05/06/2021 - SPCITY OF GRAND TERRACE
CITY COUNCIL AND PLANNING COMMISSION
AGENDA ● MAY 6, 2021
Council Chambers Special Meeting Workshop 6:00 PM
Grand Terrace Civic Center ● 22795 Barton Road
City of Grand Terrace Page 1
PUBLIC ADVISORY: THE COUNCIL CHAMBER IS NOW OPEN TO THE PUBLIC!!
Beginning June 15, 2020, the City of Grand Terrace will reopen its public meetings. Therefore, the special
meeting of the City Council and Planning Commission for May 6, 2021 is now open to the public. Please
be advised that face masks are required, social distancing will be practiced, and occupancy limits will be
enforced.
Please note that Pursuant to Section 3 of Executive Order N-29-20, issued by Governor Newsom on
March 17, 2020, tonight’s special meeting will also be conducted telephonically through Zoom and
broadcast live on the City’s website.
COMMENTS FROM THE PUBLIC
The public is encouraged to address the City Council and Planning Commission on any matter posted on
the agenda or on any other matter within its jurisdiction. If you wish to address the City Council and
Planning Commission, please complete a Request to Speak Form available at the front entrance and
present it to the City Clerk. Speakers physically present and participating via Zoom will be called upon by
the Mayor 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:
*67 1-669-900-9128
Enter Meeting ID: 862 3251 8414
Password: 550556
The City wants you to know that you can also submit your comments by email to
ccpubliccomment@grandterrace-ca.gov. To give the City Clerk adequate time to print out your comments
for consideration at the meeting, please submit your written comments prior to 5:00 p.m.; or if you are
unable to email, please call the City Clerk’s Office at (909) 824-6621 x230 by 5:00 p.m.
If you wish to have your comments read to the City Council 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 City Council and Planning Commission 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 City Council may direct staff to
investigate and/or schedule certain matters for consideration at a future City Council 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 City Clerk at (909) 824-6621
x230, or via e-mail at dthomas@grandterrace-ca.gov.
Agenda Grand Terrace City Council and Planning Commission May 6, 2021
City of Grand Terrace Page 2
Any documents provided to a majority of the City Council 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) 824-6621 x230 at least 48 hours prior to the
advertised starting time of the meeting. This will enable the City to make reasonable arrangements to
ensure accessibility to this meeting. Later requests will be accommodated to the extent feasible.
CALL TO ORDER
Convene the Special Joint Meeting Workshop of the City Council and Planning
Commission
Pledge of Allegiance
Roll Call
Attendee Name Present Absent Late Arrived
Mayor Darcy McNaboe
Mayor Pro Tem Bill Hussey
Council Member Sylvia Robles
Council Member Doug Wilson
Council Member Jeff Allen
Chairman Edward Giroux
Vice-Chair Jeremy Briggs
Planning Commissioner Tara Ceseña
Planning Commissioner Jeffrey McConnell
Planning Commissioner David Alaniz
A. PUBLIC COMMENT
This is the opportunity for members of the public to comment on items on the agenda
only. At a special meeting of the City Council and Planning Commission, pursuant to
California law, the City Council and Planning Commission will only be taking public
comment on items listed on the agenda.
Agenda Grand Terrace City Council and Planning Commission May 6, 2021
City of Grand Terrace Page 3
B. NEW BUSINESS
1. Joint City Council/Planning Commission Workshop for the Barton Road Specific Plan
Update
RECOMMENDATION:
That City Council and Planning Commission/Site and Architectural Review Board
provide input and direction to Staff.
DEPARTMENT: PLANNING & DEVELOPMENT SERVICES
ADJOURN
The Next Regular City Council Meeting will be held on Tuesday, May 11, 2021 at 6:00
PM. Any request to have an item placed on a future agenda must be made in writing
and submitted to the City Clerk’s office and the request will be processed in accordance
with Council Procedures.
AGENDA REPORT
MEETING DATE: May 6, 2021 Council Item
TITLE: Joint City Council/Planning Commission Workshop for the
Barton Road Specific Plan Update
PRESENTED BY: Steven Weiss, Planning & Development Services Director
RECOMMENDATION: That City Council and Planning Commission/Site and
Architectural Review Board provide input and direction to
Staff
2030 VISION STATEMENT:
This staff report supports the City Council’s Mission: to preserve and protect our
community and its exceptional quality of life through thoughtful planning, within the
constraints of fiscally responsible government.
BACKGROUND:
The Barton Road Specific Plan (“BRSP”) has been in effect since 1990. While the
Barton Road corridor has experienced improved development, implementation of the
plan could be improved through strategic updates to better facilitate the development
needs of the City in 2021 and beyond.
The focus of the updates is to establish a blueprint that promotes quality infill with
comprehensive yet flexible design criteria for the Barton Road corridor. The update is
intended to encourage retaining and attracting locally serving businesses, promoting
creative amenities, and urban living opportunities while eliminating the continual need
for variances to accommodate modern development standards by maximizing the use
of under-utilized parcels with outdated overabundant parking criteria.
At the April 13, 2021 the City Council approved Michael Baker International (“MBI”) to
author the BRSP update and prepare the necessary environmental documentation. The
Council further directed staff to coordinate a joint workshop with the City Council and
the Planning Commission/Site and Architectural Review Committee (“Planning
Commission”) to discuss the BRSP and provide input on the direction of the update,
specifically with an emphasis on design and architectural themes.
DISCUSSION:
The BRSP Update Workshop will include a Power Point presentation by MBI to discuss
the BRSP update, primarily with an emphasis on design and architectural themes.
Recommendations and input from the City Council and Planning Commission will be
incorporated into the draft specific plan which will be subject to review and
recommendation by the Planning Commission and subsequent review and adoption by
the City Council.
FISCAL IMPACT:
There is no fiscal impact associated with this workshop.
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ATTACHMENTS:
• Barton Road Specific Plan_Amended_7.14.2020 (PDF)
APPROVALS:
Steven Weiss Completed 05/03/2021 9:42 AM
City Attorney Completed 05/04/2021 11:16 AM
Finance Completed 05/04/2021 2:35 PM
City Manager Completed 05/04/2021 2:36 PM
City Council Pending 05/06/2021 6:00 PM
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Barton Road Specific Plan
CITY OF
GRAND TERRACE
Revision: September 18, 2003
August 9, 2011
July 14, 2020
City of Grand Terrace Community Development Department
22795 Barton Road Grand Terrace 92324(909) 430-2247
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Table of Contents 1
I. Introduction 2
A.
Purpose of the Plan 2
B.
Project Location 2
C.
Planning Areas 4
D.
Authority 4
E.
Relationship of the Specific Plan to the General Plan 4
F.
Project Consistency with the Specific Plan 4
II. Land Use Plan 6
A.
Opportunities and Constraints 6
B.
Goals, Objectives 7
C.
Project-wide Planning Standards 12
D.
Site Planning 25
E.
Parking and Circulation 28
F.
Sign Regulations 32
G.
Specific Freestanding Building Design Guidelines 33
H.
Specific Strip Commercial Center Design Guidelines 35
I.
Landscape Guidelines 37
J. Planning Areas 39
K.
Lot Consolidation Incentives 48
III. Infrastructure 49
A.
Transportation 49
B.
Public Services 49
C.
Other Public Services & Facilities 55
IV. CEQA Compliance 57
V. Specific Plan Administration 58
Appendix
Land Use Matrix 59-64
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I. Introduction
A. Purpose of the Plan
Over the years, the Barton Road corridor has evolved into a mixed-use area defined by a
variety of commercial, office, service, and residential land uses. The quality and
condition of existing structures varies from exemplary contemporary projects to
substandard and visibly deteriorating areas. The dominant use along the corridor is strip
commercial that has developed over the years in a disjointed, incremental manner.
Residential uses comprise a significant amount of the Specific Plan area and are found
generally in the form of single-family homes, some of which have been converted to
commercial/office uses. Multi-family uses are predominant in eastern end of the Plan
Area south of Barton Road.
Concern was documented during preparation of the City's General Plan in 1988 that the
Barton Road commercial corridor was developing in an unplanned, disjointed manner
and that unless the area was comprehensively planned for the future; the full economic
potential of the corridor may not be realized. Of equal concern was the present physical
appearance of the area and the need to upgrade its' image as Grand Terrace's
"downtown". The original Barton Road Specific Plan was approved in 1990 and has
been periodically amended to address specific development issues associated with
individual projects. In 2002, it was determined that the Specific Plan required a
comprehensive review to determine its consistency with current State planning law and
its ability to address current and future need of the community. This need was
supplemented by changing economic conditions and acceptable development concepts
that affect potential development within the Plan area.
The purpose of this Specific Plan document and the associated "BRSP" Barton Road-
Specific Plan Zoning District is to assure the systematic implementation of the City of
Grand Terrace's General Plan within the Specific Plan area as shown in Exhibit 1. To
fulfill this purpose, the document provides a comprehensive plan of land use,
development regulations, design guidelines, development incentives and other related
actions aimed at implementing the goals and objectives set forth in the Plan.
Upon adoption by ordinance of the City Council, this plan constitutes the legally
established zoning for properties within the plan area. Moreover, it establishes certain
development regulations, standards, and guidelines within the Barton Road corridor.
This document supercedes all previous specific plans, technical master plans or similar
documents related to properties within the Specific Plan area.
B. Project Location
The Specific Plan encompasses approximately a 1.3-mile long corridor along Barton
Road extending from the Riverside Freeway (Interstate 215), on the west, to the
intersection of Barton Road and Victoria Street on the east. Major intersecting streets
include, from west to east; Michigan Street, Canal Street, Mt. Vernon Avenue, and
Preston Street (see Exhibit I, Specific Plan Area Map).
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BARTON RD.
B A R T O N R D.
PALM AVE.
MT. VERNON
VIVIENDA AVE.
MICHIGAN AVE.
PRESTON AVE.
Specific Plan Area MapBarton Road Specific Plan City of Grand Terrace
Community Development Department, August 9, 2011.
This map is for reference only. For detailed information, please consult with the Community Development Department.
Planning Area:
Specific Plan Area
Exhibit 1
3
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C. Planning Areas
The primary land use along the corridor is commercial with some office and residential
uses (see Exhibit 2, Existing Land Use Map). The corridor functions as Grand Terrace's
"downtown” and primary commercial center. City Hall is located near the eastern end
of the corridor. For these reasons, the quality and image of the area are extremely
important to the City and its residents.
D. Authority
California Government Code Sections 65450 through 65457 provide the necessary
authorization for the City of Grand Terrace to prepare and adopt this Specific Plan.
Hearings are required by both the Planning Commission and City Council. Following
these hearings, the Specific Plan is adopted by the Council either by resolution as policy
or by ordinance as regulation. Due to the regulatory nature of this Plan, it has been
adopted by ordinance.
E. Relationship of the Specific Plan to the General Plan
This Specific Plan has been prepared in compliance with the goals and policies of the
City of Grand Terrace General Plan. The Specific Plan is designed to implement the
General Plan’s various elements including Land Use and Circulation, among others.
