09-17-2015
CITY OF GRAND TERRACE
PLANNING COMMISSION
AGENDA
Council ChambersRegular Meeting6:30 PM
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-Chairman Ryan Stephens¨¨¨
Commissioner Jeffrey Allen¨¨¨
Commissioner Tara Ceseña¨¨¨
Commissioner Edward A. Giroux¨¨¨
Community Development Director Sandra Molina¨¨¨
Assistant City Attorney Ivy Tsai¨¨¨
Secretary Jessica Lambarena¨¨¨
APPROVAL OF AGENDA
PRESENTATION
Presentation to be given by General Manager Don Hough with the Riverside Highland
Water Company
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 Development Department.
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.
City of Grand TerracePage 1
AgendaGrand Terrace Planning CommissionSeptember 17, 2015
A.PUBLIC HEARINGS
1. Site and Architectural Review 05-19-A1 and Environmental 15-06 Located at 11830
Mount Vernon Avenue
RECOMMENDATION:
1) Conduct a public hearing, and
2) Adopt RESOLUTION NO. 2015-__, A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF GRAND TERRACE ADOPTING AN
ENVIRONMENTAL EXEMPTION AND APPROVING SITE AND ARCHITECTURAL
REVIEW 05-19-A1 TO CONSTRUCT 35 DETACHED CONDOMINIUM UNITS
LOCATED AT 11830 MOUNT VERNON AVENUE
DEPARTMENT: COMMUNITY DEVELOPMENT
B.INFORMATION TO COMMISSIONERS
C.INFORMATION FROM COMMISSIONERS
ADJOURN
Adjourn to the next scheduled meeting of the Site and Architectural Review
Board/Planning Commission to be held on October 1, 2015 at 6:30 p.m.
than 14 calendar days preceding the meeting.
City of Grand Terrace Page 2
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AGENDA REPORT
MEETING DATE:September 17, 2015
TITLE:Site and Architectural Review 05-19-A1 and Environmental
15-06 Located at 11830 Mount Vernon Avenue
PRESENTED BY:Sandra Molina, Community Development Director
RECOMMENDATION:1) Conduct a publichearing, and
2) Adopt RESOLUTION NO. 2015-__, A RESOLUTION OF
THE PLANNING COMMISSION OF THE CITY OF GRAND
TERRACE ADOPTING AN ENVIRONMENTAL
EXEMPTION AND APPROVING SITE AND
ARCHITECTURAL REVIEW 05-19-A1 TO CONSTRUCT 35
DETACHED CONDOMINIUM UNITS LOCATEDAT 11830
MOUNT VERNON AVENUE
BACKGROUND/PROPOSAL:
In 2005, the Greystone Group submitted an application for Site and Architectural
Review 05-19, Tentative Tract Map 05-03 and Specific Plan 05-02, for development of a
35-unit detached condominium project on a 3.7-acre parcel located at 11830 Mount
Vernon Avenue. On December 15, 2005, the Planning Commission approved SA 05-
19, and recommended City Council approval of the Tentative Tract Map and Specific
Plan. On April 27, 2006, the City Council adopted Resolution No. 06-02 approving
Tentative Tract Map 05-03, and introduced Ordinance No. 223 for purposes of adopting
the Specific Plan. The Specific Plan was adopted on May 11, 2006.
In 2009, Tract Map No. 17766 establishing the condominium map was recorded. The
adopted Specific Plan is attached to this report. It contains conceptual plans for
development of the 35 detached units, including the site, grading, architectural and
landscape plans.
Capital Pacific Real Estate, Inc., represented by Mark Mullin, purchased the site earlier
this year and intends to develop the site consistent with the original approval, with slight
modifications. However, expiration of the original Site and Architectural Review
necessitates Planning Commission review for new approval.
Therefore, the Applicant has submitted Site and Architectural Review 05-19-A1 and
Environmental 15-06 for the approval of the site and architectural concepts for 35
detached condominium units and on-site. Each residence will be plotted on lots
averaging2,940 square feet. The housing product will consist of two-story homes and
house sizes varying between 1,873 and 1,898 square feet. The site will also include on-
site landscaping, including an enhanced landscape entry statement, as well as an active
openspace in the center of the development.
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SITE AND SURROUNDING AREA:
The subject site is located on the west side of Mount Vernon Avenue, nestled between
The Highlands apartments complex. The site is presently vacant of structures and
contains trees and shrubs.
