobile exhaust.
• Provide for the elimination or screening of visually objectionable views such as
outdoor storage, utility cabinets, trash bins, roof-mounted and ground mounted
equipment, blank side walls, recycling equipment, drive-through lanes, and loading
areas through the implementation of design guidelines.
POLICIES:
• Maintain consistency with the Barton Road Streetscape Plan, which is meant to
enhance the safety, comfort, and the overall design aesthetic of the Barton Road
Corridor, and includes design options for planters, parkway street trees, wayfinding
signage, street furnishings, and pedestrian-scale lighting.
• Develop consistent streetscape and architectural palettes that are sensitive to the
creation of a "village" statement for Barton Road. (It is not the intent of this thematic
requirement to discourage innovative or contemporary architectural expressions or
to imitate the architecture of the past, but to promote the harmonious coexistence of
architectural styles varying from restoration to contemporary architectural themes.)
• Upon its adoption, implement the Barton Road Streetscape Plan as a component of
the design review process and in identifying off-site improvements for development.
• Require compliance with the community design guidelines in plans for new
development or expansion or redevelopment of existing development; incorporate
community design as a major consideration in site plan review and approval.
• Utilize landscape materials on private property that are clean, safe, wind resistant,
and relatively low maintenance. Informal landscape forms should be utilized in the
corridor to emphasize the "village" atmosphere and scale.
• Develop an incentive program that rewards private sector development for providing
certain "extra" design amenities within their projects. Of particular interest are passive
C.2.b
Packet Pg. 42
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE 8
Barton Road Specific Plan
solar techniques such as building overhangs, arcades, awnings and extra tree
plantings, especially in parking lot areas. Consideration should be given to special
paving materials used in place of asphalt in vehicular areas.
• Provide incentives to expedite removal of signs that do not conform to the regulations
of this Specific Plan.
• Consider economic incentives for owners who wish to architecturally rehabilitate,
refurbish, or upgrade landscaping on existing properties.
• Designate special on-site landscape and architectural features at the Mt.
Vernon/Barton Road intersection location, combining thematic plantings with
complementary architectural statements designed to promote a distinctive thematic
character for this activity node. Changes in paving materials, plant materials, lighting,
signing, and sizing of adjacent structures should occur at this intersection to enhance
its distinctiveness.
• Require that new development be sensitive to significant mature trees and views of
natural landforms, such as Blue Mountain.
• Develop consistent streetscape and architectural palettes that are sensitive to the
creation of a "village" statement for Barton Road. (It is not the intent of this thematic
requirement to discourage innovative or contemporary architectural expressions or
to imitate the architecture of the past, but to promote the harmonious coexistence of
architectural styles varying from restoration to contemporary architectural themes.)
LAND USE/ECONOMIC
GOAL: Develop a Specific Plan that is responsive to community land use and fiscal needs.
OBJECTIVES:
• Maximize the economic position of the Barton Road commercial activities, capturing
neighborhood, sub-regional, as well as travel-related demand. Sales tax-generating
and hospitality uses should be emphasized.
• Promote distinctive commercial clusters (versus strip commercial) that are sensitive
to a village-scale.
• Require master planning at key sites within the Specific Plan area to assure
integrated development utilizing coordinated access, parking, building
orientation/location, pedestrian and transit facilities.
• Encourage a mixed-use (any combination of retail/commercial/office/high-density
residential on the same lot) development concept to add variety throughout the
commercial corridor.
• Ensure the gradual upgrade of underutilized parcels functioning at less than their
market potential.
• Encourage consolidation of elongated parcels and improve vehicular access to deep
lots along the corridor.
• Focus on attracting new commercial uses through economic development activities.
POLICIES:
C.2.b
Packet Pg. 43
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE 9
Barton Road Specific Plan
• Establish regulations and provide incentive bonuses that promote pedestrian
oriented plazas and courtyards; encourage active retail commercial uses at key
intersections along Barton Road.
• Prepare development regulations and guidelines that clarify the expectations of the
City in terms of quality development.
• Establish regulations that assure compatibility of new commercial uses with the
"village" design concept while employing specific, well- designed buffers from
adjacent residential development.
• Establish and incentive/bonus program of lot consolidation along the corridor to
encourage development into planned concentrations, as opposed to a linear strip
commercial configuration.
• Establish redevelopment programs to assist business with property improvements.
• Develop incentives/regulations to encourage priority village-oriented land uses at the
Mt. Vernon/Barton Road intersection.
• Encourage the development of superior architectural and site planning design which,
in time, will create an image of regional magnitude for Barton Road that attracts
quality-oriented specialty shops as well as additional shoppers.
• Establish land uses that complement existing village orientation within the Specific
Plan area.
• Establish a pedestrian network within the Specific Plan area that includes a multi-use
trail along the Gage Canal.
CIRCULATIONGOAL: Maintain and establish a circulation and trail system that facilitates
efficient, safe vehicular and pedestrian traffic and enhances the community design character
along Barton Road.
OBJECTIVES:
• Limit and/or consolidate vehicular access points onto Barton Road.
• Develop a mixture of land uses that reduce home/work trips within the corridor and
the City.
• Provide for and phase necessary infrastructure improvements, such as under
grounding utilities and landscaping to maximize the efficiency of traffic as well as add
to the aesthetic quality of Barton Road.
• Encourage use of local transit programs wherever possible and enhance use of bus
facilities.
POLICIES:
• Establish the placement of bus shelters and bus turnouts to assist traffic safety and
efficiency.
• Require pedestrian-oriented amenities at key activity nodes through private
development improvements.
C.2.b
Packet Pg. 44
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE 10
Barton Road Specific Plan
• Reduce the number of vehicular trips between individual sites that must use Barton
Road by requiring private projects to secure reciprocal parking access agreements
prior to development. Shared parking and access will facilitate efficient parcel usage
and minimize traffic support facilities such as drives, parking spaces, etc.
• Discourage new developments from taking primary access from residential streets,
by developing internal circulation systems that direct traffic away from adjacent
neighborhoods.
• Establish partnerships with Southern California Edison and the City of Riverside
(Riverside Public Utilities) to promote recreational greenways within power line and
Gage Canal brown belts.
ENVIRONMENTAL
GOAL: Maintain the highest possible environmental quality within the Specific Plan area, by
balancing the impacts of development with environmental concerns.
OBJECTIVES:
• Establish regulations that preserve significant environmental features, such as
mature trees and views of local mountains within the Barton Road corridor.
• Through the project approval process and the imposition of conditions or mitigation
measures, ensure that all development within the Specific Plan area will not decrease
environmental quality, and will wherever possible create a higher quality
environment.
POLICIES:
• Prepare a map of significant trees that may be considered for preservation.
• Require all new development to meet General Plan environmental regulations. Of
particular concern are noise, lighting, and traffic impacts upon adjoining residential
properties generated by commercial uses.
INFRASTRUCTURE
GOAL: Maintain a high level of public services and facilities to all businesses along Barton
Road.
OBJECTIVE: Coordinate all development activity with the construction of public
infrastructure.
POLICIES:
• Require that all public services and facilities be available or that other financial
arrangements be instituted prior to issuing building permits.
• As a condition of approval, require developers to install needed public improvements,
such as street lighting, landscaping, sidewalks, curbs, and gutters adjacent to their
property during the first phase of development.
• Require that all utilities be installed underground as a condition of development
approval.
C.2.b
Packet Pg. 45
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE 11
Barton Road Specific Plan
C. Project-wide Planning Standards
1. Comprehensive Land Use Plan
The primary concepts upon which preparation of the Land Use Plan are based are 1) the
retention and upgrading of appropriate existing uses within the corridor, and 2) the expansion
of opportunities for new quality development. In addition, the Plan is based on the following
more specific planning concepts and ideas concerning the desired future for the Barton Road
corridor:
• Heavier, general commercial uses and uses serving freeway motorists are
appropriate near the freeway (Planning Area 1) while less intensive commercial
(specialty) retail uses are more appropriate within the "village" atmosphere provided
for in Planning Area 2. Moving further away from the freeway, office uses are
provided for in Planning Area 3 (refer to Exhibit 3, Planning Area Map).
• The Barton Road corridor functions as the City's "downtown" commercial core. As
such, its' image needs to be upgraded to reflect this important role in the community.
• Strip commercial development on small, disaggregated lots does not lend itself to the
image, scale, or function desired for the Barton Road corridor.
• The conversion of residential structures to commercial/office uses needs to be
regulated in such a way as to ensure compatibility with surrounding development and
the over-all image and function of the corridor.
• The consolidation of small parcels needs to be required and "incentives" provided for
exceptional consolidation schemes.
C.2.b
Packet Pg. 46
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE 12
Barton Road Specific Plan
Exhibit 3 Planning Area Map
C.2.b
Packet Pg. 47
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
CITY OF GRAND TERRACE 13
Barton Road Specific Plan
2. Project-wide Planning Standards
a) Master Plan Areas
The intent of a master development plan is to provide a tool to initiate pre- development
planning in areas consisting of multiple ownerships and lots with narrow street frontages in
order to avoid strip commercial development with its typical proliferation of curb cuts, signs,
parking in the front of buildings, and general lack of visual and functional continuity.
Master Plan Area 1
A Master Development Plan shall be required for the area located south of Barton Road
between Michigan Street and Canal Street, designated Master Plan Area 1. This area is
characterized by numerous deep narrow lots with many existing driveways. The following
special development regulations shall apply to Master Plan Area 1. In addition, two
Development Concept Plans have been prepared for the area to guide future development.
The concept plans are not mandatory, but provide potential developers and property owners
with guidance as to the City's intent for the area (see Exhibit 4, Master Plan Area No. 1 –
Development Concept Plan).
• Minimum street frontage -The minimum street frontage for any development site in
Master Plan Area No 1. shall be 300 feet under single ownership.
• In lieu of providing 300 feet of street frontage under single ownership, an applicant
may participate with adjoining property owners to prepare a master development
plan, which encompasses a minimum of 300 feet of street frontage. The plan shall
indicate how development of the proposed site integrates the various properties into
a single comprehensively planned area. The plan shall contain, at a minimum, all of
the components listed under item 10 of the General Provisions section. Development
of individual parcels may only proceed in accordance with the approved master
development plan.
• Front yard setback -A 25-foot front yard setback from Barton Road is required except
as provided in item 3 below. The setback area shall be landscaped with a
combination of rolling berms, low walls, clusters of trees, shrubs, and ground cover.
Monument signs may encroach to within 5 feet of the front property line. Parking may
not encroach into the front setback area.
• Street adjacent buildings -For each master planned development, a minimum of 35
percent of the street frontage along Barton Road shall be occupied by buildings
located within 20 feet of the front property line.
• Lot consolidation bonus - Development applicants who successfully consolidate
properties under different ownerships may be eligible to receive development
bonuses in the form of relaxations of development regulations and/or processing
fees. Lot consolidation bonuses are discussed in a later part of this section.
• The following regulations and standards are in addition to, and/or supersede, other
regulations in this Specific Plan whenever a Master Development Plan is required.
Based upon specific site conditions, the Director of Community Development may determine
that a Master Development Plan is required in other areas to ensure the proper development
C.2.b
Packet Pg. 48
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE 14
Barton Road Specific Plan
of a specific area. The Director’s decision to require a Master Development Plan may be
appealed to the Planning Commission. These areas may include the following:
• Master Plan Area 2 – North side of Barton Road between Michigan Street and Canal
Street
• Master Plan Area 3 – Northwest corner of Barton Road and Mt. Vernon Avenue
• Immediate properties surrounding the Barton Road/Mt. Vernon Avenue intersection.
Although a Master Development Plan may not be required for proposed development within
these designated areas, the following design guidelines should be implemented.
Master Plan Area 2
The following special development regulations shall apply to Master Plan Area 2.
1. Minimum street frontage - If lots are consolidated, the minimum street frontage for any
development site in Master Plan Area No.2 should be 300 feet under single ownership.
In lieu of providing 300 feet of street frontage that is under single ownership, an individual
property owner may be required to participate with adjoining property owners in
reciprocal access easements designed to reduce the total number of driveways on
Barton Road, as described under item a (1) above and the General Provisions section.
2. Front Yard setback - The minimum front yard setback in Master Plan Area 2 shall be 20
feet. Signs may encroach to within 5 feet of the front property line. Parking should not
encroach into the required setback area. The entire setback area shall be landscaped.
3. Lot consolidation bonus - Development applicants who successfully consolidate
properties under different ownerships may be eligible to receive development bonuses
in the form of relaxations of development regulations and/or processing fees as
determined appropriate by the Planning Commission.
Master Plan Area 3
The following specific development regulations shall apply to Master Plan Area 3.
1. Street adjacent buildings required - Buildings may be located to within 5 feet of street
right-of-way lines along Barton Road and Mt. Vernon Avenue within 100 feet of the
corner.
2. Lot consolidation bonus - Development applicants who successfully consolidate
properties under different ownerships may be eligible to receive development bonuses
in the form of relaxations of development regulations and/or processing fees as
determined appropriate by the Planning Commission.
