01-19-2023CITY OF GRAND TERRACE
PLANNING COMMISSION/SITE AND ARCHITECTURAL REVIEW BOARD
AGENDA ● JANUARY 19, 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 Planning Secretary. Speakers will be called upon by the Chair at the appropriate time and
each 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 until it is your
turn to speak:
1-669-900-9128
Enter Meeting ID: 819 8157 4838
Password: 640160
The City wants you to know that you can also submit your comments by email to
ccpubliccomment@grandterrace-ca.gov. To give the Planning Secretary adequate time to print out your
comments for consideration at the meeting, please submit y our written comments prior to 5:00 p.m.; or if
you are unable to email, please call the Planning Secretary’s office at (909) 954-5206 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 each 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 Planning Secretary at (909)
954-5206, or via e-mail at lperez@grandterrace-ca.gov.
Any documents provided to a majority of the Planning Commission/Site & Architectural Review 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 need 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 accomm odated to the extent feasible.
Agenda Grand Terrace Planning Commission/Site and Architectural Review Board January 19, 2023
City of Grand Terrace Page 2
CALL TO ORDER
Convene the Meeting of the Planning Commission and Site and Architectural Review
Board.
PLEDGE OF ALLEGIANCE
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
Assistant City Attorney Jamie Traxler
Senior Planner Haide Aguirre
Department Secretary Lanita Perez
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 January 19, 2023
City of Grand Terrace Page 3
A. CONSENT CALENDAR
1. Approval of Minutes – Regular Meeting – 10/20/2022
DEPARTMENT: CITY CLERK
B. ACTION ITEMS - NONE
C. PUBLIC HEARINGS
1. Objective Design Standards for Multi-Family Housing and Mixed-Use Developments
RECOMMENDATION:
1. Adopt a RESOLUTION OF THE PLANNING COMMISSION/SITE AND
ARCHITECTURAL REVIEW BOARD OF THE CITY OF GRAND TERRACE
CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL MAKE A
DETERMINATION THAT ZONING CODE AMENDMENT 22-03 IS EXEMPT FROM
CEQA PURSUANT TO CEQA GUIDELINES SECTION 15061(b)(3) AND
RECOMMENDING THE CITY COUNCIL ADOPT AN ORDINANCE AMENDING TITLE
18 OF THE GRAND TERRACE MUNICIPAL CODE BY ADDING CHAPTER 18.64
ESTABLISHING OBJECTIVE DESIGN STANDARD REQUIREMENTS
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 February 2, 2023, at 6:30 p.m.
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CITY OF GRAND TERRACE
PLANNING COMMISSION/SITE AND ARCHITECTURAL REVIEW BOARD
MINUTES ● OCTOBER 20, 2022
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, October 20, 2022 at 6:30 p.m.
PLEDGE OF ALLEGIANCE
Assistant City Attorney Robert Khuu led the Pledge of Allegiance.
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
Robert Khuu Assistant City Attorney Present
Haide Aguirre Senior Planner Present
Lanita Perez Planning Secretary Present
APPROVAL OF AGENDA
1. Motion: APPROVAL OF AGENDA OCTOBER 20,2022
RESULT: ADOPTED [UNANIMOUS]
MOVER: David Alaniz, Commissioner
SECONDER: Aron Burian, Commissioner
AYES: Giroux, Ceseña, Alaniz, Burian, Mathis
PRESENTATIONS
None.
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Minutes Grand Terrace Planning Commission/Site and Architectural Review Board October 20, 2022
City of Grand Terrace Page 2
PUBLIC ADDRESS
None.
A. CONSENT CALENDAR
2. Approval of Minutes – Regular Meeting – 10/06/2022
RESULT: ACCEPTED [UNANIMOUS]
MOVER: Tara Ceseña, Vice-Chair
SECONDER: Edward A. Giroux, Chair
AYES: Giroux, Ceseña, Alaniz, Burian, Mathis
B. ACTION ITEMS
None.
C. PUBLIC HEARINGS
1. Consider a Resolution Recommending that the City Council Adopt by Reference the
2022 California Building Codes, 2021 International Property Maintenance Code, and
1997 Uniform Code for Abatement of Dangerous Buildings (As Amended Due to Local
Climatic, Geological, Topographical Conditions) and Determining Such Ordinance
Exempt from CEQA Pursuant to CEQA Guidelines Section 15061(B)(3)
Luis Gardea, Building Official gave the staff report and PowerPoint presentation for this
item.
Chair Giroux opened the public hearing at 7:20 p.m.
PUBLIC COMMENT
None.
Chair Giroux closed the public hearing at 7:21 p.m.
The Planning Commission held lengthy discussion regarding the 2022 California
Building Code additions and amendments.
Assistant City Attorney Khuu recommended that direction be given to the City
Council and staff that any changes in the City’s existing building code
regulations be consistent with the 2022 California Building Code.
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Minutes Grand Terrace Planning Commission/Site and Architectural Review Board October 20, 2022
City of Grand Terrace Page 3
1) CONDUCT A PUBLIC HEARING; AND
2) ADOPT A RESOLUTION OF THE PLANNING COMMISSION/SITE AND
ARCHITECTURAL REVIEW BOARD OF THE CITY OF GRAND TERRACE,
CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL ADOPT AN
ORDINANCE AMENDING TITLE 15 OF THE GRAND TERRACE MUNICIPAL CODE
THEREBY ADOPTING BY REFERENCE THE 2022 CALIFORNIA BUILDING CODE
SERIES, INCLUDING THE 2022 CALIFORNIA BUILDING CODE, 2022 CALIFORNIA
EXISTING BUILDING CODE, 2022 CALIFORNIA RESIDENTIAL CODE, 2022
CALIFORNIA ELECTRICAL CODE, 2022 CALIFORNIA PLUMBING CODE, 2022
CALIFORNIA GREEN BUILDING STANDARDS CODE, 2022 CALIFORNIA
HISTORICAL BUILDING CODE, 2022 CALIFORNIA MECHANICAL CODE, 2021
INTERNATIONAL PROPERTY MAINTENANCE CODE, AND 1997 UNIFORM CODE
FOR THE ABATEMENT OF DANGEROUS BUILDINGS; MAKING CERTAIN
AMENDMENTS TO SUCH CODES (AS APPLICABLE) DUE TO LOCAL CLIMATIC,
GEOLOGICAL, AND/OR TOPOGRAPHICAL CONDITIONS; AND DETERMINING
SUCH ORDINANCE EXEMPT FROM CEQA PURSUANT TO CEQA GUIDELINES
SECTION 15061(B)(3)
3) FORWARD AND RECOMMEND ADOPTION OF THE ABOVE TO THE CITY
COUNCIL
RESULT: APPROVED [UNANIMOUS]
MOVER: Tara Ceseña, Vice-Chair
SECONDER: Scot Mathis, Commissioner
AYES: Giroux, Ceseña, Alaniz, Burian, Mathis
D. INFORMATION TO COMMISSIONERS
None.
E. INFORMATION FROM COMMISSIONERS
None.
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Minutes Grand Terrace Planning Commission/Site and Architectural Review Board October 20, 2022
City of Grand Terrace Page 4
ADJOURN
Chair Giroux adjourned the regular meeting of the Planning Commission/Site and
Architectural Review Board at 7:30 p.m. The next scheduled meeting of the Site and
Architectural Review Board/Planning Commission to be held on November 3, 2022 at
6:30 p.m.
_________________________________
Edward Giroux Chair
_________________________________
Haide Aguirre, Senior Planner
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AGENDA REPORT
MEETING DATE: January 19, 2023 Council Item
TITLE: Objective Design Standards for Multi-Family Housing and
Mixed Use Developments
PRESENTED BY: Haide Aguirre, Senior Planner
RECOMMENDATION: 1. Adopt a RESOLUTION OF THE PLANNING
COMMISSION/SITE AND ARCHITECTURAL REVIEW
BOARD OF THE CITY OF GRAND TERRACE
CALIFORNIA, RECOMMENDING THAT THE CITY
COUNCIL MAKE A DETERMINATION THAT ZONING
CODE AMENDMENT 22-03 IS EXEMPT FROM CEQA
PURSUANT TO CEQA GUIDELINES SECTION
15061(b)(3) AND RECOMMENDING THE CITY COUNCIL
ADOPT AN ORDINANCE AMENDING TITLE 18 OF THE
GRAND TERRACE MUNICIPAL CODE BY ADDING
CHAPTER 18.64 ESTABLISHING OBJECTIVE DESIGN
STANDARD REQUIREMENTS
2030 VISION STATEMENT:
This staff report supports our Mission Statement, to preserve and protect our community
and its exceptional quality of life through thoughtful planning, within the constraints of
fiscally responsible government; and
Goal No. 3, to promote economic development by updating zoning and development
codes in preparation of future development.
BACKGROUND:
Assembly Bill 35 (Government Code Section 65913.4) was enacted on September 29,
2017, as part of a comprehensive bill package designed to address the State’s housing
shortage and excessive cost.
The intent of new State housing law SB 35 is to streamline the review process for
multifamily residential projects by establishing a by-right ministerial approval, in order to
increase housing production and assist jurisdictions make progress into meeting their
regional housing need allocation (RHNA).
The State legislature has made several changes to State housing laws in recent years
to streamline housing approvals. In addition to the Housing Accountability Act (HAA),
Recent State legislation, primarily established under Senate Bill (S B) 35 and SB 330,
requires cities to review certain residential projects against objective standards,
including objective design standards, rather than design guidelines which are subject to
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interpretation. Specifically, the legislature has taken steps to reduce the amount of
subjective discretion jurisdictions have, requiring that certain residential types of
projects are being reviewed and considered through a ministerial process.
Government Code Section 65913.4 (5) defines “Objective Design Standards” a s the
following: “one that involves no personal or subjective judgment by a public official and
is verifiable by reference to criteria available and known to both an applicant and the
public official prior to submittal.”
The following summarizes the collective impact that the three legislative actions have
had and how that transcended to the requirement for the City to establish objective
design standards:
Housing Accountability Act (HAA)
A city cannot deny a project, reduce its density, or otherwise mak e a project infeasible,
if the project complies with objective standards. However, if an applicant seeks an
exception to an objective standard, the project is no longer protected by the HAA. In this
circumstance, since the project approval must rely on the findings required for approval
of a deviation or variance, any subjective standards and full discretionary review of the
design by the Commission can be used to evaluate the project.
Affordable Housing Streamlined Approval Process (SB 35)
This legislation creates an opt-in program for developers that allows a much more
streamlined ministerial approval process for developments in the City as it relates to
meeting the regional housing need allocation (RHNA). To be eligible, a project must
satisfy a specific level of affordability; be on an infill site; comply with existing residential
and mixed-use general plan or zoning provisions; and comply with other requirements
such as, locational and demolition restrictions among other strict and limited criteria.