The topography of the site slopes from east to west. The existing site slopes about
4.5% in a westerly direction with Mount Vernon Avenue as the high point. The site falls
nearly 25 feet from east to west, with the steepest area along the southerly edge.
To the north, south and west of the site is the Highlands Apartment complex zoned R3
Medium Density Residential and to the east are single family residential homes
designated R1-7.2 Single Family Residential.
ANALYSIS:
General Plan/Zoning Consistency
The Project site is designated Medium Density Residential (MDR) on the General Plan
Land Use Map. The MDR designation includes both single family detached and
multiple family attached developments. Permitted uses within these areas may include
small lot single family developments or attached multi-family developments including
townhomes, condominiums, and apartments. Permissible density is between 6-12
dwelling units per acre. Project density is approximately 9.5 dwelling units per acre.
The site is zoned R-3 Medium Density Residential which allows multiple family
recorded lot lines, as it is a condominium. However, the developer has incorporated
fencing to create the sense of a lot for each condominium unit.
The Greenbriar Specific Plan identified minimum setbacks at 10 feet at the front, 5 feet
at the rear and 8 feet at the sides. The 8 foot setback created a zero lot line situation.
The applicant is proposing to slightly modify that concept by shifting the residence so
that it is centered, providing a conventional center plotting; thereby, eliminating the zero
setback which becomes problematic over time. Between each residence will be a
minimum of 8 feet. As the lot lines are arbitrary, this minor change is consistent with the
specific plan. The residences meet the parking, building height and lot coverage
requirements contained in the specific plan.
Site Plan:
The submitted site plan is a very simple plotting of the recorded Tract Map. It shows the
centering of the residential homes and the 8 foot separation between each unit. Other
minor revisions from the original app
Lots 24-26 and 33. For reference purposes, the Specific Plan is attached which has the
original site plan. The new plotting is consistent with the adopted Specific Plan.
Interior access will be provide
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configuration and with the main entrance and exit via Mount Vernon Avenue located in
Vernon Avenue will be provided in the northeast corner to satisfy the Fire Department.
The proposed parking includes two spaces in each garage for a total of 70 covered
spaces. Also, there are 18 open spaces for guest or visitor parking. This open guest
parking is located in two areas; one near the open space area in the center of the
development and the other near the southeast main entrance.
Two common open space areas are proposed. The larger of the two is located in the
center of the development, towards its westerly side. This open space will be 5,268
square feet in size. The other open space area measures some 1,892 square feet in
size and lies just south and next to the southeast main entrance. No improvements are
shown for this latter open space area. Additional outside recreational amenities will be
provided in the form an exterior patio area for each residential unit.
A five to six foot block wall presently is constructed along the northerly, westerly and
southerly boundaries of the subject site. This development proposes to replace this
fencing with a retaining wall of varying heights, with an 8-foot high wall on top of that in
accordance with the approved grading plan. The retaining and perimeter walls were
extensively discussed by the Planning Commission and City Council, and ultimately due
to existing grade considerations, the walls were approved. Along the Mount Vernon
Preliminary Landscaping:
The preliminary landscape plan shows a generalized plant palette including trees,
shrubs, vines and groundcovers and generalized location of various plantings. As
shown on the preliminary landscaping plan, the applicant will include in the landscaping
the adjacent parkways along Mount Vernon Avenue. The Municipal Code requires the
planting of street trees every 40 feet along both the street frontage, if necessary as
there are already street trees along this section of Mt. Vernon. The applicant will be
required to plant and maintain the adjacent parkway.
A detailed landscaping and irrigation plan will be required to be submitted and to be
approved prior to the issuance of building permits. These plans will be required to
conform to the Water Efficient Landscape Ordinance, as it may be modified by state
regulations, and therefore, the landscaping will be water efficient. Additionally, the
amount of turf area will be required to be reduced in keeping with water efficiency
requirements.
Floor and Architectural Plans:
There are two housing plans. Plan 1 measures 1,873 square feet and Plan 2 measures
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1,898 square feet. The square footages include 72 and 68 square feet added to each
floor plan from the original approval. This small addition conforms to the approved
specific plan and meets setback requirements. Plan 1 is proposed on 15 lots, while Plan
2 is proposed on 20 lots.