Two additional areas within Planning Area 3 are encouraged to develop under Master Plans.
Both areas currently contain mixed uses on several small often odd shaped parcels. The
purpose of these Master Plans is to provide for quality cohesive office/commercial
developments while limiting the number of driveways on Barton and promoting the efficient
use of land through shared parking.
C.2.b
Packet Pg. 49
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE 15
Barton Road Specific Plan
Master Plan Area 4
Master Plan Area 4 is located at the northeast corner of the Barton Road and Palm Avenue,
west of City Hall. The area is currently developed as mixed uses including offices, single
family and multi-family residential, and vacant property. Proposed projects should be
compatible with those of the Civic Center.
Master Plan Area 5
Master Plan Area 5 is located at the southwest corner of Barton Road and Preston Street.
The area is characterized by limited office/commercial uses and multi-family development.
The proposed Master Plan will provide a design guideline that addresses the efficient
development of mixed commercial and office professional uses and serve as an eastern
gateway to the community.
Development in both Master Plan Areas 4 and 5 shall be consistent with the design
standards and permitted land uses of the Office Professional Zone. Lot consolidation,
reciprocal access, and reciprocal parking shall be encouraged. If development of individual
lots is proposed, the project will be evaluated based upon its ability to ultimately blend with
existing and proposed adjacent parcel development to create a cohesive project.
3. Project-wide Design Guidelines
All residential, (new and rehabilitated) located within the Barton Road Corridor Specific Plan
area is subject to the design guidelines/standards contained herein.
The design guidelines will serve as general standards that should be used for design review
when either of the following actions occur:
• Any new development
• Any major addition or enlargement of an existing structure or use
D. General Architectural Guidelines for All Development
The following section provides numerous written and illustrated design directions related to
the basic quality of residential and commercial building, architecture, color, and scale. This
portion of the Specific Plan addresses each of these elements in general terms and
establishes the basic principles, which are expanded upon in much more detail through the
application of the following "specific architectural guidelines and standards". This section
"paints the overall picture" for the design principles felt to be important in Grand Terrace.
They should shall not be viewed as standing alone but rather in concert with the more specific
guidelines found in the subsequent section of these guidelines.
Each guideline should shall be considered for how it applies to a given project in creating a
downtown "village" atmosphere. The illustrated examples are intended as images, which
communicate ideas and should not be viewed as design solutions necessitating strict
adherence.
1. Desirable Elements
C.2.b
Packet Pg. 50
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE 16
Barton Road Specific Plan
The qualities and design elements for commercial buildings (including offices) on Barton
Road that are potentially most desirable include:
• richness of surface and texture
• significant wall articulation (insets, canopies, wing walls, arcades, trellises, porches,
dormers, etc.)
• multi planed, pitched roofs roof overhangs
• regular or traditional window rhythm
• articulated mass and bulk interesting and articulated wall surfaces
• wood siding, wood shingles (wall) brick and stucco accents (wall) wood shingles and
tile (roof)
2. Undesirable Elements
Potentially undesirable elements include:
• highly reflective surfaces
• large blank, unarticulated stucco wall surfaces unpainted concrete precision block
walls reflective glass
• corrugated metal siding on the main façade plastic siding
• irregular, modernistic window shapes and rhythm square "boxlike" buildings
• standing seam metal walls on the main façade
• mix of unrelated styles (i.e. rustic wood shingles and polished chrome)
3. Exterior Wall Materials Palette
The following palette of exterior wall materials is strongly encouraged:
• wood siding (horizontal or vertical or diagonal) wood shake
• Rivercobble
• Slate
• brick (natural colors)
• stucco (as an accent only, extensive use not appropriate) clay tile (natural colors)
• clay tile (natural colors)
C.2.b
Packet Pg. 51
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE 17
Barton Road Specific Plan
The following materials are discouraged as primary exterior wall materials:
• natural, unfinished concrete stucco
• corrugated metal reflective glass
• standing seam metal walls plywood (painted or otherwise) corrugated Fiberglass
illuminated sidings and awnings plastic laminate
• un-milled, bare aluminum painted white brick
• unpainted concrete block/precision block
1. Building Materials
Durable, high quality exterior building materials shall be used to convey the sense of quality
and permanence desired for the BRSP, minimize maintenance concerns, and promote
buildings that will last over time. Use of such materials is especially important at the street
level where they are more visible to the public. Examples of appropriate materials include:
stone, tile, terra cotta, brick, metal, and glass.
COMMERCIAL SPECIFIC STANDARDS
Primary Wall Material. The primary wall material shall be wood, stone, brick, stucco, fiber
cement or other cementitious material. Composite wood or stone siding and other siding that
use plywood (with the exception of board and batten) are prohibited.
Required Number of Materials. Developments shall incorporate a minimum of three building
materials on each structure elevation.
Exterior trim and architectural detail, such as cornices and window and door trim, shall be
painted a contrasting color to distinguish them from wall surfaces.
C.2.b
Packet Pg. 52
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE 18
Barton Road Specific Plan
RESIDENTIAL / MIXED USE SPECIFIC STANDARDS
Primary Wall Material. The primary wall material shall be wood, stone, brick, stucco, fiber
cement or other cementitious material. Composite wood or stone siding and other siding that
use plywood (with the exception of board and batten) are prohibited.
Required Number of Materials. Developments shall incorporate a minimum of three building
materials on each structure elevation.
Exterior trim and architectural detail, such as cornices and window and door trim, shall be
painted a contrasting color to distinguish them from wall surfaces.
2. Height
Building heights should relate to open spaces to allow maximum sun and ventilation,
protection from prevailing winds, enhance public views of surrounding rural hillsides and
minimize obstruction of view from adjoining structures.
Height and scale of new development should be compatible with that of surrounding
development. New development height should "transition" from the height of adjacent
development to the maximum height of the proposed building.
3. Bulk
Large buildings which give the appearance of "square box" buildings are generally
unattractive and detract from the overall scale of most buildings along Barton Road. There
are several ways to reduce the appearance of excessive bulk in large buildings.
• Vary the planes of the exterior walls in depth and/or direction.
• Vary the height of the buildings so that it appears to be divided into distinct massing
elements.
• Articulate the different parts of a building's facade by use of color, arrangement of
facade elements, or a change in materials.
• Use landscaping and architectural detailing at the ground level to lessen the impact
of an otherwise bulky building.
• Avoid blank walls at the ground floor levels. Utilize windows, trellises, wall articulation,
arcades, change in materials, or other features.
4. Building Massing
Large buildings which give the appearance of "square box" buildings are generally
unattractive and detract from the overall scale of most buildings along Barton Road. There
are several ways to reduce the appearance of excessive bulk in large buildings.
C.2.b
Packet Pg. 53
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE 19
Barton Road Specific Plan
Corners. On corner parcels, the corner of the building may be recessed from front and side
property lines on a diagonal. The recessed corner may include just the ground level, or
ground floor and upper levels. Buildings located on corner lots shall site primary building
entrances at the corner to establish an orientation to both the primary and secondary street
frontages and symbolically acknowledge the importance of the intersection.
COMMERCIAL SPECIFIC STANDARDS
Wall Modulation. Publicly visible walls more than 50 feet in length along any street frontage
or elevation, shall be articulated by at least three of the following features:
• doors and windows recessed by a minimum of two inches;
• exterior arcades or other ground floor building recessions that provide sheltered
walkways within the building footprint. These features shall have a minimum area of
48 square feet;
• variations in wall plane (projection or recess) by a minimum of two feet in depth;
• a recessed or projected entry with a minimum area of 24 square feet; or
• vertical elements, such as pilasters, that protrude a minimum of six inches from the
wall surface and extend the full height of the structure.
RESIDENTIAL / MIXED USE SPECIFIC STANDARDS
Wall Modulation. Publicly visible walls more than 35 feet in length along any street frontage
or elevation, shall be articulated by at least three of the following features:
• doors and windows recessed by a minimum of two inches;
C.2.b
Packet Pg. 54
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE 20
Barton Road Specific Plan
• exterior arcades or other ground floor building recessions that provide sheltered
walkways within the building footprint. These features shall have a minimum area of
48 square feet;
• variations in wall plane (projection or recess, such as bay windows) by a minimum of
two feet in depth;
• balconies with a minimum area of 24 square feet;
• porches or stoops with a minimum area of 48 square feet; or
• vertical elements, such as pilasters, that protrude a minimum of six inches from the
wall surface and extend the full height of the structure.
5. Scale
Design guidelines regarding scale apply to both commercial and residential/mixed use
buildings. For purposes of this plan, “scale” is the relationship between building size and the
size of adjoining permanent structures. It is also how the proposed building's size relates to
the size of a human being. Large scale building elements may appear imposing if they are
situated in a visual environment of a smaller scale as is typical in along Barton Road. The
key idea here is "pedestrian scale".
• Building scale can be reduced through window patterns, structural bays, roof
overhangs, siding, awnings, moldings, fixtures, and other details.
• The scale of buildings should be carefully related to adjacent pedestrian areas (i.e.
plazas, courtyards) and buildings.
• Large dominating buildings should shall be broken up by any of the following, but not
limited to: 1) creating horizontal emphasis through the use of trim; 2) adding awnings,
eaves, windows, or other architectural ornamentation; 3) use of combinations of
complementary colors; and 4) landscape materials.
Utilize "infill" structures to create transitions in bulk and scale between large buildings and
adjacent smaller buildings.
C.2.b
Packet Pg. 55
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE 21
Barton Road Specific Plan
6. Color
Color can dramatically affect the visual appearance of buildings and must be carefully
considered in relation to the overall design intent of the building. Color can also affect the
apparent scale and proportion of buildings by highlighting architectural elements such as
doors, windows, facades, cornices, lintels, and sills. Building color standards apply to both
commercial and residential/mixed use buildings in the BRSP.
Dominant Building Color. Much of the existing color in Grand Terrace is derived from the
primary building's finish materials such as brick, wood, stucco, and terra cotta tile. Also
dominant are earth tones which match these natural materials.
• The dominant color of new buildings should relate to the inherent color of the primary
building's finish materials.
• Large areas of intense white color should shall be avoided. While subdued colors
usually work best as a dominant overall color, a bright trim color might be appropriate
if it can be shown to enhance the nearby visual environment.
• The color palette chosen for a building should shall be compatible with the colors of
adjacent buildings. An exception is where the colors of adjacent buildings strongly
diverge from these design guidelines.
• Wherever possible, minimize the number of colors appearing on the building exterior.
Small commercial buildings should use no more than three colors. Color palettes
shall use no less than two colors.
Accent Colors. Depending on the overall color scheme, an accent color may be effective in
highlighting the dominant color by providing contrast or by harmonizing with the dominant
color.
• Primary colors shall only be used to accent building elements, such as door and
window frames and architectural details. Bright or intense colors (not including
fluorescent colors) can also be used to accent appropriate scale and proportion or to
promote visual interest in harmony with the immediate environment.
• In buildings of a particular historical character or village architectural style, exterior
color should shall be similar to typical buildings of this type.
• Architectural detailing should be painted to complement the facade and tie in with
adjacent buildings.
• Accent colors for trim should be used sparingly and be limited in number for each
building. Accent colors on adjacent buildings should be chosen to complement one
another.
Color Palette. The dominant color of new buildings constructed on Barton Road shall be
similar to the inherent color of earth tones found in the area. The following colors should not
be used as primary wall colors.
• Aquamarine
• bright or hunters orange
• chartreuse
C.2.b
Packet Pg. 56
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE 22
Barton Road Specific Plan
• cherry or "fire engine" red
• chrome yellow
• all day-glo colors
• purple
• turquoise
• fluorescent colors
Structures shall have at least one primary color, one secondary color, and two accent colors,
in addition to roof color.
The following soft earth tone colors are recommended as primary wall colors:
• almond
• bluegrass brick
• burgundy
• cedar beige
• chamois
• cobblestone
• cordovan
• cream
• driftwood
• gray
• Monterey pine
• peacock green
• puce
• rose quartz
• topaz
Other colors within the above color scheme may also be acceptable.
7. Exterior Walls
In general, freestanding buildings with walls at or less than 100 feet from a curb line shall not
have continuous, visually unbroken walls. Buildings shall have façades aligned parallel to
adjoining street and open space frontages, and façade increments shall be defined at both
the ground floor and at upper stories.
Building façades shall also incorporate a hierarchy of vertical and horizontal features and
articulation that establish a sense of order and reflect changes in building form.
C.2.b
Packet Pg. 57
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE 23
Barton Road Specific Plan
Changes in architectural character, façade materials or color shall be associated with a
change in building plane or separated by a vertical feature (e.g., a column or pilaster).
• All side and rear façades shall be designed with similar architectural elements,
materials, and colors as the front facade.
• Additions to buildings shall be designed with a style, materials, colors, and details
that are compatible with the existing structure.