All proposed development projects found to be consistent with the Specific Plan shall
also be deemed consistent with the City’s General Plan. The Specific Plan may be
amended as many times as necessary to further the systematic implementation of the
General Plan.
F. Project Consistency with the Specific Plan
The Barton Road Specific Plan is a regulatory plan that will serve as zoning law for
properties within the boundaries of the Plan as depicted in Exhibit I. All administrative
and discretionary development approvals must be consistent with this Specific Plan.
These approvals include, but are not limited to the following:
Subdivisions and parcel maps
Conditional Use Permits
Site and Architectural Review
Land Use Permits
Master Development Plans
Development Agreements
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BARTON RD.
B A R T O N R D.
PALM AVE.
MT. VERNONVIVIENDA AVE.
MICHIGAN AVE.
PRESTON AVE.
Existing Land Use MapBarton Road Specific Plan City of Grand Terrace
Community Development Department, August 9, 2011.
This map is for reference only. For detailed information, please consult with the Community Development Department.
Planning Area:
Specific Plan Area
Exhibit 2
5
N
Low Density Residential
Medium Density Residential
Public/ Institutional
Vacant Land
Office Commercial
General Commercial
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II. Land Use Plan
A. Opportunities and Constraints
As with any physical development program, especially in an area that has already
experienced urban development, certain aspects of the environment act as constraints to
the achievement of desired development goals while others offer opportunities which
can be taken advantage of to promote the types of development envisioned for the area.
The original Barton Road Specific Plan preparation included an analysis of the existing
physical conditions of the plan area. Based upon that analysis, the following list of
opportunities and constraints was prepared.
1. Development of quality commercial and office uses will be encouraged.
2. Incremental development of strip commercial uses on small lots will be strongly
discouraged as will be the conversion of residential units to commercial or office
uses.
3. The overall physical image of the area requires upgrading in order to attract and
maintain quality development.
4. Existing General Plan land use designations and zoning should remain basically
the same, but site development standards will change to achieve higher quality
development and discourage strip-type development.
5. A variety of incentive programs will be necessary in order to achieve the desired
level of quality development envisioned for by the City.
When combined with public policy input (goals and objectives), the opportunities and
constraints become the ingredients used in formulating the overall direction of the
Specific Plan. The identified opportunities and constraints are as follows:
Opportunities
Capitalize on existing physical features and land uses that contribute to and
reinforce a feeling of low density and pedestrian scale along the corridor.
Implement a programmatic land use plan and urban design theme, which
establishes a "village" character and provides Grand Terrace's downtown with
a "sense of place".
Recapture retail sales leakage to surrounding communities, including both local
and community level goods and services with an emphasis on quality.
Encourage the merger and development of small, underutilized properties along
the corridor, especially west of Canal Street and at the northwest corner of
Barton Road and Mt. Vernon Avenue.
Preserve, whenever possible, significant existing trees along the corridor and
emphasize the provision of trees in new development.
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Constraints Lack of cohesiveness, land use consistency and community focal points; current
strip commercial orientation lacks concentrated activity centers. Corridor lacks
a sense of place.
Lack of pedestrian areas and amenities, including plazas, courtyards, public
parks, cultural or entertainment features.
Location of existing potentially conflicting residential land uses and trailer
park.
Lack of freeway- and travel-related commercial land uses, such as family
restaurants.
Lack of a consistent and continuous urban design and landscape theme. Image
of private developments requires upgrading.
Majority of parcels are fragmented and under individual ownership. Many of
the lots are of a long, narrow configuration, which is difficult to develop without
merger with adjoining parcels.
Conversion of single-family residences to office/commercial uses constrains
higher quality development.
Image of corridor is fragmented in terms of uses, setbacks, landscaping, right-
of-way improvements and architectural style.
Existing commercial centers in adjacent cities (Colton, Loma Linda) draw local
market and its sales dollars.
B. Goals, Objectives and Policies
The purpose of this section is to articulate the Goals, Objectives, and Polices for the
Barton Road Specific Plan and begin the foundation for subsequent sections of this
Plan.
GOALS: Broad statements that define the community's hope for the future. They
are general in nature and do not indicate when and how these goals are to be
accomplished.
OBJECTIVES: Statements of intent that generally guide future decisions in
specific topic areas.
POLICIES: More specific statements of intent to deal with particular topics in a
certain fashion. They begin to define the approach to achieve the Plan objectives, and
are the first step in the development of a solution by forming the basis of standards and
regulations.
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OVERALL GOAL
To create a dynamic "downtown" commercial center that is attractive and of
high quality, unifying community design image, reflective of a "village" identity,
and providing an economically viable setting for a balanced mixture of
commercial and administrative/professional uses with safe, efficient circulation
and access.
In an effort to further define and prioritize this overall goal statement, the following
Community Design, Land Use/Economic, Circulation, Environmental, and
Infrastructure goals and objectives are provided.
COMMUNITY DESIGN
GOAL: Create the community design image that expresses and enhances a
unique "village" scale, character and identity for Grand Terrace.
OBJECTIVES:
Provide a pedestrian-oriented circulation system that identifies a "village" center or downtown.
Provide an entry statement at Interstate 215 and Barton Road intersection that enhances the village orientation of the community.
Promote compatible building elevations that provide transition at, or linkages between, commercial, and residential areas while protecting adjoining established residential neighborhoods.
Through continued implementation of the City street tree program, promote contemporary landscape treatments throughout the corridor. The landscaping should be of a drought-tolerant, low-maintenance nature and able to withstand occasional high winds and intense urban conditions, such as smog and automobile exhaust.
Provide for the elimination or screening of visually objectionable views such as outdoor storage, utility cabinets, trash bins, roof-mounted equipment, blank side walls, recycling equipment, and loading areas through the implementation of design guidelines.
POLICIES:
Develop consistent streetscape and architectural palettes that are
sensitive to the creation of a "village" statement for Barton Road. (It is
not the intent of this thematic requirement to discourage innovative or
contemporary architectural expressions or to imitate the architecture of
the past, but to promote the harmonious coexistence of architectural
styles varying from restoration to contemporary architectural themes.)
Require compliance with the community design guidelines in plans for
new development or expansion or redevelopment of existing
development; incorporate community design as a major consideration in
site plan review and approval.
Utilize landscape materials on private property that are clean, safe, wind
resistant, and relatively low maintenance. Informal landscape forms
should be utilized in the corridor to emphasize the "village" atmosphere
and scale.
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Develop an incentive program that rewards private sector development
for providing certain "extra" design amenities within their projects. Of
particular interest are passive solar techniques such as building
overhangs, arcades, awnings and extra tree plantings, especially in
parking lot areas. Consideration should be given to special paving
materials used in place of asphalt in vehicular areas. Provide incentives to expedite removal of signs that do not conform to
the regulations of this Specific Plan.
Consider economic incentives for owners who wish to architecturally
rehabilitate, refurbish, or upgrade landscaping on existing properties.
Designate special on-site landscape and architectural features at the Mt.
Vernon/Barton Road intersection location, combining thematic plantings
with complementary architectural statements designed to promote a
distinctive thematic character for this activity node. Changes in paving
materials, plant materials, lighting, signing, and sizing of adjacent
structures should occur at this intersection to enhance its distinctiveness.
Require that new development be sensitive to significant mature trees
and views of natural landforms, such as Blue Mountain.
LAND USE/ECONOMIC
GOAL: Develop a Specific Plan that is responsive to community land use and
fiscal needs.
OBJECTIVES:
Maximize the economic position of the Barton Road commercial
activities, capturing neighborhood, sub-regional, as well as travel-related
demand. Sales tax-generating uses should be emphasized.
Promote distinctive commercial clusters (versus strip commercial) that
are sensitive to a village-scale.
Require master planning at key sites within the Specific Plan area to
assure integrated development utilizing coordinated access, parking,
building orientation/location, pedestrian and transit facilities.
Encourage a mixed-use (retail/office) development concept to add
variety throughout the commercial corridor.
Ensure the gradual upgrade of underutilized parcels functioning at less
than their market potential.
Encourage consolidation of elongated parcels and improve vehicular
access to deep lots along the corridor.
Focus on attracting new commercial uses through economic
development activities.
POLICIES:
Establish regulations and provide incentive bonuses that promote
pedestrian oriented plazas and courtyards; encourage active retail
commercial uses at key intersections along Barton Road.
Prepare development regulations and guidelines that clarify the
expectations of the City in terms of quality development.
Establish regulations that assure compatibility of new commercial uses
with the "village" design concept while employing specific, well-
designed-buffers from adjacent residential development.
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Establish and incentive/bonus program of lot consolidation along the
corridor to encourage development into planned concentrations, as
opposed to a linear strip commercial configuration. Establish redevelopment programs to assist business with property
improvements. Develop incentives/regulations to encourage priority village oriented
land uses at the Mt. Vernon/Barton Road intersection.
Encourage the development of superior architectural and site planning
design which, in time, will create an image of regional magnitude for
Barton Road that attracts quality-oriented specialty shops as well as
additional shoppers.
Establish land uses that complement existing village orientation within
the Specific Plan area.
CIRCULATION
GOAL: Maintain a circulation system that facilitates efficient, safe vehicular and
pedestrian traffic and enhances the community design character along
Barton Road.
OBJECTIVES:
Limit and/or consolidate vehicular access points onto Barton Road.
Develop a mixture of land uses that reduce home/work trips within the
corridor and the City.
Provide for and phase necessary infrastructure improvements, such as
under grounding utilities and landscaping to maximize the efficiency of
traffic as well as add to the aesthetic quality of Barton Road.
Encourage use of local transit programs wherever possible and enhance
use of bus facilities.
POLICIES:
Establish the placement of bus shelters and bus turnouts to assist traffic
safety and efficiency.
Require pedestrian-oriented amenities at key activity nodes through
private development improvements.
Reduce the number of vehicular trips between individual sites that must
use Barton Road by requiring private projects to secure reciprocal
parking access agreements prior to development. Shared parking and
access will facilitate efficient parcel usage and minimize traffic support
facilities such as drives, parking spaces, etc.
Discourage new developments from taking primary access from
residential streets, by developing internal circulation systems that direct
traffic away from adjacent neighborhoods.
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ENVIRONMENTAL
GOAL: Maintain the highest possible environmental quality within the Specific
Plan area, by balancing the impacts of development with environmental
concerns.
OBJECTIVES:
Establish regulations that preserve significant environmental features,
such as mature trees and views of local mountains within the Barton
Road corridor.
Through the project approval process and the imposition of conditions or
mitigation measures, ensure that all development within the Specific
Plan area will not decrease environmental quality, and will wherever
possible create a higher quality environment.
POLICIES:
Prepare a map of significant trees that may be considered for
preservation.
Require all new development to meet General Plan environmental
regulations. Of particular concern are noise, lighting, and traffic impacts
upon adjoining residential properties generated by commercial uses.
INFRASTRUCTURE
GOAL: Maintain a high level of public services and facilities to all businesses
along Barton Road.
OBJECTIVE:
Coordinate all development activity with the construction of public
infrastructure.
POLICIES:
Require that all public services and facilities be available or that other
financial arrangements be instituted prior to issuing building permits.