The architectural style is consistent with the Specific Plan which is described as
th
elements from early 20 Century California Spanish bungalows. Low pitched roofs and
barrel shaped roof tile accent the character of the architecture. The residences will
have stucco walls, exposed rafters, incorporate stone works, and include decorative
shutters and wrought iron accents. There are 12 color schemes proposed for the Project
and these are attached to the report, as well as a preliminary plan showing which color
scheme is proposed on each lot. The proposed colors and styles are complementary to
the surround area.
Grading and Utilities
The original approval included the conceptual grading plan for the project (attached).
The specific plan also includes the approved conceptual grading plan. The applicant
will grade the project in conformance with the conceptual plans, which is verified
through the technical plan check review.
The site will be graded to drain from east to west at an average grade of 5.0%.
Retaining walls will be used on nearly all of the south, west and northern boundaries of
the site. No retaining walls will be needed along the Mount Vernon frontage. The
maximum retaining wall height will be 10.5 feet along the southeasterly side of the
project. Most of the retaining wall heights, however, will range from 3 feet to 6.5 feet.
The grading of the site will generate approximately 25,000 cubic yards of export. To
mitigate the export operation, a condition has been added to limit the hours of grading of
the site and that the proposed haul route for the exporting trucks be approved by the
Community Development Director prior to the issuance of any grading permits.
Storm water will be collected via an underground storm drain system and outlet through
the retaining wall near the southwest corner of the site. This storm drain system will
also accept off-site water currently being accepted onto the subject property from Mount
Vernon Avenue. The storm water will exit the site via an outlet through the retaining
wall onto the neighboring apartment site to the west. Additional flow due to the addition
of non-pervious materials will be detained on site in an underground detention system.
ENVIRONMENTAL REVIEW:
The Project to construct 35 detached residential homes on the recorded Tract Map is
categorically exempt per the California Environmental Quality Act, Code of Regulations,
Title 14, Section 15332, which exempts infill development when the project is
compatible with the General Plan and Zoning Code, is on less than five acres
substantially surrounded by urban uses, is devoid of habitat for biological resources, is
served by public utilities and services, and there are no impacts to traffic noise, air
quality or water quality. A Notice of Exemption has been included for adoption.
PUBLIC NOTICE:
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Public notice of the Project was provided, including publishing in the Grand Terrace City
News and mailing notices to property owners within 300 feet of the Project site, 10 days
prior to the meeting date. In addition, a copy of the notice was posted in three public
places.
To date, City staff has not received any comments regarding the proposed Project.
CONCLUSION:
The proposed Project is consistent with the Zoning Code, Specific Plan and General
Plan, and conforms to the plotting of the Specific Plan. The construction of the
residences and landscaping with water efficient plant material will complement and
enhance the surrounding area, and staff recommends adoption of the attached
resolution approving the Project.
ATTACHMENTS:
Planning Commission Resolution_SA 05-19-A1 (DOC)
Exhibit1 & 2 Conditions (PDF)
Greenbriar Specific Plan (PDF)
Preliminary color scheme_elevation mix 9-3-15 (PDF)
Preliminary color scheme_elevation mix 9-3-15 (PDF)
Color Schemes (PDF)
APPROVALS:
Sandra Molina Completed 09/10/2015 4:57 PM
City Attorney Completed 09/10/2015 6:43 PM
Community Development Completed 09/10/2015 7:02 PM
Planning Commission Pending 09/17/2015 6:30 PM
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RESOLUTION NO. 2015-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF GRAND TERRACE ADOPTING A NOTICE OF
EXEMPTION AND APPROVING SITE AND ARCHITECTURAL
REVIEW 05-19-A1 ESTABLISHING THE SITE AND
ARCHITECTURAL CONCEPTS FOR A 35-UNIT DETACHED
CONDOMINIUM PROJECT AT 11830 MOUNT VERNON
AVENUE (APN 1167-292-01)
WHEREAS, in 2005, the Greystone Group submitted Site and Architectural
Review 05-19, Tentative Tract Map 05-03 (Map No. 17766) and Specific Plan 05-02 for
development of a 35-unit detached condominium project; and
WHEREAS, on December 15, 2005, the Planning Commission approved SA 05-
19, and recommended City Council approval of Tentative Tract Map 05-03 (Map No.