• Building facades adjacent to pedestrian pathways shall include shading elements
(i.e. canopies, structures, louvres).
COMMERCIAL SPECIFIC STANDARDS
• Freestanding buildings shall exhibit a minimum of a one to one "void to solid" ratio on
at least two building façades. This means that two of the walls shall be at least 50
percent wall to 50 percent window or door opening. All walls shall be articulated in
some manner.
• Façades that face public streets and open space areas shall be architecturally
subdivided with some form of modulation or articulation every 35 to 50 feet to promote
visual interest and a comfortable pedestrian scale that is reminiscent of traditional
pedestrian-oriented shopping and residential districts.
RESIDENTIAL / MIXED USE SPECIFIC STANDARDS
• For residential buildings, at least 20 percent of the area of each street-facing façade
of a residential building must consist of windows, doors, or other openings. No wall
that faces a sidewalk, pedestrian walkway, or publicly accessible outdoor space shall
run in a continuous plane of more than 30 feet without a window, door, or other
opening.
• Façades that face public streets and open space areas generally shall be
architecturally subdivided with some form of modulation or articulation every 25 to 35
feet to promote visual interest and a comfortable pedestrian scale that is reminiscent
of traditional pedestrian-oriented shopping and residential districts.
• Buildings shall be designed to avoid simple "boxlike" structures. Horizontal or vertical
wall articulation shall be expressed through the use of full roofs, projecting wing walls,
wall offsets, recessed entries, awnings, roof overhangs, second floor setbacks, or
covered arcades.
• All building sides should be painted and contain architectural treatment previously,
discussed.
• Freestanding buildings with walls at or less than 100 feet from a curb line should not
have continuous, visually unbroken walls. The front plane of the wall shall be a
maximum of sixty feet in length, at which point horizontal or vertical articulation is
required. This articulation could be established through the use of varying front wall
setbacks, multi-planed roofs, second floor setbacks, porches, arcades, awnings,
recessed entries, wing walls, roof overhangs, etc.
• Freestanding buildings should exhibit a minimum of a one to one "void to solid" ratio
on at least two building facades. This means that two of the walls shall be at least
C.2.b
Packet Pg. 58
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE 24
Barton Road Specific Plan
50% wall to 50% window or door opening. The remaining two walls shall be
articulated in some manner.
8. Windows
• To maintain a distinction between upper and lower floors, the ground level facade
should have larger patterns of glass than the upper.
• Bay, bow and box windows can be used to add visual interest to a facade by providing
variety, shadow and texture. They also become focal points for merchandising and
help reduce large windows to a more human scale.
• The pattern, size and type of window used should be appropriate to the character of
the building.
• Tinted glass can be used to reduce solar gain; however, deeply tinted glass which
stops views into the interior should be avoided. Highly reflective glass is not
appropriate.
• Window frames can be constructed of numerous materials including steel, anodized
aluminum, wood, wood and metal and vinyl-covered wood; however, the materials
and finish of the frame should be appropriate to the overall building character. Silver
and gold colored aluminum frames should be avoided in favor of black or brown
anodized colors.
COMMERCIAL SPECIFIC STANDARDS
• In general, require the first floor of all commercial structures to shall have sufficient
areas of glass to give an open, public character to Barton Road in keeping with the
"village" atmosphere.
• Windows on retail and commercial storefronts shall occupy a minimum of 50 percent
of the street-level façade surface.
• Windows on upper floors shall be smaller than street-level windows and occupy a
smaller proportion of the façade surface area, generally about 30 to 50%.
C.2.b
Packet Pg. 59
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE 25
Barton Road Specific Plan
• Reflective, or obscure glazing shall not be used. Highly reflective glass is not
appropriate. Deeply tinted glass which stops views into the interior is prohibited.
Tinted glass that is in compliance with the California Building Code and City
standards may be used to reduce heating and cooling costs and to improve the
energy efficiency of a structure.
• Solar shade control shall be accomplished using exterior shading devices such as
awnings or sunshades.
• Window frames can be constructed of numerous materials including steel, anodized
aluminum, wood, wood and metal and vinyl-covered wood; however, the materials
and finish of the frame shall be appropriate to the overall building character. Silver
and gold colored aluminum frames shall be avoided in favor of black or brown
anodized colors.
RESIDENTIAL / MIXED USE SPECIFIC STANDARDS
All design standards pertaining to the windows of commercial structures also apply to the
windows of residential / mixed use structures. In addition:
Windows must be recessed at least three-quarters (3/4) of an inch from the surrounding wall,
measured from the exterior wall to the glass surface. Window surrounds shall not count
toward the recess dimension.
Divided-lite windows, where utilized, may consist of true/full divided lites or simulated divided
lites, in accord with the following standards:
i. Muntins or grids shall project at least three-eighths (3/8) of an inch from the glass
surface.
ii. Muntins or grids shall be used on both the exterior and interior of the glass.
iii. For simulated divided lites, spacers shall be used between panes.
iv. Sandwich muntins, where muntin material is located between two panes of glass, but
not on the exterior or interior of the window, are prohibited.
v. Roll-on or tape muntins are prohibited.
• Large, continuous expanses of glass without careful detailing give an urban character
and should be avoided. Glass areas can be subdivided by mullions, panes, or
decorative millwork to reduce a window to human scale.
• Horizontal repetition of single window elements over long distances should be
avoided.
C.2.b
Packet Pg. 60
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE 26
Barton Road Specific Plan
9. Roofs
Materials. Roofing materials that are most appropriate to the "village" character of Barton
Road are heavy wood shingles and terra cotta clay or slate tiles. Concrete or metal roof tiles
in neutral colors may also be appropriate. The following roof materials are not acceptable:
• corrugated metal
• high contrast or brightly colored glazed tile
• highly reflective surfaces
• illuminated roofing
Rooftop Equipment. Rooftop equipment, except solar energy equipment, shall be completely
enclosed on all sides, incorporated into the design of the buildings, or screened from view
from public rights-of-way. Screening materials shall be of the same nature as the building’s
basic materials.
Flat roofed buildings shall incorporate a cornice or parapet that screens rooftop equipment
and creates a distinctive silhouette.
Mechanical equipment shall be located below the highest vertical element of the building.
Rooftop equipment standards apply to both commercial and residential/mixed use buildings.
COMMERCIAL SPECIFIC STANDARDS
Roofline Articulation. Rooflines shall be vertically articulated at 100-foot minimum intervals
along the street frontage through one of the following techniques:
• A change in height of a minimum four feet;
• A change in roof pitch or form; or
• the inclusion of parapets, varying cornices, and/or clerestory windows.
RESIDENTIAL / MIXED USE SPECIFIC STANDARDS
Roofline Articulation. Large roof surfaces shall incorporate features such as parapets,
overhanging eaves, and variation in the slope of roof planes to add variety. Rooflines shall
be vertically articulated at 50-foot minimum intervals along the street frontage through one
of the following techniques:
• A change in height of a minimum four feet;
• A change in roof pitch or form; or
• The inclusion of dormers, gables, parapets, varying cornices, and/or clerestory
windows.
• The roofline at the top of the structure should not run in continuous plane for more
than 100' without offsetting or jogging the roof plane.
• Nearly vertical roofs (A-frames) and piecemeal mansard roofs (used on a portion of
the building perimeter only) are discouraged. Mansard roofs, if utilized on commercial
structures, shall wrap around the entire building perimeter.
C.2.b
Packet Pg. 61
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE 27
Barton Road Specific Plan
• All roof top equipment shall be screened from public view by screening materials of
the same nature as the building's basic materials. Mechanical equipment should be
located below the highest vertical element of the building.
The following roof materials are not acceptable:
• corrugated metal
• high contrast or brightly colored glazed tile
• highly reflective surfaces
• illuminated roofing
Dormers, when appropriate to the character of the building, can be used to add interest to
the roofline and to introduce natural light into the building.
Roofing materials that are most appropriate to the "village" character of Barton Road are
heavy wood shingles and terra cotta tile. Concrete roof tiles in neutral colors may also be
appropriate.
10. Awnings
Design guidelines for awnings apply to both commercial and residential/mixed use buildings.
• General use of awnings along a row of contiguous buildings shall be restricted to
awnings of the same form and location. Color of the awnings shall be consistent and
a minimum eight-foot vertical clearance is required.
• Signage on awnings shall be permanently attached to the awnings themselves and
be restricted to the awning's flap (valance) or to the end panels of angled, curved, or
box awnings.
• Plexiglas, metal, and glossy vinyl illuminated awnings are prohibited. Canvas, treated
canvas, matte finish vinyl, and fabric awnings are encouraged.
• Internally lit awnings are not acceptable.
C.2.b
Packet Pg. 62
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE 28
Barton Road Specific Plan
E. Site Planning
Placement of buildings should consider the existing built context of the commercial area, the
location of incompatible land uses, the location of major traffic generators, as well as an
analysis of a site's characteristics and particular influences.
1. General Design Principles
Buildings should be sited in a manner that will complement the adjacent buildings. Building
sites should be developed in a coordinated manner to provide order and diversity and avoid
a jumbled, confused development.
Whenever possible, new buildings should be clustered. This creates plazas or pedestrian
malls and prevents long "barracks-like" rows of buildings. When clustering is impractical, a
visual link between separate buildings should be established between buildings. This link
can be accomplished through the use of an arcade system, trellis, or other open structure.
Locate buildings and on-site circulation systems to minimize pedestrian/vehicle conflicts
where possible. Link buildings to the public sidewalk where possible with textured paving,
landscaping, and trellises.
Recognize the importance of spaces between buildings as "outdoor rooms" on the site.
Outdoor spaces should have clear, recognizable shapes that reflect careful planning and are
not simply "left over" areas between buildings. Such spaces should provide pedestrian
amenities such as shade, benches, fountains, etc.
Freestanding, singular commercial structures should be oriented with their major entry
toward the street where access is provided, whenever feasible, as well as having their major
facade parallel to the street.
2. Setback Standards
To ensure the functional enhancement of major streets and safety of the traveling public as
it pertains to adequate visibility, approval shall not be given for any building or structure to
C.2.b
Packet Pg. 63
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE 29
Barton Road Specific Plan
be located within the designated building setback of a major street as established by district
regulations contained in this Specific Plan.
Building setback standards are established to orient buildings near the street frontage to
promote a cohesive pedestrian experience.
• Building setback lines are established by the Barton Road Corridor Specific Plan for
front, side and rear yard provisions depending on the particular land use district
designation.
3. Open Space
Open space for purposes of these design guidelines is considered the portion of the lot where
there are no buildings, parking, or area included in required setbacks. These areas shall be
either fully landscaped or hardscaped in a decorative paving material utilizing
patterned/colored concrete or pavers.
• Open space areas shall be clustered into larger, predominant landscape areas rather
than equally distributing them into areas of low impact such as at building peripheries
behind a structure or areas of little impact to the public view, where they are not
required as a land use buffer or as a required yard setback.
4. Land Use Buffering
Commercial development on properties adjoining any residential zone shall incorporate the
following standards in addition to those standards already specified in the site development
standards of this Specific Plan.
• A six-foot opaque wall shall be placed on or just inside the property line. A five foot
landscape strip area will be provided on the inside of the wall. The wall should shall
be lowered to three feet within the front setback.
• Evergreen trees, having a minimum size of 15 gallons, shall be planted at least 20
feet on center, depending on species, or clustered in equal amounts to screen
parking or architecture.
C.2.b
Packet Pg. 64
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE 30
Barton Road Specific Plan
5. Lighting
• Maximum height for building and freestanding lighting shall not exceed 18-feet
measured from the finish grade.
• If property is adjacent to a residential area or residentially zoned property, the lighting
shall be screened from these areas.
• Lighting shall be directed away from adjacent roadways and shall not interfere with
traffic or create a safety hazard.
• No lighting shall crate illumination on an adjacent property which exceeds five
footcandles (measured at ground level).
• A photometric plan shall be required.
C.2.b
Packet Pg. 65
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE 31
Barton Road Specific Plan
6. Site Grading
Site grading must recognize existing drainage patterns, while functionally solving drainage
problems that may exist or result from ground plane alterations during construction. Likewise,
site grading must be sympathetic to existing land forms while providing appropriate transition
of architectural elements to grade. Site grading must also provide for an uninterrupted flow
of vehicular and pedestrian traffic through the development. The plan must direct and provide
adequate flow of surface run-off to catch basins while gracefully contouring the land to blend
with existing conditions at the boundaries of the site.
F. Parking and Circulation
Parking lot design can be a critical factor in the success or failure of a commercial use. In
considering the possibilities for developing a new parking area, a developer should analyze
the following factors: ingress and egress with consideration to possible conflicts with street
traffic; pedestrian and vehicular conflicts; on-site circulation and service vehicle zones; and
the overall configuration and appearance of the parking area.
1. General Design Principles
All commercial parking areas shall be designed in accordance with Chapter 18.6 of the
Zoning Ordinance unless otherwise stated in this Specific Plan.