As a condition of approval, require developers to install needed public
improvements, such as street lighting, landscaping, sidewalks, curbs, and
gutters adjacent to their property during the first phase of development.
Require that all utilities be installed underground as a condition of
development approval.
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C. Project-wide Planning Standards
1. Comprehensive Land Use Plan
The primary concepts upon which preparation of the Land Use Plan are based
are 1) the retention and upgrading of appropriate existing uses within the
corridor, and 2) the expansion of opportunities for new quality development. In
addition, the Plan is based on the following more specific planning concepts and
ideas concerning the desired future for the Barton Road corridor.
Heavier, general commercial uses and uses serving freeway motorists are
appropriate near the freeway (Planning Area 1) while less intensive
commercial (specialty) retail uses are more appropriate within the
"village" atmosphere provided for in Planning Area 2. Moving further
away from the freeway, office uses are provided for in Planning Area 3
(refer to Exhibit 3, Planning Area Map).
The Barton Road corridor functions as the City's "downtown"
commercial core. As such, its' image needs to be upgraded to reflect this
important role in the community.
Strip commercial development on small, disaggregated lots does not lend
itself to the image, scale, or function desired for the Barton Road
corridor.
The conversion of residential structures to commercial/office uses needs
to be regulated in such a way as to ensure compatibility with surrounding
development and the over-all image and function of the corridor.
The consolidation of small parcels needs to be required and "incentives"
provided for exceptional consolidation schemes.
2. Project Wide Planning Standards
Master Plan Areas
The intent of a master development plan is to provide a tool to initiate pre-
development planning in areas consisting of multiple ownerships and lots with
narrow street frontages in order to avoid strip commercial development with its
typical proliferation of curb cuts, signs, parking in the front of buildings, and
general lack of visual and functional continuity.
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Master Plan Area 1
A Master Development Plan shall be required for the area located south of
Barton Road between Michigan Street and Canal Street, designated Master Plan
Area 1. This area is characterized by numerous deep narrow lots with many
existing driveways. The following special development regulations shall apply
to Master Plan Area 1. In addition, two Development Concept Plans have been
prepared for the area to guide future development. The concept plans are not
mandatory, but provide potential developers and property owners with guidance
as to the City's intent for the area (see Exhibit 4, Master Plan Area No. 1 –
Development Concept Plan).
a) Minimum street frontage -The minimum street frontage for any development
site in Master Plan Area No 1. shall be 300 feet under single ownership.
b) In lieu of providing 300 feet of street frontage under single ownership, an
applicant may participate with adjoining property owners to prepare a master
development plan, which encompasses a minimum of 300 feet of street
frontage. The plan shall indicate how development of the proposed site
integrates the various properties into a single comprehensively planned area.
The plan shall contain, at a minimum, all of the components listed under
item 10 of the General Provisions section. Development of individual
parcels may only proceed in accordance with the approved master
development plan.
c) Front yard setback -A 25-foot front yard setback from Barton Road is
required except as provided in item 3 below. The setback area shall be
landscaped with a combination of rolling berms, low walls, clusters of trees,
shrubs, and ground cover. Monument signs may encroach to within 5 feet of
the front property line. Parking may not encroach into the front setback
area.
d) Street adjacent buildings -For each master planned development, a minimum
of 35 percent of the street frontage along Barton Road shall be occupied by
buildings located within 20 feet of the front property line.
e) Lot consolidation bonus - Development applicants who successfully
consolidate properties under different ownerships may be eligible to receive
development bonuses in the form of relaxations of development regulations
and/or processing fees. Lot consolidation bonuses are discussed in a later
part of this section.
f) The following regulations and standards are in addition to, and/or supersede,
other regulations in this Specific Plan whenever a Master Development Plan
is required.
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BARTON RD.
B A R T O N R D.
PALM AVE.
MT. VERNON
VIVIENDA AVE.
MICHIGAN AVE.
PRESTON AVE.
Planning Area MapBarton Road Specific Plan City of Grand Terrace
Community Development Department, August 9, 2011.This map is for reference only. For detailed information, please consult with the Community Development Department.
Planning Area:
Specific Plan Area
Exhibit 3
14
N
Planning Area 1
Planning Area 2
Planning Area 3
PLANNING AREA 1 PLANNING AREA 2
PLANNING AREA3
(2)Master Plan Area
(2)
(1)
(3)(4)
(5)
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Based upon specific site conditions, the Director of Community Development may determine
that a Master Development Plan is required in other areas to ensure the proper development of
a specific area. The Director’s decision to require a Master Development Plan may be appealed
to the Planning Commission. These areas may include the following: Master Plan Area 2 – North side of Barton Road between Michigan Street and
Canal Street
Master Plan Area 3 – Northwest corner of Barton Road and Mt. Vernon Avenue
Immediate properties surrounding the Barton Road/Mt. Vernon Avenue
intersection.
Although a Master Development Plan may not be required for proposed development within
these designated areas, the following design guidelines should be implemented.
Master Plan Area 2
The following special development regulations shall apply to Master Plan Area 2.
1) Minimum street frontage - If lots are consolidated, the minimum street
frontage for any development site in Master Plan Area No.2 should be
300 feet under single ownership. In lieu of providing 300 feet of street
frontage that is under single ownership, an individual property owner
may be required to participate with adjoining property owners in
reciprocal access easements designed to reduce the total number of
driveways on Barton Road, as described under item a (1) above and the
General Provisions section.
2) Front Yard setback - The minimum front yard setback in Master Plan
Area 2 shall be 20 feet. Signs may encroach to within 5 feet of the front
property line. Parking should not encroach into the required setback
area. The entire setback area shall be landscaped.
3) Lot consolidation bonus - Development applicants who successfully
consolidate properties under different ownerships may be eligible to
receive development bonuses in the form of relaxations of development
regulations and/or processing fees as determined appropriate by the
Planning Commission.
Master Plan Area 3
The following specific development regulations shall apply to Master Plan Area 3.
1) Street adjacent buildings required - Buildings may be located to within 5
feet of street right-of-way lines along Barton Road and Mt. Vernon
Avenue within 100 feet of the corner.
2) Lot consolidation bonus - Development applicants who successfully
consolidate properties under different ownerships may be eligible to
receive development bonuses in the form of relaxations of development
regulations and/or processing fees as determined appropriate by the
Planning Commission.
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Two additional areas within Planning Area 3 are encouraged to develop under Master
Plans. Both areas currently contain mixed uses on several small often odd shaped
parcels. The purpose of these Master Plans is to provide for quality cohesive
office/commercial developments while limiting the number of driveways on Barton and
promoting the efficient use of land through shared parking.
Master Plan Area 4
Master Plan Area 4 is located at the northeast corner of the Barton Road and Palm
Avenue, west of City Hall. The area is currently developed as mixed uses including
offices, single family and multi-family residential, and vacant property. Proposed
projects should be compatible with those of the Civic Center.
Master Plan Area 5
Master Plan Area 5 is located at the southwest corner of Barton Road and Preston
Street. The area is characterized by limited office/commercial uses and multi-family
development. The proposed Master Plan will provide a design guideline that addresses
the efficient development of mixed commercial and office professional uses and serve
as an eastern gateway to the community.
Development in both Master Plan Areas 4 and 5 shall be consistent with the design
standards and permitted land uses of the Office Professional Zone. Lot consolidation,
reciprocal access, and reciprocal parking shall be encouraged. If development of
individual lots is proposed, the project will be evaluated based upon its ability to
ultimately blend with existing and proposed adjacent parcel development to create a
cohesive project.
3. Project Wide Design Guidelines
All commercial and office development (new and rehabilitation) located within the
Barton Road Corridor Specific Plan area is subject to the design guidelines/standards
contained herein.
The design guidelines will serve as general standards that should be used for design
review when either of the following actions occur:
Any new development
Any major addition or enlargement of an existing structure or use
GENERAL ARCHITECTURAL GUIDELINES FOR ALL DEVELOPMENT
The following section provides numerous written and illustrated design directions related to the
basic quality of commercial building, architecture, color, and scale. This portion of the Specific
Plan addresses each of these elements in general terms and establishes the basic principles,
which are expanded upon in much more detail through the application of the following
"specific architectural guidelines and standards". This section "paints the overall picture" for
the design principles felt to be important in Grand Terrace. They should not be viewed as
standing alone but rather in concert with the more specific guidelines found in the subsequent
section of these guidelines.
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Each guideline should be considered for how it applies to a given project in creating a "village"
atmosphere. The illustrated examples are intended as images, which communicate ideas and
should not be viewed as design solutions necessitating strict adherence.
1. Desirable Elements
The qualities and design elements for commercial buildings (including offices) on
Barton Road that are potentially most desirable include:
richness of surface and texture
significant wall articulation (insets, canopies, wing walls, arcades, trellises,
porches, dormers, etc.)
multi-planed, pitched roofs
roof overhangs
regular or traditional window
rhythm
articulated mass and bulk
interesting and articulated wall
surfaces
wood siding, wood shingles (wall)
brick and stucco accents (wall)
wood shingles and tile (roof)
2. Undesirable Elements
Potentially undesirable elements include:
highly reflective surfaces
large blank, unarticulated stucco wall surfaces
unpainted concrete precision block walls
reflective glass
corrugated metal siding on the main façade
plastic siding
irregular, modernistic window shapes and rhythm
square "boxlike" buildings
standing seam metal walls on the main façade
mix of unrelated styles (i.e. rustic wood shingles and polished chrome)
3. Exterior Wall Materials Palette
The following palette of exterior wall materials is strongly encouraged:
wood siding (horizontal or vertical or diagonal)
wood shake
river cobble
slate
brick (natural colors)
stucco (as an accent only, extensive use not appropriate)
clay tile (natural colors)
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The following materials are discouraged
as primary exterior wall materials:
natural, unfinished concrete
stucco
corrugated metal
reflective glass
standing seam metal walls
plywood (painted or otherwise)
corrugated Fiberglass
illuminated sidings and awnings
plastic laminate
un-milled, bare aluminum
painted white brick
unpainted concrete block/precision block
4. Height
Building heights should relate to open spaces to allow maximum sun and ventilation,
protection from prevailing winds, enhance public views of surrounding rural hillsides
and minimize obstruction of view from adjoining structures.
Height and scale of new development should be compatible with that of surrounding
development. New development height should "transition" from the height of adjacent
development to the maximum height of the proposed building.
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5. Bulk
Large buildings which give the appearance of "square box" buildings are generally
unattractive and detract from the overall scale of most buildings along Barton Road.
There are several ways to reduce the appearance of excessive bulk in large buildings.
Vary the planes of the exterior walls in depth and/or direction.
Vary the height of the buildings so that it appears to be divided into distinct
massing elements.
Articulate the different parts of a building's facade by use of color, arrangement
of facade elements, or a change in materials.
Use landscaping and architectural detailing at the ground level to lessen the
impact of an otherwise bulky building.
Avoid blank walls at the ground floor levels. Utilize windows, trellises, wall
articulation, arcades, change in materials, or other features.
