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10-19-2017 CITY OF GRAND TERRACE PLANNING COMMISSION/SITE AND ARCHITECTURAL REVIEW BOARD AGENDA Council ChambersRegular Meeting6:30 PM The City of Grand Terrace complies with the Americans with Disabilities Act of 1990. If you require special assistance to participate in this meeting, please call the City Clerk's office at (909) 824-6621 at least 48 hours prior to the meeting. If you desire to address the Planning Commission during the meeting, please complete a Request to Speak Form available at the entrance and present it to the City Clerk. Any documents provided to a majority of the Planning Commission 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<http://www.grandterrace-ca.gov CALL TO ORDER Convene the Meeting of the Planning Commission and Site and Architectural Review Board. Pledge of Allegiance. Roll Call Attendee NamePresentAbsentLateArrived Chairman Tom Comstock Vice Chair Tara Ceseña Commissioner Jeffrey Allen Commissioner Edward A. Giroux Commissioner Gregory A. Goatcher Planning & Development Services Director Sandra Molina APPROVAL OF AGENDA City of Grand TerracePage 1 Agenda Grand Terrace Planning Commission/Site and Architectural Review Board October 19, 2017 PUBLIC ADDRESS Public address to the Commission shall be limited to three minutes unless extended by the Chairman. Should you desire to make a longer presentation, please make written request to be agendized to the Director of Community and Development Services. This is the opportunity for members of the public to comment on any items not appearing on the regular agenda. Because of restrictions contained in California Law, the Planning Commission may not discuss or act on any item not on the agenda, but may briefly respond to statements made or ask a question for clarification. The Chairman may also request a brief response from staff to questions raised during public comment or may request a matter be agendized for a future meeting. A.PUBLIC HEARINGS 1. Site and Architectural Review 16-10, Minor Deviation 16-02 and Environmental 16-11 Located at 22881 Barton Road RECOMMENDATION: 1) Conduct a public hearing; and 2 Adopt a RESOLUTION OF THE PLANNING COMMISSION/SITE AND ARCHITECTURAL REVIEW BOARD OF THE CITY OF GRAND TERRACE, CALIFORNIA, ADOPTING AN ENVIRONMENTAL EXEMPTION PURSUANT TO THE CALIFORNIA QUALITY ACT, GRANTING MINOR DEVIATION 16-02, AND APPROVING SITE AND ARCHITECTURAL REVIEW 16-10 FOR THE CONSTRUCTION OF A 4,998 SQUARE FOOT COMMERCIAL BUILDING, LOCATED AT 22881 BARTON ROAD (ASSESSOR'S PARCEL NUMBER 0276-202-25) DEPARTMENT: PLANNING & DEVELOPMENT SERVICES 2. Zoning Code Amendment 17-03 and Zone Change 17-01 RECOMMENDATION: Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF GRAND TERRACE RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ENVIRONMENTAL ADDENDUM AND ADOPT ZONING CODE AMENDMENT 17-03 AND ZONE CHANGE 17-01 AMENDING THE ZONING CODE AND REVISING THE ZONING MAP RELATED TO THE AGRICULTURAL-2 OVERLAY DISTRICT DEPARTMENT: PLANNING & DEVELOPMENT SERVICES City of Grand Terrace Page 2 Agenda Grand Terrace Planning Commission/Site and Architectural Review Board October 19, 2017 B.INFORMATION TO COMMISSIONERS C.INFORMATION FROM COMMISSIONERS ADJOURN Adjourn to the next scheduled meeting of the Planning Commission Site and Architectural Review Board to be held on November 2, 2017 at 6:30 p.m. than 14 calendar days preceding the meeting. City of Grand Terrace Page 3 A.1 AGENDA REPORT MEETING DATE:October 19, 2017 TITLE:Site and Architectural Review 16-10, Minor Deviation 16-02 and Environmental 16-11 Located at 22881 Barton Road PRESENTED BY:Sandra Molina, Planning & Development Services Director RECOMMENDATION:1) Conduct a public hearing; and 2 Adopt a RESOLUTION OF THE PLANNING COMMISSION/SITE AND ARCHITECTURAL REVIEW BOARD OF THE CITY OF GRAND TERRACE, CALIFORNIA, ADOPTING AN ENVIRONMENTAL EXEMPTION PURSUANT TO THE CALIFORNIA QUALITY ACT, GRANTING MINOR DEVIATION 16-02, AND APPROVING SITE AND ARCHITECTURAL REVIEW 16-10 FOR THE CONSTRUCTION OF A 4,998 SQUARE FOOT COMMERCIAL BUILDING, LOCATED AT 22881 BARTON ROAD (ASSESSOR'S PARCEL NUMBER 0276-202-25) 2030 VISION STATEMENT: This item support Goal 3 to PromoteEconomic Development. And Goal 2.3 to Provide a wide range of retail and service commercial opportunities designated to meet the needs of the City's residents, businesses, and visitors while also providing employment opportunities. PROPOSAL: Ajay Roberts("Applicant"), represented by Jonathan Zane of Jonathan Zane Architecture, has filed an application to build a 4,998 square foot commercial building with three tenant spaces located at 22881 Barton Road. The property measures 0.51 acres, is located in the Barton Road Specific Plan ("BRSP") and designated BRSP- Administrative Professional. A Site and Architectural Review application has been filed for the construction of the commercial building. A Minor Deviation has been filed to reduce the parking requirement of 25 parking spaces to 23, and to reduce the five foot perimeter landscaping setback, by one foot at the east side of the lot. SITE AND SURROUNDING AREA: The Project site is a vacant lot, located at the southwest corner of Barton Road and Preston Street. The site is shaped somewhat triangularly. The west side of the lot sits approximately 5 to 6 feet above the street grade of Barton Road; the grade flattens Packet Pg. 4 A.1 towards the east. Surrounding uses are as follows: Zoning General Plan Existing Land Uses North R1-7.2-Single Family Low Density Residential Single Family Residential East R1-7.2-Single Family Low Density Residential Single Family Residential South BRSP -Administrative Office Commercial Multi-family Professional West BRSP -Administrative Office Commercial Multi-family Professional ANALYSIS: General Plan/Zoning Consistency The property is designated Office Commercial ("OC") on the General Plan Land Use Map. Permitted uses include support retail and service commercial uses. The proposed development is consistent with the Office Commercial Land Use designation because it promotes growth of undeveloped properties within the City, promotes new commercial development, and increases administrative, commercial and retail opportunities in the Community. The project is consistent with the Circulation Element Policies because it provides dedication of street right-of-way along Preston Street and street improvements. In compliance with the Open Space and Conservation Element, the Applicant has prepared a Water Quality Management Plan and a Preliminary Soils Engineering Investigation Report. The proposed project site is zoned Administrative Professional ("AP") within the Barton Road Specific Plan, this zoning designation is intended to accommodate office/commercial uses and multi-family development. The proposed commercial uses are consistent with the zoning because commercial and office uses are supported under this designation. The proposed project is consistent with the Development Standards such as building height, building setbacks and lot coverage, except for the Minor Deviation of two parking spaces and landscape setback. Parking Deviation The Zoning Code requires 25 parking spaces for the proposed development; however, the Applicant is proposing 23 parking spaces. Per Chapter 18.60.050 Off-Street Parking requirements, a Minor Deviation to the parking requirement may be granted, if the adjustment is minor in nature and will not create a negative impact on existing or potential uses adjacent to or in the vicinity of the project. The proposed reduction of two parking spaces will not create a negative impact to Packet Pg. 5 A.1 potential and existing uses. Future uses are anticipated to be commercial uses as permitted in the zone district; and Staff does not anticipate negative impacts. As an added measure, Staff has included a Condition of Approval to ensure that any future uses will not be approved unless parking can be supported. Parking intensive uses will not be permitted. Access and Circulation In order to maximize the lot, the Applicant is proposing to build the structure on the south side of the lot. A planter will create a separation between the proposed use and the existing multi-residential development on the south. The main facade of the building will face Barton Road. There are two entrances to the property, one is located along Barton Road at the west end of the site, creating an interior circulation flow along the north perimeter of the property and wrapping around the east, towards the second entrance located at Preston Street. Both entrances will be enhanced with decorative paving. Preston Street is a 66 foot Collector Street, requiring 33 foot half street dedication. There is only 30 feet of right of way currently existing along Preston Street; therefore, a 3 foot dedication will be required. A Condition of Approval has been added by Staff so that the dedication is shown accurately during the plan check submittal. Additionally, the curb, gutter, and pedestrian ramp at the corner of Preston Street and Barton Road must be reconstructed to accommodate a commercial radius. This reconstruction may require relocation of the traffic signal light. Until the final street plan is prepared, it is premature to determine whether relocation is necessary. Site Plan/Grading The topography of the lot is challenging. The proposed building will sit higher than the Barton Road street level. As the lot tapers towards the east, it eventually meets street level at Preston Street. The design requires a retaining wall at the building frontage, varying in height at approximately 7 feet at its highest point on the west end, and tapering to 4 feet at the east end. The retaining wall will be highly visible from all street views; therefore, the Applicant is proposing tiered retaining walls with planters. The planter tiers will soften the wall by incorporating articulation and landscaping. In addition the walls will be decoratively treated. The Applicant is exploring the possibility of designing the retaining walls without railings. The Building Code requires railings for any walls higher than thirty inches above the finished grade. Staff has included a Condition of Approval to review the location and style of railings, if required, and requiring the railings shall be decorative. The east side of the property is adjacent to single family residential zoning, a three foot high split face decorative wall and enhanced landscaping is being proposed along Preston