17766) and Specific Plan 05-02; and
WHEREAS, on April 27, 2006, the City Council adopted Resolution No. 06-02
approving Tentative Tract Map 05-03, and on May 11, 2006 adopted Ordinance No. 223
adopting the Specific Plan; and
WHEREAS, in 2009, Tract Map No. 17766 establishing the condominium map
was recorded; and
WHEREAS, Capital Pacific Real Estate, Inc., represented by Mark Mullin,
purchased the site earlier this year and intends to develop the site consistent with the
original approval, with slight modifications. However, expiration of the original Site and
Architectural Review necessitated Planning Commission review to re-establish
approval; and
WHEREAS, the Project site is zoned R3-High Density Residential and
designated Medium Density Residential on the General Plan Land Use Map, located at
11830 Mount Vernon Avenue, identified 1167-292-01;
and
WHEREAS, the Project qualifies for an environmental exemption pursuant to
Section 15332 of the California Environmental Quality Act (CEQA) Guidelines, which
exempts infill projects when the project is compatible with the General Plan and Zoning
Code, is on less than five acres substantially surrounded by urban uses, it is devoid of
Attachment: Planning Commission Resolution_SA 05-19-A1 (1767 : Site and Architectural Review 05-19-A1)
habitat for biological resources, the site is served by public utilities and services, and
there are no impacts to traffic noise, air quality or water quality; and
WHEREAS, on September 17, 2015, the Planning Commission conducted a duly
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noticed public hearing on the Project at the Council Chambers located at 22795 Barton
Road, Grand Terrace, California and concluded the hearing on said date; and
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 Project is categorically exempt
from the provisions of the California Environmental Quality Act (CEQA) pursuant
to Section 15332. The Notice of Exemption prepared in connection with the
Project has been reviewed and considered and reflects the independent
judgment of the Planning Commission, and is hereby adopted.
2. The Planning Commission finds as follows with respect to Architectural and Site
Review 15-03:
a. The Project is consistent with the intent of the Grand Terrace Municipal
Code and the General Plan. The proposed Project to construct 35
detached condominium units is consistent with the Grand Terrace
Municipal Code and the General Plan in that it meets the standards of the
R3 zoning and tMedium Density
Residential category, and is consistent with the adopted Specific Plan.
b. The location and configuration of all structures associated with this Project
are visually harmonious with this site and surrounding sites and structures,
they do not interfere with the neighbors' privacy, 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 area. The design
and appearance of the 35 unit project will be consistent with the existing
residential development in the area and the City. In addition, the site will
be appropriately landscaped to blend in with existing development and the
setbacks and landscaping of the project will proved a buffer and transition
to the single family homes on the east side of Mount Vernon Avenue.
c. The architectural design of structures, their materials and colors are
visually harmonious with the surrounding development, natural landforms,
are functional for the Project and are consistent with the Grand Terrace
Municipal Code. The design is both functional for the proposed project
and is consistent with the Grand Terrace Municipal Code. Color and
materials will match existing materials and colors within the adjacent
Attachment: Planning Commission Resolution_SA 05-19-A1 (1767 : Site and Architectural Review 05-19-A1)
residential areas.
d. The plan for landscaping and open spaces provide a functional and
visually pleasing setting for the structures on this site and is harmonious
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with the natural landscape of the area and nearby developments. The
proposed landscaping of the site will minimize any visual impacts to the
surrounding area.
e. There is no indiscriminate clearing of property, destruction of trees or
natural vegetation or the excessive and unsightly grading of hillsides, thus
the natural beauty of the City, its setting, and natural landforms are
preserved. The site is vacant containing sparse vegetation. It will not
result in indiscriminate clearing or destruction of vegetation. Rather it will
improve the aesthetics of the existing corridor.
f. Conditions of approval for this Project necessary to secure the purposes
of the Grand Terrace Municipal Code and General Plan are made a part of
this approval as set forth in the accompanying Resolution of Approval.
BE IT FURTHER RESOLVED that Site and Architectural Review 05-19-A1 is hereby
approved subject to the following conditions:
1. Site and Architectural Review 05-19-A1 is approved to construct 35 detached
condominium units in accordance with the original approval of Site and
Architectural Review 05-19 and Specific Plan 05-02. This approval is based on
the application and materials submitted on July 13, 2105, including the
conceptual site plan, landscaping plan and color schemes dated August 27,
2015. These plans are approved as submitted and conditioned herein, and shall
not be further altered except as modified by these conditions of approval, and
unless reviewed and approved by the affected city departments
2. This approval shall expire twelve (12) months from the date of adoption of this
resolution unless the use has been inaugurated 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
Community Development 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,
Attachment: Planning Commission Resolution_SA 05-19-A1 (1767 : Site and Architectural Review 05-19-A1)
employees, and agents in the defense of the matter.
