ATTACHMENT_3_EXHIBIT_A_SP_17_01 (The Gateway Draft SP_CC 07.23.24_with App C added)
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AT GRAND TERRACE
SPECIFIC PLAN
July 2024
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Acknowledgments
A. Mayor and City Council
► Bill Hussey, Mayor
► Doug Wilson, Mayor Pro Tempore
► Kenneth J. Henderson, Council Member
► Jeff Allen, Council Member
► Michelle Sabino, Council Member
B. Planning Commission
► Edward A. Giroux, Chair
► Tara Cesena. Vice-Chair
► David Alaniz, Commissioner
► Aron Burian, Commissioner
► Scot Mathis, Commissioner
C. City Manager
► Konrad Bolowich
D. Planning and Development Services
► Scott Hutter, Director
► Gabriel Arguelles, Assistant Planner
E. Owner/Developer
► Lewis Management Corporation
1156 North Mountain Avenue
Upland, Ca 91786
F. Consultant Team
► Kimley-Horn
1100 West Town and Country Road,
Suite 700
Orange, CA 92868
► KWC Engineers
1880 Compton Avenue
Corona, CA 92881
► RHA Landscape Architecture
6800 Indiana Avenue, Suite 245
Riverside, CA 92506
► LOR Geotechnical
6121 Quail Valley Court
Riverside, CA 92507
► Q3 Consulting
27042 Town Centre Drive, Ste 110
Foothill Ranch, CA 92610
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Table of Contents
1 CHAPTER INTRODUCTION
Purpose and Intent ............................................................................................................ 1-1
Document Organization ..................................................................................................... 1-1
Project Location ................................................................................................................. 1-2
Specific Plan Authority ....................................................................................................... 1-5
California Environmental Quality Act (CEQA) Compliance ................................................ 1-5
2 CHAPTER PLANNING CONTEXT
Property History ................................................................................................................. 2-1
Existing Conditions ............................................................................................................. 2-1
General Plan ....................................................................................................................... 2-3
Zoning ................................................................................................................................. 2-6
3 CHAPTER DEVELOPMENT PLAN
Land Use Plan Concept Overview ...................................................................................... 3-1
Mobility and Circulation Plan Overview........................................................................... 3-14
Storm Drainage Plan ........................................................................................................ 3-25
Sewer Plan ........................................................................................................................ 3-28
Water ............................................................................................................................... 3-30
Dry Utilities ....................................................................................................................... 3-32
Public Services .................................................................................................................. 3-32
4 CHAPTER DEVELOPMENT STANDARDS
Development Standards Overview .................................................................................... 4-1
Residential Development Standards .................................................................................. 4-8
Commercial Development Standards .............................................................................. 4-17
5 CHAPTER DESIGN GUIDELINES
Design Principles for the Specific Plan ............................................................................... 5-1
Design Guidelines ............................................................................................................... 5-1
Other Requirements for Commercial and Residential Land Uses ................................... 5-40
Landscape......................................................................................................................... 5-42
Placemaking ..................................................................................................................... 5-52
Signage ............................................................................................................................. 5-70
6 CHAPTER IMPLEMENTATION AND ADMINISTRATION
Severability ......................................................................................................................... 6-1
Interpretation ..................................................................................................................... 6-1
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Specific Plan Development Phasing ................................................................................... 6-1
Minor Specific Plan Revisions............................................................................................. 6-4
Specific Plndix can Amendments ....................................................................................... 6-4
Financing ............................................................................................................................ 6-5
APPENDIX PROPERTY OWNERSHIP
Appendix A: Property Ownership ................................................................................................ A-1
APPENDIX GENERAL PLAN CONSISTENCY
Appendix B: General Plan Consistency ......................................................................................... B-1
APPENDIX FISCAL IMPACTS AND ASSUMPTIONS
Appendix C1: Fiscal Impacts and Assumptions Memorandum …………………………………………………C-1
Appendix C2: Addendum to Fiscal Impacts and Assumptions Memorandum …………………………..C-2
Tables
Table 3.1-1: Statistical Summary by Planning Area ........................................................................ 3-11
Table 3.1-2: Land Use Percentages ................................................................................................. 3-13
Table 3.1-3: Projected Maximum Net Development for Residential and Commercial Uses .............. 3-13
Table 4.1-1: Permitted and Conditionally Permitted Uses .................................................................4-5
Table 4.1-2: Prohibited Uses ............................................................................................................4-8
Table 4.2-1: Residential Development Standards ........................................................................... 4-10
Table 4.2-2: Residential Parking Requirements (GTMC Section 18.60.30.A)* ................................... 4-16
Table 4.3-1: Commercial Development Standards .......................................................................... 4-18
Table 5.4-1: Commercial Landscape Requirements ......................................................................... 5-47
Table 5.4-2: Streetscape Palette .................................................................................................... 5-47
Table 6.6-1: Financing and Maintenance Plan ..................................................................................6-7
Table 6.6-2: Anticipated Costs and Revenue .....................................................................................6-7
Figures
Figure 1.3-1: Regional Map .................................................................................................................3
Figure 1.3-2: Vicinity Map ...................................................................................................................4
Figure 2.2-1: Previous Grand Terrace RDA Ownership Area .................................................................2
Figure 2.3-1: Grand Terrace General Plan Land Use Map .....................................................................5
Figure 2.3-2: Proposed Gateway at Grand Terrace Specific Plan (GSP) Land Use Designation ................6
Figure 2.4-1: Grand Terrace Zoning Map – Existing and Proposed ........................................................8
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Figure 3.1-1: The Gateway at Grand Terrace Specific Plan – Planning Areas .........................................2
Figure 3.1-2: The Gateway at Grand Terrace Specific Plan Land Use Plan .............................................3
Figure 3.2-1: Transit Plan .................................................................................................................. 15
Figure 3.2-2: Barton Road I-215 Interchange Project Plan .................................................................. 16
Figure 3.2-3: Conceptual Circulation Plan .......................................................................................... 17
Figure 3.2-4: Street Cross Section Key Plan ........................................................................................ 18
Figure 3.2-5 Commerce Way Cross Section A* ................................................................................... 19
Figure 3.2-6: Commerce Way Cross Section B* .................................................................................. 20
Figure 3.2-7: Commerce Way Cross Section C* .................................................................................. 20
Figure 3.2-8: Commerce Way Cross Section D* .................................................................................. 21
Figure 3.2-9: Commerce Way Cross Section E* .................................................................................. 21
Figure 3.2-10: Commerce Way Cross Section F* ................................................................................ 22
Figure 3.2-11: Commerce Way Cross Section G* ................................................................................ 23
Figure 3.2-12: De Berry Street Cross Section H* ................................................................................. 24
Figure 3.2-13: Collector Streets Cross Sections I*............................................................................... 24
Figure 3.3-1: Conceptual Storm Drain Plan ........................................................................................ 27
Figure 3.4-1: Existing Sewer Plan ...................................................................................................... 29
Figure 3.5-1: Conceptual Water Plan ................................................................................................. 31
Figure 4.3-1: Conceptual Commercial Layout .................................................................................... 17
Figure 5.4-1: Conceptual Landscape Diagram .................................................................................... 44
Figure 5.5-1: Conceptual Community Monumentation Plan ............................................................... 54
Figure 5.5-2: Community Monumentation Concepts ......................................................................... 55
Figure 5.5-3: Commerce Way Conceptual Landscape Diagram Section A* .......................................... 59
Figure 5.5-4: Commerce Way Conceptual Landscape Diagram Section B* .......................................... 60
Figure 5.5-5: Commerce Way Conceptual Landscape Diagram Section C*........................................... 61
Figure 5.5-6: Commerce Way Conceptual Landscape Diagram Section D* .......................................... 62
Figure 5.5-7: Collector Streets Conceptual Landscape Diagram Section G* ......................................... 64
Figure 5.5-8: Collector Streets Conceptual Landscape Diagram Sections H and I* ............................... 65
Figure 5.5-9: Conceptual Community Wall and Fence Diagram ......................................................... 68
Figure 5.5-10: Conceptual Community Wall and Fence Plan ............................................................... 69
Figure 5.6-1: Planning Area 4 Conceptual Billboard Plan .................................................................... 70
Figure 6.3-1: Specific Plan Phase Reference Map .................................................................................3
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Appendices
Appendix A: Property Ownership ................................................................................................... A-1
Appendix B: General Plan Consistency ............................................................................................ B-1
Appendix C: Adopted Resolution
1 CHAPTER
INTRODUCTION 1
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Purpose and Intent
The purpose of The Gateway at Grand Terrace Specific Plan (referred to herein as Specific Plan) is to guide
and encourage the development and revitalization of under-utilized land in the southwest portion of the
City of Grand Terrace (City). While the City’s General Plan is the primary guide for City-wide growth and
development, this Specific Plan focuses on the distinctive characteristics of properties within their
surrounding context by customizing the planning process and land use regulations specifically in this area,
in a manner consistent with the General Plan.