Office and commercial parking lots and access drives should be designed utilizing the criteria
shown in the following exhibits.
Parking lot plans shall incorporate the following as appropriate:
• Dimensions for internal spacing, vehicle circulation and landscaped areas
• Curbing, stall marking, signing, pedestrian crossings, and other vehicular devices.
• Location of lighting fixtures
• Location of trash enclosures Location of drainage inlets
C.2.b
Packet Pg. 66
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE 32
Barton Road Specific Plan
• Location of fire hydrants
• Location of landscaped areas
• Material design of perimeter walls
• Utility cabinets and transformers
• Bike racks
• Spot elevations
• If future expansion is expected, space must be reserved for future parking.
• Whenever a driveway is abandoned, the owner shall remove all driveway pavements,
replace the curb, and landscape the area to match the adjacent landscaping.
• Any on-street parking shall not count in meeting parking spaces required.
• Parking areas shall be separated from buildings by either a raised concrete walkway
or landscaped strip with a six inch curb. Situations where parking spaces directly abut
the buildings shall be avoided.
• Where reciprocal parking and/or access agreement are planned, show how these
situations relate to the proposed development.
2. Parking Area Designs
• All parking spaces should shall be clearly and permanently outlined on the surface of
the parking facility.
• Handicapped parking stalls shall be so located that a handicapped person is not
compelled to wheel or walk behind parked cars other than their own. Also, the path
of travel from the parking area to the building area for handicapped persons shall not
exceed a maximum slope of 1:12.
• Parking lot design should shall provide for connection to adjacent parcels where uses
are compatible and said connection is practical.
• Locate parking area to the sides and rear of buildings whenever possible.
• Parking facilities shall be designed in such a manner that any vehicle on the property
will be able to maneuver as necessary so that it may exit from the property traveling
in a forward direction.
C.2.b
Packet Pg. 67
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE 33
Barton Road Specific Plan
• Off-street parking facilities shall be designed so that a car within a facility will not have
to enter a street to move from one location to any other location within the same
parking facility.
• Parking areas which accommodate a significant number of vehicles should shall be
divided into a series of connected smaller lots. Landscaping and offsetting portions
of the lot are effective in reducing the visual impact of large parking areas.
3. Entry Location/Design
• Where a corner location is being developed, locate parking lot entries on side streets
(or the less busy street) to maximize landscaping and minimize pedestrian/vehicular
conflicts whenever possible. Design major site entries with appropriately patterned
concrete or pavers to differentiate them the sidewalks.
• Site access points, whether located on major or side streets should be located as far
as possible from street intersections 100 feet is recommended and is required at the
Barton Road/Mt. Vernon Avenue intersection along Barton Road.
• Encourage projects to incorporate reciprocal access easements to improve internal
vehicular movements.
• Link individual projects and parking areas with on-site driveways which are clearly
identified and easily recognized as connectors.
• Where parking areas are connected, interior circulation should shall allow for a similar
direction of travel and parking bays in all areas to reduce conflict at points of
connection.
• Access roads and/or driveways for commercial developments should shall be located
at least 200 feet apart. Also, access drives and/or driveways should shall be located
a minimum of 10 feet from property lines.
C.2.b
Packet Pg. 68
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE 34
Barton Road Specific Plan
4. Circulation
• Design parking areas so that pedestrians walk parallel to moving cars. Minimize the
need for the pedestrian to cross aisles. Design the parking lot so that drive aisles are
perpendicular to the majority of buildings or major tenant.
• Vehicular circulation through a parking facility should be directed away from fire lanes
(typically adjacent to the back of stores) to the outer edge of the parking lot where
there is less pedestrian traffic.
• The parking area should be designed in a manner which links the building to the
street sidewalk system as an extension of the pedestrian environment. This can be
accomplished by using design features such as walkways with enhanced paving,
trellis structures, and/or landscaping treatments.
• Driveway entry throats should be at least 25 feet wide, and preferably 30 to 35 feet
wide, so that an entering vehicle does not interfere with an exiting vehicle. Narrower
driveway throats lead to conflict between entering and exiting vehicles, causing one
to stop and wait for the other.
• Parking areas should have a minimum number of entrances and exits to minimize
conflicts at entries and reduce possible congestion at street intersections.
• The first parking stall which is perpendicular to a driveway or first aisle juncture, shall
be at least 40 feet back from the curb. With larger centers, significantly more setback
area may be required. The reason for this recommendation is to provide a queuing
area off the street so that if a vehicle is parking in or leaving the stall nearest the
street, there is room for at least one vehicle to queue while waiting for the other
vehicle. Without this provision vehicles will queue into the street.
• Parking spaces shall not block access to the trash enclosure.
• Location of trash enclosures should not interfere with parking or circulation area and
should be located to minimize their visibility while not hindering access for trash pick-
up.
• The location of the trash enclosures shall be approved by Burrtec for trash service
access.
• Trash enclosures within 40-feet from the residential zoning are required to be roofed.
C.2.b
Packet Pg. 69
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE 35
Barton Road Specific Plan
• Trash enclosures shall be constructed of 6-foot high decorative block walls, solid
metal gates attached to post embedded in concrete.
5. Screening of Parking Areas
• Where practical, lowering the grade of the parking lot from existing elevations may
aid in obscuring views of automobiles while promoting views of architectural
elements.
• Utilize a 36" high opaque wall or landscaping to screen any parking at the street
periphery. A combination of walls, berms, and landscape material is highly
recommended.
C.2.b
Packet Pg. 70
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE 36
Barton Road Specific Plan
6. Bicycle and Pedestrian Linkage
• Whenever possible, linkages between commercial facilities and adjacent residential
areas should shall be provided to encourage pedestrian and bicycle circulation and
increase overall safety. Bicycle travel along Barton Road is not encouraged.
• Commercial facilities should provide bicycle storage racks at the rate of one rack per
each thirty five (35) vehicle parking spaces. These should be provided in accordance
with provisions contained in Appendix E.
• All bicycle and pedestrian linkages must be well lighted and designed to provide a
high level of security.
G. Sign Regulations
1. Required Compliance
The purpose of the sign regulations is to provide the means for adequate identification of
buildings and businesses by regulating and controlling the design, size, and location of all
signs within the Specific Plan area. All signs within the Barton Road Specific Plan area shall
comply with the sign provisions of Chapter 18.80 (Signs) of the City of Grand Terrace Zoning
Code, but with the following exceptions:
a) Village Commercial (VC) District
• Single Tenant Facilities – Wall or canopy signs shall not exceed 75 square feet based
upon an area of one square foot of sign area per each lineal foot of building street
frontage.
• Multiple Tenant Facilities – Wall and canopy signs shall not exceed 50 square feet
based upon one square foot of sign for each lineal foot of building street frontage.
• Monument type signs shall not exceed 24 square feet for any parcel with less than
300 feet of street frontage and a maximum size of 32 square feet for any parcel with
300 feet or more of street frontage. They shall not exceed a height of six (6) feet
above grade.
b) General Commercial (GC) District
• Multiple Tenant Facilities - Monument type signs shall not exceed 24 square feet for
any parcel with less than 300 feet of street frontage and a maximum size of 32 square
feet for any parcel with 300 feet or more of street frontage. They shall not exceed a
height of six (6) feet above grade.
• Pylon Signs – For parcels within 500 feet of the 215 Freeway a pylon sign may be
permitted pursuant to the review and approval of a Sign Program by the Planning
Commission.
2. Sign Modifications
• The Community Development Director may approve a sign that does not strictly
adhere to the sign provisions of the Chapter 18.80 of the City Zoning Code and an
exception noted above where such sign is compatible with the surrounding
C.2.b
Packet Pg. 71
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE 37
Barton Road Specific Plan
development and is in harmony with the general aesthetics and welfare of the local
area.
• The Planning Commission has the authority to allow deviations from the sign
ordinance to approve creative and innovative sign programs or sign solutions under
exceptional or unusual circumstances.
H. Specific Freestanding Building Design Guidelines
1. Design Issues
This category includes buildings housing a single use (possibly two) which are designed to
stand apart from adjacent buildings usually located in a center. These buildings may range
in size from the tiny fast-food drive-in to a hotel. Since various uses within freestanding
buildings have different design problems or opportunities, these nuances must be
considered.
There are several design issues related to freestanding buildings which are not shared by
the other categories:
• Freestanding buildings generally are viewed from all sides so that landscaping and
building materials must be considered on all sides of the buildings.
• Freestanding buildings generally are smaller than the strip commercial centers or
shopping centers and can be overshadowed by them.
• Freestanding buildings have more opportunities for creative design since the design
is directed toward a single use.
• Freestanding buildings have more opportunity for signs, but signs can easily
overwhelm the building.
• A freestanding building usually has its own parking lot typically with its own access
point(s) and often is segregated from adjacent lots.
2. Design Guidelines
Use Distinctive Massing - Food service establishments, offices, and financial institutions offer
the best opportunity for varied building massing and such variation is encouraged to add
interest to the environment.
Use Intimate Scale - Commercial establishments, offices, and financial institutions
emphasize personal service as their primary products. These structures should reflect
personal service by their architectural design which provides intimate, people-oriented scale
at entries and interior spaces. Building components such as windows, wood doors, and
decorative trim should emphasize the intimate scale in coordination with each other and the
building scale.
Limit Visual Impression of Height - The maximum height of proposed projects shall be
consistent with the established regulations of this Specific Plan. However, commercial
establishments should limit the visual impression of height by use of roof treatments, varying
the plane of exterior walls and/or stepping back upper floors where feasible.
C.2.b
Packet Pg. 72
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE 38
Barton Road Specific Plan
Design for Public View - Each wall surface of a freestanding building which is visible to the
public will be treated as a primary facade and will be designed for public view (i.e. public
streets, right-of-ways, alleys, public parking areas, parks, etc.).
Landscaping and screening of areas needed for services, such as deliveries or trash
collection is required. Other appurtenances such as ground mechanical units, utility boxes,
back-flow prevention devices, and similar equipment shall either be screened or blended
with surrounding area.
Use Varied Textures - New buildings are encouraged to include alternative treatments where
these promote an intimate scale and add to the "village" character identified for Barton Road.
Utilize wood shingles, clapboard, or board and batten siding. The textures should be limited
to one or two primary materials with roofs and glass making up the remainder of textural
variety. Brick accents are appropriate.
Use Related Colors - Buildings shall be reviewed in terms of colors used. Colors should be
related to those dominant in the immediate sphere. The use of all earth tones (not just shades
of brown) indigenous to Grand Terrace is strongly encouraged, including the natural colors
of brick and tile.
Screen Mechanical Equipment - All rooftop mechanical equipment shall be located at a
distance from the edge of the building so as not to be visible from the pedestrian level or
from adjacent roadways. If such units must be placed in a visible location for functional
reasons, they shall be screened in a manner consistent with the building façade.
C.2.b
Packet Pg. 73
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE 39
Barton Road Specific Plan
I. Specific Commercial Center Design Guidelines
1. Design Issues
This category includes buildings housing that accommodate more than two uses or tenants,
which are designed as a single unit oriented to a central parking area. In responding to the
needs of individual tenants, these buildings often have the greatest problems with
maintaining consistency in material and signage.
Design issues associated with strip developments include:
• A need to provide storefront visibility and access for a number of tenants.
• A need to provide signage identifying a number of different tenants.
• A need for individuality in storefront designs and signage.
• A need to provide landscaping to soften the building bulk without hiding signage or
architectural "features".
• A need to provide convenient shared parking often located between the street and
the primary building facade.
2. Design Guidelines
Use Similar Massing -The massing of new strip developments should emphasize in a change
from the once monotonous, unarticulated building facades of many older 5O's type strip
developments. The use of arches, arcades, porches, roof overhangs, full roofs, and varying
facade setbacks are strongly encouraged to add variety to the simple block-like massing of
many existing strip developments.
Use Consistent Scale - The scale within a strip development shall be consistent throughout
the development. Where anchor or major tenants require larger building areas, the larger
scale of these units shall be broken-down into units comparable to the predominant unit in
C.2.b
Packet Pg. 74
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE 40
Barton Road Specific Plan
the development. The use of vertical focal points such as towers and cupolas are strongly
encouraged to emphasize the village atmosphere of Barton Road. These, however, need to
be carefully designed and integrated within the overall village theme. Fad architectural styles
must be avoided.
Use Consistent Textures and Colors - All storefronts within a strip development shall utilize
a consistent palette of materials and textures. While generally this will mean a continuous
treatment of the entire strip frontage, it is acceptable to vary individual storefronts within a
given palette of materials. For example, brick bulkheads under shop windows could alternate
with wood treatments where there is a variation in the plane of the façade, which correlates
to such changes in materials.
Use Height for Balance - Anchor stores, which are typically taller than the strip stores, can
be used to create balance within the development. The placement of anchor stores shall
consider the overall effect of balance for the strip.
Limit Emphasis - The height and scale of an anchor store will automatically create an
emphasis for the strip development. The use of textures, colors and materials on the anchor
store shall be consistent with that of the other stores in the center to avoid dissimilar massing
and proportions.