6. Scale
For purposes of this plan, “scale” is the relationship between building size and the size
of adjoining permanent structures. It is also how the proposed building's size relates to
the size of a human being. Large scale building elements may appear imposing if they
are situated in a visual environment of a smaller scale as is typical in along Barton
Road. The key idea here is "pedestrian scale".
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Building scale can be reduced through window patterns, structural bays, roof
overhangs, siding, awnings, moldings, fixtures, and other details. The scale of buildings should be carefully related to adjacent pedestrian areas
(i.e. plazas, courtyards) and buildings.
Large dominating buildings should be broken up by: 1) creating horizontal
emphasis through the use of trim; 2) adding awnings, eaves, windows, or other
architectural ornamentation; 3) use of combinations of complementary colors;
and 4) landscape materials.
Utilize "infill" structures to create transitions in bulk and scale between large
buildings and adjacent smaller buildings.
7. Color
Color can dramatically affect the visual appearance of buildings and must be carefully
considered in relation to the overall design intent of the building. Color can also affect
the apparent scale and proportion of buildings by highlighting architectural elements
such as doors, windows, fascias, cornices, lintels, and sills.
Dominant Building Color -Much of the existing color in Grand Terrace is derived
from the primary building's finish materials such as brick, wood, stucco, and terra cotta
tile. Also dominant are earth tones which match these natural materials.
The dominant color of new buildings should relate to the inherent color of the
primary building's finish materials.
Large areas of intense white color should be avoided. While subdued colors
usually work best as a dominant overall color, a bright trim color might be
appropriate if it can be shown to enhance the nearby visual environment.
The color palette chosen for a building should be compatible with the colors of
adjacent buildings. An exception is where the colors of adjacent buildings
strongly diverge from these design guidelines.
Wherever possible, minimize the number of colors appearing on the building
exterior. Small commercial buildings should use no more than three colors.
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Accent Colors- Depending on the overall color scheme, an accent color may be
effective in highlighting the dominant color by providing contrast or by harmonizing
with the dominant color. Primary colors shall only be used to accent building elements, such as door and
window frames and architectural details. Bright or intense colors (not including
fluorescent colors) can also be used to accent appropriate scale and proportion
or to promote visual interest in harmony with the immediate environment.
In buildings of a particular historical character or village architectural style,
exterior color should be similar to typical buildings of this type.
Architectural detailing should be painted to complement the facade and tie in
with adjacent buildings.
Accent colors for trim should be used sparingly and be limited in number for
each building. Accent colors on adjacent buildings should be chosen to
complement one another.
Color Palette - The dominant color of new buildings constructed on Barton Road shall
be similar to the inherent color of eal1htones found in the area. The following colors
should not be used as primary wall colors.
Aquamarine
bright or hunters orange
chartreuse
cherry or "fire engine" red
chrome yellow
all day-glo colors
purple
turquoise
fluorescent colors
The following soft earthtone colors are recommended as primary wall colors:
almond
bluegrass
brick
burgundy
cedar beige
chamois
cobblestone
cordovan
cream
driftwood gray
gray
Monterey pine
peacock green
puce
rose quartz
topaz
Other colors within the above color scheme may also be acceptable.
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8. Exterior Walls Buildings shall be designed to avoid simple "boxlike" structures. Horizontal or
vertical wall articulation shall be expressed through the use of full roofs,
projecting wing walls, wall offsets, recessed entries, awnings, roof overhangs,
second floor setbacks, or covered arcades.
All building sides should be painted and contain architectural treatment
previously, discussed.
Freestanding buildings with walls at or less than 100 feet from a curb line
should not have continuous, visually unbroken walls. The front plane of the wall
shall be a maximum of sixty feet in length, at which point horizontal or vertical
articulation is required. This articulation could be established through the use
of varying front wall setbacks, multi-planed roofs, second floor setbacks,
porches, arcades, awnings, recessed entries, wing walls, roof overhangs, etc.
Freestanding buildings should exhibit a minimum of a one to one "void to solid"
ratio on at least two building facades. This means that two of the walls shall be
at least 50% wall to 50% window or door opening. The remaining two walls
shall be articulated in some manner.
9. Windows
In general require the first floor of all commercial structures to have sufficient
areas of glass to give an open, public character to Barton Road in keeping with
the "village" atmosphere.
Large, continuous expanses of glass without careful detailing give an urban
character and should be avoided. Glass areas can be subdivided by mullions,
panes, or decorative millwork to reduce a window to human scale.
Horizontal repetition of single window elements over long distances should be
avoided.
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To maintain a distinction between upper and lower floors, the ground level
facade should have larger patterns of glass than the upper. Bay, bow and box windows can be used to add visual interest to a facade by
providing variety, shadow and texture. They also become focal points for
merchandising and help reduce large windows to a more human scale.
The pattern, size and type of window used should be appropriate to the
character of the building.
Tinted glass can be used to reduce solar gain; however, deeply tinted glass
which stops views into the interior should be avoided. Highly reflective glass is
not appropriate.
Window frames can be constructed of numerous materials including steel,
anodized aluminum, wood, wood and metal and vinyl-covered wood; however,
the materials and finish of the frame should be appropriate to the overall
building character. Silver and gold colored aluminum frames should be avoided
in favor of black or brown anodized colors.
10. Roofs
The roofline at the top of the structure should not run in continuous
plane for more than 100' without offsetting or jogging the roof plane.
Nearly vertical roofs (A-frames) and piecemeal mansard roofs (used on
a portion of the building perimeter only) are discouraged. Mansard
roofs, if utilized on commercial structures, shall wrap around the entire
building perimeter.
All roof top equipment shall be screened from public view by screening
materials of the same nature as the building's basic materials.
Mechanical equipment should be located below the highest vertical
element of the building.
The following roof materials are not acceptable:
o corrugated metal
o high contrast or brightly colored glazed tile
o highly reflective surfaces
o illuminated roofing
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Dormers, when appropriate to the character of the building, can be used
to add interest to the roofline and to introduce natural light into the
building. Roofing materials that are most appropriate to the "village" character of
Barton Road are heavy wood shingles and terra cotta tile. Concrete roof
tiles in neutral colors may also be appropriate.
11. Awnings
General use of awnings along a row of contiguous buildings shall be restricted
to awnings of the same form and location. Color of the awnings shall be
consistent and a minimum eight-foot vertical clearance is required.
Signage on awnings shall be permanently attached to the awnings themselves
and be restricted to the awning's flap (valance) or to the end panels of angled,
curved, or box awnings.
Plexiglas, metal, and glossy vinyl illuminated awnings are prohibited. Canvas,
treated canvas, matte finish vinyl, and fabric awnings are encouraged.
Internally lit awnings are not acceptable.
D. Site Planning
Placement of buildings should consider the existing built context of the commercial
area, the location of incompatible land uses, the location of major traffic generators, as
well as an analysis of a site's characteristics and particular influences.
1. General Design Principles
Buildings should be sited in a manner that will complement the adjacent buildings.
Building sites should be developed in a coordinated manner to provide order and
diversity and avoid a jumbled, confused development.
Whenever possible, new buildings should be clustered. This creates plazas or
pedestrian malls and prevents long "barracks-like" rows of buildings. When clustering
is impractical, a visual link between separate buildings should be established between
buildings. This link can be accomplished through the use of an arcade system, trellis, or
other open structure.
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Locate buildings and on-site circulation systems to minimize pedestrian/vehicle
conflicts where possible. Link buildings to the public sidewalk where possible with
textured paving, landscaping, and trellises. Recognize the importance of spaces between buildings as "outdoor rooms" on the site.
Outdoor spaces should have clear, recognizable shapes that reflect careful planning
and are not simply "left over" areas between buildings. Such spaces should provide
pedestrian amenities such as shade, benches, fountains, etc.
Freestanding, singular commercial structures should be oriented with their major entry
toward the street where access is provided, whenever feasible, as well as having their
major facade parallel to the street.
2. Setback Standards
To ensure the functional enhancement of major streets and safety of the traveling public
as it pertains to adequate visibility, approval shall not be given for any building or
structure to be located within the designated building setback of a major street as
established by district regulations contained in this Specific Plan.
Building setback lines are established by the Barton Road Corridor Specific
Plan for front, side and rear yard provisions depending on the particular land
use district designation.
3. Open Space
Open space for purposes of these design guidelines is considered the portion of the lot
where there are no buildings, parking, or area included in required setbacks. These areas
shall be either fully landscaped or hardscaped in a decorative paving material utilizing
patterned/colored concrete or pavers.
Open space areas shall be clustered into larger, predominant landscape areas
rather than equally distributing them into areas of low impact such as at
building peripheries behind a structure or areas of little impact to the public
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view, where they are not required as a land use buffer or as a required yard
setback.
4. Land Use Buffering
Commercial development on properties adjoining any residential zone shall incorporate
the following standards in addition to those standards already specified in the site
development standards of this Specific Plan.
A six-foot opaque wall shall be placed on or just inside the property line. A five
foot landscape strip area will be provided on the inside of the wall. The wall
should be lowered to three feet within the front setback.
Evergreen trees, having a minimum size of 15 gallons, shall be planted at least
20 feet on center, depending on species, or clustered in equal amounts to screen
parking or architecture.
5. Lighting
Maximum height for building and freestanding lighting shall not exceed 18'.
If property is adjacent to a residential area or residentially zoned property, the
lighting shall be screened from these areas.
Lighting shall be directed away from adjacent roadways and shall not interfere
with traffic or create a safety hazard.
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6. Site Grading
Site grading must recognize existing drainage patterns, while functionally solving
drainage problems that may exist or result from ground plane alterations during
construction. Likewise, site grading must be sympathetic to existing land forms while
providing appropriate transition of architectural elements to grade. Site grading must
also provide for an uninterrupted flow of vehicular and pedestrian traffic through the
development. The plan must direct and provide adequate flow of surface run-off to
catch basins while gracefully contouring the land to blend with existing conditions at
the boundaries of the site.
E. Parking and Circulation
Parking lot design can be a critical factor in the success or failure of a commercial use. In
considering the possibilities for developing a new parking area, a developer should analyze
the following factors: ingress and egress with consideration to possible conflicts with street
traffic; pedestrian and vehicular conflicts; on-site circulation and service vehicle zones; and
the overall configuration and appearance of the parking area.
1. General Design Principles
All commercial parking areas shall be designed in accordance with Chapter 18.6 of the Zoning
Ordinance unless otherwise stated in this Specific Plan.
Office and commercial parking lots and access drives should be designed utilizing the criteria
shown in the following exhibits.
Parking lot plans shall incorporate the following as appropriate:
Dimensions for internal spacing, vehicle circulation and landscaped areas
Curbing, stall marking, signing, pedestrian crossings, and other vehicular devices.
Location of lighting fixtures
Location of trash enclosures
Location of drainage inlets
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Location of fire hydrants Location of landscaped areas Material design of perimeter walls Utility cabinets and transformers Bike racks Spot elevations
If future expansion is expected, space must be reserved for future parking.
Whenever a driveway is abandoned, the owner shall remove all driveway pavements,
replace the curb, and landscape the area to match the adjacent landscaping.
Any on-street parking shall not count in meeting parking spaces required.