Objectives of The Gateway at Grand Terrace Specific Plan. The Specific Plan intends to:
► Authorize the redevelopment of a blighted and under-utilized property;
► Organize a mix of land uses which will provide a variety of housing and businesses, spurring new jobs
and services;
► Implement development standards and design guidelines establishing a vibrant community;
► Provide diversity of high-quality architecture and landscape with appropriate open space areas;
► Provide for the distribution, location and extent and intensity of major components of public and
private roads, sewage, water, drainage, dry utilities, and other essential facilities within the Specific
Plan area and/or needed to support the proposed land uses;
► Establishes compatibility standards and guidelines to minimize negative impacts on adjacent
properties;
► Include operational and maintenance plans for financing improvements;
► Provide the extension of Commerce Way from its current terminus point southward to Taylor Street
and then Main Street; and
► Provide public recreational facilities to meet the needs of the community by incorporating a public
park with a new baseball field and playground.
Document Organization
This Specific Plan defines a vision and guiding planning principles for future development, with standards
and requirements established for the development of the site. The Specific Plan is arranged into five
Chapters and Appendices as follows:
Chapter 1: Introduction: This Chapter describes the purpose and intent of the Specific Plan, site location,
Specific Plan Authority, and the role of the California Environmental Quality Act (CEQA) and its role in The
Gateway at Grand Terrace Specific Plan.
Chapter 2: Planning Context: Chapter 2 presents a summary of the existing conditions affecting the
Specific Plan area, including existing City land use and zoning designations, as well as existing and
surrounding development area land uses.
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Chapter 3: Development Plan: This Chapter describes the transit, vehicular, bicycle and pedestrian
circulation, infrastructure, utilities, public services, and school provisions.
Chapter 4: Development Standards: This chapter includes a development standards overview, a zoning
map of The Gateway at Grand Terrace Specific Plan, permitted and prohibited uses, maximum
development, residential development standards, and commercial development standards.
Chapter 5: Design Guidelines: This chapter discusses the design principles for the Specific Plan, residential
design guidelines, commercial guidelines, landscape, community walls and fencing, and signage
throughout The Gateway at Grand Terrace Specific Plan.
Chapter 6: Administration and Implementation: This chapter discusses the provisions for
financing/maintenance of improvements and the process for implementation of the Specific Plan’s
standards and requirements.
Appendix A: Property Ownership: This Appendix identifies the property ownerships within the Specific
Plan.
Appendix B: General Plan Consistency: This Appendix provides a summary review of consistency with
applicable General Plan policies and programs
Project Location
The City of Grand Terrace is located approximately 60 miles east of Los Angeles in the southwesterly
portion of San Bernardino County (see Figure 1.3-1: Regional Map). Main Street serves as the southern
boundary of the City, which also coincides with the boundary line between San Bernardino and Riverside
counties (see Figure 1.3-2: Vicinity Map).
The approximated 112-acre site for The Gateway at Grand Terrace Specific Plan is located in the southwest
portion of the City. The Specific Plan area is bounded by Commerce Way and an existing commercial
parking lot to the north, Interstate 215 (I-215) to the west, and residential and commercial uses to the
east. The southern boundary of the Specific Plan abuts the northern portion of Grand Terrace High School.
The southern boundary of the Specific Plan is also in close proximity of Main Street. Because of its
adjacency to the I-215 and the County line, the Specific Plan area serves as a natural gateway to the City
of Grand Terrace. The visibility from the freeway provides opportunity for the City to showcase their
vibrant community, encouraging commercial and residential vitality.
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Figure 1.3-1: Regional Map
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Figure 1.3-2: Vicinity Map
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Specific Plan Authority
California Government Code Sections 65450 through 65457 grants authority to the City of Grand Terrace
to prepare and adopt this Specific Plan for the purpose of implementing goals and policies of the Grand
Terrace General Plan. The Specific Plan acts as a regulatory document which implements development
standards and goals over a portion of the City in keeping with the overall goals of the General Plan.
Upon adoption, this Specific Plan will serve as the new General Plan land use and zoning designations and
as the regulatory document for The Gateway at Grand Terrace Specific Plan area, presenting development
regulations for the included properties. While The City of Grand Terrace Municipal Code (GTMC) Title 18
establishes development standards for the entire City’s overall zones, the Specific Plan zone establishes
the necessary plans, land uses, development standards, regulations, infrastructure requirements, design
guidelines and implementation programs within the Specific Plan area on which subsequent project-
related development activities are to be founded. It is intended that site and architectural review, grading
permits and building permits, or any other action requiring ministerial or discretionary approval applicable
to this area be consistent with this Specific Plan. Some elements of the development program may be
enforced through Covenants, Conditions, and Restrictions (CC&Rs) established in conjunction with the
subdivision maps for the property.
California Environmental Quality Act (CEQA)
Compliance
A Program Environmental Impact Report (EIR) (State Clearinghouse No. 2021020110.) was prepared and
certified (Date TBD) by the City of Grand Terrace for this Specific Plan in accordance with CEQA Guidelines
Section 15064.
The Program EIR was prepared to address the overall Specific Plan at its complete buildout and its related
actions in compliance with CEQA Guidelines §15168. Any future activities which relate to and follow the
Specific Plan must be examined in light of the Program EIR to determine if additional environmental
analysis is warranted. Later activities which have been adequately analyzed under the Program EIR may
not require additional environmental documentation. If an activity may result in additional effects, or new
mitigation measures are needed, a subsequent or supplemental EIR, or mitigated negative declaration
must be prepared (CEQA Guidelines §15162 and 15163).
