Public Hearing PC CITY Presentation Gateway SPCity of Grand Terrace
Planning Commission/Site And Architectural Review Board
Public Hearing
for
The Gateway at Grand Terrace Specific Plan
May 2, 2024
•General Plan Amendment (17-01)
•Zone Change (17-02)
•Zone Change Amendment (24-01)
•Specific Plan (17-01)
•Tentative Tract Map 20501(18-01)
•Development and Exchange Agreements
•Draft Final Environmental Impact Report - State Clearinghouse No. 2021020110
•Findings of Fact and Statement of Overriding Considerations
•Mitigation Monitoring and Reporting Program
June 6, 2024
Planning Commission Public Hearing
Discretionary Approvals
•General Plan Amendment No. 17-01 (GPA 17-01)
•The amendment establishes The Gateway at Grand
Terrace Specific Plan (GSP) in the General Plan Land Use
Element and on the Land Use Map
•Edits to Land Use Element provided as EXHIBIT A to
Attachment 1
•Edits to Land Use Map provided as EXHIBIT B to
Attachment 1
Discretionary Approvals continued…
•Zone Change No. 17-02 (ZC 17-02) & Zone Change
Amendment No. 24-01 (ZCA 24-01)
•The zone change establishes The Gateway at Grand Terrace
Specific Plan (GSP) in the Zoning Code and on the Zoning
Map
•Edits to Zoning Code provided as EXHIBIT C to Attachment 1
•Edits to Zoning Map provided as EXHIBIT D to Attachment 1
Discretionary Approvals continued…
•Specific Plan No. 17-01
•The Gateway at Grand Terrace Specific Plan (GSP) would
provide detailed policies, standards, and criteria for future
development or redevelopment of the 112 -acre area
•The GSP is provided as EXHIBIT E to Attachment 1
Discretionary Approvals continued…
•Tentative Parcel Map No. 20501 (TTM 18-01)
•The Parcel Map subdivides a 55.01 - acre site within the
GSP for conveyance purposes related to the Gateway
development Land Use Element and General Plan Land
Use Map
•The map is provided as EXHIBIT F to Attachment 1
•Map conditions are provided as EXHIBIT G to Attachment 1
Discretionary Approvals
CEQA Compliance
•Environmental Impact Report - State Clearinghouse No.
2021020110
•EXHIBIT H to Attachment 1
•Findings of Fact and Statement of Overriding
Considerations
•EXHIBIT I to Attachment 1
•Mitigation Monitoring and Reporting Program
•EXHIBIT J to Attachment 1
Discretionary Approvals continued…
•Development and Exchange Agreements
•Identify parties responsible for the construction of major
infrastructure improvements, phasing schedule of
development and infrastructure improvements, financial
commitments for the construction of the infrastructure
improvements, vesting of applicable codes and standards,
vesting of development impact fees for a specified term and
appropriate extension metrics, and the terms and
conditions for the exchange of developer owned land for
city property.
•(Request for this item to continue to Planning Commission
on June 20, 2024)
Staff Recommendations
Conduct a Public Hearing and Adopt a Resolution
(Attachment 1) recommending the following actions
to the City Council:
a. Recommend the City Council certify the Final
Environmental Impact Report (EIR) (SCH
#2021020110);
b. Recommend the City Council adopt the Findings
of Fact and Statement of Overriding Considerations;
Staff Recommendations
Conduct a Public Hearing and Adopt a Resolution
(Attachment 1) recommending the following actions
to the City Council:
c. Recommend the City Council adopt the Mitigation
Monitoring and Reporting Program; and
d. Recommend the City Council approve The Gateway at
Grand Terrace Specific Plan (17-01); General Plan
Amendment (17-01), Zone Change (17-02), Zone
Change Amendment (24-01), Tentative Tract Map
20501 (18-01)
Staff Recommendations
(CONTINUE) “e.” to June 20, 2024, Meeting
e. Recommend the City Council adopt an Ordinance
approving the Development Agreement by and between the
City of Grand Terrace and Lewis Land Developers, LLC, a
Delaware limited liability company pursuant to Article 2.5 of
Chapter 4 of Division 1 of Title 7, Sections 65864 through
65869.5 of the Government Code and Article XI, Section 2 of
the California Constitution.)