4. The project shall be constructed in accordance with all the approved plans and
conditions of approval, including but not limited to site plans, floor plans, wall
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plans, building elevations, and landscape plans except as modified by these
conditions of approval.
5. In the event that exhibits and written conditions are inconsistent, the written
conditions shall prevail.
6. The applicant shall pay all applicable development impact fees, and demonstrate
the payment of school impact fees to the Building and Safety Department.
7. Construction and operational activities associated with the project shall comply
Terrace Municipal Code.
8. The applicant shall comply with the conditions of approval listed in the
memorandum from the Director of Building and Safety/Public Works dated
October 10, 2005, attached as Exhibit 1.
9. The applicant shall comply with the requirements in the letter from the County
Fire Department, Community Safety Division, dated November 1, 2005, attached
as Exhibit 2. In addition, the applicant shall obtain and comply with updated
conditions prior to the approval of the grading plan.
10. The applicant shall obtain all requisite permits and clearances from Riverside
Highland Water Company (RHWCO), prior to the issuance of a grading permit
and/or building permit, as applicable.
11. The applicant shall submit sewer improvement plans to the City of Colton
Wastewater Department for review and approval.
12. The applicant shall incorporate into the project design all existing easements
within the project boundaries, or obtain abandonment of said easements from the
affected easement holder(s). If this requirement cannot be accomplished, the
project shall be redesigned.
13. Air conditioning, heating and cooling units shall be ground mounted.
14. Prior to the issuance of building permits, the applicant shall submit four sets of
building elevations demonstrating conformance with the approved architectural
plans, and with the adopted Specific Plan.
15. The applicant shall submit a utility plan with the final construction plans that
depict the locations of utilities necessary to serve the residences.
Attachment: Planning Commission Resolution_SA 05-19-A1 (1767 : Site and Architectural Review 05-19-A1)
16. All exposed retaining walls and perimeter walls shall be decorative.
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17. Prior to issuance of a building permit for any perimeter walls on shared property
lines, the applicant shall submit an Encroachment Agreement signed by adjacent
property owners authorizing construction of block walls on the shared property
line.
18. The applicant shall be responsible for regular and ongoing upkeep and
maintenance of the property, including weeds and debris, and all on-site and
parkway landscaping shall be maintained by the applicant in good condition at all
times.
19. 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.
20. All construction debris shall be collected and placed in appropriate containers on
a daily basis, and the construction site shall be maintained in a neat and orderly
manner.
21. A decorative wall/fence shall be provided along Mount Vernon Avenue. Said
wall/fence shall be setback 10 feet from the Mount Vernon right-of-way line
excepting where this distance needs to be modified because of line of site
issues. A detailed fencing plan showing the design, appearance and location of
all fencing shall be submitted to and approved by the Community Development
Department prior to the issuance of any building permits.
22. A precise grading plan with soils report shall be submitted to the City for review
and approval prior to the issuance of any grading permit for this project.
23. This project shall provide at least two covered parking spaces in a garage and at
least one open guest parking space for every four proposed units distributed
throughout the development.
24. Three copies of landscaping and irrigation plans shall be submitted to the
Community Development Director for review and approval. Said plans shall be
prepared by a licensed landscape architect. The plans shall be in substantial
conformance with the preliminary landscaping plan, except that it shall conform
state model ordinance and the amount of turf shall be reduced. Said plans shall
be submitted prior to the issuance of building permits for the new construction.
All landscaping and irrigation facilities shall be installed prior to the final
occupancy of the any residential building.
25. The proposed landscaping for this development shall include the parkway in front
of the site along Mt. Vernon Avenue. The developer or homeowner's association Attachment: Planning Commission Resolution_SA 05-19-A1 (1767 : Site and Architectural Review 05-19-A1)
shall be responsible for the maintenance of this parkway landscaping.
26. Prior t
Lighting and Landscape Lighting District. The applicant shall submit a deposit to
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cover direct engineering costs and administrative costs associated with said
annexation.
27. The proposed open space lot in the middle of the proposed development shall
include active recreational amenities. A detailed plan of this open space area
shall be submitted to and be approved by the Community Development
Department prior to the issuance of building permits.