All subsequent approvals to develop the property shall be consistent with the Specific Plan and associated
environmental documents. Additional environmental documentation will be required in the future if
significant changes are found to have occurred pursuant to Sections 15162 and 15182 of the CEQA
guidelines.
2 CHAPTER
PLANNING CONTEXT 2
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Property History
During the early years of Grand Terrace, most of the Specific Plan area was used for orchards. Over the
years some land was converted to dry farming or left vacant. For more than two decades, the City has
attempted to foster development in the Specific Plan area (also known as the Southwest Commercial
area). However, the lack of local and regional drainage facilities and roadway access has hampered
development. With the implementation of the Specific Plan, necessary infrastructure will be set in place
to enable the area’s development.
In 2010, the General Plan was updated to re-designate most of the Specific Plan area to Mixed Use.
Approximately 53 acres of the Specific Plan’s total acreage was acquired by the Grand Terrace Community
Redevelopment Agency (RDA) between 2000 and 2011 with RDA tax increment funds. With the
dissolution of redevelopment agencies in 2011, the Successor Agency for the RDA developed a Long-Range
Property Management Plan (LRPMP) to control the disposition of its real property assets. Refer to
Figure 2.2-1: Previous Grand Terrace RDA Ownership Area for location of the 53 acres.
Development within the Specific Plan area will require construction of regional drainage facilities along
the western portion of the site, and storm drain facilities within De Berry, Van Buren, and Pico streets.
With the recent completion of the I-215 interchange improvements at Barton Road, local streets typically
providing area access shall reflect improvements that support and accommodate increased traffic
volumes resulting from future development. This will require extension of roadways through the Specific
Plan area as well as curb, gutter and storm drain improvements are required.
The land within the Specific Plan area is owned by several property owners including private parties,
municipalities and utility providers. Refer to Appendix A for the 2017 ownership list.
Existing Conditions
The Specific Plan geography is relatively flat and generally slopes from the northeast to southwest with
the low point at the end of De Berry Street. Currently the area is primarily vacant and/ or used for storage
with interspersed residential uses. A concrete-lined storm channel carries runoff from a storm drain at
the western end of De Berry Street, southwest beneath the Riverside Canal and into the westward-flowing
drainage way that crosses the Specific Plan area from the western end of Van Buren Street. This
drainageway drains beneath the I-215 in a concrete-lined channel, continues to the southwest beneath
La Cadena Avenue and flows into a debris basin about 0.8 miles off-site.
There is a decommissioned Union Pacific Railroad (UPR) line that traverses the Specific Plan area in a
north/south direction that has been acquired by the City and will be used as part of the extension of
Commerce Way from its existing terminus point south to the existing Taylor Street, and subsequent
widened of the existing Taylor Street portion all the way south to its connection at Main Street. There are
three wells owned by the City of Riverside located in the Specific Plan area that will remain but may be
modified or relocated.
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Figure 2.2-1: Previous Grand Terrace RDA Ownership Area
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The existing non-lighted ball field north of Veterans Freedom Park is proposed to be relocated northwest
of the Grand Terrace High School sports fields and constructed as a new lighted baseball field with an
adjacent public playground. An existing SCE substation located south of the Specific Plan area will remain
in addition to the SCE power lines that cross the Specific Plan, north of the substation. Riverside Canal
Power Company owns the property where the decommissioned power station was located. Two billboard
signs adjacent to the I-215 freeway will remain. There is a total of five existing single-family residences
with associated accessory structures along De Berry Street and Van Buren Street. Only four of five
nonconforming residential structures within the GSP boundary are occupied. The fifth nonconforming
structure is unoccupied and boarded up. One of the residences, located on Van Buren Street, is not
expected to be part of future residential development and will not be affected.
The I-215 borders the Specific Plan area on its northwesterly side. The Burlington Northern Santa Fe
(BNSF) railway borders the southwestern side with industrial uses located across the railroad line. To the
north are industrial land uses along Commerce Way and north of Rene Lane. To the east are single-family
homes, storage facilities, and light manufacturing. To the south is the Grand Terrace High School and to
the southeast is the Veterans Freedom Park.
General Plan
The California Government Code Section 65454 states that a “Specific Plan shall include a statement of
the relationship of the Specific Plan to the General Plan,” and that “it may not be adopted or amended
unless found to be consistent with the General Plan.” The City of Grand Terrace General Plan
(Grand Terrace GP) is a document comprised of eight elements and is required by state law to serve as a
guide to the long-term physical development of the City. The City’s General Plan currently designates the
Specific Plan area as Mixed Use (MU). Figure 2.3-1: Grand Terrace General Plan Land Use Map shows the
existing General Plan land use designations. The Mixed-Use land use designation allows for multiple uses
on a single site that may include residential, commercial, business park, open space and recreation.
Compatible uses shall be placed horizontally or vertically on the site. All mixed-use projects are required
to submit a Specific Plan or Planned Development to demonstrate compatibility between the proposed
uses as well as buffering from adjacent properties.
Although the existing Mixed-Use designation would allow for a variety of uses on a single site as proposed
by the Specific Plan, a General Plan Amendment (GPA) is required to accommodate the higher density
residential developments. Thus, a GPA is being processed concurrently with this Specific Plan to
implement a new General Plan land use designation - The Gateway at Grand Terrace Specific Plan (GSP)
and amend the existing land use designation for the entire Specific Plan area. Figure 2.3-2: Proposed
Gateway at Grand Terrace Specific Plan (GSP) Land Use Designation shows the new General Plan land
use designation for the Specific Plan area.
The Gateway at Grand Terrace Specific Plan is based upon the goals and policies set forth in the
Grand Terrace GP. Adoption of this Specific Plan as a comprehensive plan for the future development
within The Gateway at Grand Terrace area establishes appropriate new land use and zoning designations
as well as development standards and guidelines to ensure that development within the Specific Plan will
occur in a manner consistent with the guiding policies of the Grand Terrace GP. Specific General Plan goals
and policies that this Specific Plan will implement and/or facilitate are provided in Appendix B. Future
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projects and/or development/land use activities which are found consistent with this Specific Plan will be
deemed consistent with the Grand Terrace GP and its adopted elements and policies.
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Figure 2.3-1: Grand Terrace General Plan Land Use Map
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Figure 2.3-2: Proposed Gateway at Grand Terrace Specific Plan (GSP) Land Use Designation
Zoning
The GTMC sets the City’s standards, guidelines, and procedures relating to the development and
maintenance of all land uses within the City. The regulations implement the goals and policies of the
General Plan while being consistent with the Land Use Plan designations. GTMC Title 18 serves as the
City’s Zoning Code. The Zoning Code protects the physical, social, and economic stability of City residents,
businesses, and their property. It reduces or eliminates hazards to the public; and enhances the City’s
physical, social, and economic advantages through comprehensive land use and resource planning.