Maintain Similar Proportions - The proportion of the major elements of a development shall
be consistent throughout. These elements include windows, doors, and storefront design.
For example, if multi-paned windows are used, the entire development must use multi-paned
windows.
Screen Mechanical Equipment - All rooftop mechanical equipment shall be located at a
distance from the edge of the building so as not to be visible from the pedestrian level or
from adjacent roadways. If such units must be placed in a visible location for functional
reasons, they shall be screened in a matter consistent with the building's facade. Many
rooftops are also visible from adjacent properties; in such cases, all rooftop equipment shall
be at least screened from view using opaque walls or other appropriate materials consistent
with the building's walls.
J. Landscape Guidelines
Landscaping in the Barton Road Corridor Specific Plan Area shall achieve three specific
ends: one, to unify and establish a village theme; two, to soften the auto oriented new
commercial development; three, to unify Barton Road as a pleasant environment for
residents and visitors alike. These three ends will be accomplished by a highly recognizable
use of repeated planting treatments. Consistency and continuity within the street right -of-
way and building setback areas is extremely important. Where applicable, design of
landscapes shall refer to the Barton Road Streetscape Plan.
New development in the Specific Plan Area shall comply with the following landscape
guidelines.
1. Landscaped Area Ratio
A minimum of one 15 gallon size tree (25 feet in height or more at maturity) for every 625
square feet of landscaping, and one shrub or vine for every 50 square feet of landscaping
are considered necessary.
C.2.b
Packet Pg. 75
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE 41
Barton Road Specific Plan
2. Irrigation
Provide complete automatic sprinkler or drip irrigation systems for all projects.
3. Maintenance
Keep all plantings healthy and growing with all planting areas free of weeds and debris.
4. Trees, shrubs, and vines
Trees shall be 15-gallon size having a minimum height of eight feet at time of planting.
Shrubs shall be a minimum of 1-gallon size at time of planting. The tree shall be adequate
in trunk diameter to support the top. Trees, shrubs, and vines shall have body and fullness
that is typical of the species.
5. Ground Cover
The ground cover shall be healthy, densely foliated, and well-rooted cuttings, or one gallon
container plants. Herbaceous and flat plant ground covers shall be planted no more than 12
inches on center and woody shrub ground cover shall be planted no more than four feet on
center.
6. Spacing
The spacing of trees and shrubs shall be appropriate to the species used. The plant materials
shall be spaced so that they do not interfere with the adequate lighting of the premises or
restrict access to emergency apparatus such as fire hydrants or fire alarm boxes. Proper
spacing shall also ensure unobstructed access for vehicles and pedestrians in addition to
providing clear vision of the intersections from approaching vehicles.
Plant material shall conform to the following spacing standards:
• A minimum of 25 feet from the property corner at a street intersection to the center
of the first tree or large shrub.
• A minimum of 15 feet between center of trees and large shrubs to light standards. A
minimum of 15 feet between center of trees or large shrubs and fire hydrants.
• A minimum of 10 feet between center of trees or large shrubs and edge of driveway.
• A minimum of 25% of the landscape requirement shall include pollinating plants.
7. General Guidelines
• Save existing mature trees where possible (some may be moved and transplanted,
i.e. palms, pines, etc.) Approval must be obtained for removal of all trees having a
trunk diameter of 10 inches or more measured 48 inches above existing grade.
• Use specimen trees (boxed trees) for immediate effect and accent. Give
consideration to rapidly growing trees.
• Emphasize use of varieties which require low maintenance and drought tolerant
species in public and commercial areas and in large landscape areas.
C.2.b
Packet Pg. 76
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE 42
Barton Road Specific Plan
• Use boxed and tubbed plants in clay or wood containers, especially for enhancement
of sidewalk shops.
• Give preference to ground covers which require little maintenance. "Authentic" flower
and vegetable gardens may be developed to add to the village character.
• Vines and climbing plants integrated upon buildings, trellises, and perimeter garden
walls are strongly encouraged. A few plants to consider for this purpose are:
bougainvillea, grape ivy, and wisteria vines.
• Use color plantings at the base of building, in planter boxes and focal points.
K. Planning Areas
For the purpose of presenting and discussing the Specific Plan’s land use concept, the plan
area has been divided into three Planning Areas. Each Planning Area is characterized by a
particular land use emphasis and different requirements related to land use and site
planning. The three Planning Areas are shown in Exhibit 4, Zoning Map. Permitted uses
within each Planning Area/Zoning District are summarized in Appendix 1, Land Use Matrix.
If a proposed land use is not listed in the Land Use Matrix, a determination of consistency
may be made by the Community Development Director. If appropriate, the consistency
finding may be referred to the Planning Commission for a finding.
C.2.b
Packet Pg. 77
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE 43
Barton Road Specific Plan
Exhibit 4 Zoning Map
C.2.b
Packet Pg. 78
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
CITY OF GRAND TERRACE 44
Barton Road Specific Plan
1. Planning Area 1 - General Commercial District (GC)
a) Descriptive Summary
Planning Area 1 is closest to the 1-215 Freeway and consists mainly of residential uses, a
school and some strip commercial. It is an area in transition with several residential
structures having been converted to commercial uses. Lot consolidation and new
commercial development are the primary focus for Planning Area 1.
This Planning Area will focus upon a wide variety of uses that typically include consumer
retail goods and services, such as supermarkets, drug stores, variety stores, apparel shops,
appliance and furniture stores, and commercial recreation uses, as well as dining, hospitality,
and infill office and mixed-use high-density residential uses. Because of its adjacency to the
freeway, this district would also permit traveler related uses such as hotels, motels, and
restaurants.
The street scape in Planning Area 1 shall conform with the standards set by the Barton Road
Streetscape Plan1.
1 At the time this Specific Plan was amended, the Barton Road Streetscape Plan is a draft document
and is anticipated to be adopted by the City Council as an official planning document.
C.2.b
Packet Pg. 79
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE 45
Barton Road Specific Plan
b) Land Use and Development Standards
(1) Maximum Building Height
The maximum allowable building height in the GC district shall be 28 55 feet.
Architectural building elements such as towers and roof ridge lines may extend to 35 70
feet if no habitable space is provided above 28 55 feet.
(2) Minimum Street Frontage
The minimum street frontage for any development site in the GC district is 100 feet.
(3) Maximum Lot Coverage
The maximum allowable lot coverage by structures may be 100 percent less required
parking, setbacks, and landscaping. Lot coverage shall include all enclosed building
area. Atriums open to the sky or plazas, open parking, and hardscaped areas shall not
constitute lot coverage.
(4) Yards
Setbacks for yards in the GC district shall be as follows:
Front: Buildings are encouraged to be oriented to the public right of way. The front yard
setback shall be 20 10 feet maximum for buildings. Setback shall be landscaped and
may accommodate patios, trellises, benches, and other pedestrian and customer
amenities. Drive-through lanes are permitted within the front yard setback with screening
acceptable to the Community Development Director. Monument signs may encroach to
within 5 feet of the front property line. No parking may encroach into the front yard
setback. All setbacks shall be landscaped. Minor parking encroachments are permitted.
Side: No side yard setback is required, except where adjacent to a lot in an “R” district,
then 10 feet. Where the side yard is adjacent to a public street, the building setback shall
be 10 feet. Parking areas and monument signs may encroach 5 feet into a required
setback. All setbacks shall be landscaped.
Rear: No rear yard setback is required, except where adjacent to a lot in an R district,
then 10 feet. Where the rear yard is adjacent to a public street, the setback shall be 10
feet. Parking and monument signs may encroach 5 feet into the setback. All setbacks
shall be landscaped.
(5) Landscaping
A minimum of 15 percent of the site area shall be landscaped in conformance with the
design standards and guidelines of this Specific Plan. Required landscaping within
parking areas may not be counted as contributing to this requirement. Required
landscaping for setback areas may be counted as contributing to the 15 percent
requirement.
(6) Parking
The off-street parking provisions of Chapter 18.60 of the Zoning Ordinance shall apply in
determining the number of parking spaces that must be provided for each use, the design
C.2.b
Packet Pg. 80
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE 46
Barton Road Specific Plan
and layout of the parking area, the amount of landscaping required and allowable
methods of screening.
(7) Signs
Signs in the GC district shall be permitted in accordance with the provisions of this
Specific Plan and Chapter 18.80 - Signs of the Zoning Ordinance.
(8) Infill, Mixed-Use, and High-Density Residential Provisions
When a mixed-use high-density multi-family project is proposed within Planning Area 1
(General Commercial), the following standards shall be applied:
• All proposed multi-family developments shall require Site and Architectural Review
applications and consideration before the Planning Commission.
• No residential development other than a mixed use residential/commercial
development shall be permitted on any parcel with Barton Road frontage.
• Residential densities shall be consistent with those of the R3-24 (High Density)
Zoning District including provisions for density bonuses.
• The development standards for multi-family residential development shall be
consistent with those of the R3-24 (High Density) Zoning District2.
• In granting approval of a Site and Architectural Review for residential projects within
Planning Area 1 of the Barton Road Specific Plan, the Planning Commission must
make all of the findings required by Section 18.63.060 of the City Zoning Code.
2. Planning Area 2 – Village Commercial (VC)
a) Descriptive Summary
Planning Area 2 is Grand Terrace's existing commercial core. It contains primarily
commercial uses with some office type uses. The Grand Terrace Center neighborhood
shopping center and the Town and Country Plaza, a mixed retail and office center, are two
of the most significant developments in the area. The general quality of uses and structures
in this Planning Area is good; however, several older structures will need to be upgraded,
reimaged or replaced. The main focus for Planning Area 2 will be the creation of a downtown
"village" atmosphere with an upgrading of retail commercial uses to take advantage of
identified opportunities in the community retail market. Some consolidation of parcels will be
2 The City shall permit the consolidation of residential units within Planning Area 1 consistent with the density permitted in the MHDR Overlay
so long as the total number of potential units within Planning Area 1 is not exceeded. A requirement for affordable housing per project consistent
with the requirements of the MHDR Overlay shall be satisfied by either construction within the project or an in-lieu fee toward the future
construction and operation of an affordable unit elsewhere in the City. The City shall track the development of units within Planning Area 1 as
well as tracking the progress toward obtaining affordable units per the MHDR requirements.
At a size of 37 acres, Planning Area 1 can accommodate up to 888 units at a density of 24 units per acre.
C.2.b
Packet Pg. 81
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE 47
Barton Road Specific Plan
required at the northwest corner of Barton Road and Mt. Vernon in order for that area to
develop with the type of quality development envisioned by this Specific Plan. The overall
community design concept will emphasize the Barton Road/Mt. Vernon intersection as the
"heart" of downtown with strong urban design features.
The Village Commercial Planning Area is designed to accommodate specialty and service
uses such as neighborhood serving fueling for either electric vehicle/gas vehicles, cafes,
bakeries, gift shops, florist shops, bookstores, and other similar commercial retail uses of a
scale and quality that are compatible with a pedestrian-oriented village atmosphere. Other,
more general-type commercial uses, such as hardware, hobby, furniture, and appliance
stores are also permitted, but subject to strict design standards. Similar uses requiring larger
floor areas are more appropriate in the General Commercial District.
The street scape in Planning Area 2 shall conform with the standards set by the Barton Road
Streetscape Plan.
(1) Maximum Building Height
The maximum allowable building height in the VC district shall be 28 feet. Architectural
building elements such as towers and roof ridge lines may extend to 35 feet if no
habitable space is provided above 28 feet.
(2) Minimum Street Frontage
The minimum street frontage for any development site in the VC district shall be 100 feet
(3) Maximum Lot Coverage
The maximum allowable lot coverage by structures may be 100 percent less required
parking, setbacks, and landscaping. Lot coverage shall include all enclosed building
C.2.b
Packet Pg. 82
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE 48
Barton Road Specific Plan
area. Atriums open to the sky or plazas, open parking, and hardscaped areas shall not
constitute lot coverage.
(4) Yards
Setbacks for yards in the VC district shall be as follows:
Front: No front yard setback is required for buildings. Monument signs may encroach to
within 5 feet of the front property line. Parking areas shall be set- back a minimum of 30
feet from the front property line. All setbacks shall be landscaped.
Side: No side yard setback is required, except where adjacent to a lot in an “R” district,
then 10 feet. Monument signs shall be setback a minimum of 5 feet from a side property
line adjacent to a public street. Parking areas shall be setback a minimum of 5 feet from
a side property line adjacent to a public street or R district. All setbacks shall be
landscaped.
Rear: No rear yard setback is required, except where adjacent to a lot in an “R” district,
then 10 feet. Monument signs shall be setback a minimum of 5 feet from a rear property
line adjacent to a public street. Parking areas shall be setback a minimum of 10 feet from
a rear property line adjacent to a public street. All setbacks shall be landscaped.