Street to screen the parking area form vehicle headlights. The applicant is proposing a six feet high wall in-line with the back of the building to maintain an existing planter that separates the Applicant's property and the south lot. Packet Pg. 6 A.1 The applicant is proposing a two feet garden wall on the south-west side of the property. Staff has included a Condition of Approval requiring the Applicant to replace the existing two foot garden wall, with a six foot high wall for privacy and separation along the remainder of the property line. In addition the Applicant has obtained an easement for maintenance purposes from the south property owner. The proposed site topography is much higher than the west property. The proposed finish floor will be about 10 feet higher than the west property's finish grade. There is an existing six feet high retaining wall and wrought iron fencing on the west property line. The Applicant is proposing a planting area on the west parking area to separate uses. The loading zone, handicap and pedestrian access will be accessed from Preston Street, and the trash enclosure will also be accessed from Preston Street as recommended by Burrtec. Signs Sign Ordinance, Section 18.80.060.C, requires a sign program for multi-tenant commercial centers of three or more separate tenants/uses that share buildings, public spaces, landscape, and/or parking facilities. Staff has included a Condition of Approval for the applicant to obtain an approved sign program prior to receiving a Certificate of Occupancy. Conceptual Landscaping Plan The Zoning Code requires a perimeter landscape setback of five feet in depth; the applicant is proposing to deviate from this requirement along Preston Street by one foot. along Preston Street the proposed landscape setback is 4 feet but widens to 10 feet as it reaches northeast corner. Even though there is a reduction of the landscape setback along Preston Street, this reduction is offset by the increased landscaping depth at the northeast corner of the site. Architectural Elevations/Floor Plans The three commercial units measure 1,465 square feet, 1,578 square feet, and 1,868 square feet respectively. All units will include a bathroom. Staff met with the Applicant and Architect multiple times regarding the design of the parapet walls, the side views and the back wall. The elevations have been revised so that the parapet wraps around and is in proportion to the height of the building. The exterior elevations also include articulation of arches, variation in height levels and columns enhanced by decorative stone veneer. The back of the building was also revised to include column elements used on the front and sides of the building. The front facade will also be enhanced by the two tiered retaining wall planters and by the use of veneer decorative stone. The maximum permitted building height per the BRSP is 28 feet. The proposed building will be 23 feet at the tallest parapet; therefore, the project meets height requirements. Packet Pg. 7 A.1 The building will be painted in "Rough Khaki", and the arch accents will be contrasted by "Cornico Beige," the cornices and decorative patterns are being proposed in "Barn Swallow (404)". Reviewing Agency Comments The Project Plans were distributed to various agencies and City Departments for review and comments. Riverside Highland Water Company indicated that they can serve the Project, as has Southern California Edison. Conditions of approval from the City Building and Safety, Public Works Departments, and County Fire are included in the resolution. ENVIRONMENTAL REVIEW: The Project qualifies for a categorical exemption, pursuant to Section 15332 of the California Environmental Quality Act (CEQA) Guidelines, which exempts infill projects that (a) are consistent with the general plan designation and zoning regulations; (b) the development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses; (c) the site has no value as habitat for endangered, rare or threatened species; (d) approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality; and (e) the site can be adequately served by all required utilities and public service. PUBLIC NOTICE: Public notice of the Project was published in Grand Terrace City News, posted in three public places and mailed to property owners within 300 feet of the site, in accordance with noticing requirements. To date, staff has not received any comments. CONCLUSION: The proposed Project promotes economic development in the City by developing an infill corner parcel that has been otherwise vacant. The project will also create retail and commercial use opportunities, and will enhance the area. Staff recommends adoption of the attached resolution approving the Project. ATTACHMENTS: PC Resolution (DOC) Resolution Exhibits (PDF) Notice of Exemption (DOC) APPROVALS: Sandra Molina Completed 10/09/2017 9:22 PM City Attorney Completed 10/12/2017 11:04 AM Sandra Molina Completed 10/13/2017 2:13 PM Packet Pg. 8 A.1 Planning Commission/Site And Architectural Review BoardPending10/05/2017 6:30 PM Packet Pg. 9 A.1.a RESOLUTION NO.17- A RESOLUTION OF THE PLANNING COMMISSION/SITE AND ARCHITECTURAL REVIEW BOARD OF THE CITY OF GRAND TERRACE, CALIFORNIA, ADOPTING AN ENVIRONMENTAL EXEMPTION PURSUANT TO THE CALIFORNIA QUALITY ACT, GRANTING MINOR DEVIATION 16-02, AND APPROVING SITE AND ARCHITECTURAL REVIEW 16-10 FOR THE CONSTRUCTION OF A 4,998 SQUARE FOOT COMMERCIAL BUILDING, LOCATED AT 22881 BARTON ROAD (ASSESSOR'S PARCEL NUMBER 0276-202-25) WHEREAS, Ajay Roberts has applied for the approval of Minor Deviation 16-02 and Site and Architectural Review 16-10, to construct a 4,998 square foot building consisting of three tenant spaces with associated parking, lighting and landscaping improvements on 0.51 acres zoned Barton Road Specific Plan, Administrative Professional (BRSP-AP). WHEREAS, Minor Deviation 16-02 is a request for a reduction of two parking spaces and a reduction of one foot in the required depth of the east landscape setback; WHEREAS, the Project qualifies for a categorically exemption, pursuant to Section 15332 of the California Environmental Quality Act (CEQA) Guidelines, which exempts infill projects that (a) are consistent with the general plan designation and zoning regulations; (b) the development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses; (c) the site has no value as habitat for endangered, rare or threatened species; (d) approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality; and (e) the site can be adequately served by all required utilities and public services. WHEREAS, on October 19, 2017, the Planning Commission conducted a duly noticed public hearing on the Project at the Grand Terrace Council Chambers located at 22795 Barton Road, Grand Terrace, California 92313 and concluded the hearing on said date. Attachment: PC Resolution \[Revision 2\] (SA 16-10, MD 16-02 and E 16-11) WHEREAS, all legal prerequisites to the adoption of this Resolution have occurred. NOW THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Grand Terrace: 1. The Planning Commission/Site and Architectural Review Board hereby finds that the Project is categorically exempt pursuant to Section 15332 from the provisions of the California Environmental Quality Act (CEQA). The Notice of Exemption prepared in connection with the Project has been reviewed and considered and Packet Pg. 10 A.1.a reflects the independent judgment of the Planning Commission/Site and Architectural Review Board, and is hereby adopted. 2. The Planning Commission/Site and Architectural Review Board finds as follows with respect to Minor Deviation 16-02: a. A special circumstance regarding the size, shape, topography, location or surroundings of the subject property exists. The size and shape of the lot are irregular, in that it is deeper of the west side and tapers to the east. This shape limits the placement of the building site layout. These special circumstances posed a challenge. The reduction of two parking spaces and the one feet reduction to the landscape setback are necessary to maximize the space for this development. The reduction of the landscape setback area will be off set in other areas, and all landscape will be enhanced throughout the project. b. Because of the special circumstance, the strict application of the zoning ordinance deprives the subject property of privileges enjoyed by other property in the vicinity and under identical zoning classification. The lot shape is an irregular polygon and its narrowest side is located on the east, this special circumstance restricts the design. The project is proposing a reduction of two parking spaces, and one-foot reduction to the east landscape setback. In accordance with Section 18.89.050 of the Zoning Code a Minor Deviation may be granted for a modification that is twenty percent or less from the requirement. Both reductions are within the Minor Deviation stipulation; therefore, the proposal is in accordance with the General Plan and Zoning Ordinance. c. The granting of the Minor Deviation will not constitute the grant of special privileges inconsistent with the limitations upon other properties in the vicinity and district in which the property is situated. The Minor Deviation of the off-street parking regulations, as permitted by Section 18.60.050 of Chapter 18.60 Off Street Parking is minor in nature (8% of the overall parking requirements and 20% of the perimeter parking landscape area); therefore, the granting of this Minor Deviation will not constitute the granting of special privileges. Attachment: PC Resolution \[Revision 2\] (SA 16-10, MD 16-02 and E 16-11) d. The granting of the Minor Deviation will not authorize a use or activity which is not otherwise expressly authorized by the district governing the parcel of property. The proposed project is consistent with the Zoning Map, which is intended to accommodate office/commercial uses, and a use variance is not being considered. e. The granting of the Minor Deviation will not result in a situation inconsistent with the latest adopted of General Plan. The project is consistent with the General Plan Land Use designation as it promotes growth of undeveloped properties, promotes new commercial Page 2 of 10 Packet Pg. 11 A.1.a development and increases administrative, commercial and retail opportunities in the community. f. Conditions necessary to secure the above findings are made a part of the approval of the variance. 