The existing Zoning Map designates the property within the Specific Plan as Commercial Manufacturing
(CM), Restricted Manufacturing (MR), and Industrial (M2). With adoption of this Specific Plan, these zones
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will be changed to The Gateway at Grand Terrace Specific Plan (GSP) Zone to implement a horizontal
mixed-use development of residential and commercial as set forth in this document. Nevertheless, the
Specific Plan still works in concert with the GTMC Title 18, but provides additional zoning, development
standards, and guidelines that have been tailored to the Project site. While some of the City’s existing
zoning standards are utilized for certain aspects in the Specific Plan, such as permitted uses and parking,
they have also been customized to The Gateway area. The GSP zone allows design flexibility to attain
superior quality and excellence in design, sustainability, architecture, and site amenities.
Together, the GSP zone and the GSP land use plan policies, development standards, and design guidelines
provide the site-specific requirements for future development within the Specific Plan area. The GSP Zone
includes residential development with a wide range of density between 4 to 20 dwelling units per acre
(R 4-20), General Commercial (GC) development, Park, Open Space, Drainage Facilities, Utilities, Roads,
and R 4-20, GC, and Open Space Overlays. Refer to Figure 2.4-1: Grand Terrace Zoning Map – Existing
and Proposed.
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Figure 2.4-1: Grand Terrace Zoning Map – Existing and Proposed
3 CHAPTER
DEVELOPMENT PLAN 3
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Land Use Plan Concept Overview
The Gateway at Grand Terrace Specific Plan establishes approximately 112 acres within the Specific Plan
area and identifies the types of allowable land uses that are consistent with the City’s vision of the
development in the General Plan’s Mixed Use land use designation. This Specific Plan intends to
accommodate land use types that support growth and development of the area.
The Specific Plan provides for improvements and development within approximately 112 acres that
include the extension of Commerce Way from the existing terminus point to Taylor Street. As part of the
Commerce Way extension, the existing Taylor Street portion will also be improved and widened all the
way south to its connection at Main Street. Along the new road extension, the Specific Plan also features
a multi-family housing development 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, and a mix of commercial/retail and restaurant development. The Specific Plan area is
comprised of 22 Planning Areas to accommodate for the development of various uses.
The Specific Plan land uses allow for and encourage a mix of commercial, industrial, residential, and public
park uses at the gateway to the City of Grand Terrace. The Specific Plan intends to provide a more urban
development pattern with a mix of higher density residential and commercial uses in a pedestrian-friendly
setting with unique and engaging experiences that offer convenient access to activities, public spaces and
services. The Specific Plan acts as the master plan for sewer, water, storm drainage, and traffic facilities
and implements these master plans with specific on-site construction of infrastructure as noted. Public
services are also discussed in this Chapter.
Planning Areas and Land Uses
There are 22 Planning Areas within The Gateway at Grand Terrace Specific Plan. The Planning Area
boundaries are formed and delineated by property ownership, land use types, and physical
characteristics, such as roads and detention basin. Each of the existing parcels has been assigned a
Planning Area number and a designated use with maximum density and intensity. Each Planning Area shall
be designed and developed in a comprehensive manner, consistent with the development standards and
design guidelines outlined in Chapter 4 of this Specific Plan. Figure 3.1-1: The Gateway at Grand Terrace
Specific Plan – Planning Areas provides an overview of all 22 Specific Plan Planning Areas while Figure
3.1-2: The Gateway at Grand Terrace Specific Plan Land Use Plan visualizes land uses within the Specific
Plan. Additionally, the Planning Areas are correlated with the property ownership in Appendix A of this
document. It is anticipated that as development occurs, some of these parcels may be consolidated and
parcel boundaries may be redefined.
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Figure 3.1-1: The Gateway at Grand Terrace Specific Plan – Planning Areas
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Figure 3.1-2: The Gateway at Grand Terrace Specific Plan Land Use Plan
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Gateway at Grand Terrace Specific Plan Land Use Plan Overview
Planning Areas 11, 12, 14, 15 16, 19, and 20 - Residential (R 4-20):
Residential land use, located in Planning Areas 11, 12, 14 through 16, 19, and 20, encompasses
approximately 43 acres of the Specific Plan. Residential use in this area will account for nearly 39 percent
of the total land uses in the Specific Plan and allow up to a maximum of 786 dwelling units. However,
when considered the development standards, site constraints, roads, and infrastructure, the potential
number of dwelling units to be developed is projected to be approximately 695 dwelling units, which
would be below the maximum allowable number of 786 dwelling units. Thus, the total dwelling units of
695 is the projected maximum net number of dwelling units set forth in this Specific Plan.
Residential land use intends to accommodate a multitude of product types and styles that appeal to a
range of various market segments, from first-time homebuyers, to families, and to seniors; as well as, to
allow a variety of lot configurations for detached and attached products. Developments within the
Residential portion will comprise of a variety of residential product types, which may include small-lot
development, attached or detached cluster-type or motor court residential development, town homes,
duplexes, and/or multi-level apartments, and internal street patterns with the overall maximum density
of 20 dwelling units per acre (du/ac).
The residential land use area of the Specific Plan intends to provide a variety of high quality and
aesthetically pleasing housing choices as well as various housing product types within the density range
of 4 – 20 dwelling units per acre. The intent is to allow the flexibility to offer a range of housing types, as
determined by market conditions at the time of development, that appeal to a range of market segments
within the Specific Plan area. Market-driven housing products within the assigned density range includes,
but does not limit to, duplexes, stacked flats, townhomes, detached fee-simple small-lot homes, attached
or detached cluster or motor court home, and multi-family apartments.
Examples of a Variety of Housing Product Types:
Example of Duplex Homes
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Duplex homes:
► Include structures in which two housing units share a common central wall.
► Can be attached or semi-detached.
► Include front or side courtyards and entries along shared paseos.
► When preferred, can be designed to limit garage door dominance on street scene by loading garages
off of alleys.
► Provide visitor parking throughout the development.
Example of Stacked Flats
Stacked flats:
► Provide the highest density building type.
► Create articulation in street scene through front elevation offsets.
► Allow opportunities for smaller units.
► When preferred, can be designed to limit garage door dominance on street scene by loading garages
off of alleys.
► Provide visitor parking throughout the development.
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Example of Townhomes
Townhomes:
► Promote neighbor interaction and eyes-on-the-street by orienting residential entries around shared
paseos.
► Provide massing offsets to add architectural interest.
► When preferred, can be designed to limit garage door dominance on street scene by loading garages
off of alleys.
► Provide visitor parking throughout the development.
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Example of Small-Lot Single-Family
Small-Lot Single-Family Homes:
► Include single-family detached homes on smaller lots.
► Have a street or alley fronting orientation.
► Have enhanced connections with streets, paths, and pedestrian amenities.
► Will have private driveways.
► Will have guest parking.
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Example of Cluster Homes
Cluster homes:
► Promote integrated site design.
► Encourage costs savings through design and siting.
► Encourage efficient use of mobility options and pedestrian utilization.
► May be front loaded or accessed by common alleys.
► Will have guest parking.
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Example of Motor Court Homes
Motor Court homes:
► Promote integrated site design.
► Encourage costs savings through design and siting.
► Encourage efficient use of mobility options and pedestrian utilization.
► Provide a shared driveway which connects to separate private garages and have front doors and
garages facing a common stub street or driveway.
► May include attached or detached dwelling units.
► Provide visitor parking throughout the development.
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Example of Multi-Family Apartments
Multi-Family Apartments:
► Share common wall(s) with other units.
► Consist of a single building or clusters of smaller building containing multiple residential dwellings.