Background 2016 to 2024
•2016-Lewis and City enter into a Disposition and
Development Agreement (DDA).
•2017 – Lewis and City enter into a Memorandum of
Understanding (MOU).
•2020 – 1st Amendment to MOU
•2017-2024 – Specific Plan application and preparation
•June 6, 2024 – Planning Commission Public Hearing
•City Council Public Hearing - To Be Determined
Location & Surroundings
LOCATION EXISTING LAND USE EXISTING ZONING
Project Site Mixed Use Commercial
Manufacturing (CM)
Restricted
Manufacturing (RM)
Industrial (M-2)
North General Commercial
Industrial
General Commercial
(C2) Commercial
Manufacturing (CM)
South Industrial Public Restricted
Manufacturing (MR)
Industrial (M-2)
Public Facilities (PUB)
East General Commercial
Low Density
Residential Industrial
Public
Single Family (R1-7.2)
Commercial
Manufacturing (CM)
Restricted
Manufacturing (MR)
Public Facilities (PUB)
West Industrial Park Light
Industrial
Industrial Park (I-P)
Light Industrial (M-1)
Specific Plan Defined
18.06.860 - Specific Plan.
•"Specific plan" means a plan adopted by the legislative body which is
based on the general plan and including such regulations, programs and
legislation as may be required for the systematic execution of the
general plan
18.20.010 - Purpose.
•The specific plans as referenced in the Zoning Code are intended to
carry out the goals and objectives of the community's general plan, with
respect to commercial, office industrial and residential development.
•To achieve this purpose the specific plans provide comprehensive plans
for land use, development regulations, design guidelines, development
incentives and other related actions.
13
Current Land Use Map
Proposed Land Use Map
Current Zoning Map
Proposed Zoning Map
GATEWAY SPECIFIC PLAN ZONING DISTRICTS
Specific Plan Summary
▪Approximately 43 gross acres (39 net acreage developable)
of residential development (up to 695 Dwelling Units)
▪Approximately 25 acres of general commercial development
(up to 335,700 square feet)
▪Development and/or improvement of drainage facilities,
utilities, and public streets with enhanced landscaping
▪A newly constructed park that includes a lighted baseball
field with a tot-lot/playground
▪A detention basin with open space overlay
22 Planning Areas
•Assigned to each existing parcel
•Designates use/density/intensity
•Commerce Way/Taylor Street improve
•Encourages mix of commercial,
industrial, residential and public park
uses
•Multi-family housing with active and
passive recreational amenities
•Cluster-type single-family residences
•A new lighted baseball field with a public
playground, pedestrian and bike trails, a
detention basin
Planning Areas 11, 12, 14, 15 16, 19, and 20 - Residential (R 4-20):
▪Maximum 786 dwelling units with a projected 695 dwelling
units due to site constraints, roads, and infrastructure
▪Encompass approximately 43 acres of the GSP
▪Range of housing product types
▪Duplexes / townhomes / detached small lot homes /
attached or detached cluster or motor court homes /
multi-family apartments
▪Density range of 4 to 20 dwelling units per acre
Planning Areas 1, 2, 3, 4, 6, 7, 8, and 9 - General Commercial
▪Could be developed with up to 455,050 sq. ft. commercial
▪Encompass approximately 25 acres of the GSP with a
projected 335,700 sq. ft. due to constraints
▪GC will serve as an enhanced continuation of the Barton
Road Specific Plan
▪Retail / Personal Service / Office / Entertainment uses
Planning Areas 5, 10, 13 17, 18, and 21 - Drainage Facilities,
Utilities, and Public Streets:
▪Drainage facilities located in PAs 5 and 18.