This streamlined, ministerial entitlement process relies on objective design standards.
Additionally, an SB 35 project is not subject to review under CEQA. An eligible project is
also not subject to any type of discretionary review; therefore, the adoption o f objective
design standards would significantly affect these types of projects and ensure quality
design.
Housing Crisis Act (SB 330)
This allows a housing developer to submit a “preliminary application” to a city for a
housing development project. Subm ittal of a preliminary application allows a developer
to provide a specific subset of information on the proposed housing development before
providing the full amount of information required for a formal application. SB 330 placed
additional guarantees or assurances for a developer. It also requires both the city and
the developer to comply with certain timeframes for reviews and submittals. Upon
submittal of a preliminary application an applicant is allowed to “freeze “development
standards that apply to a project while the rest of the material necessary that will be
required for a formal submittal is assembled. After an application is deemed complete,
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the City cannot deny an eligible housing development project or condition its approval to
reduce density, impose a moratorium, or require design changes that are inconsistent
with objective design standards. These provisions will sunset on January 1, 2025,
unless extended by the legislature and governor.
DISCUSSION:
The City of Grand Terrace desires to establish Objective Design Standard requirements
in accordance with Senate Bill 35 (SB 35) and Senate Bill 330 (SB 330).
These objective design standards intend to respond to State law by making changes to
the zoning Ordinance (Title 18) establishing Chapter 18.64 Objective Design Standards
(Attachment A).
The proposed Objective Design Standards (“ODS”) will supplement the City’s existing
development standards as outlined in each zoning district. The regulations do not affect
or change allowable land use types and do not replace individual zoning district
development standards established for lot size, setbacks, lot coverage, building height,
etc. The process to review and approve development projects relying upon
implementation of these standards aligns with the State requirements that the City
adopt a ministerial review and approval process for multifamily residential development
and mixed-use development with a residential component comprising at least two -thirds
of the project.
In addition, the proposed ODS contain standards for sustainable design, building
design, site design, and establishes the procedures for conducting ministerial design
review, including provisions that allows for discretionary review of a project by the
Planning Commission should an applicant choose to deviate from the established
standards.
On May 19, 2022, the Planning Commission received a presentation introducing the
proposed ODS requirements and on June 16, 2022, a joint Special Workshop Meeting
was held by the City Council and Planning Commission/Site and Architecture Review
Board to provide feedback to staff.
The City of Grand Terrace was selected among other 3 cities by SCAG to develop the
City’s Objective Design Standards. Crandall Arambula (“Consultant”) was hired by
SCAG to work with the selected cities. Staff has been holding bi-weekly meetings with
Jonathan Konkol and Don Arambula of Crandall Arambula to further develop the city’s
ODS requirements, including addressing the City Council and Planning Commission’s
input from the previous workshop meetings.
The Consultant has worked with staff refining ODS requirements including but not
limited to mixed use development, electric vehicles, parking (vehicular and bicycle),
color, walls and fences, open space, public art, landscape req uirements, and inclusion
of low income units. In addition, the Consultant has worked with staff to refine the
graphics to better illustrate the requirements, assess the ODS original draft, enhance
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and clarify the language.
ENVIRONMENTAL:
The proposed zoning code amendment is exempt from the California Environmental
Quality Act (CEQA) pursuant to CEQA Guidelines, Section 15061(b)(3), which states
the activity is covered by the general rule that CEQA applies only to projects [that] have
the potential for causing a significant effect on the environment. Where it can be seen
with certainty that there is no possibility that the activity in question may have a
significant effect on the environment, the activity is not subject to CEQA. Amending the
Grand Terrace Code to include Objective Design Standards (ODS) would not result in
any environmental impacts. Future development projects subject to the proposed
ordinance would be reviewed for potential environmental impacts.
RECOMMENDATION:
Staff recommends the Planning Commission/Site and Architectural Review Board
recommends City Council to make a determination that Zoning Code Amendment 22 -03
is exempt from CEQA pursuant to CEQA Guidelines Section 15061(b)(3) and
recommending the City Council adopt an Ordinance Amend ing Title 18 of the Grand
Terrace Municipal Code by adding Chapter 18.64 establishing Objective Design
Standard Requirements.
ATTACHMENTS:
• Resolution_1.05.2023 (DOCX)
• 1.05.23 Grand Terrace Draft ODS (DOCX)
• Ordinance ODS_ (DOC)
APPROVALS:
Haide Aguirre Completed 12/28/2022 12:30 PM
City Attorney Completed 12/29/2022 9:12 AM
City Manager Completed 12/29/2022 1:14 PM
Planning Commission/Site And Architectural Review Board Completed 01/05/2023
6:30 PM
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RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION/SITE AND
ARCHITECTURAL REVIEW BOARD OF THE CITY OF GRAND
TERRACE CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL
MAKE A DETERMINATION THAT ZONING CODE AMENDMENT 22-03
IS EXEMPT FROM CEQA PURSUANT TO CEQA GUIDELINES SECTION
15061(b)(3) AND RECOMMENDING THE CITY COUNCIL ADOPT AN
ORDINANCE AMENDING TITLE 18 OF THE GRAND TERRACE
MUNICIPAL CODE BY ADDING CHAPTER 18.64 ESTABLISHING
OBJECTIVE DESIGN STANDARD REQUIREMENTS
WHEREAS, pursuant to Sections 65800 and 65850 of the California Government
Code, the City may adopt ordinances to regulate the use of buildings in compliance with
the California Government Code; and
WHEREAS, the proposed amendment to the Municipal Code is consistent with the
goals and policies of the City of Grand Terrace General Plan; and
WHEREAS, this Ordinance proposes to amend the Municipal Code, Title 18
(Zoning), by adding Chapter 18.64 establishing Objective Design Standard requirements
as provided in Zone Code Amendment 22-03, which is attached hereto and incorporated
herein by this reference as Exhibit A; and
WHEREAS, pursuant to Chapter 18.90 (Amendments) of the City of Grand
Terrace Municipal Code, the Planning Commission shall hold a public hearing on any
proposed amendment to the Zoning Code; and
WHEREAS, Zoning Code Amendment 22-03 is exempt from California
Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15061(b)(3)
which states the activity is covered by the general rule that CEQA applies only to projects
[that] have the potential for causing a significant effect on the environment. Where i t can
be seen with certainty that there is no possibility that the activity in question may have a
significant effect on the environment, the activity is not subject to CEQA, because the
revisions are regulatory in nature and will not in themselves create impacts to the
environment. Further, amending the Grand Terrace Code to include Objective Design
Standards would not result in any significant environmental impacts due to the narrow
scope of the project; and
WHEREAS, on May 19, 2022, the Planning commission received a presentation
introducing the proposed Objective Design Standard requirements and provided
comments to staff; and
WHEREAS, on June 16, 2022, the Grand Terrace City Council and Planning
Commission/Site and Architectural Review Board (“Planning Commission”) conducted a
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joint workshop discussing Objective Design Standard requirements providing comments
to staff; and
WHEREAS, on January 5, 2023, the Grand Terrace Planning Commission/Site
and Architectural Review Board (“Planning Commission”) conducted a noticed public
hearing at a regular meeting of the Planning Commission on Zoning Code Amendment
22-03 at the Grand Terrace City Hall Council Chambers located at 22795 Barton Road;
and
WHEREAS, all legal prerequisites to the adoption of this Resolution have
occurred.
NOW THEREFORE, BE IT RESOLVED by the Planning Commission/Site and
Architectural Review Board of the City of Grand Terrace:
1. The recitals set forth above are incorporated herein by this reference.
2. Based upon the forgoing and all testimony made by members of the public and
City staff (including, but not limited to, all staff report and attachments) at the public
hearing, the Planning Commission/Site and Architectural Review hereby finds that
the Zoning Code Amendment 22-03 is exempt from the requirements of CEQA
because:
a. The proposed Zoning Code Amendment 22 -03 is covered by the general
rule that the California Environmental Quality Act (CEQA) applies only to
projects, which have the potential for causing a significant effect on the
environment. Where it can be seen with certainty that there is no possibility
that the activity in question may have a significant effect on the environment,
the activity is not subject to CEQA. The proposed amendments will not
create any significant effects on the environment, because the revisions are
regulatory in nature and will not in themselves create impacts to the
environment. Further, amending the Grand Terrace Code to include
objective design standards would not result in any significant environmental
impacts due to the narrow scope of the project. Therefore, the Planning
Commission hereby determines that the proposed amendments are exempt
from CEQA pursuant of CEQA Guidelines Section 15061(b)(3).
3. Based upon the forgoing and all testimony made by members of the public and
City staff (including, but not limited to, all staff report and attachments) at the public
hearing, the Planning Commission/Site and Architectural Review finds as follows
with respect to Zoning Code Amendment 22-03:
1. Zoning Code Amendment 22-03 will not be detrimental to the health, safety,
morals, comfort, or general welfare of the persons residing or working within
the City because these amendments establish “Objective Design Stan dard”
requirements that will support State requirements to provide ministerial
review on multifamily projects and mixed-use development while preserving
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the architectural standards to create and promote visual character of the
community and protecting the quality of life of residents and visitors.
2. Zoning Code Amendment 22-03 is consistent with the General Plan and the
Municipal Code because these amendments establish “Objective Design
Standard” requirements that supports the goals and policies of the Gene ral
Plan programs and policies that will preserve and enhance the quality and
character of the city, encourage street oriented mixed use and multi -family
residential projects while maintaining the highest standards to provide
development that will enhance the surrounding development.
3. Zoning Code Amendment 22-03 will not be injurious to property or
improvements in the neighborhood or within the city. The establishment of
“Objective Design Standards” create a set of requirements that maintain high
quality of design and construction for multifamily and mixed -use
development. The Objective Design Standard requirements will allow the
construction of high-density development that will revitalize the city’s image
and enhance the visual character of the community as well as curb the
negative impacts of multifamily and mixed-use developments in general.
3. These amendments shall become effective thirty (30) days from and after its
adoption by the City Council.
4. Based upon the forgoing and all testimony made by members o f the public and
City staff (including, but not limited to, all staff report and attachments) at the public
hearing, this Planning Commission hereby recommends that the City Council
determine that Zoning Code Amendment 22 -03 is exempt from California
Environmental Quality Act (CEQA) pursuant to CEQA Section 15061(b)(3) and
adopt Zoning Code Amendment 22-03 revising sections of the Title 18 (Zoning)
adding Chapter 18.64 establishing Objective Design Standards, as provided in
Exhibit A.
PASSED AND ADOPTED by the Planning Commission of the City of Grand Terrace,
California, at a regular meeting held on the 5 day of January 2023.