► Include communal facilities and amenities which are accessible to residents.
► May contain a variety of bedrooms from studio to 3+ bedrooms.
► Provide visitor parking throughout the development.
Planning Areas 1, 2, 3, 4, 6, 7, 8, and 9 - General Commercial:
The General Commercial (GC) land use designation allows for the development of general commercial not
limited to, retail, personal service, entertainment, office, and restaurants in Planning Areas 1 through 3
and 6 through 9. Planning Area 4 currently contains existing billboards, will continue to be utilized in the
same manner and not be developed. The commercial uses in GC will serve as an enhanced continuation
of the Barton Road Specific Plan and the I-215 commercial corridor.
The developable acreage in the commercial portion of the Specific Plan is approximately 25 acres and
could be developed with up to 455,049.50 square feet of commercial uses. However, when considering
the development standards, site constraints, roads, and infrastructure, the potential maximum square-
footage that could be developed is approximately 335,700 square-feet.
Planning Areas 5, 10, 13 17, 18, and 21 - Drainage Facilities, Utilities, and Public
Streets:
Drainage facilities are located in Planning Areas 5 and 18. Utilities are located in Planning Areas 10, 13, 17,
and 21. Public streets include the new Commerce Way, Van Buren, and De Berry. Drainage facilities,
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utilities, and public streets will be maintained by the City of Grand Terrace and/or other municipal
agencies, special districts, or purveyors.
Planning Areas 18 and 22 - Open Space and Public Park:
The Park and Open Space designations apply to parcels Planning Areas 18 and 22 as well as the narrow
strip of pedestrian and bicycle trail that provides connectivity between Planning Area 22 development
and the existing Veterans Freedom Park. Planning Area 22, owned and operated by the City of
Grand Terrace, will include a lighted baseball field with a tot-lot/playground within a tree-lined and “park-
like” setting. Public Park Facilities can be joint use, providing for use by the School District, and the City of
Grand Terrace.
Planning Area 18 will primarily serve as a detention basin for the entire Specific Plan as part of the overall
drainage facilities. It will also have an open space overlay which will not permit any building or structure
to be constructed in the area. Due to its primary use as a detention basin, PA 18 will not have public
access.
A summary of each development and the distribution of land uses within the Specific Plan are provided
below in Table 3.1-1: Statistical Summary by Planning Area and Table 3.1-2: Land Use Percentages. In
addition, the development capacity in Residential and General Commercial areas are summarized in Table
3.1-3: Projected Maximum Net Development for Residential and Commercial Uses.
Table 3.1-1: Statistical Summary by Planning Area
Planning
Area
Land Use
Designation
Gross
Acres
Dev.
Acres
Probable
Density
(Max
FAR)
Max Dev.
SF per
Dev. Acre
Max
Residential
Density
du/ac
Max
Assigned
DUs
1 General
Commercial 9.18 6.4 0.35 97,574.4
2 General
Commercial 3.05 3 0.35 45,738 - -
3
Utilities with
General
Commercial
Overlay
3.3 0.09 0.35 1,372.14 - -
4
General
Commercial
(Billboards)
2.83 0 N/A 0 - -
5 Drainage
Facilities 4.36 0.03 N/A - - -
6 General
Commercial 8.4 6.42 0.35 97,879.32 - -
7 General
Commercial 0.4 0.4 0.35 6,098.4 - -
8 General
Commercial 4.6 3.68 0.35 56,105.28 - -
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Table 3.1-1: Statistical Summary by Planning Area
Planning
Area
Land Use
Designation
Gross
Acres
Dev.
Acres
Probable
Density
(Max
FAR)
Max Dev.
SF per
Dev. Acre
Max
Residential
Density
du/ac
Max
Assigned
DUs
9 General
Commercial 4.6 4.6 0.75 150,282 - -
10 Utilities 0.62 0 N/A - - -
11 Residential 14.55 12.38 N/A - 20 du/ac 248 DUs
12 Residential 8.64 7.7 N/A - 20 du/ac 154 DUs
13 Utilities 1.26 0 N/A - - -
14
Utilities with
Residential
Overlay
0.58 0.4 N/A - 20 du/ac 8 DUs
15
Utilities with
Residential
Overlay
0.37 0.37 N/A - 20 du/ac 7 DUs
16 Residential 0.52 0.52 N/A - 20 du/ac 10 DUs
17 Utilities 2.51 0 N/A - - -
18 Drainage
Facilities 9.24 1.07 N/A - - -
19 Residential 16.05 15.46 N/A - 20 du/ac 309 DUs
20 Residential 2.51 2.5 N/A - 20du/ac 50 DUs
21 Utilities 2.38 0 N/A - - -
22 Park 4.97 4.97
N/A - - -
Open
Space 1.90 N/A
Van Buren
Street 1.94 - N/A - - -
De Berry
Street 1.95 - N/A - - -
Taylor
Street 1.19 - N/A - - -
Total Area 111.90 69.99 455,049.5 - 786
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Table 3.1-2: Land Use Percentages below provides a summary of the distribution of land uses within the
Grand Terrace Specific Plan.
Table 3.1-3: Projected Maximum Net Development for Residential and Commercial Uses below provides
a summary of the maximum allowable development and the maximum net development for residential
and commercial uses.
Table 3.1-2: Land Use Percentages
Land Use Gross AC Max Dev SF Max Assigned
DU
%
Residential 43.22 - 786 38.6%
Commercial 36.36 455,059.5 - 32.5%
Park 4.97 - - 4.4%
Riverside Canal and Open Space 4.36 - - 3.9%
Drainage Facilities 11.15 - - 10%
Utilities 6.77 - - 6.1%
Roads 5.08 - - 4.5%
Total 111.9 455,059.5 786 100%
Table 3.1-3: Projected Maximum Net Development for Residential and Commercial Uses
Planning
Area
Land Use
Designation
Gross
Acres
Dev.
Acres Max Dev. SF Max Assigned
DUs
Projected Max
Net
Development
RESIDENTIAL DEVELOPMENT
11 Residential 14.55 12.38 - 248
695 DUs
12 Residential 8.64 7.7 - 154
14
Utilities with
Residential
Overlay
0.58 0.4 - 8
15
Utilities with
Residential
Overlay
0.37 0.37 - 7
16 Residential 0.52 0.52 - 10
19 Residential 16.05 15.46 - 309
20 Residential 2.51 2.5 - 50
Total Area 43.22 39.33 - 786 695 DUs
COMMERCIAL DEVELOPMENT
1 General
Commercial 9.18 6.4 97,574.4 - 243,800 SF
2 General
Commercial 3.05 3 45,738 -
3
Utilities with
General
Commercial
Overlay
3.3 0.09 1,372.14 -
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Mobility and Circulation Plan Overview
3.2.1 Regional Transport Services
OmniTrans operates public bus services throughout the San Bernardino urban area and contracts with
Riverside Transit Agency (RTA) to provide service within Grand Terrace. RTA operates Route 14, which
runs through the City along Michigan Street and Barton Road. Route 14 has two stops approximately
one-quarter of a mile east of the Specific Plan at Michigan Street and Van Buren Street and at Michigan
Street and DeBerry Street. This route connects Grand Terrace to downtown Riverside, Loma Linda
University and the Jerry Pettis Veteran’s Hospital in Loma Linda. Bus service is also provided through a
dial-a-ride service. The closest Metrolink stations are located in the cities of San Bernardino and Riverside.