28. No building or portion of a building shall be constructed within the 19 foot setback
as measured from the Mt. Vernon Avenue right of way excepting for patio covers
which shall be constructed of wood.
29. No building or portion of a building or structure shall be constructed closer to the
northerly, westerly or southerly property lines of the site shown on the site plan of
the original approval. Exceptions may be made for patio covers which shall be
constructed of wood and for the adjustment of the location of the buildings to
accommodate the minimum 18 foot driveways required by Condition No. 30;
however, in no instance shall a structure be closer than 5 feet to any interior
property line.
30. The driveways in front of each individual garage shall have a minimum length, as
measured from the garage door to backside of the proposed sidewalk or edge of
the interior loop drive where there is no Sidewalk, of 18 feet. In addition, all
garage doors shall be of the "roll-up" type.
31. Any signs proposed for this project shall be subject to the sign regulations of the
R3 Zone and to a separate sign permit application to be reviewed and approved
by the Community Development Department.
32. All parking areas shall be surfaced and maintained with asphalt, concrete or
other permanent, impervious surfacing material as required by Section 18.60.040
B of the Zoning Code.
33. For any outside lighting proposed, a lighting plan shall be submitted to and
approved by the Community Development Department prior to the issuance of
building permits. Night lighting for the buildings and parking areas shall be
designed to reflect away from nearby residential areas and public roadways.
Light standards on the site shall not exceed eighteen feet in height as measured
from the finished grade of the parking surface.
34. The developer shall pay the appropriate traffic impact fees as required by City
Ordinance No. 190 prior to the issuance of building permits.
35. All contractors working on this project shall acquire a valid City business license.
Attachment: Planning Commission Resolution_SA 05-19-A1 (1767 : Site and Architectural Review 05-19-A1)
36. Prior to the issuance of grading permits, the applicant shall comply with the City
of Grand Terrace Stormwater System Ordinance, as it may be amended,
(Ordinance No. 142, Subsection 1.010, 1993) and the Santa Ana Regional Water
Quality Control Board's NPDES Permit for San Bernardino County, as required
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under the Clean Water Act.
37. A "phasing plan" indicating the proposed phasing and timing of the development
shall be submitted to and approved by the Director of Community Development
prior to the issuance of building permits.
38. The approval shall not be effective until the developer/owner signs the
"Acceptance of Conditions" form that he/she is aware of and accepts all of the
conditions of approval as imposed by the Planning Commission at the conclusion
of the public hearing.
39.
plan" to the Community Development Director for review. Said "export plan" shall
indicate the days and hours in which dirt will be exported from the site and shall
also indicated the proposed haul route for the trucks exporting dirt from the site.
No grading pennit shall be issued until the submitted "export plan" is approved by
the Director.
40. For "Unit I" on the southeast comer of the site next to the open space area, the
east side of the building facing Mt. Vernon shall be architecturally embellished to
the satisfaction of the Community Development Director. Plans showing this
architectural embellishment shall be submitted to and approved by the
Community Development Director prior to the issuance of any building permits.
41. The applicant shall contact the Planning Division for a final inspection a minimum
two weeks prior to the inspection date requested.
42. Upon approval of these conditions and prior to becoming final and binding, the
and content shall be prepared by the Community Development Department.
Attachment: Planning Commission Resolution_SA 05-19-A1 (1767 : Site and Architectural Review 05-19-A1)
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PASSED AND ADOPTED by the Planning Commission of the City of Grand Terrace,
th
California, at a special meeting held on the 17 day of September, 2015.