Parking areas shall be separated from buildings by either a raised concrete walkway or
landscaped strip with a six inch curb. Situations where parking spaces directly abut the
buildings shall be avoided.
Where reciprocal parking and/or access agreement are planned, show how these
situations relate to the proposed development.
2. Parking Area Design
All parking spaces should be clearly and permanently outlined on the surface of the
parking facility.
Handicapped parking stalls shall be so located that a handicapped person is not
compelled to wheel or walk behind parked cars other than their own. Also, the path of
travel from the parking area to the building area for handicapped persons shall not
exceed a maximum slope of 1:12.
Parking lot design should provide for connection to adjacent parcels where uses are
compatible and said connection is practical.
Locate parking area to the sides and rear of buildings whenever possible.
Parking facilities shall be designed in such a manner that any vehicle on the property
will be able to maneuver as necessary so that it may exit from the property traveling in
a forward direction.
Off-street parking facilities shall be designed so that a car within a facility will not have
to enter a street to move from one location to any other location within the same
parking facility.
Parking areas which accommodate a significant number of vehicles should be divided
into a series of connected smaller lots. Landscaping and offsetting portions of the lot
are effective in reducing the visual impact of large parking areas.
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3. Entry Location/Design
Where a corner location is being developed, locate parking lot entries on side streets
(or the less busy street) to maximize landscaping and minimize pedestrian/vehicular
conflicts whenever possible. Design major site entries with appropriately patterned
concrete or pavers to differentiate them the sidewalks.
Site access points, whether located on major or side streets should be located as far as
possible from street intersections 100 feet is recommended and is required at the Barton
Road/Mt. Vernon Avenue intersection along Barton Road.
Encourage projects to incorporate reciprocal access easements to improve internal
vehicular movements.
Link individual projects and parking areas with on-site driveways which are clearly
identified and easily recognized as connectors.
Where parking areas are connected, interior circulation should allow for a similar
direction of travel and parking bays in all areas to reduce conflict at points of
connection.
Access roads and/or driveways for commercial developments should be located at least
200 feet apart. Also, access drives and/or driveways should be located a minimum of 10
feet from property lines.
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4. Circulation Design parking areas so that pedestrians walk parallel to moving cars.
Minimize the need for the pedestrian to cross aisles. Design the parking lot so
that drive aisles are perpendicular to the majority of buildings or major tenant.
Vehicular circulation through a parking facility should be directed away from
fire lanes (typically adjacent to the back of stores) to the outer edge of the
parking lot where there is less pedestrian traffic.
The parking area should be designed in a manner which links the building to the
street sidewalk system as an extension of the pedestrian environment. This can
be accomplished by using design features such as walkways with enhanced
paving, trellis structures, and/or landscaping treatments.
Driveway entry throats should be at least 25 feet wide, and preferably 30 to 35
feet wide, so that an entering vehicle does not interfere with an exiting vehicle.
Narrower driveway throats lead to conflict between entering and exiting
vehicles, causing one to stop and wait for the other.
Parking areas should have a minimum number of entrances and exits to
minimize conflicts at entries and reduce possible congestion at street
intersections.
The first parking stall which is perpendicular to a driveway or first aisle
juncture, shall be at least 40 feet back from the curb. With larger centers,
significantly more setback area may be required. The reason for this
recommendation is to provide a queuing area off the street so that if a vehicle is
parking in or leaving the stall nearest the street, there is room for at least one
vehicle to queue while waiting for the other vehicle. Without this provision
vehicles will queue into the street.
Parking spaces shall not block access to the trash enclosure.
Location of trash enclosures should not interfere with parking or circulation
area and should be located to minimize their visibility while not hindering
access for trash pick-up.
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5. Screening of Parking Areas Where practical, lowering the grade of the parking lot from existing elevations
may aid in obscuring views of automobiles while promoting views of
architectural elements.
Utilize a 36" high opaque wall or landscaping to screen any parking at the
street periphery. A combination of walls, berms, and landscape material is
highly recommended.
6. Bicycle and Pedestrian Linkage
Whenever possible, linkages between commercial facilities and adjacent
residential areas should be provided to encourage pedestrian and bicycle
circulation and increase overall safety. Bicycle travel along Barton Road is not
encouraged.
Commercial facilities should provide bicycle storage racks at the rate of one
rack per each thirty five (35) vehicle parking spaces. These should be provided
in accordance with provisions contained in Appendix E.
All bicycle and pedestrian linkages must be well lighted and designed to provide
a high level of security.
F. Sign Regulations
1. Required Compliance
The purpose of the sign regulations is to provide the means for adequate identification
of buildings and businesses by regulating and controlling the design, size, and location
of all signs within the Specific Plan area. All signs within the Barton Road Specific
Plan area shall comply with the sign provisions of Chapter 18.80 (Signs) of the City of
Grand Terrace Zoning Code, but with the following exceptions:
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Village Commercial (VC) District
o Single Tenant Facilities – Wall or canopy signs shall not exceed 75
square feet based upon an area of one square foot of sign area per each
lineal foot of building street frontage.
o Multiple Tenant Facilities – Wall and canopy signs shall not exceed 50
square feet based upon one square foot of sign for each lineal foot of
building street frontage.
o Monument type signs shall not exceed 24 square feet for any parcel with
less than 300 feet of street frontage and a maximum size of 32 square
feet for any parcel with 300 feet or more of street frontage. They shall
not exceed a height of six (6) feet above grade.
General Commercial (GC) District
o Multiple Tenant Facilities - Monument type signs shall not exceed 24
square feet for any parcel with less than 300 feet of street frontage and a
maximum size of 32 square feet for any parcel with 300 feet or more of
street frontage. They shall not exceed a height of six (6) feet above
grade.
2. Sign Modifications
The Community Development Director may approve a sign that does not strictly
adhere to the sign provisions of the Chapter 18.80 of the City Zoning Code and
an exception noted above where such sign is compatible with the surrounding
development and is in harmony with the general aesthetics and welfare of the
local area.
The Planning Commission has the authority to allow deviations from the sign
ordinance to approve creative and innovative sign programs or sign solutions
under exceptional or unusual circumstances.
G. Specific Freestanding Building Design Guidelines
1. Design Issues
This category includes buildings housing a single use (possible two) which are designed
to stand apart from adjacent buildings usually located in a center. These buildings may
range in size from the tiny fast food drive-in to a hotel. Since various uses within
freestanding buildings have different design problems or opportunities, these nuances
must be considered.
There are several design issues related to freestanding buildings which are not shared by
the other categories:
Freestanding buildings generally are viewed from all sides so that landscaping
and building materials must be considered on all sides of the buildings.
Freestanding buildings generally are smaller than the strip commercial centers
or shopping centers and can be overshadowed by them.
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Freestanding buildings have more opportunities for creative design since the
design is directed toward a single use. Freestanding buildings have more opportunity for signs, but signs can easily
overwhelm the building.
A freestanding building usually has its own parking lot typically with its own
access point(s) and often is segregated from adjacent lots.
2. Design Guidelines
Use Distinctive Massing -Food service establishments, offices, and financial
institutions offer the best opportunity for varied building massing and such
variation is encouraged to add interest to the environment.
Use Intimate Scale -Commercial establishments, offices, and financial
institutions emphasize personal service as their primary products. These
structures should reflect personal service by their architectural design which
provides intimate, people-oriented scale at entries and interior spaces. Building
components such as windows, wood doors, and decorative trim should
emphasize the intimate scale in coordination with each other and the building
scale.
Limit Visual Impression of Height -The maximum height of proposed projects
shall be consistent with the established regulations of this Specific Plan.
However, commercial establishments should limit the visual impression of
height by use of roof treatments, varying the plane of exterior walls and/or
stepping back upper floors where feasible.
Design for Public View -Each wall surface of a freestanding building which is
visible to the public will be treated as a primary facade and will be designed for
public view (i.e. public streets, right-of-ways, alleys, public parking areas, parks,
etc.).
Landscaping and screening of areas needed for services, such as deliveries or
trash collection is required. Other appurtenances such as ground mechanical
units, utility boxes, back-flow prevention devices, and similar equipment shall
either be screened or blended with surrounding area.
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Use Varied Textures -New buildings are encouraged to include alternative treatments
where these promote an intimate scale and add to the "village" character identified for
Barton Road. Utilize wood shingles, clapboard, or board and batten siding. The textures
should be limited to one or two primary materials with roofs and glass making up the
remainder of textural variety. Brick accents are appropriate.
Use Related Colors -Buildings shall be reviewed in terms of colors used. Colors should
be related to those dominant in the immediate sphere. The use of all earth tones (not just
shades of brown) indigenous to Grand Terrace is strongly encouraged, including the
natural colors of brick and tile.
Screen Mechanical Equipment -All rooftop mechanical equipment shall be located at
a distance from the edge of the building so as not to be visible from the pedestrian level
or from adjacent roadways. If such units must be placed in a visible location for
functional reasons, they shall be screened in a manner consistent with the building
facade.
H. Specific Strip Commercial Center Design Guidelines
1. Design Issues
This category includes buildings housing more than two uses or tenants, which
are designed as a single unit oriented to a central parking area. In responding to
the needs of individual tenants, these buildings often have the greatest problems
with maintaining consistency in material and signage.
Design issues associated with strip developments include:
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A need to provide storefront visibility and access for a number of
tenants. A need to provide signage identifying a number of different tenants. A need for individuality in storefront designs and signage.
A need to provide landscaping to soften the building bulk without hiding
signage or architectural "features".
A need to provide convenient shared parking often located between the
street and the primary building facade.
2. Design Guidelines
Use Similar Massing -The massing of new strip developments should
emphasize in a change from the once monotonous, unarticulated building
facades of many older 5O's type strip developments. The use of arches, arcades,
porches, roof overhangs, full roofs, and varying facade setbacks are strongly
encouraged to add variety to the simple block-like massing of many existing
strip developments.
Use Consistent Scale -The scale within a strip development snail be consistent
throughout the development. Where anchor or major tenants require larger
building areas, the larger scale of these units shall be broken-down into units
comparable to the predominant unit in the development. The use of vertical
focal points such as towers and cupolas are strongly encouraged to emphasize
the village atmosphere of Barton Road. These, however, need to be carefully
designed and integrated within the overall village theme. Fad architectural styles
must be avoided.
Use Consistent Textures and Colors -All storefronts within a strip
development shall utilize a consistent palette of materials and textures. While
generally this will mean a continuous treatment of the entire strip frontage, it is
acceptable to vary individual storefronts within a given palette of materials. For
example, brick bulkheads under shop windows could alternate with wood
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treatments where there is a variation in the plane of the façade, which correlates
to such changes in materials.
Use Height for Balance -Anchor stores, which are typically taller than the strip
stores, can be used to create balance within the development. The placement of
anchor stores shall consider the overall effect of balance for the strip.
Limit Emphasis -The height and scale of an anchor store will automatically
create an emphasis for the strip development. The use of textures, colors and
materials on the anchor store shall be consistent with that of the other stores in
the center to avoid dissimilar massing and proportions.
Maintain Similar Proportions -The proportion of the major elements of a
development shall be consistent throughout. These elements include windows,
doors, and storefront design. For example, if multi-paned windows are used, the
entire development must use multi-paned windows.