Refer to Figure 3.2-1: Transit Plan.
Table 3.1-3: Projected Maximum Net Development for Residential and Commercial Uses
Planning
Area
Land Use
Designation
Gross
Acres
Dev.
Acres Max Dev. SF Max Assigned
DUs
Projected Max
Net
Development
6 General
Commercial 8.4 6.42 97,879.32 -
7 General
Commercial 0.4 0.4 6,098.4 -
8 General
Commercial 4.6 3.68 56,105.28 -
9 General
Commercial 4.6 4.6 150,282 - 91,900 SF
4
General
Commercial
(Billboards)
2.83 0 0 -
0
Total Area 36.36 24.59 455,049.5 - 335,700 SF
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Figure 3.2-1: Transit Plan
I-215 Barton Road Interchange Project
The I-215 Barton Road Interchange improvement project, located outside the Specific Plan area, started
in the Fall of 2017 and concluded in 2021. The Interchange project was fully funded from State and
Federal Highway funds. A key traffic feature is the round-about on the west end of Barton Road for
southbound traffic exiting and merging onto I-215. In addition, the bridge was also expanded to four lanes.
Michigan Street ended in a cul-de-sac and Commerce Way was improved and extended from
Michigan Street to the intersection of Barton Road and Vivienda Avenue. Refer to Figure 3.2-2: Barton
Road I-215 Interchange Project Plan.
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Figure 3.2-2: Barton Road I-215 Interchange Project Plan
Specific Plan Circulation
The circulation plan for the Specific Plan improves local circulation and provides for new development. As
part of the Specific Plan, Commerce Way will be extended south from the existing terminus point to
Taylor Street. Traffic calming measures shall be incorporated where feasible throughout the GSP area to
enhance circulation safety. As part of the Commerce Way extension, the existing Taylor Street portion will
also be improved and widened all the way south to its connection at Main Street. The Plan reinforces a
pedestrian-friendly environment that includes new Class 2 on-street bike lanes, sidewalks, and streets
that connect the commercial area with residential neighborhoods, parks, and schools. Class II on-street
bike lanes within the GSP may be enhanced in areas where feasible to exceed standard requirements and
increase safety. Refer to Figure 3.2-3: Conceptual Circulation Plan for the location of these streets.
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Additionally, public or private streets and alleys will provide circulation within the residential
communities. The alignment of these internal streets and alleys will be established as part of the tentative
map approval.
Figure 3.2-3: Conceptual Circulation Plan
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Circulation Cross Sections
A variety of street cross sections are included in the plan area to serve the various land uses and create a
visually appealing and functional roadway system for vehicle and pedestrian uses. Figure 3.2-4: Street
Cross Section Key Plan describes the location of various street cross sections in the plan area.
Figure 3.2-4: Street Cross Section Key Plan
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A. Commerce Way
As part of the Specific Plan, Commerce Way will be extended south from the existing terminus
point to Taylor Street. As part of the Commerce Way extension, the existing Taylor Street portion
will also be improved and widened all the way south to its connection at Main Street. Commerce
Way will be the main entry to the Specific Plan area, as well as leading into the City of Grand
Terrace. Small, landscaped medians and entry monumentation will be located at Main Street and
Commerce Way providing a sense of arrival into the City and the Specific Plan area. Along
Commerce Way, the western sidewalk will be eliminated between De Berry Street and Van Buren
Street. A sidewalk will exist on the east side of the street.
Commerce Way will be a secondary highway that runs northeast near the I-215. Commerce Way
will include a striped median, Class II on-street bike lanes with landscaped parkways and
sidewalks. Additional landscaped setbacks will be provided. By providing another entry into the
City, this new roadway will alleviate traffic from Michigan Street and allow commercial vehicles
to travel on a new, wider, four-lane road, constructed to accommodate increased commercial and
passenger vehicles. Figure 3.2-5 Commerce Way Cross Section A* through Figure 3.2-10:
Commerce Way Cross Section F* display cross sections of planned roadway characteristics along
Commerce Way. The locations are identified Figure 3.2-4: Street Cross Section Key Plan above.
Figure 3.2-5 Commerce Way Cross Section A*
*Ultimate R/W – Dedication by Others and Proposed R/W serves as Interim R/W
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Figure 3.2-6: Commerce Way Cross Section B*
*Ultimate R/W – Dedication by Others and Proposed R/W serves as Interim R/W
Figure 3.2-7: Commerce Way Cross Section C*
*Ultimate R/W – Dedication by Others and Proposed R/W serves as Interim R/W
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Figure 3.2-8: Commerce Way Cross Section D*
*Ultimate R/W – Dedication by Others and Proposed R/W serves as Interim R/W
Figure 3.2-9: Commerce Way Cross Section E*
*Ultimate R/W – Dedication by Others and Proposed R/W serves as Interim R/W
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Figure 3.2-10: Commerce Way Cross Section F*
*Ultimate R/W – Dedication by Others and Proposed R/W serves as Interim R/W
B. Collector Streets
De Berry Street
De Berry Street is a 66-foot-wide collector street. There is no dedication needed and curbs exist
in various locations. Within the Specific Plan area, the street will be improved with curb, gutter,
and sidewalk except at Planning Area 9. If necessary, portions of De Berry Street within the
Specific Plan area may be vacated, and the land distributed as appropriate. Figure 3.2-11: De
Berry Street Cross Section G* displays a cross-section of planned roadway characteristics along
De Berry Street.
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Figure 3.2-11: De Berry Street Cross Section G*
*Ultimate R/W – Dedication by Others and Proposed R/W serves as Interim R/W
Van Buren Street
Van Buren Street is also a 66-foot-wide collector street. There is no dedication required
(some properties have a wider right-of-way than required). The south side of the street has a curb
and sidewalk, and the north side lacks a curb, gutter and sidewalk within the Specific Plan area.
Van Buren Street will be extended and improved from its current terminus to the west to the
extension of Commerce Way. Utility easements will be created within the right-of-way to preserve
existing and locate new infrastructure. Figure 3.2-12: Collector Streets Cross Section H* and
Figure 3.2-13: Collector Streets Cross Section I* each displays a cross section of planned roadway
characteristics along Van Buren Boulevard.
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Figure 3.2-12: Collector Streets Cross Section H*
*Ultimate R/W – Dedication by Others and Proposed R/W serves as Interim R/W
Figure 3.2-13: Collector Streets Cross Sections I*
*Ultimate R/W – Dedication by Others and Proposed R/W serves as Interim R/W
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Storm Drainage Plan
The Specific Plan area is traversed by three major drainage courses that originate at the base of
Blue Mountain at De Berry Street, Van Buren Street, and Pico Street. The northern drainage course enters
the area at the westerly end of De Berry Street. It then travels in a southwesterly direction and enters the
San Bernardino County Flood Control District (SBCFCD)’s Highgrove Channel that eventually directs flows
off-site under I-215. The second drainage course enters the Specific Plan area on the north side of Van
Buren Street near the easterly edge of Planning Area 11. These storm water flows travel west and join the
Highgrove Channel at the western edge of the Specific Plan area. A portion of this drainage course has
been identified as a possible wetlands area. The third drainage course enters the Specific Plan area along
the northern portion of the existing Grand Terrace High School near the southeasterly edge of Planning
Area 20. The westerly terminus of Pico Street overflows with storm water during large storm events and
the storm water travels through the existing school site towards Taylor Street and ultimately joins the
Riverside Canal at the western edge of the Specific Plan area.