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
__________________________ __________________________
Debra L. Thomas Edward Giroux
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C.1.a
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Exhibit A
Chapter 18.64
OBJECTIVE DESIGN STANDARDS
Sections:
18.64.010 Purpose, Intent and Applicability
18.64.020 Other Standards and Requirements
18.64.030 Definitions
18.64.040 Sustainable Design
18.64.050 Building Design
18.64.060 Site Design
18.64.070 Additional Standards
18.64.080 Additional Mixed Use Standards
18.64.090 Permits and Approvals
18.64.010 Purpose, Intent and Applicability
This chapter is intended to implement the provisions consistent with Senate Bill No. 35 and Senate
Bill 330, Government Code Sections 65400
A. Purpose. The purpose of this Chapter is to establish design standards that are objective for
multifamily residential development and mixed-use development with a residential component
to ensure that such development is attractively designed, maintains positive aesthetic
characteristics, and to provide property owners and developers with predictable design approval
standards for such development. The standards established in this Chapter are supplemental to
the development standards applicable to multifamily residential development and mixed-use
development as established within the Municipal Code for each zoning district allowing such
use. This Chapter also establishes conditions and procedures for processing streamlined housing
projects consistent with Government Code Section 65913.4.
B. Intent. It is the intent of this Chapter to provide design standards that are objective while
also ensuring that the City’s requirements for quality design of multifamily residential
development and mixed-use development with a residential component are satisfied. These
design expectations are to be applied uniformly, and without discretion, to enhance the built
environment within the City for both affordable and market-rate multifamily residential
development.
C. Applicability. The provisions of this Chapter apply to all multifamily residential developments
and mixed-use development with a residential component as defined herein. Regarding the
permitting process in particular, any application that complies with all provisions of this Chapter
and regulations of the applicable zoning district shall be eligible for a ministerial review process,
as set forth in Section 18.64.080 (Permits and Approval). When an applicant elects to deviate
from the objective design standards set forth in this Chapter, a ministerial review process
shall not apply and the development application shall be subject to any required discretionary
application types, review and approvals as set forth in Chapter 18.63 (Site and Architectural
Review).
C.1.b
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18.64.020 Other Standards and Requirements
A. Zoning and Development Standards. A multifamily residential development or mixed-use
development with a residential component that is designed in conformance with this Chapter
shall also comply with all development standards and regulations of the designated zoning
district and other applicable provisions of Title 18 (Zoning).
B. Subdivision Regulations. A multifamily residential development or mixed-use development
with a residential component that is designed in conformance with this Chapter that requires the
approval of a subdivision action in order to establish a legal building site for such development,
shall comply with all applicable requirements of Title 17 (Subdivisions).
C. Building/Fire Codes. A multifamily residential development or mixed-use development project
with a residential component that is designed in conformance with this Chapter shall also
comply with all applicable regulations of Title 15 (Buildings and Construction), including but
not limited to plan check review, permit issuance and applicable fees. Projects must comply with
San Bernardino County Fire submittal and review requirements.
D. California Environmental Quality Act (CEQA). A multifamily residential development or
mixed-use development project with a residential component that is designed in conformance
with this Chapter, qualifying for a ministerial review process, shall be considered exempt from
CEQA pursuant to Government Code Section 65913.4. This exemption does not preclude a
determination by the City that certain technical reports (e.g., stormwater quality management
plan, water and sewer studies, traffic studies, noise studies, parking studies, biological survey,
historical survey) are required as part of the standard submittal checklist established by the
Director, or as required through the imposition of standard conditions of approval. Any required
technical reports shall conform to City requirements established for such reports. Projects that do
not qualify for a ministerial review process shall be reviewed in compliance with the applicable
CEQA guidelines for discretionary application types.
18.64.030 Definitions
For purpose of this chapter, the following terms shall be defined as follows:
A. “Multifamily Residential Development” means a building(s) with two or more attached
residential units. It also includes a mixed-use development with a residential use as defined
herein. This term does not apply to accessory dwelling units generally unless the application is
for new construction of a single-family home with an attached accessory dwelling unit.
B. “Mixed-Use Development” means a building(s) and site where at least two-thirds (2/3) of the
square footage of the building(s) shall be designated for residential use. The two-thirds (2/3)
calculation is based upon the ratio of gross square floor area (square feet) of residential units and
related residential facilities to gross building(s) floor area (square feet) for the nonresidential
use, such as commercial. Buildings that include both residential and nonresidential uses shall be
credited proportionate to the intended use. The calculations of building(s) square footage shall
not include non-conditioned building floor area or below-grade floor area, such as basements, or
underground parking garages.
C.1.b
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C. “Ministerial Review Process” means a process for development approval involving little or
no personal judgment by the City as to the wisdom or manner of carrying out the project.
The ministerial review process simply ensures that the proposed development meets all the
requirements of this Chapter.
D. “Objective Design Standards” are defined in Government Code Sections 65913.4 and 66300
(a)(7) to mean that no personal or subjective judgment is used by the City. The standards are
uniformly verifiable by reference to an external and uniform benchmark or criterion available
and knowable by both the development applicant/proponent of the project and City prior to
submittal of a development application.
18.64.040 Sustainable Design
A. LEED Platinum Requirement. For the purposes of this Chapter, all multifamily residential
buildings and sites and mixed-use buildings and sites with a residential use shall demonstrate
that the application qualifies for the “Platinum Level Certification,” or an equivalent standard
as defined by the Leadership in Energy and Environmental Design (LEED) of the United States
Green Building Council. Plans and/or supplemental specifications shall be provided at the time
an application is submitted for preliminary or formal review as required by City application
forms/checklists as established by the Director.
B. Water Efficient Landscape Requirement. For the purposes of this Chapter, all multifamily
residential development and mixed-use development with a residential use shall demonstrate
that the application is in compliance with all applicable requirements by the Riverside Highland
Water Company and compliance with the City’s Water Efficient Landscape regulations in
Chapter 15.56. The landscaping application shall demonstrate conformance with the latest
Model Water Efficient Landscape Ordinance (MWELO) guidelines by the California Department
of Water Resources. Plans and/or supplemental specifications shall be provided at the time an
application is submitted for preliminary or formal review as required by City application forms/
checklists established by the Director.
18.64.050 Building Design
Unless otherwise noted, development shall comply with the Municipal Code design development
standard requirements of the underlining zoned district in which they are located, including but not
limited to front setback requirements, distance between buildings, required height, and lot coverage.
A. Residential Entries. The following standards apply to first floor street or publicly accessible common
open space-facing façades of residential or mixed-use buildings. The primary orientation of a
building or unit entrance in multifamily residential site shall be designed in accordance with the
following standards:
1. Street-oriented Entries. Buildings fronting a public street shall have a primary residential door
entrance oriented to the public street or oriented to within 45 degrees of the line parallel to a
public street intersection as illustrated in Figure 18.64.050A. Direct and unobstructed universal
access shall be provided between the public sidewalk and the residential primary building
entrance. Where a site is located on two or more public streets, the primary building first floor
C.1.b
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residential entry shall be oriented toward the street with the highest roadway classification as
defined in the Circulation Element of the Grand Terrace General Plan. If a multi-family site
fronts two public streets of equal roadway classification, either street frontage may be used to
meet the entry standard.
2. Individual Residential Unit Entries. Multi-family residential buildings with exterior residential
unit entries shall front and be setback a minimum of ten (10) feet from the public sidewalk.
Entries shall be linked to the public sidewalk with a ten (10) foot minimum width access
walkway, ramp, and/or stairs as illustrated in Figure 18.64.050 A.
3. Common Open Space-oriented Entries. Multi-family residential building primary entries are
permitted to be located at the first floor and directly accessible from publicly accessible common
open space paseos, courtyards, plazas, or a street fronting residential setback as illustrated in
Figure 18.64.050B. Common open space entries shall have direct sightlines and continuous and
unobstructed universal access sidewalk routes between the entries and the street public sidewalk.
4. Exterior Multiple Unit Entries. Residential entrances serving multiple units shall be accessed
from a first floor lobby or stairwell that is linked to a public sidewalk, publicly accessible open
space, or residential front setback. Exterior entrances to individual units on upper floors utilizing
an exterior access corridor visible and/or connecting to a public street shall serve a maximum
of four units and shall be recessed with a minimum depth of ten (10) feet as illustrated in Figure
18.64.050 B.
C.1.b
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B. Modulation and Articulation. The massing and articulation of buildings in multifamily residential
development shall be designed in accordance with the following standards:
1. Setbacks. As illustrated in Figure 18.64.050C, when a multifamily residential building is
constructed adjacent to any parcel that includes an existing structure, a fifteen (15) foot setback
is required wherever the multifamily building is located within ten (10) feet of a required side or
rear setback. The setback shall be for stories that are one (1) story greater than the highest roof
line elevation of any existing residential structure.
C.1.b
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2. Facade Modulation. As illustrated in Figure 18.64.050D, all building facades shall be articulated
horizontally a minimum of every fifty (50) feet along all sides, using facade projections,
recesses, or step backs of upper floors. Façade area used to meet this standard shall be a
minimum of five feet in depth and 10 feet in width and shall be articulated vertically a minimum
of two-thirds (2/3) of the height of the structure.
3. Façade Articulation. Articulation of any facade greater than 20 feet in length along any street-
facing frontage, or 30 feet along any façade. These facades shall be articulated by incorporating
at least three (3) of the following features each of which is illustrated in Figure 18.64.050E:
a. Window and door fenestration. All individual or window and door systems shall project a
minimum of two (2) inches in depth from the primary wall plane or shall be recessed from the
primary wall plane a minimum of three (3) inches;
b. Recessed ground floor modulation. Exterior arcades, porticos or cantilevered ground floor building
recesses that provide sheltered walkways, patios, stoops or porches within the building footprint,
C.1.b
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having a minimum area of fifty (50) square feet;
c. Horizontal modulation. Projected or recessed bay, oriel, or alcove of a minimum two (2) foot
depth variations from the primary wall plane for 30 percent of building frontage;
d. Modulated entries. A recessed stoop or porch or projected vestibule or foyer unit entry with a
minimum area of fifty (50) square feet; or
e. Vertical articulation pilasters which project a minimum of six (6) inches in depth from the
primary façade and extend the full height of the building from the first story finished floor
elevation to the rooftop eave or top of parapet or cornice line.
4. Roofline Articulation. All building rooflines shall be vertically articulated at least every fifty (50)
feet, through one of the following techniques as illustrated in Figure 18.64.050F:
a. Option 1- An increase or decrease in height of a minimum four (4) feet;
b. Option 2- A change in at least one (1) roof pitch or form; or
C.1.b
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c. Option 3- Articulation of the roofline utilizing of one (1) of the following- dormers, gables,
varying height cornices, and/or clerestory windows.