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
__________________________ __________________________
Pat Jacquez-Nares Tom Comstock
City Clerk Chairman
Attachment: Planning Commission Resolution_SA 05-19-A1 (1767 : Site and Architectural Review 05-19-A1)
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Exhibit 1
Attachment: Exhibit1 & 2 Conditions (1767 : Site and Architectural Review 05-19-A1)
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Attachment: Exhibit1 & 2 Conditions (1767 : Site and Architectural Review 05-19-A1)
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Attachment: Exhibit1 & 2 Conditions (1767 : Site and Architectural Review 05-19-A1)
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Attachment: Exhibit1 & 2 Conditions (1767 : Site and Architectural Review 05-19-A1)
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Exhibit 2
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Attachment: Exhibit1 & 2 Conditions (1767 : Site and Architectural Review 05-19-A1)
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Attachment: Exhibit1 & 2 Conditions (1767 : Site and Architectural Review 05-19-A1)
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Attachment 2
Attachment: Greenbriar Specific Plan (1767 : Site and Architectural Review 05-19-A1)
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Attachment: Greenbriar Specific Plan (1767 : Site and Architectural Review 05-19-A1)
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Attachment: Greenbriar Specific Plan (1767 : Site and Architectural Review 05-19-A1)
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Attachment: Greenbriar Specific Plan (1767 : Site and Architectural Review 05-19-A1)
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Attachment: Greenbriar Specific Plan (1767 : Site and Architectural Review 05-19-A1)
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Attachment: Greenbriar Specific Plan (1767 : Site and Architectural Review 05-19-A1)
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Attachment: Greenbriar Specific Plan (1767 : Site and Architectural Review 05-19-A1)
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Attachment: Greenbriar Specific Plan (1767 : Site and Architectural Review 05-19-A1)
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Attachment: Greenbriar Specific Plan (1767 : Site and Architectural Review 05-19-A1)
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Attachment: Greenbriar Specific Plan (1767 : Site and Architectural Review 05-19-A1)
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Attachment: Greenbriar Specific Plan (1767 : Site and Architectural Review 05-19-A1)
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Attachment: Greenbriar Specific Plan (1767 : Site and Architectural Review 05-19-A1)
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Attachment: Greenbriar Specific Plan (1767 : Site and Architectural Review 05-19-A1)
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Attachment: Greenbriar Specific Plan (1767 : Site and Architectural Review 05-19-A1)
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Attachment: Greenbriar Specific Plan (1767 : Site and Architectural Review 05-19-A1)
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Attachment: Greenbriar Specific Plan (1767 : Site and Architectural Review 05-19-A1)
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Attachment: Greenbriar Specific Plan (1767 : Site and Architectural Review 05-19-A1)
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Attachment: Greenbriar Specific Plan (1767 : Site and Architectural Review 05-19-A1)
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Attachment: Greenbriar Specific Plan (1767 : Site and Architectural Review 05-19-A1)
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Attachment: Greenbriar Specific Plan (1767 : Site and Architectural Review 05-19-A1)
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Attachment: Greenbriar Specific Plan (1767 : Site and Architectural Review 05-19-A1)
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Attachment: Greenbriar Specific Plan (1767 : Site and Architectural Review 05-19-A1)
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Attachment 3
A.1.d
Hsffocsjfs
DPOTUSVDUJPO!TFRVFODF!TIFFU
SFMFBTF!.!QIBTF!Bmm-!!USBDU;!28877
DJUZ;!HSBOE!UFSSBDF!!\[JQ;!
Attachment: Preliminary color scheme_elevation mix 9-3-15 (1767 : Site and Architectural Review 05-19-A1)
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Attachment: Preliminary color scheme_elevation mix 9-3-15 (1767 : Site and Architectural Review 05-19-A1)
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Attachment: Preliminary color scheme_elevation mix 9-3-15 (1767 : Site and Architectural Review 05-19-A1)
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Attachment: Preliminary color scheme_elevation mix 9-3-15 (1767 : Site and Architectural Review 05-19-A1)
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Attachment: Preliminary color scheme_elevation mix 9-3-15 (1767 : Site and Architectural Review 05-19-A1)
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Attachment: Preliminary color scheme_elevation mix 9-3-15 (1767 : Site and Architectural Review 05-19-A1)
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Attachment: Preliminary color scheme_elevation mix 9-3-15 (1767 : Site and Architectural Review 05-19-A1)
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Attachment: Preliminary color scheme_elevation mix 9-3-15 (1767 : Site and Architectural Review 05-19-A1)
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Attachment: Preliminary color scheme_elevation mix 9-3-15 (1767 : Site and Architectural Review 05-19-A1)
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Attachment: Preliminary color scheme_elevation mix 9-3-15 (1767 : Site and Architectural Review 05-19-A1)
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Attachment: Preliminary color scheme_elevation mix 9-3-15 (1767 : Site and Architectural Review 05-19-A1)
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Attachment: Preliminary color scheme_elevation mix 9-3-15 (1767 : Site and Architectural Review 05-19-A1)
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Attachment: Preliminary color scheme_elevation mix 9-3-15 (1767 : Site and Architectural Review 05-19-A1)
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