(5) Landscaping
A minimum of 25 percent of the site area shall be landscaped in conformance with the
design standards and guidelines of this Specific Plan. Required landscaping within
parking areas may not be counted as contributing to this requirement. Required
landscaping for setback areas may be counted as contributing towards the 25 percent
requirement.
(6) Parking
The off-street parking provisions of Chapter 18.60 of the Zoning Ordinance shall apply in
determining the number of parking spaces that must be provided for each use, the design
and layout of the parking area, the amount of landscaping required and allowable
methods of screening.
(7) Signs
Signs in the VC district shall be permitted in accordance with the provisions of this
Specific Plan and Chapter 18.-80 - Signs of the Zoning Ordinance.
3. Planning Area 3 - Administrative and Professional Office (AP)
a) Descriptive Summary
Planning Area 3 is anchored by the City Hall and consists primarily of small office uses. West
of City Hall uses are predominantly residential with a mixture of single family and multiple
family dwellings. The main emphasis for Planning Area 3 will be the continued development
of office uses, government facilities, and support service commercial uses. In recognizing
the presence of existing multi-family residential projects south of Barton Road along side
streets within the Planning Area, such uses will be permitted to remain, and in-fill properties
allowed to develop subject to strict design standards and permitting processes. Special
C.2.b
Packet Pg. 83
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE 49
Barton Road Specific Plan
provisions are provided for the development of infill multi-family properties. Opportunities
exist to consolidate some single family lots for offices or government facilities.
This land use district is intended to accommodate professional/administrative office uses,
government and personal service uses as opposed to other commercial retail uses.
Typically, uses include medical and health care clinics, travel agencies, insurance agencies,
and copy centers. Other consistent uses include executive, management, administrative, or
clerical uses, including the establishment of branch offices, data processing centers,
government facilities, and the provision of professional consulting services. Service
commercial uses may include restaurants, repair services, and retail commercial uses that
cater to businesses and their employees.
b) Land Use and Development Standards
(1) Maximum Building Height
The maximum allowable building height in the AP district shall be 28 feet. Architectural
building elements such as towers and roof ridge lines may extend to 35 feet if no
habitable space is provided above 28 feet.
(2) Minimum Site Area
The minimum building site area in the AP district shall be 10,000 square feet.
(3) Minimum Street Frontage
The minimum street frontage for any development site in the AP district shall be 60 feet
measured at the front property line.
(4) Maximum Lot Coverage
The maximum allowable lot coverage by structures may be 100 percent less required
parking, setbacks, and landscaping. Lot coverage shall include all enclosed building
area. Atriums open to the sky or plazas, open parking, and hardscaped areas shall not
constitute lot coverage.
(5) Yards
Setbacks for yards in the AP district shall be as follows:
Front: The front yard setback shall be 15 feet for buildings. Monument signs may
encroach to within 5 feet of the front property line. Parking areas may encroach to within
10 feet of the front property line. All setbacks shall be landscaped.
Side: None required, except where adjacent to a lot in an “R” district, then 10 feet. When
adjacent to a street, ground signs shall be set back 5 feet and parking areas shall be set
back 10 feet. Setback areas shall be landscaped and may count towards the overall
landscape requirement.
Rear: None required, except where adjacent to a lot in an “R” district, then 10 feet. When
adjacent to a street, ground signs shall be set back 5 feet and parking areas shall be set
back 10 feet. Setback areas shall be landscaped and may count towards the overall
landscape requirement.
C.2.b
Packet Pg. 84
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE 50
Barton Road Specific Plan
(6) Landscaping
A minimum of 15 percent of the site area shall be landscaped in conformance with the
design standards and guidelines of this Specific Plan. Required landscaping within
parking areas may not be counted as contributing to this requirement. Required
landscaping for setback areas may be counted as contributing to the 15 percent
requirement.
(7) Parking
The off-street parking provisions of Chapter 18.60 of the Zoning Ordinance shall apply in
determining the number of parking spaces that must be provided for each use, the design
and layout of the parking area, the amount of landscaping required, and allowable
methods of screening.
(8) Signs
Signs in the AP district shall be permitted in accordance with the provisions of this
Specific Plan and Chapter 18.80 – Signs of the Zoning Ordinance.
4. Multi-Family Infill Special Provisions
When a multi-family residential in-fill project is proposed within Planning area 3 (AP District),
the following standards shall be applied:
a. All proposed multi-family developments shall require the issuance of a Conditional
Use Permit and Site and Architectural Review applications.
b. No residential development other than a mixed use residential/commercial
development shall be permitted on any parcel with Barton Road frontage.
c. Residential densities shall be consistent with those of the R3 (Medium Density)
Zoning District including provisions for density bonuses.
d. The development standards for multi-family residential development shall be
consistent with those of the R3 (Medium Density) Zoning District.
e. In granting approval of a Site and Architectural Review for residential projects within
Planning Area 3 of the Barton Road Specific Plan, the Planning Commission must
make all of the findings required by Section 18.63.060 of the City Zoning Code.
f. In granting approval of a Conditional Use Permit for residential development within
Planning Area 3 of the Barton Road Specific Plan, the Planning Commission must
make the following findings:
▪ All of the findings required by Section 18.83.050 of the City Zoning Code.
▪ The development of the subject site as residential uses will not hinder,
impede, or discourage the future development of any adjacent parcels for
commercial development.
▪ The subject site has characteristics that have previously discouraged its
development as commercial use.
C.2.b
Packet Pg. 85
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE 51
Barton Road Specific Plan
5. Mixed Use Residential/Commercial Special Provisions
In Planning Area 3 (AP District), whenever a project proposes both residential and
commercial uses on a single parcel, the following standards shall apply:
a. All proposed mixed developments shall require the issuance of a Conditional Use Permit
and Site and Architectural Review applications.
b. Mixed use developments shall comply with the Design Standards and Guidelines of the
AP Zoning District of the Barton Road Specific Plan.
c. The residential component of a mixed use development shall not be permitted on the first
or ground floor the structure(s).
d. In granting approval of a Site and Architectural Review for a mixed use project with in
Planning Area 3 of the Barton Road Specific Plan, the Planning Commission must make
the following findings:
i. All of findings required by Section 18.63.060 of the City Zoning Code.
Ii. The residential component of the project is well integrated into the overall design of
the project and complements the proposed commercial uses.
e. In granting approval of a Conditional Use Permit for a mixed use project, within Planning
Area 3 of the Barton Road Specific Plan, the Planning Commission must make all of the
findings required by Section 18.83.050 of the City Zoning Code.
L. Lot Consolidation Incentives
The Planning Commission shall have the discretionary authority to grant incentive “bonuses”
through relaxed development regulations based upon the merits of the proposed project.
Incentives may include:
• A 20 percent reduction in required parking spaces
• Increase in building height of up to 12 feet (with architectural feature height limits
remaining unchanged)
• Other development standards as approved by the Planning Commission
Merits that warrant incentive bonuses include:
• Consolidation of existing lots,
• Reduced access points (driveways) and/or reciprocal access agreements,
• Reciprocal parking agreements,
• Street shading trees, and
• Provision of public or semi-public pedestrian open space and/or
• Provision on enhanced pedestrian amenities such as seating, shading, entry
features, and covered pedestrian walkway.
The total reduction in required parking spaces shall be based upon the level of the qualifying
merits, but in no case shall the bonus exceed 20% of the required standard. The planning
commission may award an additional habitable story to building height standards within the
BRSP.
C.2.b
Packet Pg. 86
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE 52
Barton Road Specific Plan
III. Infrastructure
A. Transportation
1. Transportation Plan Description
Transportation is a key element to the Barton Road Specific Plan. The Barton Road corridor
serves as the primary access corridor for the City. In addition, the objectives and policies of
the Specific Plan promote pedestrian and bicycle access between development projects
within the Plan Area as well as connections to the surrounding community. The existing
transportation within the Barton Road Specific Plan is shown on Exhibit 5, Existing
Transportation Map.
Primary access is provided by Barton Road, a Major Highway (100’ R/W, 72” improvement).
Mount Vernon Avenue and Commerce Way are designated as Secondary Highways (88’
R/W, 64’ improvement) that provide north/south access to the Plan Area. Canal Street,
Grand Terrace Road, and Preston Street are designated as Collectors (66’ R/W, 44’
improvement) that provide access to the surrounding community. Highway and street design
standards are shown on Exhibit 6, the Roadway Design Standards.
2. Transportation Plan Development Standards
• All roads within the Plan Area shall be improved to the ultimate standard of the
General Plan Circulation Element.
• All road improvements shall comply with the standard specifications of the San
Bernardino County Transportation Department Authority unless otherwise amended
by the City of Grand Terrace.
• Driveway approaches onto City roadways within the Plan Area shall be designed to
City standards.
• Sidewalks shall be provided along all city roadways per City standard specifications.
• Bikeways shall be provided in accordance with the City of Grand Terrace Bicycle
Transportation Plan.
C.2.b
Packet Pg. 87
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE 53
Barton Road Specific Plan
Exhibit 5 Existing Transportation Map
C.2.b
Packet Pg. 88
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
CITY OF GRAND TERRACE 54
Barton Road Specific Plan
Exhibit 6 Roadway Design Standards
C.2.b
Packet Pg. 89
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE 55
Barton Road Specific Plan
B. Public Services
1. Water and Sewer Plan
Water and Sewer Plan Description
The Barton Road Specific Plan area is served by the Riverside Highland Water Company
(RHWC). RHWC is a privately owned and operated water purveyor serving the City of Grand
Terrace and the unincorporated community of Highgrove. Since the overall Plan area is
generally developed as urban uses, the backbone domestic water system has already been
installed. Exhibit 7 illustrates the overall domestic water system serving the area.
The entire Barton Road Specific Plan area is served by a sanitary sewer system owned and
operated by the City of Grand Terrace. Wastewater treatment is provided by the Colton
Regional Wastewater Treatment Facility through an agreement between the City of Grand
Terrace and the City of Colton. Exhibit 8 illustrates the existing sanitary sewer system serving
the area.
Water and Sewer Plan Standards
• All existing and proposed development shall connect to the Riverside Highland Water
Company domestic water system.
• All proposed development shall provide adequate fire flows in accordance with the
requirements of the San Bernardino County Fire Department.
• All new water connections shall be in accordance with the standards of the Riverside
Highland Water Company.
• All existing and proposed development shall connect to the City of Grand Terrace
sanitary sewer system.
• All new water and sewer connection shall be subject to the prevailing connections
fees established by the Riverside Highland Water Company and City of Grand
Terrace.
C.2.b
Packet Pg. 90
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE 56
Barton Road Specific Plan
Exhibit 7 Water Line Map
C.2.b
Packet Pg. 91
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
CITY OF GRAND TERRACE 57
Barton Road Specific Plan
Exhibit 8 Sewer Line Map
C.2.b
Packet Pg. 92
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
CITY OF GRAND TERRACE 58
Barton Road Specific Plan
2. Storm Drain Plan
Storm Drain Plan Description
The Barton Road Specific Plan area is served by a series of storm drains maintained by the
City of Grand Terrace. As illustrated in Exhibit 9, the Plan area flows in a general east to
west direction The Plan area east of Mount Vernon Avenue flows through a series of storm
drains east to Mount Vernon then south within the Mount Vernon right-of-way. The Plan area
west of Mount Vernon flows west to the western edge of the Plan area then southwest to a
County flood control channel.
Storm Drain Plan Standards
• All proposed development shall be designed in a manner that adequately control
surface flows and does not adversely impact the storm drain system.
• All proposed development that requires grading activities shall comply with the
prevailing standards of the National Pollutant Discharge Elimination System
(NPDES) and shall be required to prepare and implement a Stormwater Pollutant
Protection Plan (SWPPP)
C.2.b
Packet Pg. 93
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE 59
Barton Road Specific Plan
Exhibit 9 Storm Drain Map
C.2.b
Packet Pg. 94
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
CITY OF GRAND TERRACE 60
Barton Road Specific Plan
C. Other Public Services & Facilities
1. Schools
The Barton Road Specific Plan area is located within the Colton Joint Unified School
District. It is served by two local elementary schools, one local middle school and
ColtonGrand Terrace High School. Since the Plan area is predominantly commercial
and mixed-use in nature, minimal impact is anticipated to the local school system. All
new development shall be required to pay prevailing school fees as established by the
Colton Joint Unified School District.
2. Fire Service
Fire protection and emergency response services for the Specific Plan area are served
by the City of Grand Terrace Fire Department, a branch of the San Bernardino County
Fire Department. The City Fire Station is located within the Specific Plan area on City
Center Court near the southeast corner of Barton Road and Mount Vernon. All existing
and new development shall comply with the fire protection standards of the City Fire
Department.
3. Police Service
Police service for the Specific Plan area is provided by the San Bernardino County
Sheriff’s department under contract with the City of Grand Terrace. All proposed
development in the Plan area shall comply with all requirements of the Sheriff’s
Department.
4. Electricity
Electric service to the Specific Plan area is provided by Southern California Edison.