5. Horizontal Articulation. Buildings three (3) stories or greater in height shall be horizontally
articulated a minimum of every one hundred (100) feet along all frontages through the use of
either façade recesses or façade projections. Setbacks or projections shall be a minimum of five
(5) feet in depth and ten (10) feet in width and shall extend the full height of the building from
the first story finished floor elevation to the roof eave or top of parapet or cornice line.
6. Vertical Articulation. Buildings three stories or greater in height shall vertically differentiate
the function and use of the first story from the upper story(s) by providing a façade cladding
material change between the first story and upper stories for a minimum of 75 percent of all
facades. Facades shall incorporate at least two of the following to achieve this differentiation as
illustrated in Figure 18.64.050G:
a. Recesses or Projections. Variation in the primary façade plane projecting or recessing a
minimum of four (4) inch in depth at the vertical transition line between the first story and
upper story(s) façade materials.
b. Horizontal Banding. Horizontal articulation between the first story and upper story(s) primary
façade planes utilizing a twelve (12) inch projecting ornamental or functional water table,
belt course, molding or ledge.
c. Masonry Base. The first floor primary façade shall consist of a masonry material, including
hand laid and mortared field stone, brick, split face, sand blasted, or burnished concrete
masonry units (CMU), projecting a minimum depth of one inch from the primary façade
of the building. Alternative masonry materials include tile, wood siding, shakes, or metal
panels.
C.1.b
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d. Step Backs. Recessing the top story(s) of the façade a minimum of five (5) feet from the
lower story(s) primary façade(s).
C. Architectural Elements. Buildings in multifamily residential development parcels shall be designed
in accordance with the following standards:
1. Four (4) Sided Architecture. All buildings and structures within a multifamily development
parcel shall utilize the same façade design elements, utilized the same materials and roof
materials and articulation and modulation treatment on all building facades, including the use of
paint colors.
2. Quality. Mixed income multi-family development parcels that include both affordable residential
units and market rate residential units are required to be constructed using the same façade
articulation and modulation treatment, façade colors, and materials such that the façades of
affordable and market rate units are indistinguishable.
3. Private Open Space Amenity. All first (1) floor residential units shall include a private terrace or
patio. All upper floor residential units shall include a private balcony or rooftop terrace.
4. Architectural Projections. All building façades and/or roofs shall include a minimum of two
(2) of the following features above the first (1) floor of the building along all street frontages as
illustrated in Figure 18.64.050 G. The horizontal distance between features shall be no greater
than twenty-five (25) feet. The minimum width and depth of these features shall be as follows:
a. Greenhouse or garden windows- must be at least eight (8) inches in depth at the farthest point
from the primary façade of the building, and five (5) feet in width.
b. Bay Windows- must be at least ten (10) inches in depth measured at the farthest point, and
five feet in width.
c. Roof dormers- must be at least two (2) feet in depth measured at the farthest point from the
roof surface of the building, and four (4) feet in width.
d. Balconies and Rooftop decks- must be at least five (5) feet in depth and ten (10) feet in
width.
C.1.b
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5. Blank Walls. First floor façade without doors or windows shall be no greater than two hundred
(200) square feet where fronting sidewalks, multi-use paths, or publicly accessible outdoor
common space areas. Blank wall frontages shall include front or side yard setback landscape
screening foundation planting beds that must be a minimum of three (3) feet in width for the
entire façade length.
6. Blank Wall Standards. Blank walls shall be mitigated where it is infeasible to provide openings,
such as a parking garage, trash room, mechanical room, or electrical room. One of the following
treatments shall be provided for any blank wall greater than twenty (20) feet in length:
a. Wall treatment. Wall treatment in the form of permitted graphic or sculptural art; decorative
ceramic tile; or painted metal or treated wood latticework combined with living plant
material shall be provided along the blank wall. A minimum of fifty (50) percent of the blank
façade shall be treated.
b. Surface texture. Surface articulation that recesses or projects a minimum of two (2) inches
from the face of the primary facade shall be provided. Stone, stone veneer, cast in place or
precast concrete, and finished concrete block are permitted surface treatments. A minimum of
fifty (50) percent of the blank facade shall be treated.
c. Screen Landscaping. Planting in the form of any combination of climbing vines, perennials,
annual flowers, decorative grasses or shrubs, shall be provided in planting beds, raised
planting beds or planter boxes in front of the blank wall. Such planting bed or planter boxes
shall extend to a depth of at least three (3) feet, inclusive of any structure containing the
C.1.b
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planted material. Any individual planted area shall have a width and height of at least five
(5) feet at time of landscape installation. A minimum of fifty (50) percent of the blank facade
shall be screened by planted material.
D. Building Colors and Materials.
1. Primary Façade Material. Building primary façades shall be wood, stone, brick, stucco, fiber
cement or other cementitious material, or composite wood or stone.
2. Secondary Façade Material. At least two (2) secondary façade materials shall be used on all
building façades.
3. Building Color. Buildings shall have a minimum of one (1) primary façade color, one (1)
secondary façade color, and two (2) accent window and door frame, or trim colors, and one (1)
roof color.
4. Façade Color Standards. Facade colors shall be select that are appropriate for Grand Terrace’s
Inland Empire setting. Paint color and finish shall be muted and flat to imitate colors found
naturally in nearby Blue Mountain soil, trees, rocks, and other organic materials.
a. The use of color and materials shall strengthen and complement building vertical and
horizontal modulation.
b. All building facades shall be painted equally.
c. Facade Colors. The primary color and secondary colors shall be limited to warm white shades
and rich, warm colors containing some brown (ranging from neutral tan to deep brown).
i. The outer ring of the color wheel illustrates the range of colors that are of an earth tone
and are acceptable for use. Facade colors within the illustrated earth tone spectrum may
vary in tint and tone but are not allowed to use the hue (pure color) as illustrated in Figure
18.64.050 H.
C.1.b
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5. Fenestration Color Standards. Windows, doors, and trim shall be limited to a minimum of two
(2) and a maximum of three (3) paint colors.
a. Windows and doors trim are permitted to utilize all the tints and tones of the full color
spectrum.
b. Windows shall be limited to shades of black or warm colors containing deep brown.
c. Doors shall be permitted to utilize the tints and tones of the full color spectrum.
d. Prohibited Colors. Trim, Doors and Windows are prohibited from utilizing the hue of any
color.
6. Color Sources. Building shall use the hex color palettes identified as earth tones in
Hexcolorpedia https://hexcolorpedia.com/?s=earth+tonespage%2F2page%2F2page%2F2 or
equivalent on-line color tool that provides information about earth tone color. Buildings shall be
limited to:
a. Primary Building Façade Colors. The primary hex color tints, tones and shades.
b. Primary Color Blending. Blending two hex color values to create a gradual transition.
c. Secondary Color Schemes. Complementary, analogous, triadic, tetradic, aesthetic, hue
rotation and monochromatic hex colors schemes.
7. Prohibited Façade Materials. The following materials shall not be used for multi-family
residential building façade. Cladding shall include the following prohibited materials: vinyl
siding, corrugated fiberglass siding, chain link fencing parapet or mechanical equipment screens,
crushed colored rock veneer panel siding, corrugated metal, engineered oriented OSB sheathing
panels, tongue and groove and T1-11 plywood siding. No more than five (5) percent of a
façade may be of reflective vision and/ or spandrel glazing, tumbled glass tiles, ceramic tiles or
architectural metal paneling. MDO or CDX grade or better weather protected painted or stained
plywood panels used for board and batten cladding is permitted. No cladding shall have exposed
or unfinished edges.
8. Windows. True divided lite window types are permitted. Simulated divided lite windows with
decorative grilles embedded or applied to window glass glazing is prohibited. Window tinting is
prohibited.
9. Doors. Fifty (50) percent minimum transparent glass doors for multiple unit lobby entrances
shall be required but shall not be required for individual residential unit entries.
18.64.060 Site Design
A. At-Grade Parking Lots and Individual Residential Unit Parking Garages/Carports. In addition to
the requirements of Chapter 18.60 (Off-Street Parking), multifamily residential sites with at-grade
parking lots, or where units are served by individual residential unit garages/carports, shall be
designed in accordance with the following:
1. Location. At-grade parking lots, parking spaces, or loading zones shall not be located between
the building frontage and public streets. If a site consists of multiple buildings, this standard
only applies to the building(s) fronting public streets. At-grade parking lots shall only be located
behind street fronting buildings.
2. Pedestrian Access. Publicly accessible six (6) foot minimum width sidewalks shall be provided
through at-grade parking lots at a minimum of every four rows of parking or at a minimum of
every one hundred thirty (130) feet, whichever is less. Publicly accessible sidewalks shall be
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aligned to connect to buildings with consolidated entries and linked to other public sidewalks,
and publicly accessible sidewalks within the site. All such pathways shall be clearly marked
and differentiated from at-grade parking lot drive lanes areas by colored and or surface textured
asphalt, unit pavers, or stamped concrete pavement treatment. Public accessible sidewalks shall
meet the right-of-way established in the Grand Terrace, Circulation Element and shall include the
required street landscape, per Municipal Code, Chapter 12.28-Street and Parkway Trees.
3. Motor Vehicle Access. At-grade parking lot motor vehicle access shall be taken from an any
existing alley. For sites without an alley, at-grade parking lot motor vehicle access shall be from
a public street curb cut and driveway with the lowest roadway classification as identified in the
Grand Terrace Circulation Element. Alleys shall be considered part of the multi-family site and
shall be maintained by the property owner as a condition of use.
4. Garage Door Setback. Individual residential unit parking garage doors that front the street
shall be setback a minimum of five (5) feet behind the front primary façade of the multi-family
building or the front façade of a covered porch or stoop that projects in front of the primary
façade.
5. Garage/Carport Design. Individual residential unit parking garages and/or carports shall include
equivalent façade design elements, fenestration, material and color application as those of the
residential buildings within the site.
B. Structured Parking. In addition to the requirements of Chapter 18.60 (Off-Street Parking),
multifamily residential buildings that include structured parking shall be designed in accordance
with the following standards:
1. Screening. Where multifamily building fronts public streets, structured parking shall not
comprise more than fifty (50) percent of the first floor building width subject to the following:
a. Any two hundred (200) square feet or greater facade shall include required façade
articulation, landscaping, and/or other requirements of C. Architectural Elements 5. Blank
Walls.
2. Ventilation. Façade natural exhaust ventilation openings shall be screened with wrought iron
grilles and/or landscaping. Ventilation openings shall not exceed twenty (20) percent of any
street fronting first floor façade.