The off-site tributary area consists of a watershed of approximately 32,320 acres including the majority
of the City of Grand Terrace. All flows are directed to the low point within the Specific Plan area.
Ultimately, drainage from the Specific Plan flows to the Santa Ana River.
Drainage improvements will be constructed in phases through the Specific Plan. Phases 1 and 2 are
described in detail below. Figure 3.3-1: Conceptual Storm Drain Plan shows the existing and proposed
drainage facilities.
Phase 1:
One large regional detention basin with approximately 65-acre-feet of capacity will be constructed west
of Taylor Street to provide regional stormwater detention and treatment of the proposed storm drain
systems in Van Buren and Pico streets, as well as opportunities for groundwater recharge. The basin will
be hydraulically connected, and one outfall providing an outlet to the Highgrove Storm Channel located
adjacent to the upstream end of the Riverside Canal.
At De Berry, a local storm drain system at the intersection of De Berry Street and Commerce Way will
capture flows from De Berry and connect to the existing Highgrove storm drain line under Commerce
Way, draining to the basin.
Within Van Buren Street, the proposed facilities include a 36” reinforced concrete pipe (RCP) from the
regional basins to the Michigan Street intersection, with a local storm drain system and catch basins to
protect the intersection from flooding and storm water velocity. Additional work will include installation
of new curbs and driveways at sump conditions east of Michigan Street to protect property from flooding
during major storms. The installation of the storm drain in Van Buren Street will de-water the existing
natural drainage area.
Phase 2:
In Pico Street, the proposed facilities include a 54” RCP from the regional basins along the northerly edge
of Grand Terrace High School and stubbed to the westerly cul-de-sac in Pico. In the future, a 48” storm
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drain will be extended east to the intersection of Michigan Street, with a local storm drain system and
catch basins to protect the intersection from flooding and storm water velocity and to alleviate additional
flooding. Along with the future 48” storm drain extension, new raised curbs will also be required at
various sections along Pico Street to prevent flooding.
All proposed site-specific drainage improvements will be developed and analyzed as future projects are
developed and entitled. All site drainage will ultimately discharge at the existing low point of the Specific
Plan area and then under I-215. All proposed improvements would be constructed to the requirements
of the City of Grand Terrace and the SBCFCD.
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Figure 3.3-1: Conceptual Storm Drain Plan
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Sewer Plan
Sanitary sewer service is provided by the City of Grand Terrace through various agreements between the
cities of Grand Terrace and Colton. The City of Colton leases to the City of Grand Terrace and maintains
the sewer lines and treats the wastewater. There are a number of existing gravity sewer lines in the vicinity
of the project. The main sewer line in the area is a 12-inch trunk sewer line in De Berry Street that conveys
flow from east to west through the Project and then increases to 18-inch before it crosses Interstate 215.
After crossing I-215, the sewer line flows north and increases in size before reaching the Colton Water
Reclamation Facility. There is also a 10-inch gravity sewer line in Commerce Way that conveys flows south
to the 18-inch trunk sewer line. A 10-inch sewer line in Taylor Street conveys flows north to the 18-inch
trunk sewer line. There are 8-inch gravity sewer lines in Van Buren Street and Pico Street that convey
flows from east to west to the 10-inch line on Taylor Street. Figure 3.4-1: Existing Sewer Plan shows the
existing sewer facilities.
Sewer improvements will be designed and sized to tie into the existing/backbone infrastructure to serve
all future development within the Specific Plan area. Based on Figure 3.4-1: Existing Sewer Plan, the
existing backbone sewer infrastructure is adequately sized to accommodate these flows. Wastewater
collected from the Specific Plan area will continue to be conveyed in an existing 18-inch diameter sewer
pipeline under the I-215 freeway to the treatment plant in Colton.
A Sewer System Analysis was prepared as part of the Specific Plan to evaluate the capacity of the existing
sewer system. The analysis concluded that the existing local collector sewers have adequate capacity to
serve the developments within the Specific Plan area.
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Figure 3.4-1: Existing Sewer Plan
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Water
Domestic and irrigation water service for the City is provided by Riverside Highland Water Company
(RHWC). RHWC is a private water company owned by its shareholders. The company maintains water
main transmission lines, wells, reservoirs and service laterals throughout the City, portions of Colton, and
portions of unincorporated San Bernardino and Riverside Counties and is directly responsible for their
ongoing maintenance
The Specific Plan relies on both existing and new water mains which are proposed along the eastern
border of the Riverside Canal; Planning Areas 14, 11, and 15; and south from Planning Area 21 to the
Taylor Street/Main Street intersection. Figure 3.5-1: Conceptual Water Plan shows the existing and
proposed water facilities.
All proposed site-specific water improvements will need to be developed and analyzed as the projects are
developed and entitled. Hydraulic analysis of the proposed water lines will need to be analyzed and
improvements will be constructed to the requirements of the City of Grand Terrace and RHWC.
All areas proposed for development will be provided with fire suppression systems. Major development
areas will be provided with looped on-site mains to ensure adequate pressure for fire suppression. Fire
hydrants will be installed at locations approved by the San Bernardino County Fire Department. RHWC
lines will be extended to loop around the Specific Plan area.
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Figure 3.5-1: Conceptual Water Plan
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Dry Utilities
Electricity
Electrical power service is provided by Southern California Edison (SCE) which maintains a system of above
and below-ground transmission and distribution lines throughout the City. SCE also maintains a major
substation within the City. The Val Vista Substation on Newport Road is a major switching station for SCE’s
Southern California grid. All new on-site lines will be placed underground, except when they relate to the
existing electrical substation, and the existing transmission lines that cross the site at various locations.
Natural Gas
Natural gas service is provided by Southern California Gas (SoCalGas) Company who maintains a system
of natural gas mainlines and laterals throughout the City, primarily within public rights-of-way. Any
additional necessary lines will need to be identified and constructed with the Specific Plan improvements.
Cable TV
The cable service franchisee in the Specific Plan area is currently Time Warner; other cable companies
may provide service if permitted by the City in the future. Time Warner maintains a system of above and
below-ground lines throughout the City, primarily within public rights-of-way. All new on-site cable lines
will be placed underground.
Public Services
Police Services
The City of Grand Terrace contracts with the San Bernardino County Sheriff to provide general patrol
services as well as all necessary management and support services. Sheriff’s services are operated from
the County’s main Sheriff’s station at 655 East 3rd Street in San Bernardino. According to the Fiscal Impacts
and Assumptions Memorandum and the Addendum, prepared by Stanley R. Hoffman Associates
(Appendix C1 and Appendix C2), police service costs associated with the Specific Plan at full buildout are
anticipated to be approximately $345,326 or constitute an approximate 49.7 percent of the City’s General
Plan fund.