Although the majority of the power lines serving the area are currently overhead,
efforts continue to underground distribution lines whenever possible. All proposed
development within the Plan area shall comply with the requirements of Southern
California Edison regarding electrical service and the location/relocation of power
lines.
5. Telephone
Telephone service is provided by SBC/Pacific Bell. All proposed development
requesting telephone service shall comply with the requirements of SBC/Pacific Bell.
6. Natural Gas
Natural gas service is provided by Southern California Gas Company. All proposed
development requiring gas service shall comply with the requirements of the Gas
Company.
C.2.b
Packet Pg. 95
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE 61
Barton Road Specific Plan
7. Solid Waste
Solid waste collection and recycling services are provided by Waste Management Inc.
Burrtec (WMI). The City of Grand Terrace is under franchise with WMI Burrtec and
waste collection service is mandatory for all commercial and residential land uses
within the City. All proposed commercial and multi- family residential development
within the Plan area shall be required to provide adequate enclosures for trash and
recycling containers and to contract with WMI Burrtec for waste collection and
recycling services.
C.2.b
Packet Pg. 96
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE 62
Barton Road Specific Plan
IV. CEQA Compliance
As required by CEQA, an Initial Study/Mitigated Negative Declaration (IS/MND) has
been prepared as a companion document to this Specific Plan and will provide
California Environmental Quality Act (CEQA) review for approval of the Barton Road
Corridor Specific Plan. an environmental assessment for the Barton Road Corridor
Specific Plan was completed as the basis for determining whether or not potential
environmental impacts would be sufficient specifying the scope of work for the Specific
Plan in such a way that its impacts would be the same as or less than implementation
of the General Plan policies and zoning currently in effect. Subsequent projects that
are within the scope of the IS/MND may be subject to a more limited environmental
review process, as determined by the Planning and Development Services Director.
C.2.b
Packet Pg. 97
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE 63
Barton Road Specific Plan
V. Specific Plan Administration
All regular provisions of the Grand Terrace Zoning Ordinance shall apply to all
properties within the Barton Road Specific Plan boundaries, including but not limited
to design review, use permits, various appeals, amendments, public notice, and
hearing provisions. The provisions herein supplement the above referenced
provisions.
The Barton Road Specific Plan will be implemented primarily through the use of Site
and Architectural Review. This review process shall be required for all major
rehabilitation, redevelopment, expansion of existing uses and/or structures, and new
development within the Specific plan boundary. A Site and Architectural Review will
not be required for rehabilitation of a structure where there is no square footage
increase or use intensification. However, such an expansion may require other land
use and building permit applications and subsequent review processes. Where
applicable certain uses and activities may require review through the Conditional Use
application process as defined in the Zoning Ordinance.
C.2.b
Packet Pg. 98
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE 64
Barton Road Specific Plan
Table 1 Land Use Matrix
General
Commercial
PA 1
Village
Commercial
PA 2
Office/
Professional
PA 3
1. Retail Commercial Uses
Ambulance Services C (5)
Antique Shops P P
Apparel Stores P P
Appliance Stores and Repair P P
Art, Music, and Photographic Studios and Supply
Stores P P P
Auditoriums C
Athletic and Health Gyms and Weight Reducing
Clinics P C C
Auto Service Station P C
Auto Related (including motorcycles, boats, trailers,
campers):
a) Sales (with ancillary repair facilities in a totally
enclosed area) P
b) Rentals P
c) Parts and Supplies P
d) Repair P
Bakeries (retail only) P P
Barber and Beauty Shops P P P
Bicycle Shops P P P
Blueprint and Photocopy Services P P P
Boats Sales C
Book & Stationary Stores (other than adult related
material) P P P
Bowling Alleys C
Camera Shop (including processing) P P P
Candy and Confectioneries C P P
Car Washes C
Catering Services P C
China and Glassware Stores P P
Cleaning & Pressing Establishments C C C
Convenience Stores P P C
a) After-Hours Operation as defined by Grand
Terrace Municipal Code Section 18.06.032. (5) C (5) C (5) C (5)
Costume Design Studios P
Curtain and Drapery Shops P P
Day Care Centers C C C
Delicatessens / Specialty Food Stores P P P
Department Stores P P
Drug Stores and Pharmacies P P P
a) After-Hours Operation as defined by Grand
Terrace Municipal Code Section 18.06.032. (5) C (5) C (5) C (5)
Equipment/Party Rental P
Farmers Markets P P
Feed and Grain Sales P
Floor Covering Shops P
Florist Shops P P P
C.2.b
Packet Pg. 99
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE 65
Barton Road Specific Plan
General
Commercial
PA 1
Village
Commercial
PA 2
Office/
Professional
PA 3
Food Markets P P
a) After-Hours Operation as defined by Grand
Terrace Municipal Code Section 18.06.032. (5) C (5) C (5)
Furniture Stores P P
Garden Supply Stores P C
Gift Shops P P P
Hardware Stores P C
Health Centers P C C
Hobby and Craft Shops P P P
Household Goods P P
Hotels/Motels C (5)
Ice Creams and Yogurt Shops P P P
Ice Sales P
Jewelry Stores P P P
Laundry (Self Service) P P P
Leather Goods and Luggage Stores P P
Liquor Stores P (3) P
Locksmiths Shops P P P
Mail Order Businesses P P P
Message Centers and P.O. Boxes P P P
Mobile Home Sales C
Music, Dance, and Exercise Studios C (5) C (5) C (5)
Notions or Novelty stores P P
Nurseries & Garden Supply Stores
within enclosed area P C
Office, Bus. Machine Sale & Repair P P P
Pawn Shops C
Computer & Software Stores P P P
Paint, Glass, and Wallpaper Stores P
Pet Shops P P P
Recycling Collection Services C C
Record, Tape, & video Stores (including rental) P P P
Restaurants (sit down):
a) With entertainment and/or serving of alcoholic
beverages P P C
b) Incidental serving of beer and wine (without a
cocktail lounge, bar, entertainment, or dancing) P C C
c) Fast Food: without drive- thru P C C
d) Fast Food: with drive-thru P C C
e) After-Hours Operation as defined by Grand
Terrace Municipal Code Section 18.06.032. (5) C (5) C (5) C (5)
Schools, Business & professional C C C
Shoe Stores, Sale and Repair P P P
Smoke Shops C C
Sporting Goods Stores P P
Stained Glass Assembly P
Supermarkets P P
a) After-Hours Operation as defined by Grand
Terrace Municipal Code Section 18.06.032. (5) C (5) C (5)
Tailor Shops P P P
C.2.b
Packet Pg. 100
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE 66
Barton Road Specific Plan
General
Commercial
PA 1
Village
Commercial
PA 2
Office/
Professional
PA 3
Television, Radio, VCR, Stereo, and CD Component
Sales P P
Tire Stores P
Toy Stores P P
Travel Agencies P P P
Variety Department Stores, Junior Department Stores P P
Veterinary (domestic, non-boarding) C (5)
Watch and Clock Repair Stores P P P
Yardage Goods Stores P P
2. Entertainment and Cultural Uses
Cultural / Artist Exhibits:
a) Indoor gallery and art sales P P
b) Outdoor art exhibits C C
Movie theaters P
3. Office and Administrative Uses
Banks, Finance Services and Institutions P P P
Business and Office Services P P P
Interior Decorating Firms P P P (2)
Medical / Dental Offices and Related Health Clinics P P P
Medical Laboratories P P P
Optician and Optometric Shops P P P
Realtors and Real Estate Offices P P P
Travel Agencies P P P
4. Public and Quasi Public Uses
Government Offices and Facilities C C C
Public Schools P
Churches Religious Facilities(7) C(7) P
Private Schools Associated with a Church and located
on same site C(7) P
5. Residential Uses
Multifamily Residential P P
Assisted Living/Memory Care/Convalescent Home P P
Notes:
(1) Outdoor displays/uses shall take place in front of business on site, which have been approved with a conditional use
permit. Under special circumstances, outdoor uses/ displays are allowed without conditional use permits (refer to
Development Regulations).
(2) Permitted with no showroom facilities.
(3) Conditional permit required for off sale of alcoholic beverages within 500 feet of a school.
(4) An auto service station featuring the sales of gasoline with a convenience food market is permitted with the approval of a
Conditional Use Permit by the Planning Commission at the southwest corner of Barton Road and Mount Vernon Avenue
only.
(5) A proposed After-Hours Operation use shall comply with the requirements of Chapter 18.84 – Administrative Conditional
Use Permit subject to review and approval by the Planning and Development Services Director. Conditions of Approval
specific to After-Hours Operations may be assigned, including but not limited to parking, security, lighting, noise, and
property maintenance. A proposed After-Hours Operation use in excess of 2,000 square feet shall require compliance
with a Conditional Use Permit pursuant of Chapter 18.83 – Conditional Use Permits subject to review and approval by the
Planning Commission.
For other uses proposing After-Hours Operations that are not identified on Table I Land use Matrix, the Planning and
Development Services Director shall determine whether such use is a permitted use or conditionally permitted use on the
C.2.b
Packet Pg. 101
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
CITY OF GRAND TERRACE 67
Barton Road Specific Plan
basis of similarity to uses specifically permitted to operate as After-Hours Operations. Application for determination of
such similar uses shall be made in writing to the Planning and Development Services Director in the form provided by the
Planning and Development Services Director and shall include a detailed description of the proposed use and such other
information as may be required by the Planning and Development Services Director to facilitate the determination. Such
application shall also include payment for such application fees as may be adopted by Resolution of the City Council. The
determination of the Planning and Development Services Director shall be appealable to the Planning Commission and
the determination of the Planning Commission shall be appealable to the City Council. The determination by the City
Council shall be final.
(6) Existing businesses permitted to operate any time between the hours of 11:00 p.m. to 6:00 a.m. prior to the effective
approval date of this Ordinance, shall be exempt from the Administrative Conditional Use Permit/Conditional Use Permit
process.
(7) Assembly uses require a minimum lot size of 3 acres.
C.2.b
Packet Pg. 102
At
t
a
c
h
m
e
n
t
:
D
r
a
f
t
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
_
1
0
.
1
9
.
2
1
c
l
e
a
n
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
BARTON ROAD SPECIFIC PLAN
Final Initial Study/Mitigated Negative Declaration
April 2022 2-1 Response to Comments
2.0 RESPONSE TO COMMENTS
During the public review period, two comment letters were received on the IS/MND from interested
public agencies, organizations, and individuals.
On September 23, 2021, Gabrieleno Band of Mission Indians – Kizh Nation stated being in agreement
with the Specific Plan, However requested consultation for any and all future projects within this
location.
On September 20, 2021, San Manuel Band of Mission Indians (SMBMI) stated that the Tribe sees no
conflicts.
No additional consultation was requested.
C.2.c
Packet Pg. 103
At
t
a
c
h
m
e
n
t
:
S
e
c
0
2
_
R
e
s
p
o
n
s
e
t
o
C
o
m
m
e
n
t
s
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
BARTON ROAD SPECIFIC PLAN
Final Initial Study/Mitigated Negative Declaration
April 2022 2-2 Response to Comments
This page intentionally left blank.
C.2.c
Packet Pg. 104
At
t
a
c
h
m
e
n
t
:
S
e
c
0
2
_
R
e
s
p
o
n
s
e
t
o
C
o
m
m
e
n
t
s
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
BARTON ROAD SPECIFIC PLAN
Final Initial Study/Mitigated Negative Declaration
April 2022 3-1 Errata
3.0 ERRATA
Changes to the Draft Initial Study/Mitigated Negative Declaration (IS/MND) are noted below. A
bold double-underline indicates additions to the text; strikethrough indicates deletions to the text.
Changes have been analyzed and responded to in Section 2.0, Response to Comments, of this Final
IS/MND. The changes to the Draft IS/MND do not affect the overall conclusions of the
environmental document. Changes are listed by page and, where appropriate, by paragraph.
This errata addresses minor text changes relative to the development standards for the Barton Road
Specific Plan and the Draft IS/MND, which circulated from November 29, 2021, through December
29, 2021. These modifications are not considered to result in any new or substantially greater
significant impacts as compared to those identified in the Draft IS/MND. All mitigation measure
modifications have been reflected in Section 4.0, Mitigation Monitoring and Reporting Program, of this Final
IS/MND.
SECTION 2.3, PROJECT CHARACTERISTICS
Page 19, Planning Area 1: General Commercial District (GC), first paragraph
Planning Area 1 is closest to the 1-215 freeway and consists mainly of pre-existing residential uses, a
school, and some strip commercial uses. This Planning Area focuses upon a wide variety of uses that
typically include consumer retail goods and services, such as supermarkets, drug stores, variety stores,
apparel shops, appliance and furniture stores, and commercial recreation uses, as well as dining,
hospitality, and infill office, assisted living/memory care/convalescent home uses, and mixed-
use high-density residential uses. Because of its adjacency to the freeway, this district would also permit
traveler related uses such as hotels, motels, and restaurants.