3. The Planning Commission/Site and Architectural Review Board finds as follows with respect to Site and Architectural Review 16-10: a. The proposed commercial project is consistent with the intent of the Grand Terrace Municipal Code and the General Plan. The project is zoned BRSP Administrative Professional ("AP"), this zoning designation is intended to accommodate office/commercial uses and multi-family development. The Project meets development standards relating to commercial buildings, architecture, color, and scale per Master Plan Area 5 of the Barton Road Specific Plan. The Project also meets structural, building height and building coverage. The landscaping setbacks and parking requirements are in compliance with the Minor Deviation. The property is designated Office Commercial ("OC") on the General Plan Land Use Map. The proposed development is consistent with the General Office Commercial Land Use designation because it promotes growth of undeveloped properties within the City, promotes new commercial development, and increases administrative, commercial and retail opportunities in the Community. The project is consistent with the Circulation Element Policies because it provides dedication of street right- of-way along Preston Street. In compliance with the Open Space and Conservation Element, the Applicant has prepared a Water Quality Management Plan and a Preliminary Soils Engineering Investigation Report. b. The location and configuration of all structures associated with this Project are visually harmonious with this site and surrounding sites and structures, that they do not interfere with the neighbors' privacy, that they do not unnecessarily block scenic views from other structures and/or public areas, and are in scale with the townscape and natural landscape of the Attachment: PC Resolution \[Revision 2\] (SA 16-10, MD 16-02 and E 16-11) area. The design of the building will be visually harmonious on an otherwise vacant lot. The architecture of the building is also consistent with the BRSP for commercial development, and will enhance the surrounding area. The proposed building will be substantially taller than the building located to the south; however, the proposed building will incorporate architecture elements to the wall and a planter area will provide privacy and create a good transition between the proposed commercial building and the existing multi-residential use. The proposed is an existing six feet high retaining wall and wrought iron fencing on the Page 3 of 10 Packet Pg. 12 A.1.a west property line. The applicant is proposing a planting area to create separation between the parking area and the west multi-residential use; likewise, a three feet high split face wall and enhanced landscaping will create a separation on the easterly side of the property, providing privacy for adjacent residences and creating a transition between uses. c. The architectural design of structures, their materials and colors are visually harmonious with surrounding development, natural landforms, are functional for the proposed project and are consistent with the Grand Terrace Municipal Code. The Project has included design elements supported by the Barton Road Specific Plan for commercial buildings, such as wall and height articulation, and brick and stucco accents. The project will include a scheme of brown earthy/neutral colors, stone veneer accents will be incorporated on the columns and front planters. The design and style of the structure will be visually harmonious, and landscape will enhance the corner at Barton Road and Preston Street. d. The plan for landscaping and open spaces provides a functional and visually pleasing setting for the structures on this site and is harmonious with the natural landscape of the area and nearby developments. The Project site will be landscaped in accordance with City and State regulations. A Minor Deviation has been applied for a one foot reduction of the easterly landscape setback; however, this landscape reduction will be offset with additional enhanced landscaping areas within the site. e. There is no indiscriminate clearing of property, destruction of trees or natural vegetation or the excessive and unsightly grading of hillsides, thus The project is proposing the necessary Grading to accommodate the project. Retaining walls will include tiered planters to soften the look. There will be no destruction of trees or natural vegetation. f. The design and location of all signs associated with this Project are consistent with the scale and character of the buildings to which they are attached or otherwise associated with and are consistent with the Grand Terrace Municipal Code. Per Sign Ordinance, Section 18.80060 C, Sign Attachment: PC Resolution \[Revision 2\] (SA 16-10, MD 16-02 and E 16-11) Program, multi-tenant shopping centers require a sign program. Staff has included a Condition of Approval for the applicant to obtain a sign program prior to receiving a Certificate of Occupancy. The sign program will require review and approval by the Planning Commission. g. Conditions of approval for this project necessary to secure the purposes of the Grand Terrace have been applied to the Project. BE IT FURTHER RESOLVED that Minor Deviation 16-02 and Site and Architectural Review 16-10 are hereby approved subject to the following conditions: Page 4 of 10 Packet Pg. 13 A.1.a 1. Minor Deviation 16-02 and Site and Architectural Review 16-10 are approved to construct a 4,998 square foot commercial building consisting of three tenant units with parking, lighting and landscaping improvements on a 0.51 acre lot located at 22881 Barton Road, zoned Barton Road Specific Plan (AP) Administrative Professional. This approval is based on the application materials submitted by Ajay Roberts, represented by Jonathan Zane , on November 22, 2016, including color material board, Preliminary Soils Investigation Report, Water Quality Management Plan and revised project plans dated June 20, 2017. The application materials are approved as submitted and shall not be altered unless reviewed and approved by affected departments. 2. This approval shall expire twelve (12) months from the date of adoption of this resolution unless building permits have been issued and a substantial investment has occurred; all conditions of approval have been met; or a time extension has been granted by the City, in accordance with Chapter 18.63 of the Zoning Code. Time extensions shall be filed at least sixty (60) days prior to the expiration date. 3. The applicant shall defend, indemnify, and hold harmless the City of Grand Terrace and its officers, employees, and agents from and against any claim, action, or proceeding against the City of Grand Terrace, its officers, employees, or agents to attack, set aside, void, or annul any approval or condition of approval of the City of Grand Terrace concerning this project, including but not limited to any approval or condition of approval of the Planning Commission, or Planning and Development Services Director. The City shall promptly notify the applicant of any claim, action, or proceeding concerning the project and the City shall cooperate fully in the defense of the matter. The City reserves the right, at its own option, to choose its own attorney to represent the City, its officers, employees, and agents in the defense of the matter. 4. Upon approval of these conditions and prior to becoming final and binding, the and content shall be prepared by the Community and Economic Development Department. 5. In the event that exhibits and written conditions are inconsistent, the written Attachment: PC Resolution \[Revision 2\] (SA 16-10, MD 16-02 and E 16-11) conditions shall prevail. 6. The project shall be constructed in accordance with all the approved plans and conditions of approval, including but not limited to site plans, grading plans, floor plans, and building elevations, as they may be modified by these conditions of approval. 7. The applicant shall pay all applicable development impact fees, and demonstrate the payment of school impact fees to the Building and Safety Department. Page 5 of 10 Packet Pg. 14 A.1.a 8.Construction and operational activities associated with the project shall comply Terrace Municipal Code. 9. The applicant shall comply with all requirements of the City of Grand Terrace Building and Safety Division, including the conditions of approval contained in the emorandum dated May 23, 2017, attached hereto as Exhibit 1. 10. The applicant shall comply with all requirements of the City of Grand Terrace Public Works Director, including the conditions of approval contained in the October 4, 2017, attached hereto as Exhibit 2. 11. The applicant shall comply with all requirements of the San Bernardino County Fire Department; Office of the Fire Marshal Community Safety Division, including the conditions of approval contained in Permit Number F201700812 dated June 5, 2017, attached hereto as Exhibit 3. 12. The applicant shall comply with all the requirements of the City of Colton Water and Wastewater Department, as said requirements relate to sewer service and improvements. 13. Prior to the issuance of building permits, the applicant shall obtain all requisite permits and clearances from Riverside Highland Water Company (RHWCO). 14. The applicant shall correct the plans to accurately show a three (3) feet dedication on Preston Street. 15. The applicant shall provide accurate street cross section of Preston Street and Barton Road to verify existing street improvements. The street cross sections shall be from property line to property line, show existing and proposed Right-of- Way, curb, gutter, sidewalk and parkway. The cross sections shall be to scale, and shall be included on the Site Plan and Grading Plan. 16. The site plan shall show the existing fire hydrant located adjacent to the driveway on Barton Road further to the east. The new location shall remain in the public Attachment: PC Resolution \[Revision 2\] (SA 16-10, MD 16-02 and E 16-11) right of way and is subject to the review and approval of the City and Riverside Highland Water Company. 17. The applicant shall incorporate into the project design all existing easements within the project boundaries, or obtain abandonment of said easement from the affected easement holder(s). If this requirement cannot be accomplished, the project shall be redesigned. 