3. Control and Access. Mechanically or manually-controlled structured parking doors or gates shall
be setback a minimum of forty (40) feet behind the back of a public sidewalk. For mixed use
buildings or sites, the use of controlled entrances shall be limited to the portion of a structured
parking reserved for resident parking spaces. At controlled structured parking driveway
entrances, lanes shall be dimensioned to permit motor vehicle U-turns to allow a vehicle to exit
without backing into the street. Parking spaces provided for multi-family building guest, service
and delivery use shall be provided outside of any controlled entrance parking structure.
C. Site Access and Connectivity. Multifamily residential site streets, sidewalks, and multi-use pathways
shall include:
1. Internal Sidewalks. Sites shall provide unobstructed American with Disabilities Act (ADA)
compliant five (5) foot minimum width surface separated by a minimum three (3) foot wide
planting bed where fronting any building.
2. Site Design. For multi-family sites, the following standards shall apply as illustrated in Figure
18.64.060A:
a. Internal Circulation. Multi-family sites that include internal streets or driveways shall
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provide uninterrupted continuous vehicle and walking connections through the site and a
minimum of two (2) access points to fronting public streets or alleys and sidewalks.
b. All site internal streets, driveways, alleys, sidewalks, and multi-use pathways shall align
with all existing and planned streets, alleys, sidewalks, and multi-use pathways external and
fronting to the site.
c. Any internal site cul-de-sac or other dead-end street longer than three hundred (300) feet
shall provide sidewalk or multi-use pathway connections between internal or external streets
sidewalks or multi-use pathways.
d. Multi-family sites shall not be greater than six hundred (600) feet in length, measured from
any fronting cross-street centerline, alley center line, or side property line. Walking and
biking midblock access connections shall be provided at distances no greater than three
hundred fifty (350) feet measured from a cross-street center line, alley center line, or side
property line to the mid-block sidewalk or multi-use pathway center line. All connecting
midblock sidewalks or multi-use pathways shall have a ten (10) feet minimum width.
C.1.b
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D. Landscaping and Common Open Space Amenities. Multi-family buildings and sites shall comply
with all open space requirements of each zoning district and the following additional site design
standards:
1. Minimum Requirements. Sites shall include live landscape plant and/or mulch materials
throughout except where paved parking lots, streets, driveways, sidewalks, patios, service or
utility structures/ pads, recreation facilities, or water elements occur. Live landscape planting
will comprise a minimum of seventy-five (75) percent coverage and planted at fifty (50) percent
(minimum) at installation.
2. Minimum Size. All site trees and shrubs shall be planted at a minimum of twenty-five (25)
percent of full growth maturity. Trees within landscaped areas shall be provided at a minimum
size of 36-inch box, or a minimum 48-inch box if tree specimen has a 20-foot canopy.
3. Concrete Surface Standards. Multi-use pathways adjacent to common open space areas that
include flat work concrete surfaces greater than ninety-six (96) square feet shall be poured in
place concrete. A minimum of fifty (50) percent shall be a stamped, salt, or exposed aggregate
finish or utilize multiple colors of concrete with no individual section having more than ninety-
six (96) square feet of one color. Stamped, or aggregate finish shall be used in high traffic areas.
4. Other Landscape Requirements. Landscape requirements not specifically stated on this
Ordinance shall comply with the Municipal Code, Chapter 18.61-Landscape Requirements
5. Walls and Fences
a. Walls and fences within the front setback shall not exceed 3 feet in height.
b. Concrete or Concrete Masonry Unit (CMU) Will be constructed with split faced or shot blast
CMU; or stone veneer over precision block; or monolithic poured concrete with surface
resembling either stone veneer, or split face finish; or monolithic poured concrete with raised
or depressed patterns of at least one half inch (1/2”) covering 50% of the surface.
c. Fences must be constructed of cedar or vinyl materials. All posts must have caps. Acceptable
type of wood fence are illustrated in Figure 18.64.060 B.
C.1.b
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d Other fences include:
i. Wrought iron or decorative iron, must have twelve (12) inches by twelve (12) inches
pilaster a minimum of every ten (10) feet
ii. Brick, stone, or brick or stone veneer over precision block.
iii. Glass fencing panels
iv. Columns of brick, stone, stone veneer or CMU as above no more than ten (10) feet apart
with any of allowed fencing materials between the columns
6. Multi-family development sites shall comply with the parkway requirements included on
Chapter 12.28 – Street and Parkway Trees.
7. Common Open Space Standards (parkway requirements). Common open space resident
amenities areas shall have a minimum dimension of 15 feet in depth and width and shall be
contiguous to accommodate passive individual or group active recreational activity areas.
8. Common Open Space Siting Criteria. Location of common open space amenity areas shall be
determined by the following siting criteria:
a. Equal distance or less to no less than fifty (50) percent of all residential units within the
multifamily building or site.
b. Solar orientation. Preferred Option- oriented no more than thirty (30) degrees off of a true
south facing axis line. Alternative Option- oriented no more than thirty (30) degrees off of a
true east or west facing axis line. Prohibited- oriented off a north facing axis line.
c. Screening. Visually obstructed from first floor windows, streets, service areas and parking
lots with a minimum five (5) wide landscaped planting bed and/or fencing excluding chain
link materials. All fencing shall be subject to the height limitations of the zoning district and
C.1.b
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requirements of Chapter 18.73.070 (Fences and Wall Height).
9. Required Common Open Space Amenities. Common open space areas shall be designed to
provide specific amenities as shown in Table 18.64.060A based upon the number of units within
a multifamily residential development. The required amenities outlined in Table 18.64.060B are
additive and require that the Base Amenity Type and Minimum Size of Amenity be satisfied for
the applicable number of units threshold, plus all preceding Base Amenity Type and Minimum
Size of Amenity Type, plus any additional increase in number or size of the amenity based upon
the Additive Amenity Ratio. As an example, a multifamily residential development consisting of
16 units shall provide a business center with at least two work stations or a 250 square foot gym,
plus an outdoor active use area or facility, plus 48 square feet of community garden area (32 sf +
16 sf), and two barbecue areas with seating.
Table 18.64.060A
Multifamily Residential Development Amenity Standards
# Of
Units
Base Amenity Type
And Minimum Size of Amenity Additive Amenity Ratio
4 Barbecue with table seating 1/10 Units
8 32 sf Community Garden 8 sf/4 Units
12 1200 sf Outdoor Active Use Area 50 sf/1 Unit
16
Provide One of Two:
• Business Center with 2 Work Stations
• 250 sf of Gym
• 1 Workstation/8 Units
• 5sf/I Unit
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Provide Two of Three:
• Business Center with 3 Work Stations
• 290 sf Gym
• Clubhouse with 400 sf Kitchen
• 1 Workstation/8 Units
• 5sf/I Unit
• 5sf/I Unit
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Provide all of the following:
• Business Center with 4 Work Stations
• 290 sf Gym
• Clubhouse with 440 sf Kitchen
• 1 Workstation/8 Units
• 5sf/I Unit
• 5sf/I Unit
C.1.b
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Table 18.64.060B
Multifamily Residential Development Amenity Standards
# Of
Units
Base Amenity Type
And Minimum Size of Amenity Additive Amenity Ratio
40
Provide all Amenities listed as the Base for 32 Units, and:
Provide
• One 36 SF In-Ground Outdoor Spa
Same rate as 32 Units 1.5 sf
Increase/ 1 Unit > 100 Units
65
Provide all Amenities listed as the Base for 40 Units, and:
Provide One of Two:
• 800 sf Pool
• 1000 sf Children's Play Area1
Same rate as 40 Units
• 10sf/I Unit
• 10sf/I Unit
80 All Amenities Listed as the Base for 65 Units Same Rate as 65 Units
100
All Amenities2 Listed for 80 Units and
Provide one of two3:
• One full sized Basketball Court
• One full sized Tennis Court
• 1 Court + 75 Units
• 1 Court + 100 Units
150 All Base Amenities2 Listed for 100 Units Same Rates for All Apply
Notes:
1. Substitute 400 sf Wellness Facility 55+ Age Restricted Development, with an Additive
Amenity Ratio calculated at 5 sf/1 Unit.
2. Allows Wellness Facility Substitution for 55+ Age Restricted Development
3. For 55+ Age Restricted Development May Substitute the Basketball Court with a Bocce Ball
Court and/or replace the tennis Court with a Pickleball Court
E. Illumination. Multifamily residential sites and building façades shall comply with the following
parking lot areas, pedestrian pathways, and building and structure exteriors illumination standards:
1. Common Area/Private Open Space. All publicly accessible common areas and private residential
open space areas shall comply with the illumination foot-candle (fc) level standards as follows:
a. Service areas and vehicular traffic areas: minimum two tenths (0.2) fc, maximum four (4) fc.
b. Sidewalks and building entries: minimum one (1) fc, maximum five (5) fc, with an average
of two (2) fc.
c. Parking lot and area: minimum one (1) fc, maximum four (4) fc.
2. Sidewalks. Sidewalk lighting shall have a maximum light pole and fixture height of fifteen (15)
feet.
3. Parking Lots. Parking lot and area light fixtures shall be fully shielded and dark sky rated. The
light pole and fixture height shall be no greater than eighteen (18) feet above the parking lot
finished grade.
4. Accent Lighting. Glare-free direct accent light fixtures with an illumination ratio of less than
thirty to one (30:1) shall be permitted to highlight façade articulation, artwork and landscape
C.1.b
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specimen plantings. The extent of light coverage of all site light installations shall not exceed
two (2) foot candle maximum illuminance impact on any fronting residential or commercial
sites.
F. Equipment and Service Areas. Multifamily residential buildings and sites shall comply with the
following equipment and service area standards:
1. Underground. All service connections and on-site utilities including wires, cable, and pipelines
and equipment shall be installed underground.
2. Roof-top Screening. All exterior mechanical and electrical equipment, which includes, but
is not limited to roof-mounted, façade-mounted, or ground-mounted heating, venting, and
cooling (HVAC) units, gas and electric utility meters, telecommunication equipment, backflow
preventions, assemblies, irrigation control valves boxes, electrical transformers, pull boxes, and
all HVAC ducting shall be screened. Roof-mounted equipment shall not be visible from eye
level at five (5) feet above grade of fronting streets centerlines and/or first floors of buildings
within twenty (20) feet of the multi-family site property lines. Screen façades shall utilize the
same façade design elements, colors and materials of the building. All roof-mounted equipment
shall be screened from public view by screening materials of the same nature as the building.
Mechanical equipment shall be located below the highest vertical element of the building.
Ground mechanical equipment units shall be screened in a manner consistent with the building
façade.
3. Ground-mounted Screening. All ground-mounted mechanical equipment, shall not be visible
from eye level at five (5) feet above grade from any publicly accessible open space (rights-of-
way, public trails, and parks). Screen façades shall utilize the same design elements, colors and
materials of the building.