▪Utilities located in Pas 10, 13, 17, 21
Planning Areas 18 and 22 - Open Space and Public Park:
▪PA 18 is a detention basin for the entire GSP
▪PA 22 will include a lighted baseball field and tot -lot
Conceptual Circulation Plan
•Improves local circulation
•Commerce Way completed
•Taylor Street widened and improved
•On-street bike lanes
•Pedestrian Friendly
Typical Cross Section for Commerce Way
Environmental Review
▪Program Environmental Impact Report for the Proposed
Gateway at Grand Terrace Specific Plan Project
▪CEQA Lead Agency: City of Grand Terrace
▪Applicant: Lewis Management Corporation
Environmental Review continued…
Focus of the EIR
▪Future development within the Specific Plan area in
compliance with CEQA Guidelines §15168.
▪Potential environmental impacts to 18 resource areas
associated with future development projects.
▪Identifying feasible mitigation measures that would be
required for future projects to reduce or eliminate potentially
significant impacts
▪Evaluation of reasonable alternatives to the proposed
Specific Plan buildout.
Environmental Review continued…
Summary of the Analysis
All potential environmental impacts, with the exception of AQ
and GHGs, can be reduced to a less than significant level with
mitigation.
Impacts from AQ and GHGs would remain adverse and
unavoidable even after mitigation.
Environmental Review continued…
Alternatives to the Project
An EIR is required to identify the environmentally superior alternative
from among the range of reasonable alternatives that are evaluated.
Alternatives evaluated included:
➢No Project Alternative
➢Reduced Retail By 20 Percent Alternative
➢No Commercial Alternative
The Environmentally Superior Alternative is the No Commercial
Alternative which would:
➢Reduce the Project to only its residential components, resulting in
fewer environmental impacts than the Proposed Project or any of
the other alternatives.
Environmental Review continued…
Cumulative Impacts
Cumulatively significant impacts for AQ and GHGs
Statement of Overriding Considerations
In accordance with CEQA Guidelines Sections 15093 (Statement of
Overriding Considerations) and 15043, the City, has balanced the
economic, legal, social, technological, and other benefits of the
Project against its unavoidable environmental risks, and has
determined that the unavoidable adverse impacts for air quality and
greenhouse gases may be considered “acceptable” due to the
benefits which outweigh the unavoidable, adverse environmental
impacts.
Environmental Review continued…
Project Benefits
Create local and regional employment opportunities.
Increase new housing units, improving jobs -housing balance.
Attract businesses that expedite the delivery of essential goods.
Improved infrastructure
Close proximity to freeways and roads, reducing vehicle miles
traveled.
Fair share contributions for future regional circulation improvements.
Notification
▪The Public Hearing Notice for the Project was published in compliance
with the City’s Municipal Code and the City’s “Expanded Public
Noticing and Outreach Policy for Public Hearings and Public
Workshops.”
▪One phone inquiry from a property owner who lives out of state and
inquiring about selling their land to the Applicant.
▪Four emails received: 1. Gas Co. regarding connections / 2. Property
owner in support / 3. Agua Caliente Band of Cahuilla Indians regarding
cultural resource monitoring / 4. Mitchell M. Tsai Law Firm -
Environmental and Land Use Litigation on behalf of the Western States
Regional Council of Carpenters (WSRCC) regarding local workforce
Conclusion
The Gateway at Grand Terrace Specific Plan Project
is consistent with:
▪The goals and policies of the General Plan
▪The Municipal Code and Objective Design Standards
The Gateway at Grand Terrace Specific Plan Project
would:
▪Promote strategic growth
▪Provide more detailed regulatory guidance
▪Be a program level plan and no specific project is
being proposed at this time
Thank you for your
consideration.
June 6, 2024
Planning Commission Public Hearing
•General Plan Amendment (17-01)
•Zone Change (17-02)
•Zone Change Amendment (24-01)
•Specific Plan (17-01)
•Tentative Tract Map 20501(18-01)
•Development and Exchange Agreements
•Draft Final Environmental Impact Report - State
Clearinghouse No. 2021020110
•Findings of Fact and Statement of Overriding Considerations
•Mitigation Monitoring and Reporting Program.