18. The location and method of screening for all roof-mounted and building-mounted equipment shall be demonstrated on the elevations, including but not limited to Page 6 of 10 Packet Pg. 15 A.1.a kitchen exhaust vents, air conditioning and heating units, utility boxes, and backflow devices. All equipment shall be screened from public view and designed to be an integral component of the building design. All roof-mounted equipment shall be screened from view by parapet walls or other architectural means. The applicant shall demonstrate to the satisfaction of the Planning and Development Services Director that no roof-mounted equipment will be visible from the public right-of-way. Screening shall be compatible with main structures and include landscaping where appropriate. 19. All ground mounted equipment, including utility boxes, shall be screened in a manner that does not impede traffic visibility. 20. The location of all building-mounted light fixtures shall be shown on the elevations. A detail of said fixtures shall be shown on the elevations, and fixtures shall be decorative and complementary to the building architecture. 21. Prior to the issuance of building permits, the applicant shall submit three (3) copies of a photometric plan to the Building and Safety Division for review and approval by the Planning and Development Services Department. The photometric plan shall include details of all lighting fixtures and luminaires and demonstrate compliance with the following: a. Show the location of light standards and fixtures, including building-mounted light fixtures, to illuminate the parking area and other areas accessible to members of the public and the proposed illumination levels of these lights, extending ten (10) feet beyond the property line. b. Illumination shall not create off-site light and glare, and shall be designed to reflect away from residential districts and public roadways. c. Maximum permitted luminaire height shall be eighteen (18) feet within parking lots. d. No lighting shall create illumination on an adjacent property which exceeds five (5) foot-candles (measured at ground level). Shielding shall be installed on light fixtures adjacent to residential uses at the west and east boundary. 22. Prior to the issuance of building permits, the applicant shall submit three (3) Attachment: PC Resolution \[Revision 2\] (SA 16-10, MD 16-02 and E 16-11) Efficient Landscape Ordinance (Chapter 15.56), Landscaping Standards contained in Chapter 18.60 of the Zoning Code, and State Model Ordinance to the Planning and Development Services Department for review and approval. The plans shall demonstrate the following: a. Incorporation of drip irrigation; b. The installation of public parkway landscaping including parkway trees located along Barton Road and Preston Street. Page 7 of 10 Packet Pg. 16 A.1.a 23.The Applicant shall deposit $2,000.00 to cover the costs incurred for review of 24. Access rights shall be granted to the City to allowing access over private drives within the development for all City vehicles, including police, fire, and other emergency vehicles. The document(s) recording this access shall be prepared by the applicant for review and approval by the City Engineer, prior to recordation. 25. All walls, exposed retaining walls, and trash enclosures walls shall be decorative, which may include the incorporation or combination of stucco, split-face block, stone veneer and/or other materials that match the colors and materials of the project. 26. Routine maintenance activities, including parking lot cleaning, shall be prohibited between the hours of 9:00 p.m. and 7:00 a.m. 27. Prior to initiation of business activities and opening of the business to the general public, the applicant shall obtain a Business License from the Finance Division, which shall be maintained as long as the business is in operation. 28. The applicant shall be responsible for regular and ongoing upkeep and maintenance of the site, including parking lot paving condition and striping, clearing of trash, weeds and debris, lighting, and other site improvements. All parking facilities shall be maintained in good condition. The maintenance thereof may include, but shall not be limited to the repaving, sealing, and striping of a parking area and the repair, restoration and/or replacement of any parking area design features when deemed necessary by the City to insure the health, safety, and welfare of the general public. 29. All on-site and parkway landscaping shall be maintained by the applicant in good condition at all times. 30. All on-site utilities shall be placed underground, as determined by the Public Works Director. All frontage utilities shall be placed underground, as feasible, in coordination with the utility companies. Attachment: PC Resolution \[Revision 2\] (SA 16-10, MD 16-02 and E 16-11) 31. A minimum of 1 bicycle storage space shall be provided. 32. Show the location and enclosure details of refuse containment areas on the Site Plan. Such areas are to be enclosed by a six (6) foot decorative masonry block wall or other decorative material compatible with the main structure(s). A self- closing gate constructed of solid metal materials and attached to metal posts embedded in concrete shall be provided. Refuse enclosures shall be designed to meet or exceed the minimum capacity requirements of the development and shall be located to provide unobstructed 24-hour access to refuse vehicles. Page 8 of 10 Packet Pg. 17 A.1.a 33. The applicant shall replace the existing south west garden wall with a six (6) foot height decorative wall. 34. If required, the applicant shall provide a decorative railing detail, including railing color, to be approved by the Planning and Development Services Department. 35. Final plans shall be submitted in a larger, readable scale. Use clear and contrasting line weights, be indicate property lines, walls, etc. 36. The color of the decorative paving detail at the project entrances shall be approved by the Planning and Development Services Department and be shown on the Site Plan. 37. Parking stalls adjacent to street frontages shall be screened using a low-profile wall, and/or enhanced landscape material. If using landscape material, shrubs shall be densely planted and plant variety shall be such that a hedge has grown within the first year of planting. 38. Future uses shall be reviewed by the Planning and Development Services department and will not be approved unless parking can be supported. 39. Parking intensive uses such as assembly uses and restaurants shall not be permitted unless the Applicant demonstrates that parking spaces to support the uses can be provided. 40. Prior to issuance of a Building Permit, the Applicant shall submit a Sign Program. The Sign Program shall be reviewed and approved by the Planning Commission, prior to issuance of a certificate of occupancy or sign permit, whichever comes first. 41. A sign permit is required for all on site signs. Sign permit exhibits for monument signs shall demonstrate that a clear line of sight is maintained. Attachment: PC Resolution \[Revision 2\] (SA 16-10, MD 16-02 and E 16-11) Page 9 of 10 Packet Pg. 18 A.1.a PASSED AND ADOPTED by the Planning Commission of the City of Grand Terrace, th California, at a public hearing held on the 19 of October, 2017. AYES: NOES: ABSENT: ABSTAIN: ATTEST: __________________________ __________________________ Debra Thomas Tom Comstock City Clerk Chairman Attachment: PC Resolution \[Revision 2\] (SA 16-10, MD 16-02 and E 16-11) Page 10 of 10 Packet Pg. 19 A.1.b Building and Safety Conditions of Approval Date: May 23, 2017 Applicant:Ajay Roberts Address of Applicant: 22881 Barton Road Site Location: Same, APN 0276-202-25 Provide four (4) construction plans and documents for review of the proposed project. Below is a list of the plans and documents Building and Safety will need forplan review. The initial plan review will take approximately twoweeks on most projects.Plan review fees and permit fees will be charged at the time plans are approved and are ready to issue. Provide the following sets of plans and documents. Building and Safety submittal’s required at first plan review. (4)Architectural Plans (4)Structural Plans (2)Structural Calculations (4)Plot/Site Plans (4)Electrical Plans (4)Electrical Load Calculations (4) Plumbing Plans/Isometrics, Water, Sewer and Gas (4)Mechanical Plans (4)Mechanical Duct Layout Plans (2) Roof and Floor Truss Plans (2) Title 24 Energy Calculations (4) Rough and Precise Grading Plans (2)Water Quality Management Plan, (WQMP) Attachment: Resolution Exhibits \[Revision 1\] (SA 16-10, MD 16-02 and E 16-11) (2)Erosion Control Plan (2) Stormwater Pollution Prevention Plan (2) Soils Reports Packet Pg. 20 A.1.b Building and Safety Conditions of Approval Building & Safety All structures shall be designed in accordance with the 2016California Building Code, 2016 California Mechanical Code, 2016California Plumbing Code, and the 2016California Electrical Code, and the 2016California Green Buildings Standardsadopted by the State of California. The Developer/Owner is responsible for the coordination of the final occupancy. The Developer/Owner shall obtain clearances from each department and division prior to requesting a final building inspection from Building & Safety. Each agency shall sign the bottom of the Building & Safety Job Card. Building & Safety inspection requests and Public Works inspection requests can be made twenty-four(24) hours in advance for next day inspection. Please contact (909) 825-3825. You may also request inspections at the Building & Safety public counter. Construction toilet facilities of the non sewer type shall conform toANSI ZA.3. Prior to building permits, applicant shall enter into a recycling agreement for construction waste according to Ordinance No. 243.A deposit will be required as part of this ordinance. Recycling receipts from the recycled company responsible for acceptingthe materials shall be kept in the construction office for viewing by the City Inspector.Burrtec Waste Industries has a Franchise Agreement with the City to recycle waste. Waste from the project will need to be disposed at a Burrtec Waste Industries facility. No waste shall be disposed of at any other waste facility. If waste is disposed of at an unapproved facility, funds from the deposit willbe used to offset the waste stream. Construction projects which require temporary electrical power shallobtain an Electrical Permit from Building & Safety. No temporary electrical power will be granted to a project unless one of the following items isin place and approved by Building & Safety and the Planning Department. (A)Installation of a construction trailer. or, (B)Security fenced area where the electrical power will be located. Attachment: Resolution Exhibits \[Revision 1\] (SA 16-10, MD 16-02 and E 16-11) Installation of construction/sales trailers must be located on private property. No trailers can be located in the public street right of way. Packet Pg. 21 A.1.b Building and Safety Conditions of Approval Building Permit Conditions 1.Prior to issuanceof building permits, on site water service shall be installed and approved by the responsible agency. On site fire hydrants shall be approved by the Fire Department. No flammable materials will be allowed on the site until the fire hydrants are established and approved. 