4. Refuse Standards. Refuse collection and storage areas shall comply with the requirements of the
City’s service provider and the following standards:
a. Utilization of individual dwelling unit refuse containers shall be limited to buildings of four
(4) units or less. The containers shall be stored within an unobstructed area of each resident’s
assigned parking garage space or within a common enclosed refuse container structure that
utilizes the same façade design elements, materials, and colors of the residential building.
b. For multifamily residential buildings consisting of five (5) or more units, common container
areas shall be provided and comply with the following standards:
i. An enclosed refuse container structure that utilizes the same façade design elements,
materials, and colors of the residential building(s).
ii. Enclosed structure(s) shall be separated by a minimum of twenty (20) feet from any
dwelling unit located within the multifamily residential site or from any property line.
iii. The enclosed structures shall be located a maximum of one hundred (100) feet distance
from the dwelling units served.
iv. Trash enclosures shall be completely sheltered by a roof.
v. No minimum distance from dwelling units is required if the containers are located within
a fully enclosed refuse room of a residential building. The enclosed refuse room shall be
located a maximum of seventy (75) feet from the dwelling units served.
vi. Refuse container structures shall comply with Burrtec requirements.
C.1.b
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18.64.070 Additional Standards
A. Electric Vehicle Charging Stations (EVCS) Standards. A minimum of one (1) Electric Vehicle
Supply Equipment (EVSE) per garage and one (1) EVSE per five parking spaces will be required on
a multi-family building site. Parking spaces shall be exclusively dedicated for Electric Vehicle (EV)
charging use.
1. Minimum Space Requirements. A parking space served by EVSE shall count as one (1) parking
space for the purpose of complying with any applicable minimum parking space requirements
for multi-family development as established by the Municipal Code Chapter 18.60.030 Off-street
Parking Regulations.
2. Electric Vehicle Charging Space (EV Space) Locations. Where undedicated/guest parking
is provided at least one EV space shall be located in the common use parking area and shall
be available for use by all residents or guests. All EV spaces shall be located under a weather
protected carport, within a parking structure, or private garage. Electrical equipment shall be
located in areas that are well drained and shield from any landscape bed irrigation spray.
3. Accessibility. EV parking spaces shall comply with at least one of the following options:
a. The EV space shall be located adjacent to an accessible parking space meeting the
requirements of the California Building Code, Chapter 11A, to allow use of the EV charger
from the accessible parking space.
b. The EV space shall be located on an accessible route, as defined in the California Building
Code, Chapter 2, to the building.
4. Electric Vehicle Charging Space (EV Space) Dimensions. The EV spaces shall be designed to
comply with the following:
a. The minimum length of each EV space shall be nineteen (19) feet.
b. The minimum width of each EV space shall be nine (9) feet.
c. Surface slope for accessible EV space and the aisle shall not exceed one (1) inch vertical in
forty-eight (48) inches horizontal (2.083 percent slope) in any direction.
d. Where vertical pole or pylon-mounted chargers are utilized, a minimum of thirty-six (36)
inches of clearance shall be provided to ensure safe and easy movement around the charging
station.
5. Level 2 Electric Charging Requirements. A maximum of eighty (80) percent of EVSEs shall
have a minimum 40-ampere 208/240-volt dedicated EV branch circuit and shall be installed
in close proximity to the proposed location of an EV charger, in accordance with the California
Electrical Code.
6. Direct Current Fast Charging (DCFC) with Combo Connector Requirements. A minimum
of twenty (20) percent of EVSEs shall have a minimum 40-ampere 208/240-volt dedicated
EV branch circuit and shall be installed in close proximity to the proposed location of an EV
charger, in accordance with the California Electrical Code.
7. Smart Metering. Separate or sub-metering that allows electricity used to be isolated from the rest
of the building’s energy use shall be provided.
8. Signage and Wayfinding. All EV parking spaces shall be identified as EV ONLY with a vertical
pole or wall sign, and pavement shall be marked with a EV painted symbol as well. Manual
C.1.b
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on Uniform Traffic Control Devices (MUTCD) compliant signs shall be provided for reserved
American Disabilities Act (ADA) accessible EV spaces. Additional information for tenant EVSE
use including time limits for charging and enforcement; safety information; and host-operator
information shall be provided.
9. Host-Operator Agreements. The building owner/operator or Home Owner Association (HOA)
shall be responsible for establishing any agreements and costs associated with EV charging for
tenants.
10. Equity. A minimum of ten (10) percent of electricity generated from solar panels installed on
carports over EV spaces shall be credited to low income tenants for EVSE use. Host-Operator
Agreements shall identify qualifications and process for low income tenants EV use.
B. Public Art Standards. All multi-family development shall comply with Ordinance 343, Chapter 18.81-
Art in Public Places of Title 18 of the Municipal Code.
C. Bicycle Parking Standards. These standards ensure that required bicycle parking is designed so
people of all ages and abilities can access the bicycle parking and securely lock their bicycle.
Bicycle parking shall be provided in areas that are safeguarded from theft and accidental damage.
The standards allow for a variety of bicycle types, including but not limited to standard bicycles,
tricycles, hand cycles, tandems, electric motor assisted cycles and cargo bicycles.
1. Minimum Bicycle Parking Requirements. Long-term bicycle parking shall be provided in
secure, weather protected facilities for multi-family building residents who need bicycle parking
for several hours or longer. Short-term bicycle parking shall be located in publicly accessible,
highly visible locations that serve the main entrance of a multi-family building. Short-term
bicycle parking shall be visible to bicyclists on the street and is intended for visitors. Amounts of
required long-term and short-term bicycle parking shall be provided as follows:
a. Long term Requirement. Multi-family buildings with 5 or more units, shall provide one (1)
space per unit.
i. In-unit allowance standards. For sites with 20 or fewer units, up to 100% of bicycle
parking spaces are permitted to be in dwelling units.
ii. For sites with more than twenty (20) units, up to 20% of bicycle parking are permitted in
dwelling units.
iii. Elderly or disabled multi-family uses shall provide 1 bicycle parking space per 10 units.
b. Long Term Additional Requirements. Multi-family buildings with more than twenty (20)
units, shall include:
i. Cargo or long tail bicycle parking. A minimum of five ( 5) percent of bicycle spaces shall
be provided for larger bicycles.
ii. Electrical bicycle charging. A minimum of five (5) percent of spaces shall have access to
electrical outlets.
c. Short Term Requirement. Multi-family buildings with more than twenty (20) units shall
provide a minimum of one (1) space per twenty units.
2. Uniform Standards for All Bicycle Parking. Where long-term and short-term bicycle parking
must be provided in lockers or racks, the following standards shall be met:
a. Bicycle parking area. The area devoted to bicycle parking must be hard surfaced.
C.1.b
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b. Bicycle Racks. Racks must be designed so that the bicycle frame and one wheel can be
locked to a rigid portion of the rack with a U-shaped shackle lock when both wheels are left
on the bicycle.
C.1.b
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c. Bicycle Parking Space, Maneuvering Area, and Clearance Dimensions. Bicycle parking
spaces, aisles and clearances must meet the minimum dimensions of the following:
i. Standard Bicycle Parking Spaces Requirements. The standard required bicycle space is
two (2) feet in width, six (6) feet in length and three (3) feet four (4) inches in height.
There must be at least five (5) feet behind all bicycle parking spaces to allow room for
bicycle maneuvering. Where short-term bicycle parking is adjacent to a sidewalk, the
maneuvering area may extend into the right-of-way; A wall clearance of two (2) feet six
(6) inches must be provided. A minimum of one (1) foot five (5) inches shall be provided
between spaces.
ii. Vertical Bicycle Parking Spaces Requirements. Vertical bicycle parking secures the
parked bicycle perpendicular to the ground is permitted as an alternative to standard
spaces. The vertical required bicycle space shall be two (2) feet in width, six (6) feet in
height and two (2) feet in depth. There must be at least 5 feet behind all bicycle parking
spaces to allow room for bicycle maneuvering. A minimum of one (1) foot five (5) inches
shall be provided between spaces.
iii. Stacked Bicycle Parking Spaces Requirements. Stacked bicycle parking are racks that
are stacked, one tier on top of another are permitted as an alternative to standard spaces.
Bicycles shall be horizontal when in the final stored position. The rack must include
a mechanically-assisted lifting mechanism to mount the bicycle on the top tier. There
must be at least 5 feet behind all bicycle parking spaces to allow room for bicycle
maneuvering. A minimum of one (1) foot five (5) inches shall be provided between
spaces.
iv. Larger Cargo or Long Tail Bicycle Parking Spaces Requirements. These standard space
dimensions shall be ten (10) feet in depth by three (3) feet in width by three (3) feet four
(4) inches in height. At least 5’ feet behind the pace shall be provided for maneuvering. A
minimum of one (1) foot five (5) inches shall be provided between spaces.
d. Bicycle Lockers. Bicycle lockers that are fully enclosed and secured are permitted. The
locker must be anchored to the ground, and an aisle a minimum width of five (5) feet in
width behind all bicycle lockers to allow room for bicycle maneuvering shall be provided.
The locker space shall have a minimum depth of 6 feet and an access door that is a minimum
of 2 feet in width.
i. One (1) bicycle locker with one hundred and twenty (120) volt ac power per four (4)
units and one (1) bicycle rack parking per every four (4) dwelling units no more than one
hundred (100) feet from furthest unit served
3. Standards for Long-Term Bicycle Parking. Long-term bicycle parking must be provided in
lockers or racks that meet the following standards:
a. Security Standards. Long-term bicycle parking must be provided in one or more of the
following:
i. A restricted access, lockable room or enclosure, designated exclusively for bicycle
parking.
ii. A bicycle locker.
iii. In a residential dwelling unit.
b. In-unit Parking Standards. Long-term bicycle parking spaces may be provided in a dwelling
unit if following conditions are met:
i. The residential unit shall include a dedicated bicycle parking area that meets the standard
C.1.b
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bicycle parking spacing dimensions above.
ii. For buildings with no elevators, long-term in-unit bicycle parking shall be permitted only
for first floor units.
ii. Balconies, terraces, or patios are prohibited for in-unit parking.
iv. Signage Standard. If bicycle parking is not visible from the public realm, a sign must be
permanently posted at the main building or site entrance indicating the location of the
bicycle parking.
4. Standards for Short-term Bicycle Parking. Short-term bicycle parking must meet the
following standards:
a. Location. Bicycle parking must be on-site, outside the building, at the same grade as the
sidewalk or at a location that can be reached by an accessible route.
b. Main Entrance Proximity. The bicycle parking must be within 50 feet of the main
entrance to the building as measured along the most direct pedestrian access route.
18.64.080 Additional Mixed Use Standards
A. Conformance with Standards and Requirements. Mixed-use sites and buildings that include
residential dwelling units shall comply with both development standards of the zoning district and all
applicable multi-family design standards of this Chapter.