Page 20, Planning Area 1: General Commercial District (GC), Land Use and Development
Standards, Item (h) Infill, Mixed-Use, and High-Density Residential Provisions
When a mixed-use high-density multi-family project is proposed within Planning area 1 (General
Commercial), the following standards shall be applied:
• All proposed multi-family developments shall require Site and Architectural Review
applications and consideration before the Planning Commission.
• No residential development other than a mixed-use residential/commercial development shall
be permitted on any parcel with Barton Road frontage.
• Residential densities shall be consistent with those of the R3-24 (High Density) Zoning
District including provisions for density bonuses.
• The development standards for multi-family residential development shall be consistent with
those of the R3-24 (High Density) Zoning District.
C.2.d
Packet Pg. 105
At
t
a
c
h
m
e
n
t
:
S
e
c
0
3
_
E
r
r
a
t
a
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
BARTON ROAD SPECIFIC PLAN
Final Initial Study/Mitigated Negative Declaration
April 2022 3-2 Errata
• In granting approval of a Site and Architectural Review for residential projects within Planning
Area 1 of the BRSP, the Planning Commission must make all of the findings required by
Section 18.63, Site and Architectural Review, of the Zoning Ordinance.
• A minimum of 15 percent of the site area per unit shall be landscaped in conformance
with the design standards and guidelines of this BRSP.
• The minimum area of open space shall 75 square feet per unit for common areas and
60 square feet per unit for private areas.
• The percentage of compact parking spaces permitted shall be up to 10 percent of the
total parking area and the percentage of tandem parking spaces permitted shall be up
to 25 percent of the total parking area. The minimum number of parking spaces per
unit shall be provided as follows:
o Studio: 1 parking space
o 1-bedroom: 1.5 parking spaces
o 2-bedroom: 2 parking spaces
o 3-bedroom: 2 parking spaces
o Guest: 0 parking spaces
C.2.d
Packet Pg. 106
At
t
a
c
h
m
e
n
t
:
S
e
c
0
3
_
E
r
r
a
t
a
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
1 | P a g e A p r i l 2022
Barton Road Specific Plan Project, Grand Terrace, San Bernardino County
MITIGATION MONITORING AND REPORTING PROGRAM
PROJECT NAME: Barton Road Specific Plan
PROJECT MANAGER: Haide Aguirre, Associate Planner Steve Weiss, Principal Planner
PROJECT DESCRIPTION: The project involves an amendment to the existing Barton Road Specific Plan relative to the proposed mixed-
use development along Barton Road that supports services, retail and dining experiences, and residential uses.
The project would require the discretionary approvals of a General Plan Amendment and a Specific Plan
Amendment.
PROJECT LOCATION: The project area encompasses an approximately 1.3-mile-long corridor along Barton Road extending from
Interstate 215 (I-215) on the west, to the intersection of Barton Road and Victoria Street on the east. Major
intersecting streets from west to east include Vivienda Avenue/Commerce Way, Canal Street, Mt. Vernon
Avenue, and Preston Street.
INTRODUCTION: This document is the Mitigation Monitoring and Reporting Program (MMRP) for the Barton Road Specific
Plan Project. An MMRP is required for the proposed project because the Initial Study/Mitigated Negative
Declaration (IS/MND) has identified significant adverse impacts, and measures have been identified to mitigate
those impacts. This MMRP has been prepared pursuant to Section 21081.6 of the California Public Resources
Code, which requires public agencies to “adopt a reporting and monitoring program for the changes made to
the project or conditions of project approval, adopted in order to mitigate or avoid significant effects on the
environment.”
As the lead agency, the City of Grand Terrace Planning Division will be responsible for monitoring compliance
with all mitigation measures. Additionally, the City of Grand Terrace Building and Safety Division will be
responsible for ensuring certain measures are completed. The MMRP identifies the parties with the
responsibility for ensuring the measure is completed; however, it is expected that one or more departments will
coordinate efforts to ensure compliance.
The MMRP is presented in tabular form on the following pages. The components of the MMRP are described
briefly below.
• Source and Mitigation Measure: The mitigation measures are taken from the IS/MND, in the same order
they appear in the IS/MND.
C.2.e
Packet Pg. 107
At
t
a
c
h
m
e
n
t
:
S
e
c
0
4
_
M
M
R
P
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
2 | P a g e A p r i l 2022
• Timing: Identifies at which stage of the project the mitigation must be completed.
• Monitoring Responsibility: Identifies the department in the City with responsibility for mitigation
monitoring.
• Date Completed and Signature: Provides a contact who reviewed the mitigation measure and the date the
measure was determined complete.
C.2.e
Packet Pg. 108
At
t
a
c
h
m
e
n
t
:
S
e
c
0
4
_
M
M
R
P
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
3 | P a g e A p r i l 2022
Mitigation Monitoring and Reporting Program Matrix
Barton Road Specific Plan Project, Grand Terrace, San Bernardino County
SOURCE MITIGATION MEASURE TIMING MONITORING
DATE
COMPLETED SIGNATURE
AIR QUALITY
Draft MND
Section 4.3 –
Air Quality
Air Quality Mitigation Measure 1 (AQ-1)
Prior to issuance of any grading permit for a project
subject to California Environmental Quality Act
(CEQA) review (meaning, non-exempt projects), the
City Planning Division shall confirm that the Grading
Plan, Building Plans, and specifications require that
ozone precursor emissions from construction
equipment vehicles shall be controlled by maintaining
equipment engines in good condition and in proper
tune per manufacturer’s specifications.
Prior to
issuance of a
grading permit
City Planning
Division
Draft MND
Section 4.3 –
Air Quality
Air Quality Mitigation Measure 2 (AQ-2)
Each development project subject to California
Environmental Quality Act (CEQA) review (meaning,
non-exempt projects) shall submit a Construction
Management Plan to the City Engineer prior to the
issuance of a grading permit. To reduce traffic
congestion during temporary construction activities, a
traffic control plan shall include, as deemed necessary
by the City Engineer, the following: temporary traffic
controls such as a flag person during all phases of
construction to maintain smooth traffic flow, dedicated
turn lanes for movement of construction trucks and
equipment on- and off-site, scheduling of construction
activities that affect traffic flow on the arterial system to
off-peak hour, consolidating truck deliveries, rerouting
of construction trucks away from congested streets or
Prior to
issuance of a
grading permit
City Engineer
C.2.e
Packet Pg. 109
At
t
a
c
h
m
e
n
t
:
S
e
c
0
4
_
M
M
R
P
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
4 | P a g e A p r i l 2022
SOURCE MITIGATION MEASURE TIMING MONITORING
DATE
COMPLETED SIGNATURE
sensitive receptors, and/or signal synchronization to
improve traffic flow. Traffic control devices included in
the traffic control plan shall be developed in compliance
with the requirements of the most current standards.
The Construction Management Plan shall also include
construction phasing, personnel parking, and material
storage areas that would all contribute to reducing
traffic congestion.
BIOLOGICAL RESOURCES
Draft MND
Section 4.4 –
Biological
Resources
Biological Resources Mitigation Measure 1 (BIO-
1)
Projects proposed on undeveloped parcels within the
BRSP area that are subject to California Environmental
Quality Act (CEQA) review (meaning, non-exempt
projects), and with the potential to reduce or eliminate
habitat for native plant and wildlife species or sensitive
habitats, as determined by the City of Grand Terrace’s
Planning Department, shall provide a Biological
Resources Assessment prepared by a City-approved
qualified biologist for review and approval by the
Planning Department. The assessment shall include
biological field survey(s) of the BRSP area to
characterize the extent and quality of habitat that would
be impacted by development. Surveys shall be
conducted by qualified biologists and/or botanists in
accordance with California Department of Fish and
Wildlife and/or U.S. Fish and Wildlife Service survey
protocols for target species. If no sensitive species are
observed during the field survey and the regulatory
agencies agree with those findings, then no further
mitigation would be required. If sensitive species or
Prior to
environmental
document
review
City-approved
qualified biologist
C.2.e
Packet Pg. 110
At
t
a
c
h
m
e
n
t
:
S
e
c
0
4
_
M
M
R
P
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
5 | P a g e A p r i l 2022
SOURCE MITIGATION MEASURE TIMING MONITORING
DATE
COMPLETED SIGNATURE
habitats are documented on the BRSP area, the project
applicant shall comply with the applicable requirements
of the regulatory agencies and shall apply mitigation
determined through the agency permitting process.
Draft MND
Section 4.4 –
Biological
Resources
Biological Resources Mitigation Measure 2 (BIO-
2)
Pursuant to the Migratory Bird Treaty Act and the
California Fish and Game Code, removal of any trees,
shrubs, or any other potential nesting habitat shall be
conducted outside the avian nesting season. The nesting
season generally extends from early February through
August, but it can vary slightly from year to year based
on seasonal weather conditions. If ground disturbance
and vegetation removal cannot occur outside of the
nesting season, a preconstruction clearance survey for
nesting birds shall be conducted within 30 days of the
start of any vegetation removal or ground-disturbing
activities to ensure no nesting birds would be disturbed
during construction. The biologist conducting the
clearance survey shall document a negative survey with
a brief letter report indicating that no impacts to active
avian nests would occur.
If an active avian nest is discovered during the
preconstruction clearance survey, construction
activities shall stay outside of a 300-foot buffer around
the active nest. For raptor species, this buffer is
expanded to 500 feet. A biological monitor shall be
present to delineate the boundaries of the buffer area
and to monitor the active nest to ensure nesting
behavior is not adversely affected by the construction
Within 30 days
of the start of
project
disturbance
activities
City-approved
qualified biologist
C.2.e
Packet Pg. 111
At
t
a
c
h
m
e
n
t
:
S
e
c
0
4
_
M
M
R
P
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
6 | P a g e A p r i l 2022
SOURCE MITIGATION MEASURE TIMING MONITORING
DATE
COMPLETED SIGNATURE
activity. Once the young have fledged and left the nest,
or the nest otherwise becomes inactive under natural
conditions, normal construction activities can occur.
As part of the nesting bird clearance survey, a
preconstruction burrowing owl clearance survey shall
be conducted within 30 days of the start of ground-
disturbing activities to ensure undeveloped vacant lots
within the BRSP area do not support burrowing owl. If
no burrowing owl are detected, construction may
proceed. If construction is delayed or suspended for
more than 30 days, the project site or work area shall be
resurveyed. If burrowing owls are detected on the
project site, a 300-foot “no work” buffer shall be
established around the active burrow and all work
within the buffer shall be halted until the qualified
biologist has determined through non-intrusive
methods that the nesting effort is complete (i.e., all
young have fledged). Once the nesting effort is
complete or if a burrowing owl burrow is detected on-
site during the non-breeding season (September 1 to
February 28), passive and/or active relocation of
burrowing owls may be implemented by a qualified
biologist following consultation and approval from the
City of Grand Terrace and the California Department
of Fish and Wildlife.
CULTURAL AND TRIBAL CULTURAL RESOURCES
Draft MND
Section 4.5 –
Cultural
Resources
Cultural Resources Mitigation Measure 1 (CUL-1)
Prior to demolition, grading, or building permit
approval, any site with buildings over 45 years in age
not subject to previous identification by the National
Prior to
demolition,
grading, or
Qualified
archaeologist
C.2.e
Packet Pg. 112
At
t
a
c
h
m
e
n
t
:
S
e
c
0
4
_
M
M
R
P
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)
7 | P a g e A p r i l 2022
SOURCE MITIGATION MEASURE TIMING MONITORING
DATE
COMPLETED SIGNATURE
Register of Historic Places, California Register of
Historic Resources, and/or City eligibility evaluation
(as appropriate) within the last five years, shall be
evaluated by a Secretary of the Interior Qualified
Cultural Resource Professional specializing in
Architectural History. Results of the evaluation shall
specify site-specific mitigation requirements.
building
permit
approval
Draft MND
Section 4.5 –
Cultural
Resources
Cultural Resources Mitigation Measure 2 (CUL-2)
If archaeological resources are encountered during site-
specific ground-disturbing activities, work in the
immediate area shall halt and a qualified archaeologist,
defined as an archaeologist who meets the Secretary of
the Interior’s Professional Qualification Standards for
archaeology, shall be contacted immediately to evaluate
the find. If the discovery proves to be significant under
California Environmental Quality Act (CEQA),
additional work such as data recovery and Native
American consultation may be warranted to mitigate
any significant impacts.
If significant
archaeological
cultural
resources are
discovered
Tribal monitors (if
requested as part
of Tribal
consultation for
site-specific future
projects), project
archaeologist.
C.2.e
Packet Pg. 113
At
t
a
c
h
m
e
n
t
:
S
e
c
0
4
_
M
M
R
P
(
B
R
S
P
a
2
0
-
0
2
,
E
2
0
-
1
0
_
B
a
r
t
o
n
R
o
a
d
S
p
e
c
i
f
i
c
P
l
a
n
A
m
e
n
d
m
e
n
t
)