2.Prior to issuance of permits, site grading certification and pad certifications shall be submitted to Building & Safety. Prior to concrete placement, submit a certification for the finish floor elevation and set backs of the structures. The certification needs to reflect that the structure is in conformance with the Precise Grading Plans. Compaction reports shall accompany pad certifications. 3.Prior to issuance of building permits, provide Building & Safety with a will service letter from Riverside Highland Water Company. (909) 825-4128. 4.Prior to issuance of building permits, provide Building & Safety with a clearance for the sewer connection from the City of Colton Wastewater Division. 5.All construction projects shall comply with the National Pollutant Discharge Elimination Systems (NPDES)and the current San Bernardino County MS4 permit. 6.All contractors and special inspectors for the project will be required to obtain a business licences and the Cityof Grand Terrace before work is started. 7.All common areas usable by the general public shall be accessible to the physically disabled. 8.The approval of CUP 16-05, by the City will limit the use of the buildings for occupancy and not allow an “Assembly” use unless tenant suites are combined to allow the code required exits. Attachment: Resolution Exhibits \[Revision 1\] (SA 16-10, MD 16-02 and E 16-11) Packet Pg. 22 A.1.b Attachment: Resolution Exhibits \[Revision 1\] (SA 16-10, MD 16-02 and E 16-11) Packet Pg. 23 A.1.b Attachment: Resolution Exhibits \[Revision 1\] (SA 16-10, MD 16-02 and E 16-11) Packet Pg. 24 A.1.b Attachment: Resolution Exhibits \[Revision 1\] (SA 16-10, MD 16-02 and E 16-11) Packet Pg. 25 A.1.b Attachment: Resolution Exhibits \[Revision 1\] (SA 16-10, MD 16-02 and E 16-11) Packet Pg. 26 A.1.b Attachment: Resolution Exhibits \[Revision 1\] (SA 16-10, MD 16-02 and E 16-11) Packet Pg. 27 A.1.b Attachment: Resolution Exhibits \[Revision 1\] (SA 16-10, MD 16-02 and E 16-11) Packet Pg. 28 A.1.b Attachment: Resolution Exhibits \[Revision 1\] (SA 16-10, MD 16-02 and E 16-11) Packet Pg. 29 A.1.c CITY OF GRAND TERRACE NOTICE OF EXEMPTION TO: Clerk of the Board of Supervisors FROM: Planning and Development County of San Bernardino Services Department nd 385 N. Arrowhead Avenue, 2 Floor City of Grand Terrace San Bernardino, CA 92415-0130 22795 Barton Road Grand Terrace, CA 92313 Project Title: Minor Deviation 16-02, Site and Architectural Review 16-10, and Environmental 16-11 Project Location Specific: 22881 Barton Road, Grand Terrace, CA 92313, County of San Bernardino (APN 0276-202-25). Description of Project: Construct a 4,998 square foot commercial building consisting of three units, and parking, lighting, and landscaping improvements on a .051 acre lot. The site is zoned Barton Road Specific Plan, Administrative Professional. A minor deviation is proposed to allow a reduction of two parking spaces, and a reduction of the easterly landscape setback. Name of Public Agency Approving Project: Grand Terrace Planning Commission Name of Person or Agency Carrying out Project: Mr. Ajay Roberts Exempt Status: California Code of Regulations, Title 14, Section 15332, Infill Development Projects Reasons Why Project is Exempt: Section 15332, This project is compatible with the General Plan and Zoning Code; is on less than five acres substantially surrounded by urban uses; the property has no value as habitat for rare, endangered, or threatened species; the site is served by public utilities and services; and there are no impacts to traffic noise, air quality, or Attachment: Notice of Exemption (SA 16-10, MD 16-02 and E 16-11) water quality. Lead Agency or Contact Person: Area Code/Telephone Sandra Molina (909) 824-6621, Extension 225 ______________________________ _________________ Sandra Molina Date Director of Planning and Development Services 22795 Barton Road, Grand Terrace, California, 92313-5295 909/824-6621 Fax 909/783-2600 Packet Pg. 30 A.2 AGENDA REPORT MEETING DATE:October 19, 2017 TITLE:Zoning Code Amendment 17-03 and Zone Change 17-01 PRESENTED BY:Sandra Molina, Planning & Development Services Director RECOMMENDATION:Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF GRAND TERRACE RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ENVIRONMENTAL ADDENDUM AND ADOPT ZONING CODE AMENDMENT 17-03 AND ZONE CHANGE 17-01 AMENDING THE ZONING CODE AND REVISING THE ZONING MAP RELATED TO THE AGRICULTURAL-2 OVERLAY DISTRICT 2030 VISION STATEMENT: This staff report supports Goal #3, Promote Economic Development by establishing a framework to allow limited commercial agricultural uses within ranchette homes and provides the flexibility for development based on the underlying zone district. BACKGROUND: On November 15, 2016 and February 14, 2017, the City Council discussed a request from three property owners in the project area that the City consider initiating a zoning amendment for the 46- residential uses and urban farming/ agriculture uses in this area. Ranchette is a small- scale ranch. Urban farming/agriculture uses would include such things as farms or ranches for the grazing, breeding or raising of animals, boarding horses, growing of orchards, groves, crops, flowers, and allowing the on-site sale of those crops, animals or animal products. At the above Council meetings, members of the public including some of the property owners within the project area requested that the property be zoned Light Agricultural. Particularly the request relates to Area 2, as it used to be zoned Light Agricultural, prior to incorporation. Additionally, Staff received a letter from Highland Service Corporation, the property owner of 27.64 acres stating that the property is in escrow and they oppose re-zoning of their property. However, they did not oppose changes to other properties in the project area. Mr. Davis, owner of a 4.60-acre property indicated his desire to maintain the value of the property. On March 28, 2017, the City Council approved a contract with John H. Douglas Associates to make necessary revisions to allow agricultural uses with ranchette Packet Pg. 31 A.2 homes. On May 22, 2017 Staff conducted a public workshop with property owners in this area to discuss the scope of zoning changes needed to allow agricultural related uses including ranchette homes. Particularly, input on the type of commercial agricultural uses that would be appropriate for the study area, was sought. Description of the Project Area This area is made up primarily of vacant land. There are approximately three occupied residential units in this area, which are considered legal nonconforming uses. There is one vacant structure that was a residence, but because it has been vacant for several years, it no longer can be re-established as a residential use pursuant to existing codes. The majority of the 46 acres is within a flood zone and development would be subject to d via Terrace Avenue, with secondary access from La Cadeña Avenue through the railroad trestle. Terrace Avenue is not fully improved, and would need to be improved and most likely redesigned. Southern California Edison owns a 4.6-acre property. Edison also has an easement across the northerly properties, and there are transmission lines within the easement. A private road easement is used by the residents in that area to access their properties. DISCUSSION: Project Area The study area comprises approximately 46 acres in the northwestern portion of the city within the following boundaries (see Exhibit 1): North: City limits and the Santa Ana River floodplain East: City limits and Union Pacific Railroad rail line South: Vivienda Avenue West: City limits and Burlington North Sant Fe rail line Project Site History Upon City incorporation in 1978 the City Council adopted both the County Code and which was supported by a Master Environmental Impact Report. Subsequently, the City Council adopted several ordinances approving zone changes for a number of parcels so that the zoning would be consistent with the adopted General Plan. An Environmental Negative Declaration was adopted in conjunction with the ordinances. The 46 acres were identified by two separate planning areas: Area 2 and Area 9. Area 2 Packet Pg. 32 A.2 is the southerly portion and Area 9 is the northerly portion. Under the County Code, which the City adopted, Area 2 was zoned Light Agricultural and Area 9 was zoned Flood Plain. In 2010 Ordinance No. 251 was adopted which established an Agricultural Overlay Districts over the area formerly referred to as Area 2. Current General Plan and Zoning Designations In 2010, the City Council adopted an update to the General Plan and the entire 46-acre study area was designated Floodplain Industrial on General Plan Land Use Map. The Land Use Element states that properties within the Floodplain Industrial designation have the potential for severe flooding due to their proximity to the Santa Ana River. It is expected that the build-out of the area will occur over a long period of time and that in the interim existing residential uses would be permitted, and that light agricultural uses would be permitted including the keeping of animals with the approval of an Agricultural Overlay zoning designation. The northern portion of the study area (north of the Railroad Access Road alignment as extended to the eastern study area boundary) is zoned M2-Industrial with the Floodplain (FP) overlay, while the southern portion of the area is zoned M2-Industrial with the Floodplain (FP) and Agricultural (AG) overlays (see Exhibit 2). The FP overlay establishes additional regulations to mitigate flood hazards and requires a Conditional Use Permit for agricultural uses and uses allowed in the underlying M2 zone district. The AG overlay allows uses