Screen Mechanical Equipment -All rooftop mechanical equipment shall be
located at a distance from the edge of the building so as not to be visible from
the pedestrian level or from adjacent roadways. If such units must be placed in a
visible location for functional reasons, they shall be screened in a matter
consistent with the building's facade. Many rooftops are also visible from
adjacent properties; in such cases, all rooftop equipment shall be at least
screened from view using opaque walls or other appropriate materials consistent
with the building's walls.
I. Landscape Guidelines
Landscaping in the Barton Road Corridor Specific Plan Area shall achieve three specific ends:
one, to unify and establish a village theme; two, to soften the auto oriented new commercial
development; three, to unify Barton Road as a pleasant environment for residents and visitors
alike. These three ends will be accomplished by a highly recognizable use of repeated planting
treatments. Consistency and continuity within the street right-of-way and building setback areas
is extremely important.
New development in the Specific Plan Area shall comply with the following landscape
guidelines.
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1. Landscaped Area Ratio
A minimum of one 15 gallon size tree (25 feet in height or more at maturity) for
every 625 square feet of landscaping, and one shrub or vine for every 50 square
feet of landscaping are considered necessary.
2. Irrigation
Provide complete automatic sprinkler or drip irrigation systems for all projects.
3. Maintenance
Keep all plantings healthy and growing with all planting areas free of weeds and
debris.
4. Trees, shrubs, and vines
Trees shall be 15-gallon size having a minimum height of eight feet at time of
planting. Shrubs shall be a minimum of 1-gallon size at time of planting. The
tree shall be adequate in trunk diameter to support the top. Trees, shrubs, and
vines shall have body and fullness that is typical of the species.
5. Ground Cover
The ground cover shall be healthy, densely foliated, and well-rooted cuttings, or
one gallon container plants. Herbaceous and flat plant ground covers shall be
planted no more than 12 inches on center and woody shrub ground cover shall
be planted no more than four feet on center.
6. Spacing
The spacing of trees and shrubs shall be appropriate to the species used. The
plant materials shall be spaced so that they do not interfere with the adequate
lighting of the premises or restrict access to emergency apparatus such as fire
hydrants or fire alarm boxes. Proper spacing shall also insure unobstructed
access for vehicles and pedestrians in addition to providing clear vision of the
intersections from approaching vehicles.
Plant material shall conform to the following spacing standards:
A minimum of 25 feet from the property corner at a street intersection to
the center of the first tree or large shrub.
A minimum of 15 feet between center of trees and large shrubs to light
standards. .A minimum of 15 feet between center of trees or large shrubs
and fire hydrants.
A minimum of 10 feet between center of trees or large shrubs and edge of
driveway.
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7. General Guidelines Save existing mature trees where possible (some may be moved and
transplanted, i.e. palms, pines, etc.) Approval must be obtained for
removal of all trees having a trunk diameter of 10 inches or more
measured 48 inches above existing grade.
Use specimen trees (boxed trees) for immediate effect and accent.
Give consideration to rapidly growing trees.
Emphasize use of varieties which require low maintenance and drought
tolerant species in public and commercial areas and in large landscape
areas.
Use boxed and tubbed plants in clay or wood containers, especially for
enhancement of sidewalk shops.
Give preference to ground covers which require little maintenance.
"Authentic" flower and vegetable gardens may be developed to add to
the village character.
Vines and climbing plants integrated upon buildings, trellises, and
perimeter garden walls are strongly encouraged. A few plants to
consider for this purpose are: bougainvillea, grape ivy, and wisteria
vines.
Use color plantings at the base of building, in planter boxes and focal
points.
J. Planning Areas
For the purpose of presenting and discussing the Specific Plan’s land use concept, the
plan area has been divided into three Planning Areas. Each Planning Area is
characterized by a particular land use emphasis and different requirements related to
land use and site planning. The three Planning Areas are shown in Exhibit 5, Zoning
Map. Permitted uses within each Planning Area/Zoning District are summarized in
Appendix 1, Land Use Matrix. If a proposed land use is not listed in the Land Use
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Matrix, a determination of consistency may be made by the Community Development
Director. If appropriate, the consistency finding may be referred to the Planning
Commission for a finding.
Planning Area 1 - General Commercial District (GC)
Descriptive Summary
Planning Area 1 is closest to the 1-215 Freeway and consists mainly of
residential uses, a school and some strip commercial. It is an area in transition
with several residential structures having been converted to commercial uses.
Lot consolidation and new commercial development are the primary focus for
Planning Area 1.
This Planning Area will focus upon a wide variety of uses that typically include
supermarkets, drug stores, variety stores, apparel shops, appliance and furniture
stores, and commercial recreation uses. Because of its adjacency to the freeway,
this district would also permit traveler related uses such as hotels, motels, and
restaurants.
Land Use and Development Standards
a. Maximum Building Height
The maximum allowable building height in the GC district shall be 28
feet. Architectural building elements such as towers and roof ridge lines
may extend to 35 feet if no habitable space is provided above 28 feet.
b. Minimum Street Frontage
The minimum street frontage for any development site in the GC district
is 100 feet.
c. Maximum Lot Coverage
The maximum allowable lot coverage by structures may be 100 percent
less required parking, setbacks, and landscaping. Lot coverage shall
include all enclosed building area. Atriums open to the sky or plazas,
open parking, and hardscaped areas shall not constitute lot coverage.
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BARTON RD.
B A R T O N R D.
PALM AVE.
MT. VERNON
VIVIENDA AVE.
MICHIGAN AVE.
PRESTON AVE.
Zoning MapBarton Road Specific Plan City of Grand Terrace
Community Development Department, August 9, 2011.This map is for reference only. For detailed information, please consult with the Community Development Department.
Planning Area:
Specific Plan Area
Exhibit 5
41
N
(GC) General Commercial (P.A.1)
(VC) Village Commercial (P.A.2)
(AP) Administrative Professional (P.A.3)
(GC) GENERALCOMMERCIAL (VC) VILLAGE COMMERCIAL
PLANNING AREA 3
PLANNING AREA 1 (P.A.1)PLANNING AREA 2 (P.A.2)
(AP) ADMINISTRATIVEPROFESSIONAL
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d. Yards
Setbacks for yards in the GC district shall be as follows:
Front: The front yard setback shall be 20 feet for buildings. Monument
signs may encroach to within 5 feet of the front property line. No
parking may encroach into the front yard setback. All setbacks shall be
landscaped. Minor parking encroachments are permitted.
Side: No side yard setback is required, except where adjacent to a lot in
an “R” district, then 10 feet. Where the side yard is adjacent to a public
street, the building setback shall be 10 feet. Parking areas and
monument signs may encroach 5 feet into a required setback. All
setbacks shall be landscaped.
Rear: No rear yard setback is required, except where adjacent to a lot in
an R district, then 10 feet. Where the rear yard is adjacent to a public
street, the setback shall be 10 feet. Parking and monument signs may
encroach 5 feet into the setback. All setbacks shall be landscaped.
e. Landscaping
A minimum of 15 percent of the site area shall be landscaped in
conformance with the design standards and guidelines of this Specific
Plan. Required landscaping within parking areas may not be counted as
contributing to this requirement. Required landscaping for setback areas
may be counted as contributing to the 15 percent requirement.
f. Parking
The off-street parking provisions of Chapter 18.60 of the Zoning
Ordinance shall apply in determining the number of parking spaces that
must be provided for each use, the design and layout of the parking area,
the amount of landscaping required and allowable methods of screening.
g. Signs
Signs in the GC district shall be permitted in accordance with the
provisions of this Specific Plan (refer to Section F of this Chapter) and
Chapter 18.72 of the Zoning Ordinance.
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Planning Area 2 – Village Commercial (VC)
Descriptive Summary
Planning Area 2 is Grand Terrace's existing commercial core. It contains
primarily commercial uses with some office type uses. The Stater Bros.
neighborhood shopping center and the Town and Country Plaza, a mixed retail
and office center, are two of the most significant developments in the area. The
general quality of uses and structures in this Planning Area is good; however,
several older structures will need to be upgraded or replaced. The main focus for
Planning Area 2 will be the creation of a downtown "village" atmosphere with
an upgrading of retail commercial uses to take advantage of identified
opportunities in the community retail market. Some consolidation of parcels will
be required at the northwest corner of Barton Road and Mt. Vernon in order for
that area to develop with the type of quality development envisioned by this
Specific Plan. The overall community design concept will emphasize the Barton
Road/Mt. Vernon intersection as the "heart" of downtown with strong urban
design features.
The Village Commercial Planning Area is designed to accommodate specialty
uses such as cafes, bakeries, gift shops, florist shops, bookstores, and other
similar commercial retail uses of a scale and quality that are compatible with a
pedestrian-oriented village atmosphere. Other, more general-type commercial
uses, such as hardware, hobby, furniture, and appliance stores are also permitted,
but subject to strict design standards. Similar uses requiring larger floor areas
are more appropriate in the General Commercial District.
a. Maximum Building Height
The maximum allowable building height in the VC district shall be 28
feet. Architectural building elements such as towers and roof ridge lines
may extend to 35 feet if no habitable space is provided above 28 feet.
b. Minimum Street Frontage
The minimum street frontage for any development site in the VC district
shall be 100 feet
c. Maximum Lot Coverage
The maximum allowable lot coverage by structures may be 100 percent
less required parking, setbacks, and landscaping. Lot coverage shall
include all enclosed building area. Atriums open to the sky or plazas,
open parking, and hardscaped areas shall not constitute lot coverage.
d. Yards
Setbacks for yards in the VC district shall be as follows:
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Front: No front yard setback is required for buildings. Monument signs
may encroach to within 5 feet of the front property line. Parking areas
shall be set- back a minimum of 30 feet from the front property line. All
setbacks shall be landscaped.
Side: No side yard setback is required, except where adjacent to a lot in
an “R” district, then 10 feet. Monument signs shall be setback a
minimum of 5 feet from a side property line adjacent to a public street.
Parking areas shall be setback a minimum of 5 feet from a side property
line adjacent to a public street or R district. All setbacks shall be
landscaped.
Rear: No rear yard setback is required, except where adjacent to a lot in
an “R” district, then 10 feet. Monument signs shall be setback a
minimum of 5 feet from a rear property line adjacent to a public street.
Parking areas shall be setback a minimum of 10 feet from a rear property
line adjacent to a public street. All setbacks shall be landscaped.
e. Landscaping
A minimum of 25 percent of the site area shall be landscaped in
conformance with the design standards and guidelines of this Specific
Plan. Required landscaping within parking areas may not be counted as
contributing to this requirement. Required landscaping for setback areas
may be counted as contributing towards the 25 percent requirement.
f. Parking
The off-street parking provisions of Chapter 18.60 of the Zoning
Ordinance shall apply in determining the number of parking spaces that
must be provided for each use, the design and layout of the parking area,
the amount of landscaping required and allowable methods of screening.
g. Signs
Signs in the VC district shall be permitted in accordance with the
provisions of this Specific Plan (refer to Section F of this Chapter) and
Chapter 18.72 of the Zoning Ordinance.