B Low Income Units. Developments proposing twenty (20) residential units or more are required to
provide ten (10) percent low income units or five (5) percent very-low income units. No in-lieu fee
shall be accepted.
C. Off-street Parking. Mixed use sites shall comply with all requirements of the Municipal Code
Chapter 18.60–Off-Street Parking
D. Ground Floor Use and Height. First floor residential dwelling units shall be prohibited along street
facing building frontages. The minimum first floor commercial building height shall be fourteen
(14) feet, measured from the first finished floor elevation to the second floor finished floor or rooftop
elevation. Upper floor to floor heights shall be no greater than the first floor height.
E. First Floor Window and Door Transparency. All non-residential first floor street fronting uses shall
comply with all applicable standards:
1. Commercial or retail uses: exterior walls facing a street shall include window and door openings
that comprise a minimum of seventy-five (75) percent of the first floor primary façade area,
measured vertically between two and eight feet above the finished grade of fronting public
sidewalks and horizontally only where first floor conditioned commercial tenant space occurs
along the fronting façade.
2. Office, hotel, and other non-residential uses: exterior walls facing a street shall include window
and door openings that comprise a minimum of seventy-five (75) percent of the first floor
primary façade area, measured vertically between two (2) and eight (8) feet above the finished
grade of fronting public sidewalks and horizontally only where first floor conditioned office,
hotel, and other non-residential use tenant space occurs along the fronting façade.
3. First (1) floor conditioned tenant space shall include window and/or door openings spaced no
greater than ten (10) feet apart measured horizontally along the street facing primary building
façade. Reflective, tinted, or mirrored window glazing that prevents views of interior work
C.1.b
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areas, sales areas, lobbies, or storefront displays at a minimum five (5) foot depth from the face
of the primary first façade is prohibited.
F. Storefront Treatment. First (1) floor non-residential building façades shall comply with all applicable
standards listed and illustrated in Figure 18.64.070A:
1. Awnings and Canopies. Awnings or canopies shall not extend horizontally beyond first floor
non-commercial use window and door openings. Awning and canopy structural hardware shall
not be lower than eight (8) feet above the fronting sidewalk finished grade elevation. Signage or
branding graphics of any type are prohibited on the exterior surface of the awning or canopy.
2. Base Panels. A wood, metal, or masonry base panel shall be provided across the entire width of
the storefront window system and between any vertically articulated primary façade projections
or recesses. The base panels shall be no greater than twenty-four (24) inches in height, measured
from the bottom of the sill of the window system to the adjacent sidewalk finished grade.
3. Signage. A projecting or recessed tenant signage horizontal molding band or frieze shall be
provided to articulate the top of only buildings with multiple storefronts. All tenant signage shall
comply with all applicable requirements of Chapter 18.80 (Signs).
C.1.b
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18.64.090 Permits and Approvals
A. Ministerial Action. The review of and action on the design of multifamily residential development
or mixed-use development with a residential component that complies with the provisions of this
Chapter is a ministerial action not subject to further discretionary review or action. The Director has
the authority to review applications for completeness and compliance with the provisions of this
Chapter.
1. Ministerial design review shall be administered through the Precise Plan of Design requirements
as outlined in Chapter 18.63 (Site and Architectural Review), unless modified herein by this
Chapter; and shall not require public notice, public hearing or be subject to any required findings
for approval.
2. Ministerial design review approval by the Director shall determine that the proposed application
and plans:
a. Complies with all applicable design standards of this Chapter.
b. Complies with all applicable development standards of Title 18 (Zoning) without requiring a
Minor Deviation or Variance.
If the Director is unable to make the above determination, review of the project design shall
be subject to all application types, reviews and procedures as outlined in Chapter 18.63 (Site
and Architectural Review).
3. The Director may, from time to time, provide a summary report as an informational item, to
the Planning Commission, of any ministerial design review action on a development proposal
subject to the provisions of this Chapter. No action by the Planning Commission shall be
required.
B. Other Application Submittals and Types of Review. The following other types of application
submittals and types of review may also apply, subject to the provisions outlined in this Section:
1. The SB 330 Preliminary Application review process is an additional review by the Director
and provides early identification of all standards and requirements applicable to a project. A
review under this procedure is subject to all requirements and information and materials listed
on the City’s SB 330 Preliminary Application. The availability of this type of review shall
sunset on January 1, 2025, unless extended by the State legislature. The preliminary application
review process is at the option of a project proponent and may only be implemented when all
requirements of this Chapter are satisfied, including all timeframes required for submittal of a
formal application.
2. If a development qualifies under the Senate Bill 35 eligibility criteria as outlined in this Section,
information and materials as listed on the City’s SB 35 Application (Affordable Housing
Streamlined Review) shall be submitted for review by the Director to determine eligibility.
3. The provisions, including any requirement for review, hearing and action for Minor Deviation as
provided in Chapter 18.89 (Minor Deviations), Variance as provided in Chapter 18.86 (Variance),
or Conditional Use Permit as provided in Chapter 18.83 shall apply to any multifamily
residential development or mixed-use development with a residential component that proposes
to deviate from any standard of this Chapter and when it is a requirement established by the
proposed commercial use. Such deviation shall null and void any ministerial design review
action or eligibility for an affordable housing streamlined review process.
C. Building Permit. All development subject to the requirements of this Chapter shall require a Building
Permit, subject to all the standard application, review and processing fees and procedures that apply
C.1.b
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to Building Permits generally.
D. Fees. All development subject to the requirements of this Chapter shall be accompanied by the
required application fee. Application fees are established by Council resolution.
E. Preliminary Application. In compliance with Government Code Section 65941.1, a proponent of a
multifamily residential development or mixed-use development with a residential component has the
option of submitting a Preliminary Application subject to all the following requirements:
1. All of the information listed in City’s SB 330 Preliminary Application form and payment of the
Preliminary Application processing fee shall be submitted to the City.
2. If the City determines that the Preliminary Application for the development project is incomplete,
the project proponent must submit the specific information needed to complete the application
within 90 days of receiving the City’s written identification of the necessary information. If
the project proponent does not submit this information within the 90-day period, then the
preliminary application shall expire and have no further force or effect, and if any portion of the
ministerial design review was completed or approved, it shall be deemed null and void.
3. After submittal of all of the information required, if the project proponent revises the project to
change the number of residential units or square footage of construction changes by 20 percent
or more, excluding any increase resulting from Density Bonus Law, the development proponent
must resubmit the required information so that it reflects the revisions.
4. The project proponent shall submit a formal application for a development project within 180
calendar days of submitting a complete preliminary application. If the City determines that the
formal application for the development project is incomplete, the project proponent shall submit
the specific information needed to complete the application within 90 days of receiving the City’s
written identification of the necessary information. If the project proponent does not submit this
information within the 90-day period, then the preliminary application shall expire and have no
further force or effect, and any such ministerial design review approval shall be deemed null and
void.
5. If the applicant revises the project between the Preliminary Application phase and the formal
application phase, such that the number of residential units or square footage of construction
changes by 20 percent or more, exclusive of any increase resulting from the receipt of a density
bonus, incentive, concession, waiver, or similar provision, the project shall not be deemed to
have submitted a Preliminary Application, in satisfaction of State and City requirements, until the
project proponent resubmits the required information, and if any portion of the ministerial design
review was completed or approved, it shall be deemed null and void.
6. Compliance with all applicable provisions of this Chapter; specifically, the process and
timeframes outlined in this Section, shall constitute a ministerial design review approval in
conjunction with the Preliminary Application review if the Director determines that the proposed
application and plans:
a. Complies with all applicable design standards of this Chapter.
b. Complies with all applicable development standards of Title 18 (Zoning Code) without
requiring a Minor Deviation, Variance, or Conditional Use Permit.
If the Director is unable to make the above determination, review of the project design shall
be subject to all application types, reviews and procedures as outline in Chapter 18.63 – Site
and Architectural Review. Additional review procedures may be required.
7. The Director may, from time to time, provide a summary report as an informational item, to the
C.1.b
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Planning Commission, of SB 330 Preliminary Application reviews and associated ministerial
design review action on a development proposal subject to the provisions of this Chapter. No
action by the Planning Commission shall be required.
F. Affordable Housing Streamlined Review Eligibility Criteria. In compliance with Government
Code Section 65913.4, also known as Senate Bill 35 (SB 35), a qualifying multifamily housing
development project may submit to the Director a request for an affordable housing streamlined
approval. The Director will determine if the project is eligible for streamlined approval within
60 days after application submittal for projects of 150 or fewer units, or within 90 days for larger
projects. If the Director denies the application as incomplete or ineligible for SB 35, the applicant
may revise the project to comply with SB 35 and resubmit the application, subject to the same
timeline for review. Once the application is accepted for review under SB 35, the Director will
approve or deny the project within 90 days after application submittal for projects of 150 or fewer
units, or within 180 days for larger projects. To be eligible for streamlined processing under SB 35,
the development project must satisfy all of the following criteria:
1. The project must be a multifamily housing development that contains at least two residential
units and comply with the minimum and maximum residential density range permitted for the
site, plus any applicable density bonus.
2. If more than ten residential units are proposed, at least ten percent of the project’s units must be
dedicated as affordable to households making below 80 percent of the area median income. If the
project will contain subsidized units, the applicant has recorded or is required by law to record,
a land use restriction for either a minimum of 55 years for rental type units, or a minimum of 45
years for ownership type units.
3. The project must be located on a legal parcel or parcels within the incorporated City limits. At
least 75 percent of the perimeter of the site must adjoin parcels that are developed with urban
uses; which means any current or former residential, commercial, public institutional, transit or
transportation passenger facility, or retail use, or any combination of those uses. Parcels that are
only separated by a street or highway shall be considered adjoined.
4. The project must be located on a site that is either zoned or has a General Plan designation
allowing for multifamily residential development or mixed-use development with a residential
component.
5. The project must meet all objective design standards in effect at the time the application is
submitted.
6. The project must provide at least one parking space per unit without regard to unit size, number
of bedrooms, or guest parking spaces; however, no parking is required if the project meets any of
the following criteria:
a. The project is located within one-half mile of public transit.
b. The project is located within an architecturally and historically significant historic district.
c. On-street parking permits are required but not offered to the occupants of the project.
d. There is a car share vehicle within one block of the development.