in addition to those permitted by the M2 zone. The existing AG Overlay regulations are shown in Exhibit 3. Proposed Amendment During the Council meetings, Staff stated that the changes to the zoning code would provide the framework for limited commercial agricultural and ranchette residential uses. Staff and the Consultant evaluated the site, existing designations and evaluated the best vehicle to allow limited commercial agricultural uses with ranchette residential uses, as desired by the property owners on the south end of the project area; and to also consider the wishes of those property owners that do not want their zoning changed. Staff is proposing an amendment to the Zoning Code and Zoning Map to establishing a new Chapter 18.56 Agricultural-2 (AG-2) Overlay District; and revise the Zoning Map would be changed to show the new AG-2 Overlay District on the entire 46-acre project area. The existing AG Overlay District would be replaced with the new AG-2 Overlay for the four parcels located south of the Railroad Access Road alignment. Allowable uses in the AG-2 Overlay would be in addition to those permitted in the underlying M2 zone. This approach would allow property owners to exercise the option to establish light commercial agricultural uses with ancillary ranchette homes on 1 acre lots. With regard Packet Pg. 33 A.2 to the two properties with existing homes (Rich and Makshanoff), thoseproperties could continue to be occupied as pre-existing residential uses and provisions have been included that specifically allow animal keeping to continue pursuant to the original AG Overlay District. The proposed text for the new AG-2 Overlay is set forth in the draft resolution (Exhibit 5). Key provisions of the new overlay regulations are summarized as follows: Permitted uses: Temporary uses would be permitted subject to site and architectural review by the Planning and Development Services Director. Conditionally permitted uses: Agricultural uses would be permitted subject to approval of a conditional use permit. The allowable number of animals would be limited as provided in Table 18.56.030 of the draft resolution. Single-family residences would also be conditionally permitted, provided that such use is ancillary to a commercial agricultural use. Other uses determined by the Planning Commission to be similar in nature to a listed use would also be conditionally permitted. CUP is consistent with floodplain overlay Prohibited uses: Commercial composting, commercial recycling and animal slaughtering would be prohibited. Development standards: Standards such as lot dimensions, setbacks, lot coverage and building height would be established as provided in Section 18.56.050 of the draft resolution. Exhibit 4 provides a comparison of allowable uses in the existing AG Overlay and the proposed AG-2 Overlay. PUBLIC NOTICE: Notice of the public hearing was published in the Grand Terrace City News and posted in three locations 10 days prior to the hearing. In addition, notice was sent by direct mail to owners of property that would be affected by the proposed amendment and owners of property within 300 feet as required by state law. As a result of the public notice, property owners spoke during public comment portion of the City Council meeting, in opposition to the AG-2 Overlay District, and requesting a Light Agricultural zone. Those comments were outside of this noticed public hearing. A letter was received from Mr. Jeffrey McConnell and it is attached to this report. ENVIRONMENTAL REVIEW: A Final EIR was certified by the City Council on April 27, 2010 for the Grand Terrace General Plan. The proposed zoning amendment would not result in new significant environmental impacts or a substantial increase in the severity of impacts analyzed in Packet Pg. 34 A.2 the General Plan FEIR, therefore an Addendum to the FEIR has been prepared pursuant to CEQA Guidelines Sections 15162 and 15164 (Attachment 6). ATTACHMENTS: Zoning Map_ Sep_2017 (PDF) Existing Chapter 18.53 Agricultural Overlay District.pdf (PDF) Exhibit of Existing vs Proposed Uses_10.10.2017 (DOCX) 2017-10-19_PC Resov2 (DOCX) Addendum_AG-2 Overlay_2017-10-19_draft (DOCX) Letter to Commissioners for agenda packet- from Jeffrey McConnell(DOCX) APPROVALS: Sandra Molina Completed 10/13/2017 12:54 PM City Attorney Completed 10/13/2017 3:24 PM Sandra Molina Completed 10/13/2017 3:28 PM Planning Commission/Site And Architectural Review Board Pending 10/19/2017 6:30 PM Packet Pg. 35 V I V E N D A A V E N AV LITTO AVE WALNUT BA RT ON RD RD RTON BA A.2.b Attachment: Existing Chapter 18.53 Agricultural Overlay District.pdf (Zoning Amendments North of Vivienda) Packet Pg. 37 A.2.b Attachment: Existing Chapter 18.53 Agricultural Overlay District.pdf (Zoning Amendments North of Vivienda) Packet Pg. 38 A.2.b Attachment: Existing Chapter 18.53 Agricultural Overlay District.pdf (Zoning Amendments North of Vivienda) Packet Pg. 39 A.2.c Permitted Uses: Existing AG Overlay vs. Proposed AG-2 Overlay District AG Overlay (existing) AG-2 Overlay (proposed) Permitted One temporary stand for display Temporary uses which are determined by the Uses and sale of seasonal items such as community development director not to have Christmas trees and pumpkins significant long-term impact on the environment produced on the premises may be approved for a specific length of time by the planning director Temporary sheep grazing Animal keeping o Horse, mule, donkey or pony o Small animals o Birds or rodents Horticultural crops or tree farming Conditionally Animal keeping Animal keeping and boarding Permitted o Large animals other than a Apiaries Uses horse, mule, donkey or pony Orchards, groves, nurseries, field crops, tree o Exotic or wild animals crops, berry crops, bush crops, truck gardening and commercial flower growing, including the drying, packing, canning, freezing, or other acceptable methods of processing of fruits, nuts, vegetables and other horticultural products where such processing is primarily in conjunction with a farming operation Sale of fruit, vegetables, produce and flowers and other similar products grown on the property Riding stables and academies Sheep grazing only for the purpose of clearing unharvested crops or stubble Single-family residences, provided that such use is ancillary to a commercial agricultural use Accessory Structures and Uses. Private garages used by persons residing on the premises, cabanas, laundry rooms, workshops, stables, barns, tack rooms, pens, corrals, and similar animal keeping/ agricultural structures, provided these structures shall not be used as a habitable dwelling or space Other uses which are determined by the Planning Commission to be similar in nature to a use listed in this section Prohibited Commercial composting facilities Attachment: Exhibit of Existing vs Proposed Uses_10.10.2017 (Zoning Amendments North of Vivienda) Uses Commercial recycling facilities Animal slaughtering Notes: See regulations for limitations on number of animals and other development standards Packet Pg. 40 A.2.d RESOLUTION NO. 2017-___ A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF GRAND TERRACE RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ENVIRONMENTAL ADDENDUM AND ADOPT ZONING CODE AMENDMENT 17-03 AND ZONE CHANGE 17-01 AMENDING THE ZONING CODE AND REVISING THE ZONING MAP RELATED TO THE AGRICULTURAL-2 OVERLAY DISTRICT WHEREAS, pursuant to Section 65300 of the State Planning and Zoning Law (Division 1 Title 7 of the California Government Code) on April 27, 2010, the City of Grand Terrace adopted Resolution 2010-10 adopting a General Plan to provide comprehensive, long-range planning guidelines for future growth and development which incorporates the following nine elements: Land Use, Circulation, Open Space and Conservation, Public Health and Safety, Noise, Public Services, Housing, and Sustainable Development. Each element of the General Plan provides Goals, Programs, and Policies as required by State Law; and WHEREAS, pursuant to Sections 65800 and 65850 of the California Government Code, the City may adopt ordinances to regulate the use of buildings, structures, and land as between industry, business, residences, and open space, and other purposes; to regulate the location, height, bulk, number of stories and size of buildings and structures, the size and use of lots, yards, courts and other open spaces, the percentage of a lot which may be occupied by a building or structure, and the intensity of land use; and to establish requirements for off-street parking, in compliance with the California Government Code; and WHEREAS, Zoning Code Amendment 17-03 proposes to amend the Zoning Ordinance to establish a new Agricultural-2 Overlay District as set forth in Exhibit A; and WHEREAS, Zone Change 17-01 proposes to amend the Zoning Map to remove the Agricultural Overlay and add the Agricultural-2 Overlay to the entire project area as shown in Exhibit B; and WHEREAS, Council on April 27, 2010, for the General Plan Update, and pursuant to Section 15164 of the California Environmental Quality Act (CEQA) Guidelines, an Addendum to the FEIR has been prepared for Zoning Code Amendment 17-03 and Zone Change 17-01. The Attachment: 2017-10-19_PC Resov2 \[Revision 3\] (Zoning Amendments North of Vivienda) Addendum has determined that none of the conditions requiring a subsequent EIR or Negative Declaration exists; and WHEREAS, on October 19, 2017, the Planning Commission conducted a duly noticed public hearing on Zoning Code Amendment 17-03 and Zone Change 17-01 at the Grand Terrace Council Chambers located at 22795 Barton Road, Grand Terrace, California 92313 and concluded the hearing on said date; and Page 1 of 8 Packet Pg. 41 A.2.d WHEREAS, all legal prerequisites to the adoption of this Resolution have occurred. NOW THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Grand Terrace: 1. The Planning Commission hereby finds that the Addendum to the General Plan FEIR prepared for Zoning Code Amendment 17-03 and Zone Change 17-01 satisfies the requirements of CEQA because: a. No substantial changes are proposed in the project which will require major revisions of the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; b. No substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; and c. No new information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified shows that: (i) The project will have one or more significant effects not discussed in the previous EIR; (ii) Significant effects previously examined will be substantially more severe than shown in the previous EIR; (iii) Mitigation measures or alternatives previously found not to be feasible would in fact be feasible, and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or (iv) Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce Attachment: 2017-10-19_PC Resov2 \[Revision 3\] (Zoning Amendments North of Vivienda) one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative. 