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Planning Area 3 - Administrative and Professional Office (AP)
Descriptive Summary
Planning Area 3 is anchored by the City Hall and consists primarily of small
office uses. West of City Hall uses are predominantly residential with a mixture
of single family and multiple family dwellings. The main emphasis for Planning
Area 3 will be the continued development of office uses and support service
commercial uses. In recognizing the presence of existing multi-family
residential projects south of Barton Road along side streets within the Planning
Area, such uses will be permitted to remain and in-fill properties allowed to
develop subject to strict design standards and permitting processes. Special
provisions are provided for the development of infill multi-family properties.
Opportunities exist to consolidate some single family lots for office
development.
This land use district is intended to accommodate professional/administrative
office uses and personal service uses as opposed to other commercial retail uses.
Typically, uses include medical and health care clinics, travel agencies,
insurance agencies, and copy centers. Other consistent uses include executive,
management, administrative, or clerical uses, including the establishment of
branch offices, data processing centers, and the provision of professional
consulting services. Service commercial uses may include restaurants, repair
services, and retail commercial uses that cater to businesses and their
employees.
Land Use and Development Standards
a. Maximum Building Height
The maximum allowable building height in the AP district shall be 28
feet. Architectural building elements such as towers and roof ridge lines
may extend to 35 feet if no habitable space is provided above 28 feet.
b. Minimum Site Area
The minimum building site area in the AP district shall be 10,000 square
feet.
c. Minimum Street Frontage
The minimum street frontage for any development site in the AP district
shall be 60 feet measured at the front property line.
d. Maximum Lot Coverage
The maximum allowable lot coverage by structures may be 100 percent
less required parking, setbacks, and landscaping. Lot coverage shall
include all enclosed building area. Atriums open to the sky or plazas,
open parking, and hardscaped areas shall not constitute lot coverage.
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e. Yards
Setbacks for yards in the AP district shall be as follows:
Front: The front yard setback shall be 15 feet for buildings. Monument
signs may encroach to within 5 feet of the front property line. Parking
areas may encroach to within 10 feet of the front property line. All
setbacks shall be landscaped.
Side: None required, except where adjacent to a lot in an “R” district,
then 10 feet. When adjacent to a street, ground signs shall be set back 5
feet and parking areas shall be set back 10 feet. Setback areas shall be
landscaped and may count towards the overall landscape requirement.
Rear: None required, except where adjacent to a lot in an “R” district,
then 10 feet. When adjacent to a street, ground signs shall be set back 5
feet and parking areas shall be set back 10 feet. Setback areas shall be
landscaped and may count towards the overall landscape requirement.
f. Landscaping
A minimum of 15 percent of the site area shall be landscaped in
conformance with the design standards and guidelines of this Specific
Plan. Required landscaping within parking areas may not be counted as
contributing to this requirement. Required landscaping for setback areas
may be counted as contributing to the 15 percent requirement.
g. Parking
The off-street parking provisions of Chapter 18.60 of the Zoning
Ordinance shall apply in determining the number of parking spaces that
must be provided for each use, the design and layout of the parking area,
the amount of landscaping required, and allowable methods of screening.
h. Signs
Signs in the AP district shall be permitted in accordance with the
provisions of this Specific Plan (refer to Section F of this Chapter) and
Chapter 18.72 of the Zoning Ordinance.
Multi-Family Infill Special Provisions
When a multi-family residential in-fill project is proposed within the Planning Area 3
(AP District), the following standards shall be applied:
a. All proposed multi-family developments shall require the issuance of a
Conditional Use Permit and Site and Architectural Review applications.
b. No residential development other than a mixed use
residential/commercial development shall be permitted on any parcel
with Barton Road frontage.
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c. Residential densities shall be consistent with those of the R3 (Medium
Density) Zoning District including provisions for density bonuses.
d. The development standards for multi-family residential development
shall be consistent with those of the R3 (Medium Density) Zoning
District.
e. In granting approval of a Site and Architectural Review for residential
projects within Planning Area 3 of the Barton Road Specific Plan, the
Planning Commission must make all of the findings required by Section
18.63.060 of the City Zoning Code.
f. In granting approval of a Conditional Use Permit for residential
development within Planning Area 3 of the Barton Road Specific Plan,
the Planning Commission must make the following findings:
i. All of the findings required by Section 18.83.050 of the City
Zoning Code.
ii. The development of the subject site as residential uses will not
hinder, impede, or discourage the future development of any
adjacent parcels for commercial development.
iii. The subject site has characteristics that have previously
discouraged it development as commercial uses.
Mixed Use Residential/Commercial Special Provisions
Whenever a project proposes both residential and commercial uses on a single parcel,
the following standards shall apply:
a. All proposed mixed developments shall require the issuance of a
Conditional Use Permit and Site and Architectural Review applications.
b. Mixed use developments shall comply with the Design Standards of the
AP Zoning District of the Barton Road Specific Plan.
c. The residential component of a mixed use development shall not be
permitted on the first or ground floor the structure(s).
d. In granting approval of a Site and Architectural Review for a mixed use
project within Planning Area 3 of the Barton Road Specific Plan, the
Planning Commission must make the following findings:
i. All of findings required by Section 18.63.060 of the City Zoning
Code.
ii. The residential component of the project is well integrated into
the overall design of the project and complements the proposed
commercial uses.
e. In granting approval of a Conditional Use Permit for a mixed use project,
within Planning Area 3 of the Barton Road Specific Plan, the Planning
Commission must make all of the findings required by Section 18.83.050
of the City Zoning Code.
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K. Lot Consolidation Incentives
The Planning Commission shall have the discretionary authority to grant incentive
“bonuses” through relaxed development regulations based upon the merits of the
proposed project. Incentives may include:
Reduction in required parking spaces
Increase in building heights
Other development standards as approved by the Planning Commission
Merits that warrant incentive bonuses include:
Consolidation of existing lots,
Reduced access points (driveways) and/or reciprocal access agreements,
Reciprocal parking agreements, and
Provision of public or semi-public pedestrian open space
The total reduction in required parking spaces shall be based upon the level of the
qualifying merits, but in no case shall the bonus exceed 20% of the required standard.
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III. Infrastructure
A. Transportation
1. Transportation Plan Description
Transportation is a key element to the Barton Road Specific Plan. The Barton
Road corridor serves as the primary access corridor for the City. In addition, the
objectives and policies of the Specific Plan promote pedestrian and bicycle
access between development projects within the Plan Area as well as
connections to the surrounding community. The existing transportation within
the Barton Road Specific Plan is shown on Exhibit 6, Existing Transportation
Map.
Primary access is provided by Barton Road, a Major Highway (100’ R/W, 72”
improvement). Mount Vernon Avenue and Michigan Street are designated as
Secondary Highways (88’ R/W, 64’ improvement) that provide north/south
access to the Plan Area. Canal Street, Grand Terrace Road, and Preston Street
are designated as Collectors (66’ R/W, 44’ improvement) that provide access to
the surrounding community. Highway and street design standards are shown on
Exhibit 7, the Road Way Design Standards.
2. Transportation Plan Development Standards
1. All roads within the Plan Area shall be improved to the
ultimate standard of the General Plan Circulation Element.
2. All road improvements shall comply with the standard
specifications of the San Bernardino County Transportation
Department unless otherwise amended by the City of Grand
Terrace.
3. Driveway approaches onto City roadways within the Plan
Area shall be designed to City standards.
4. Sidewalks shall be provided along all city roadways per City
standard specifications.
5. Bikeways shall be provided in accordance with the City of
Grand Terrace Bicycle Transportation Plan.
B. Public Services
1. Water and Sewer Plan
a. Water and Sewer Plan Description
The Barton Road Specific Plan area is served by the Riverside Highland
Water Company (RHWC). RHWC is a privately owned and operated
water purveyor serving the City of Grand Terrace and the unincorporated
community of Highgrove. Since the overall Plan area is generally
developed as urban uses, the backbone domestic water system has
already been installed. Exhibit 8 illustrates the overall domestic water
system serving the area.
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The entire Barton Road Specific Plan area is served by a sanitary sewer
system owned and operated by the City of Grand Terrace. Wastewater
treatment is provided by the Colton Regional Wastewater Treatment
Facility through an agreement between the City of Grand Terrace and the
City of Colton. Exhibit 9 illustrates the existing sanitary sewer system
serving the area.
b. Water and Sewer Plan Standards
i. All existing and proposed development shall connect
to the Riverside Highland Water Company domestic
water system.
ii. All proposed development shall provide adequate
fire flows in accordance with the requirements of the
County Fire Department.
iii. All new water connections shall be in accordance
with the standards of the Riverside Highland Water
Company.
iv. All existing and proposed development shall connect
to the City of Grand Terrace sanitary sewer system.
v. All new water and sewer connection shall be subject
to the prevailing connections fees established by the
Riverside Highland Water Company and City of
Grand Terrace.
9. Storm Drain Plan
a. Storm Drain Plan Description
The Barton Road Specific Plan area is served by a series of storm drains
maintained by the City of Grand Terrace. As illustrated in Exhibit 10,
the Plan area flows in a general east to west direction The Plan area east
of Mount Vernon Avenue flows through a series of storm drains east to
Mount Vernon then south within the Mount Vernon right-of-way. The
Plan area west of Mount Vernon flows west to the western edge of the
Plan area then southwest to a County flood control channel.
b. Storm Drain Plan Standards
i. All proposed development shall be designed in a
manner that adequately control surface flows and
does not adversely impact the storm drain system.
ii. All proposed development that requires grading
activities shall comply with the prevailing standards
of the National Pollutant Discharge Elimination
System (NPDES) and shall be required to prepare
and implement a Stormwater Pollutant Protection
Plan (SWPPP)
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BARTON RD.
B A RT O N R D.
PALM AVE.
MT. VERNON
VIVIENDA AVE.
MICHIGAN AVE.
PRESTON AVE.
Existing Transportation MapBarton Road Specific Plan City of Grand Terrace
Community Development Department, August 9, 2011.
This map is for reference only. For detailed information, please consult with the Community Development Department.
Road Ways
Specific Plan Area
Exhibit 6
N
Major Highway
51
Modified Major HighwaySecondary Highway
CollectorLocal Street
Bike Lane
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BARTON RD.
B A R T O N R D.
PALM AVE.
MT. VERNON
VIVIENDA AVE.
MICHIGAN AVE.
PRESTON AVE.
Existing Water Line MapBarton Road Specific Plan City of Grand Terrace
Community Development Department, August 9, 2011.
This map is for reference only. For detailed information, please consult with the Community Development Department.
Water Line Diagram
Specific Plan Area
Exhibit 8
N
Water Line
8"
8"
18"
18"
24"
24"
24"8"
53
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8"12"8"
24"
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24"
8"
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8"
8"
18"12"
18"
8"
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24"
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BARTON RD.
B A R T O N R D.
PALM AVE.
MT. VERNON
VIVIENDA AVE.
MICHIGAN AVE.
PRESTON AVE.
Existing Sewer Line MapBarton Road Specific Plan City of Grand Terrace
Community Development Department, August 9, 2011.