7. The project must be located on a property that is outside each of the following areas:
a. Either prime farmland or farmland of statewide importance, as defined pursuant to United
States Department of Agriculture land inventory and monitoring criteria, as modified for
California, and designated on the maps prepared by the Farmland Mapping and Monitoring
C.1.b
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Program of the Department of Conservation, or land zoned or designated for agricultural
protection or preservation by the City.
b. Wetlands, as defined in the United States Fish and Wildlife Service.
c. A very high fire hazard severity zone, as determined by the Department of Forestry and
Fire Protection, or within a high or very high fire hazard severity zone as indicated on maps
adopted by the Department of Forestry and Fire Protection pursuant to Section 4202 of the
Public Resources Code.
d. A hazardous waste site that is listed pursuant to Section 65962.5 or a hazardous waste site
designated by the Department of Toxic Substances Control pursuant to Section 25356 of the
Health and Safety Code, unless the Department of Toxic Substances Control has cleared the
site for residential use or residential mixed-uses.
e. A delineated earthquake fault zone as determined by the State Geologist in any official maps
published by the State Geologist, unless the development complies with applicable seismic
protection building code standards adopted by the California Building Standards Commission
under the California Building Standards Law (Part 2.5 (commencing with Section 18901)
of Division 13 of the Health and Safety Code), and by any local building department under
Chapter 12.2 (commencing with Section 8875) of Division 1 of Title 2.
f. A flood plain as determined by maps promulgated by the Federal Emergency Management
Agency, unless the development has been issued a flood plain development permit pursuant
to Part 59 (commencing with Section 59.1) and Part 60 (commencing with Section 60.1) of
Subchapter B of Chapter I of Title 44 of the Code of Federal Regulations.
g. A floodway as determined by maps promulgated by the Federal Emergency Management
Agency, unless the development has received a no-rise certification in accordance with
Section 60.3(d)(3) of Title 44 of the Code of Federal Regulations.
h. Lands identified for conservation in an adopted natural community conservation plan
pursuant to the Natural Community Conservation Planning Act (Chapter 10 (commencing
with Section 2800) of Division 3 of the Fish and Game Code), habitat conservation plan
pursuant to the Federal Endangered Species Act of 1973 (16 U.S.C. Sec. 1531 et seq.), or
other adopted natural resource protection plan.
i. Habitat for protected species identified as candidate, sensitive, or species of special status
by State or Federal agencies, fully protected species, or species protected by the Federal
Endangered Species Act of 1973 (16 U.S.C. Sec. 1531 et seq.), the California Endangered
Species Act (Chapter 1.5 (commencing with Section 2050) of Division 3 of the Fish and
Game Code), or the Native Plant Protection Act (Chapter 10 (commencing with Section
1900) of Division 2 of the Fish and Game Code).
j. Lands under conservation easement.
k. A site that would require demolition of housing that is subject to recorded restrictions or law
that limits rent to levels affordable to moderate, low, or very-low-income households; subject
to rent control; or currently occupied by tenants or that was occupied by tenants within the
past ten years.
l. A site that previously contained housing occupied by tenants that was demolished within the
past ten years.
m. A site that would require demolition of an historic structure that is on a local, State, or
Federal register.
C.1.b
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n. A parcel of land or site governed by the Mobilehome Residency Law, the Recreational
Vehicle Park Occupancy Law, the Mobilehome Parks Act, or the Special Occupancy Parks
Act
8. The project does not involve an application to create separately transferable parcels under the
Subdivision Map Act.
9. The project proponent must certify to at least one of the following:
a. The entirety of the project is a public work as defined in Government Code Section
65913.4(8)(A)(i).
b. The project is not in its entirety a public work and all construction workers employed in the
execution of the development will be paid at least the general prevailing rate of per diem
wages for the type of work and geographic area.
c. The project includes ten or fewer units, is not a public work and does not require subdivision.
10. If the project consists of 50 or more units that are not 100 percent subsidized affordable housing,
the project proponent must certify that it will use a skilled and trained workforce, as defined in
Government Code section 65913.4(8)(B)(ii).
C.1.b
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ORDINANCE NO. ___
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF GRAND
TERRACE, STATE OF CALIFORNIA, FINDING ZONING CODE
AMENDMENT 22-03 IS EXEMPT FROM CEQA PURSUANT TO CEQA
GUIDELINES SECTION 15061(B)(3) AND AMENDING TITLE 18 OF THE
GRAND TERRACE MUNICIPAL CODE BY ADDING CHAPTER 18.64
ESTABLISHING OBJECTIVE DESING STANDARD REQUIREMENTS
WHEREAS, the City of Grand Terrace (“City”) adopted a zoning code, which has
been amended from time to time; and
WHEREAS, pursuant to Sections 65800 and 65850 of the California Government
Code, the City may adopt ordinances to regulate the use of buildings in compliance with the
California Government Code; and
WHEREAS, the proposed Zone Code Amendment 22-03 to the Municipal Code is
consistent with the goals and policies of the City of Grand Terrace General Plan; and
WHEREAS, this Ordinances proposes to amend the Municipal Code, Title 18
(Zoning), by adding Chapter 18.64 establishing Objective Design Standard requirements as
provided in Zone Code Amendment 22-03, which is attached hereto and incorporated
herein by this reference as Exhibit A; and
WHEREAS, the City Council has determined that Objective Design Standards meet
the intent of Assembly Bill 35 to streamline the review process for multifamily residential
project while maintaining high development standards development; and
WHEREAS, pursuant to Chapter 18.90 (Amendments) of the City of Grand Terrace
Municipal Code, the City Council shall hold a public hearing on any proposed amendment
to the Zoning Code; and
WHEREAS, Zoning Code Amendment 22-03 is exempt from California
Environmental Quality Act (CEQA) pursuant to Section 15061(b)(3) which states the activity
is covered by the general rule that CEQA applies only to projects [that] have the potential
for causing a significant effect on the environment. Where it can be seen with certainty that
there is no possibility that the activity in question ma y have a significant effect on the
environment, the activity is not subject to CEQA, because the revisions are regulatory in
nature and will not in themselves create impacts to the environment. Further, amending the
Grand Terrace Code to include objective design standards would not result in any
significant environmental impacts due to the narrow scope of the project ; and
WHEREAS, on January 5, 2023, the Grand Terrace Planning Commission
conducted duly noticed public hearings at a regular meeting of the Planning Commission
C.1.c
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on Zoning Code Amendment 22-03 at the Grand Terrace City Hall Council Chambers
located at 22795 Barton Road and concluded the hearing by adopting a Resolution
recommending that the City Council determine that this Ordinance is exempt from CEQA
pursuant to Section 15061(b)(3) and approve this Ordinance establishing Objective Design
Standard requirements; and
WHEREAS, on ______, 2023, the City Council conducted a duly noticed public
hearing on the ordinance at the Grand Terrace Council Chambers located at 22795 Barton
Road, Grand Terrace, California 92313 and conducted second reading on ______, 2023;
and
WHEREAS, all legal prerequisites to the adoption of this Ordinance have occurred.
NOW THEREFORE, THE CITY COUNCIL OF THE CITY GRAND TERRACE DOES
ORDAIN AS FOLLOWS:
SECTION 1. The City Council hereby specifically finds that all the facts set forth in
the above Recitals, are true and correct and, further, incorporated such facts herein.
SECTION 2. Based upon the forgoing and all oral and written testimony by members
of the public and City staff (including, but not limited to, staff reports and attachments)
made at the public hearing, the City Council hereby finds that the Project is not subject to
environmental review pursuant to Section 15061(b)(3) of Title 14 of the California Code of
Regulations because the revisions are regulatory in nature and will not in themselves
create impacts to the environment. Further, amending the Grand Terrace Code to
include objective design standards would not result in any significant environmental
impacts due to the narrow scope of the project
SECTION 3. Based upon the forgoing and all oral and written testimony by members
of the public and City staff (including, but not limited to, staff reports and attachments)
made at the public hearing, the City Council specifically finds as follows:
1. Zoning Code Amendment 22-03 will not be detrimental to the health, safety,
morals, comfort, or general welfare of the persons residing or working within
the City because these amendments establish “Objective Design Standard”
requirements that will support State requirements to provide ministerial review
on multifamily projects and mixed-use development while preserving the
architectural standards to create and promote visual character of the
community and protecting the quality of life of residents and visitors.
2. Zoning Code Amendment 22-03 is consistent with the General Plan and the
Municipal Code because these amendments establish “Objective Design
Standard” requirements that supports the goals and policies of the General
Plan programs and policies that will preserve and enhance the quality and
character of the city, encourage street oriented mixed use and multi-family
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residential projects while maintaining the highest standards to provide
development that will enhance the surrounding development.
3. Zoning Code Amendment 22-03 will not be injurious to property or
improvements in the neighborhood or within the city. The establishment of
“Objective Design Standards” create a set of requirements that maintain high
quality of design and construction for multifamily and mixed -use development.
The Objective Design Standard requirements will allow the construction of
high-density development that will revitalize the city’s image and enhance the
visual character of the community as well as curb the negative impacts of
multifamily and mixed-use developments in general.
SECTION 4. Based upon the forgoing and all oral and written testimony by members
of the public and City staff (including, but not limited to, staff reports and attachm ents)
made at the public hearing, the City Council finds this Ordinance, adopting Objective
Design Standards 22-03, is exempt from CEQA pursuant to CEQA Guidelines section
15061(b)(3).
SECTION 5. Based upon the forgoing and all oral and written testimony by
members of the public and City staff (including, but not limited to, s taff reports and
attachments) made at the public hearing, the City Council hereby amends Title 18 (Zoning)
of the Grand Terrace Municipal Code as provided in Exhibit A, attached hereto and
incorporated herein by reference.
SECTION 6. Inconsistencies. Any provision of the Grand Terrace Municipal Code
or appendices thereto inconsistent with the provisions of this Ordinance, to the extent of
such inconsistencies and no further, is hereby repealed or modified to that extent
necessary to affect the provisions of this Ordinance.
SECTION 7. Severability. Should any provision of this Ordinance, or its application
to any person or circumstance, be determined by a court of competent jurisdiction to be
unlawful, unenforceable or otherwise void, that determination shall have no effect on any
other provision of this Ordinance or the application of this Ordinance to any other person or
circumstance and, to that end, the provisions hereof are severable. The City Council of the
City of Grand Terrace declares that it would have adopted all the provisions of this
ordinance that remain valid if any provisions of this ordinance are declared invalid.
SECTION 8. Effective Date. This Ordinance shall become effective thirty (30) days
from and after its adoption.
SECTION 9. First read at a regular meeting of the City council held on the __ day of
____ 2023.
SECTION 10. Certification. The Mayor shall sign, and the City Clerk shall certify to
the passage and adoption of this Ordinance and shall cause the same to be published and
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posted pursuant to the provisions of law in that regard and this Ordinance shall take effect
30 days after its final passage.
PASSED, APPROVED AND ADOPTED by the City Council of the City of Grand
Terrace at a regular meeting held on the___ day of ____2023.
__________________________
Bill Hussey, Mayor
ATTEST:
Debra L. Thomas, City Clerk
APPROVED AS TO FORM:
Adrian R. Guerra
City Attorney
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