3. The Planning Commission finds as follows with respect to Zoning Code Amendment 17-03 and Zone Change 17-01: a. The proposed Zoning Code amendment and zone change will not be Page 2 of 8 Packet Pg. 42 A.2.d detrimental to the health, safety, morals, comfort or general welfare of the persons residing or working within the neighborhood of the proposed amendment or injurious to property or improvements in the neighborhood or within the City because they promote land uses that are compatible with both the existing topography and land use patterns in the vicinity. Specific provisions of the proposed regulations, such as the maximum number of animals per parcel, minimum setbacks, required screening, and prohibited uses, are intended to minimize adverse impacts on adjacent properties that could result from agricultural uses. Further, the proposed amendment will not alter the existing Floodplain Overlay zoning regulations on the subject property, which serve to mitigate flood hazards. b. The proposed Zoning Code amendment and zone change will be consistent with the General Plan in that the property to be rezoned is designated Floodplain Industrial in the Land Use Element, which is intended for light industrial and light agricultural uses with rural residential use also allowed. 4. Based on the findings and conclusions set forth above, this Commission hereby recommends that the City Council adopt the FEIR Addendum and further recommends that the City Council adopt an Ordinance approving Zoning Code Amendment 17-03 and Zone Change 17-01 to effectuate the changes shown on Exhibits A and B, attached hereto. PASSED AND ADOPTED by the Planning Commission of the City of Grand Terrace, th California, at a regular meeting held on the 19 day of October, 2017. AYES: NOES: ABSENT: ABSTAIN: ATTEST: __________________________ __________________________ Attachment: 2017-10-19_PC Resov2 \[Revision 3\] (Zoning Amendments North of Vivienda) Debra L. Thomas Tom Comstock City Clerk Chairman Page 3 of 8 Packet Pg. 43 A.2.d Exhibit A Zoning Code Amendment 17-03 CHAPTER 18.56 (AGRICULTURAL-2 OVERLAY DISTRICT) OF TITLE 18 IS ADDED AS FOLLOWS: Chapter 18.56 AGRICULTURAL-2 OVERLAY DISTRICT (AG-2) 18.56.010 - Purpose. The purpose of the Agricultural-2 Overlay (AG-2) district is to permit limited commercial agricultural uses with single-family residential as an accessory use to support the commercial agricultural uses. In order to ensure a quality living environment and to protect the public health, safety and general welfare, this chapter establishes certain regulations regarding the type, size, number and location of such agricultural uses permitted in the overlay district. The regulations contained in this chapter are in addition to the regulations of the underlying district. In the case of a conflict between the regulations of the overlay district and the underlying district, the regulations of the overlay district shall prevail. The contents of this chapter shall in no way be interpreted to relax any of the requirements of the San Bernardino County health code as adopted by the city. 18.56.020 - Permitted uses. Uses permitted in the AG-2 Overlay District are as follows: A. Temporary uses which are determined by the community development director not to have significant long-term impact on the environment. (Uses such as parking lot sales, Christmas tree sales, seasonal sales, rummage sales, and others with review through the land use approval or administrative site and architectural approval process in accordance with Chapter 18.63, Site and Architectural Review.) 18.56.030 - Conditionally permitted uses. Uses permitted in the AG-2 Overlay District with a conditional use permit are as follows: A. Animal keeping and boarding. All animals, excepting household pets, shall be kept at a minimum distance of seventy (70) feet from any structure or area used for human habitation or public assembly (e.g. parks, churches, etc.) on adjoining Attachment: 2017-10-19_PC Resov2 \[Revision 3\] (Zoning Amendments North of Vivienda) property. The area of human habitation shall not include cabanas, patios, attached or detached private garages or storage buildings. The combined total number of animals kept on any one site shall not exceed the maximum number and combination of animals allowable as identified in Table 18.56.030. B. Apiaries, provided that no hives or boxes housing bees are kept closer than two hundred (200) feet from any dwelling other than that occupied by the property owner. Page 4 of 8 Packet Pg. 44 A.2.d C.Orchards, groves, nurseries, field crops, tree crops, berry crops, bush crops, truck gardening and commercial flower growing, including the drying, packing, canning, freezing, or other acceptable methods of processing of fruits, nuts, vegetables and other horticultural products where such processing is primarily in conjunction with a farming operation and the structures used for such processing are located at least twenty (20) feet from the property line. D. Sale of fruit, vegetables, produce and flowers and other similar products grown on the property; provided, however, that roadside stands used for such sales shall not exceed two hundred fifty (250) square feet. E. Riding stables and academies; provided that the minimum lot size for such uses shall be not less than five (5) acres, and that all buildings for the housing, feeding, or rental of such animals shall be at least one hundred (100) feet from any property line, and five hundred (500) feet from any residential zone, church, school, park or hospital. F. Sheep grazing only for the purpose of clearing unharvested crops or stubble, with no limit on the number of animals, for a period not exceeding thirty (30) days in any six-month period. Special application for such temporary grazing shall be made in writing, and approved by the Planning Director prior to commencement. G. Single-family residences, provided that such use is ancillary to a commercial agricultural use. H. Accessory Structures and Uses. Private garages used by persons residing on the premises, cabanas, laundry rooms, workshops, stables, barns, tack rooms, pens, corrals, and similar animal keeping/ agricultural structures, provided these structures shall not be used as a habitable dwelling or space, as defined by the adopted Uniform Building Code. Approval shall be through a minor conditional use permit review. I. Other uses which are determined by the Planning Commission to be similar in nature to a use listed in this section. 18.56.040 - Prohibited uses A. Commercial composting facilities B. Commercial recycling facilities C. Animal slaughtering TABLE 18.56.030 Maximum Attachment: 2017-10-19_PC Resov2 \[Revision 3\] (Zoning Amendments North of Vivienda) Minimum Site Number Area per Animal of Type of Animal or Use Animals (square feet) (per parcel) Poultry 25 per acre 100 Cattle or buffalo 6,000 - Page 5 of 8 Packet Pg. 45 A.2.d Horses, mules, donkey or pony 6,000 - 1 pond/acre Maximum pond size = ½ lot Fish raising area and - maximum 4 ponds per parcel Hogs 12,000 - Sheep, female goats and similar 4,000 livestock Adult male goats - 1 Rabbits and chinchillas 200 200 Ostriches, emus, alpacas, llamas 4,000 - Notes: 1. Young animals born to a permitted animal may be kept until such animals are weaned (cats and dogs: four months, large animals: six months, horses: twelve months). 18.56.050 Existing Legal Non Conforming Residential Uses. Existing legal nonconforming residential uses on Assessor Parcel Numbers 0275-191- 58 and 0275-191-43 may continue; pursuant to Chapter 18. 76 Non Conforming Uses and Structures. Animal keeping shall be pursuant to the provisions of Chapter 18.53 Agricultural Overlay District. 18.56.060 - Site development standards. Animal keeping areas shall be limited to portions of the lot with no more than a four percent (4%) grade. Other site development standards in the AG-2 Overlay District are as follows: Development Issue Standard Lot Area 1 acre Attachment: 2017-10-19_PC Resov2 \[Revision 3\] (Zoning Amendments North of Vivienda) (minimum) Lot Width 150 (Minimum linear feet) Lot Depth 200 (Minimum linear feet) Setbacks (Minimum linear feet) Page 6 of 8 Packet Pg. 46 A.2.d front yard 40 rear yard 35 side yard (interior lot) 20 side yard (corner lot) 20 Height (primary structure) 35 (maximum linear feet) Building Lot Coverage (maximum percent, less the required parking, setbacks, and 40 landscaping) 18.56.070 Standards for Accessory Buildings A. Accessory buildings shall not occupy more than ten percent (10%) of the rear yard. B. Accessory buildings shall be a minimum of fifteen feet (15 ft.) from the main buildings C. Accessory buildings shall be located no closer to the side and rear property lines than: 1. Ten (10) feet for one-story nonresidential accessory buildings 2. Fifteen (15) feet for two-story nonresidential accessory buildings and one- or two-story buildings used for residential purposes. 18.56.080 Screening and trash enclosures. A. Trash storage areas shall be enclosed by a wall not less than six feet in height. If unroofed, no such area shall be located within 40 feet of any district zoned for residential use. B. All outdoor animal uses and/or animal enclosures shall be screened in a manner determined by the planning commission in consideration of the type of animals being kept. 18.56.090 - Off-street parking. The number of off-street parking spaces shall be determined by the Planning Commission as part of the conditional use permit. The provisions of Chapter 18.60 shall apply in determining the size and location of required parking spaces. 