This map is for reference only. For detailed information, please consult with the Community Development Department.
Sewer Line Diagram
Specific Plan Area
Exhibit 9
N
Sewer Line
10"
8"
10"
8"
10"
10"
10"
8"
8"
8"
8"8"8"
8"
8"
8"
8"8"8"
8"
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8"
8"8"
8"
54
8"8"8"
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C. Other Public Services & Facilities
1. Schools
The Barton Road Specific Plan area is located within the Colton Unified
School District. It is served by two local elementary schools, one local
middle school and Colton High School. Since the Plan area is predominantly
commercial in nature, minimal impact is anticipated to the local school
system. All new development shall be required to pay prevailing school fees
as established by the Colton Unified School District.
2. Fire Service
Fire protection and emergency response services for the Specific Plan area
are served by the City of Grand Terrace Fire Department, a branch of the San
Bernardino County Fire Department. The City Fire Station is located within
the Specific Plan area on City Center Court near the southeast corner of
Barton Road and Mount Vernon. All existing and new development shall
comply with the fire protection standards of the City Fire Department.
3. Police Service
Police service for the Specific Plan area is provided by the San Bernardino
County Sheriff’s department under contract with the City of Grand Terrace.
All proposed development in the Plan area shall comply with all
requirements of the Sheriff’s Department.
4. Electricity
Electric service to the Specific Plan area is provided by Southern California
Edison. Although the majority of the power lines serving the area are
currently overhead, efforts continue to underground distribution lines
whenever possible. All proposed development within the Plan area shall
comply with the requirements of Southern California Edison regarding
electrical service and the location/relocation of power lines.
5. Telephone
Telephone service is provided by SBC/Pacific Bell. All proposed
development requesting telephone service shall comply with the
requirements of SBC/Pacific Bell.
6. Natural Gas
Natural gas service is provided by Southern California Gas Company. All
proposed development requiring gas service shall comply with the
requirements of the Gas Company.
7. Solid Waste
Solid waste collection and recycling services are provided by Waste
Management Inc. (WMI). The City of Grand Terrace is under franchise with
WMI and waste collection service is mandatory for all commercial and
residential land uses within the City. All proposed commercial and multi-
family residential development within the Plan area shall be required to
provide adequate enclosures for trash and recycling containers and to
contract with WMI for waste collection and recycling services
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B A R T O N R D.
PALM AVE.
MT. VERNON
VIVIENDA AVE.
MICHIGAN AVE.
PRESTON AVE.
Existing Storm Drain MapBarton Road Specific Plan City of Grand Terrace
Community Development Department, August 9, 2011.This map is for reference only. For detailed information, please consult with the Community Development Department.
Storm Drain Diagram
Specific Plan Area
Exhibit 10
N
Storm Drain C.M.P.
56
54"
48"24"42"
18"
18"
36"
36"30"24"
30"24"
18"
24"
18"
36"
27"
Storm Drain R.C.P.
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IV. CEQA Compliance
As required by CEQA, an environmental assessment for the Barton Road Corridor Specific
Plan was completed as the basis for 1) determining whether or not potential environmental
impacts would be sufficient to require and Environmental Impact Report and 2) specifying
the scope of work for the subsequent Specific Plan in such a way that its impacts would be
the same as or less than implementation of the General Plan policies and zoning currently in
effect.
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V. Specific Plan Administration
1. All regular provisions of the Grand Terrace Zoning Ordinance
shall apply to all properties within the Barton Road Specific Plan
boundaries, including but not limited to design review, use
permits, various appeals, amendments, public notice, and hearing
provisions. The provisions herein supplement the above
referenced provisions.
2. The Barton Road Specific Plan will be implemented primarily
through the use of Site and Architectural Review. This review
process shall be required for all major rehabilitation,
redevelopment, expansion of existing uses and/or structures, and
new development within the Specific plan boundary. A Site and
Architectural Review will not be required for rehabilitation of a
structure where there is no square footage increase or use
intensification. However, such an expansion may require other
land use and building permit applications and subsequent review
processes. Where applicable certain uses and activities may
require review through the Conditional Use application process as
defined in the Zoning Ordinance.
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TABLE I, LAND USE MATRIX
General
Commercial
Village
Commercial
Office/
Professional
1. Retail
Commercial
Uses
PA 1 PA 2 PA 3
Ambulance Services C(5)
Antique Shops P P
Apparel Stores P P
Appliance Stores and Repair P P
Art, Music, and
Photographic Studios and
Supply Stores
P
P
P
Auditoriums C
Athletic and Health Gyms
and Weight Reducing
Clinics
P
C
C
Auto Service Station P C (4)
Auto Related (including
motorcycles, boats,
trailers, campers):
a) Sales (with ancillary
repair facilities in a
totally enclosed area)
b) Rentals
c) Parts and Supplies
d) Repair
P
P
P
P
Bakeries (retail only) P P
Barber and Beauty Shops P P P
Bicycle Shops P P P
Blueprint and Photocopy
Services
P P P
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Boats Sales C
Book & Stationary Stores
(other than adult related
material)
P
P
P
Bowling Alleys C
Camera Shop (including
processing)
P P P
Candy and Confectioneries C P P
Car Washes C
Catering Services P C
China and Glassware Stores P P
Cleaning & Pressing
Establishments
C C C
Convenience Stores
a) After-Hours Operation as
defined by Grand Terrace
Municipal Code Section
18.06.032. (5)
P
C(5)
P
C(5)
C
C(5)
Costume Design Studios P
Curtain and Drapery Shops P P
Day Care Centers C C C
Delicatessens / Specialty
Food Stores
P P P
Department Stores P P
Drug Stores and Pharmacies
a) After-Hours Operation as
defined by Grand Terrace
Municipal Code Section
18.06.032. (5)
P
C(5)
P
C(5)
P
C(5)
Equipment/Party Rental P
Farmers Markets P P
Feed and Grain Sales P
Floor Covering Shops P
Florist Shops P P P
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Food Markets
a) After-Hours Operation as
defined by Grand Terrace
Municipal Code Section
18.06.032. (5)
P
C(5)
P
C(5)
Furniture Stores P P
Garden Supply Stores P C
Gift Shops P P P
Hardware Stores P C
Health Centers P C C
Hobby and Craft Shops P P P
H Household Goods P P
Hotels/Motels C(5)
Ice Creams and Yogurt Shops P P P
Ice Sales P
Jewelry Stores P P P
Laundry (Self Service) P P P
Leather Goods and Luggage
Stores
P P
Liquor Stores P (3) P
Locksmiths Shops P P P
Mail Order Businesses P P
Message Centers and P.O.
Boxes
P P P
Mobile Home Sales C
Music, Dance, and Exercise
Studios
C(5) C(5) C(5)
Notions or Novelty stores P P
Nurseries & Garden Supply
Stores within enclosed area
P
C
Office, Bus. Machine Sale &
Repair
P P P
Pawn Shops C
Computer & Software Stores P P P
Paint, Glass, and Wallpaper
Stores
P
Pet Shops P P P
Recycling Collection Services C C
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Record, Tape, & video Stores
(including rental)
P
P
P
Restaurants (sit down):
a) With entertainment and/or
serving of alcoholic
beverages
b) Incidental serving of beer
and wine (without a
cocktail lounge, bar,
entertainment, or dancing)
c) Fast Food: without drive-
thru
d) Fast Food: with drive-thru
e) After-Hours Operation as
defined by Grand Terrace
Municipal Code Section
18.06.032. (5)
P
P
P
P
C(5)
P
C
C
C
C(5)
C
C
C
C
C(5)
Schools, Business &
professional
C C C
Shoe Stores, Sale and Repair P P P
Smoke Shops P P
Sporting Goods Stores P P
Stained Glass Assembly P
Supermarkets
a) After-Hours Operation as
defined by Grand Terrace
Municipal Code Section
18.06.032. (5)
P
C(5)
P
C(5)
Tailor Shops P P P
Television, Radio, VCR,
Stereo, and CD Component
Sales
P
P
Tire Stores P
Toy Stores P P
Travel Agencies P P P
Variety Department Stores,
Junior Department Stores
P
P
Veterinary (domestic, non-
boarding)
C(5)
Watch and Clock Repair
Stores
P P P
Yardage Goods Stores P P
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TABLE I, LAND USE MATRIX (cont.)
General
Commercial
Village
Commercial
Office/
Professional
2. Entertainment and
Cultural Uses
PA 1 PA 2 PA 3
Cultural / Artist Exhibits:
a. Indoor gallery and art sales
b. Outdoor art exhibits
P
C
P
C
Movie theaters P
3. Office and
Administrative
Uses
Banks, Finance Services and
Institutions
P
P
P
Business and Office Services P P P
Interior Decorating Firms P P P (2)
Medical / Dental Offices and Related
Health Clinics
P
P
P
Medical Laboratories P P P
Optician and Optometric Shops P P P
Realtors and Real Estate Offices P P P
Travel Agencies P P P
4. Public and Quasi
Public Uses
Government Offices and Facilities C C C
Public Schools P
Churches C P
Private Schools Associated with a
Church and located on same site
C P
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Notes:
(1) Outdoor displays/uses shall take place in front of business on site, which have been approved
with a conditional use permit. Under special circumstances, outdoor uses/ displays are allowed
without conditional use permits (refer to Development Regulations).
(2) Permitted with no showroom facilities.
(3) Conditional permit required for off sale of alcoholic beverages within 500 feet of a school.
(4) An auto service station featuring the sales of gasoline with a convenience food market is
permitted with the approval of a Conditional Use Permit by the Planning Commission at the
southwest corner of Barton Road and Mount Vernon Avenue only.
(5) A proposed After-Hours Operation use shall comply with the requirements of Chapter 18.84 –
Administrative Conditional Use Permit subject to review and approval by the Planning and
Development Services Director. Conditions of Approval specific to After-Hours Operations
may be assigned, including but not limited to parking, security, lighting, noise, and property
maintenance. A proposed After-Hours Operation use in excess of 2,000 square feet shall
require compliance with a Conditional Use Permit pursuant of Chapter 18.83 – Conditional
Use Permits subject to review and approval by the Planning Commission.
For other uses proposing After-Hours Operations that are not identified on Table I Land use
Matrix, the Planning and Development Services Director shall determine whether such use is
a permitted use or conditionally permitted use on the basis of similarity to uses specifically
permitted to operate as After-Hours Operations. Application for determination of such similar
uses shall be made in writing to the Planning and Development Services Director in the form
provided by the Planning and Development Services Director and shall include a detailed
description of the proposed use and such other information as may be required by the Planning
and Development Services Director to facilitate the determination. Such application shall also
include payment for such application fees as may be adopted by Resolution of the City Council.
The determination of the Planning and Development Services Director shall be appealable to
the Planning Commission and the determination of the Planning Commission shall be
appealable to the City Council. The determination by the City Council shall be final.
(6) Existing businesses permitted to operate any time between the hours of 11:00 p.m. to 6:00 a.m.
prior to the effective approval date of this Ordinance, shall be exempt from the Administrative
Conditional Use Permit/Conditional Use Permit process.
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