18.56.100 - Signs. Attachment: 2017-10-19_PC Resov2 \[Revision 3\] (Zoning Amendments North of Vivienda) Signs in the A-1 district shall be limited to one unlighted sign per site not exceeding twelve (12) square feet pertaining to products offered for sale on the premises. Page 7 of 8 Packet Pg. 47 A.2.d Exhibit B Zoning Map Change 17-01 THE OFFICIAL ZONING MAP IS AMENDED TO RE-ZONE PROPERTIES AS FOLLOWS: Amend the zoning designation for the properties shown below from M2 Industrial/FP Floodplain Overlay/AG Agricultural Overlay to M2 Industrial/FP Floodplain Overlay/AG-2 Agricultural-2 Overlay: 0275-191-06 0275-191-30 0275-191-16 0275-191-43 0275-191-01 0275- 0275-191-16 191-16 0275-191-01 Attachment: 2017-10-19_PC Resov2 \[Revision 3\] (Zoning Amendments North of Vivienda) APN 0275-191-01 APN 0275-191-02 APN 0275-191-03 APN 0275-191-16 APN 0275-191-43 APN 0275-191-58 APN 0275-191-06 APN 0275-191-30 Page 8 of 8 Packet Pg. 48 A.2.e Addendum to the City of Grand Terrace General Plan FEIR for the AG-2 Overlay Zoning Amendments Zoning Code Amendment 17-03 and Zone Change 17-01 October 19, 2017 Overview In 2010, the Grand Terrace City Council certified the Final Program Environmental Impact Report for the General Plan The City now proposes to adopt zoning amendments to establish a new Agricultural-2 (AG-2) Overlay District and apply this overlay to approximately 46 acres designated Floodplain Industrial in the General Plan and designated M2-Industrial on the Zoning Map. The purpose of this Addendum is to demonstrate that the proposed zoning amendments would not result in any of the conditions under which a subsequent EIR or Negative Declaration would be required pursuant to Public Resources Code Section 21166 or CEQA Guidelines Sections 15162 and 15164. Purpose of an Addendum CEQA and the CEQA Guidelines establish the type of environmental documentation that is required when changes to a project occur or new information arises after an EIR is certified or a Negative Declaration adopted for a project. CEQA Guidelines Section 15162 establishes criteria for determining whether more detailed information, such as the preparation of a Subsequent or Supplemental EIR, is needed, and Section 15164 defines the appropriate use of Addendums to previous EIRs and Negative Declarations. CEQA Guidelines Section 15162(a) states: When an EIR has been certified or a negative declaration adopted for a project, no subsequent EIR shall be prepared for that project unless the lead agency determines on the basis of substantial evidence in the light of the whole record, one or more of the following: (1) Substantial changes are proposed in the project, which will require major revisions in the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects. (2) Substantial changes occur with respect to the circumstances under which the project is to be undertaken, which will require major revisions of the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects. (3) New information of substantial importance which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete shows any of the following: a. The project will have one or more significant effects not discussed in the EIR. b. Significant effects previously examined will be substantially more severe than shown in the previous EIR Attachment: Addendum_AG-2 Overlay_2017-10-19_draft \[Revision 1\] (Zoning Amendments North of Vivienda) c. Mitigation measures or alternatives previously found not to be feasible would in fact be feasible, and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure; or d. Mitigation measures or alternatives that are considerably different from those analyzed in the previous EIR would substantially reduce one or more effects on Packet Pg. 49 A.2.e FEIR Addendum for the AG-2 Overlay Zoning Amendments City of Grand Terrace October 19, 2017 Page 2 the environment but the project proponents decline to adopt the mitigation measure. CEQA Guidelines Section 15164(b) states: The Lead Agency or Responsible Agency shall prepare an addendum to a previously certified EIR if some changes or additions are necessary but none of the conditions described in Section 15162 calling for the preparation of a The following analysis demonstrates that the proposed AG-2 Overlay zoning amendments do not raise any new environmental issues and require only minor technical changes or additions to the previous FEIR to satisfy the requirements of CEQA. Project Description The City proposes to amend the Zoning Code to establish a new Agricultural-2 (AG-2) Overlay District and amend the Zoning Map to replace the current AG Overlay on four parcels and place a new AG-2 Overlay on the eight parcels within the entire project area encompassing a total of 46 acres located north of Vivienda Avenue and south of the Santa Ana River Trail (see Exhibit A). Allowable uses in the AG-2 Overlay would be in addition to those uses currently permitted in the M2 zone. Key provisions of the new AG-2 Overlay regulations are summarized as follows: Permitted uses: Temporary uses would be permitted subject to site and architectural review by the Planning and Development Services Director. Conditionally permitted uses: Agricultural uses would be permitted subject to approval of a conditional use permit. The allowable number of animals would be limited as provided in Table 18.56.030 of the draft amendment. Single-family residences would also be conditionally permitted, provided that such use is ancillary to a commercial agricultural use. Other uses determined by the Planning Commission to be similar in nature to a listed use would also be conditionally permitted. Prohibited uses: Commercial composting, commercial recycling and animal slaughtering would be prohibited. Development standards: Standards such as lot dimensions, setbacks, lot coverage and building height would be established as provided in Section 18.56.050 of the draft amendment. Environmental Analysis and Conclusions In 2010, the City Council adopted an update to the General Plan and the area currently proposed for rezoning was designated Floodplain Industrial on General Plan Land Use Map. The Land Use Element describes the purpose of the Floodplain Industrial designation as follows: Properties designated with the Floodplain Industrial designation experience the potential for severe flooding resulting from their proximity to the Santa Ana River. Attachment: Addendum_AG-2 Overlay_2017-10-19_draft \[Revision 1\] (Zoning Amendments North of Vivienda) Properties within this designation are planned for ultimate development as light industrial, nonpolluting uses similar to the Light Industrial designation. Proposed developments must demonstrate that adequate measures can be implemented to ensure that the proposed use is effectively protected from identified flood hazards. Presently, parcels within this area are largely undeveloped or developed as rural residential land uses. It is anticipated that buildout of this area will occur over a long period of time. During this buildout period, existing residential uses shall be permitted Packet Pg. 50 A.2.e FEIR Addendum for the AG-2 Overlay Zoning Amendments City of Grand Terrace October 19, 2017 Page 3 and regulated under the requirements of the Low Density Residential land use designation. Light agricultural uses shall be permitted including the keeping of animals with the approval of an Agricultural Overlay zoning designation. As compared to potential impacts analyzed in the General Plan FEIR, application of the new AG-2 Overlay to the parcels shown in Exhibit A would not result in new significant impacts or a substantial increase in the severity of impacts previously evaluated in the FEIR for the following reasons: The proposed zone change would not result in a larger area of ground disturbance than previously analyzed in the FEIR because the affected area is already designated for light industrial, and recognizes existing agricultural and residential uses. Therefore, potential impacts such as traffic, air pollutants, greenhouse gas emissions and noise caused during construction activity would be substantially similar to those previously analyzed. The proposed zone change would not result in more intense development than previously analyzed in the FEIR because the intensity of uses allowed in the proposed AG-2 Overlay would not be substantially greater than the intensity of uses currently allowed (i.e., light industrial, agriculture and residential). Therefore, long-term impacts such as traffic, air pollutants, greenhouse gas emissions would be substantially similar to those previously analyzed. Potential impacts related to agricultural activities (e.g., dust, noise, odors) would not be substantially more severe than previously analyzed in the FEIR because the affected area was designated for agricultural activities, including the keeping of animals, in the General Plan. For the reasons discussed above, the proposed zoning amendments would not result in the potential for significant environmental impacts that were not previously considered in the General Plan FEIR. Therefore, pursuant to CEQA Guidelines Sections 15162 and 15164, a subsequent or supplemental EIR or IS/ND is not required. Attachment: Addendum_AG-2 Overlay_2017-10-19_draft \[Revision 1\] (Zoning Amendments North of Vivienda) Packet Pg. 51 A.2.e FEIR Addendum for the AG-2 Overlay Zoning Amendments City of Grand Terrace October 19, 2017 Page 4 EXHIBIT A APN 0275-191-01 APN 0275-191-02 APN 0275-191-03 APN 0275-191-16 APN 0275-191-43 APN 0275-191-58 APN 0275-191-06 APN 0275-191-30 0275-191-06 0275-191-30 0275-191-16 0275-191-43 0275-191-01 0275- 0275-191-16 191-16 0275-191-01 Attachment: Addendum_AG-2 Overlay_2017-10-19_draft \[Revision 1\] (Zoning Amendments North of Vivienda) Packet Pg. 52 A.2.f From: The desk of Jeffrey McConnell To: T 10-19-17 meeting regarding the rezoning of the 40 acres. Re: The proposal to amend the zoning map by changing only the AG-1 Overlay to AG-2 overlay. This is NOT the request that was brought to the planning department by property owners in the northwest quadrant of GT in and around the 40 acres in question. This is NOT the request of more than 250 (+,-) signature petition turned in to the council sometime in or around July. th This is NOT what was discussed at the two council meeting on Feb 14 and Mar 28 meetings. Please review for yourself both meetings. Below is the online path for you to easily access the city recorded meetings for yourself. Log onto www.grandterrace-ca.gov Click on the date 02/14/17 Enlarge your screen and move the timer bar at the bottom of the screen over to 57:20 and watch. For the March meeting: Click on the date 03/28/17 on the media page then Enlarge your screen and move the timer bar at the bottom of the screen over to 136:20 and watch. Thank you for your research Jeffrey McConnell Attachment: Letter to Commissioners for agenda packet- from Jeffrey McConnell (Zoning Amendments North of Vivienda) (909) 841-5333 Packet Pg. 53