Fire Services
Fire protection services for the City are provided by the San Bernardino County Fire Protection District
(SBCoFD). Primary fire protection services are operated from the City’s only fire station, Station 23 located
at 22582 Center City Court in Grand Terrace. This station is staffed by three full-time fire personnel during
the fire season (May 1 through November 30) and by two full-time fire personnel during the non-fire
season (December 1 through April 30). The full-time personnel are augmented by an on-call company of
20 paid call firefighters who respond to fire and rescue calls and provide response coverage to the station
when on-duty personnel are committed to an emergency call. Fire service expenses associated with the
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Specific Plan would stem from the SBCoFD funds which receives funds from the City through a 1 percent
dedication of City’s property tax assessment.
Waste Management Services
The City of Grand Terrace maintains a franchise agreement with Burrtec Waste Industries, Inc. (Burrtec)
for the collection and disposal of municipal solid wastes, organic and recyclable materials generated by
residences and businesses within the City. Burrtec provides weekly residential collection services for
municipal solid waste, organic and mixed recyclables and green waste. Collection services to commercial
and industrial uses are provided from one to six times per week and include a wide range of waste and
recyclable collection services. Additionally, there will be organic waste options to comply with current
state mandates. All municipal solid waste collected in the City is taken to the San Bernardino County
landfill system for disposal. The nearest landfills to the Project site are the San Timoteo Landfill and the
Mid-Valley Landfill.
Residents and businesses will comply with ongoing waste management programs/requirements
implemented by the City (e.g., hazardous waste disposal, electronic and universal waste). The City has
multiple waste events throughout the year to help residents with non-typical waste needs. It is the
responsibility of each property owner and/or tenant to start service for solid waste collection. Appropriate
space shall be provided for storage of solid waste on each site.
Schools
All public schools within the City of Grand Terrace are owned and operated by the Colton Joint Unified
School District (CJUSD). Students within the Specific Plan area would attend the following schools:
► Grand Terrace Elementary School
► Terrace View Elementary School
► Terrace Hills Middle School
► Grand Terrace High School
Applicable school fees will be paid at the time of building permit issuance. In the event of overcrowding
at any of the local schools, newly registered children may be transferred to other schools throughout the
District until local capacity is available.
Annual recurring costs to the City’s public services and utilities associated with the full buildout of the
Specific Plan would be offset in recurring revenue generated by full buildout of the Specific Plan. Financial
characteristics of the Specific Plan are further discussed in Section 6.6, Financing.
c
4 CHAPTER
DEVELOPMENT
STANDARDS 4
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Development Standards Overview
This Specific Plan is a regulatory document and serves as the zoning for all properties within the Specific
Plan area. In addition to the development standards contained in the Specific Plan, properties within the
Specific Plan area are subject to applicable regulations of the GTMC, such as general provisions and
processing requirements. Definitions are the same as in the City’s Zoning Code. To the extent any
regulation in this Specific Plan conflicts with the City’s Zoning Code, the regulation set forth herein shall
prevail.
The Gateway at Grand Terrace Specific Plan provides detailed regulations and standards for new
residential and commercial developments within the specific plan area. The standards are intended to
ensure consistency and compatibility for new residential and commercial development within the Specific
Plan area.
In addition, development standards for passive and active recreation spaces and parks are also provided
in this Chapter.
Definition of Terms
Abut. Contiguous to.
Access or Accessway. The place or way by which pedestrians and vehicles have safe, adequate, and usable
ingress and egress to the property or use as required by this Specific Plan.
Accessory Structure. A building, part of a building, or structure which is subordinate to, and the use of
which is incidental to that of the main building, structure or use on the same lot. It does not mean separate
living quarters or guest house but does mean and is not limited to playhouses, storage sheds, elevated
decks, patio covers, patio enclosures, Type 1 and Type 2 sunrooms, antennas, radio and other towers and
satellite dishes.
Addition. Any construction to an existing structure which results in an increase in the square footage
and/or volume of said structure.
Alcoholic Beverages. Any spiritous, vinous, malt or other alcoholic liquor.
Alley. A public or private thoroughfare or drive aisle providing access to a unit or property
Altered. Any work which results in a change to an existing structure.
Altered, structurally. Any change in the supporting members of an existing structure, such as foundations,
bearing walls, column beams, floor or roof joists, girders or rafters, changes to enclose additional space,
or any other change determined by the building and safety department to be of a structural manner.
Amendment. The changing of boundaries of districts, or by changing any other provisions thereof by
addition, deletion or change in the wording, context or substance of this Specific Plan.
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Apartment. A room or set of rooms fitted especially with housekeeping facilities (including kitchen
facilities) and used as a dwelling unit generally for rental purposes.
Awning. Any permanent or removable projection designed for shade, attached to a building by brackets
or other means, but not having any direct connection or support on the ground.
Basement. A space wholly or partly underground, and having more than one-half of its height, measuring
from its floor to its ceiling, below the average adjoining grade. If the finished floor level directly above a
basement is more than six feet above grade at any point, such basement shall be considered a story.
Balcony. A platform projecting from the external wall of a building and enclosed by a railing or parapet.
Billboard. Any sign which directs attention to a business, commodity, service or entertainment conducted,
sold or offered elsewhere than on the premises, and only incidentally on the premises if at all.
Building. Any structure having a roof supported by columns or by walls designed for the support, shelter
or enclosure of persons, animals, chattels or property of any kind.
Building, main or principal. A building within which is conducted the principal use permitted on the lot,
as provided in this title.
Building Site. A lot or parcel of land, in single or joint ownership, and occupied or to be occupied by a
main building and accessory buildings, or by a dwelling group and its accessory buildings, together with
such open spaces as are required by the terms of this title and having principal frontage on a street, road
or highway.
Business. The purchase, sale or other transaction involving the handling or disposition (other than that
included in the terms "industry," as defined in this Specific Plan) of any article, substance or commodity
for livelihood or profit, including in addition, operation of automobile or trailer parks, tourist courts and
motels, public garages, office buildings, offices of doctors and other professionals, outdoor advertising
signs and structures, public personal services, places where commodities or services are sold or are
offered for sale either by direct handling of merchandise or by agreements to furnish them, but not
including dumps and junkyards. "Business" means the same as "commerce.
Clinic. A place for group medical services not involving overnight housing of patients.
Club. An association of persons (whether or not incorporated), religious or otherwise for social purpose,
but not including groups which are organized primarily to render a service carried on as a business for
profit.
Cluster Development: Four or more units are arranged with front doors facing a common green paseo
with a rear alley for garage access.
Common Open Space. Land in a residential development held in common and/or single ownership and
not reserved for the exclusive use or benefit of an individual tenant or owner.
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Conditional Use. A use permitted in a particular zoning district only upon showing that such use in a
specified location will comply with all the conditions and standards for the location or operation of such
use as specified according to zone and authorized by the Planning Commission.
Condominium. An estate in real property consisting of an undivided interest in common in a portion of a
parcel of real property together with a separate interest in space in a residential, industrial, or commercial
building on such real property, such as an apartment, office or store. A condominium may include in
addition a separate interest in other portions of such real property. Such estate may, with respect to the
duration of its enjoyment, be either (a) an estate of inheritance or perpetual estate, (b) an estate for life
or (c) an estate for years, such as a leasehold or sub-leasehold.
Density. The number of dwelling units or housing structures per acre of land.
Duplex or Two-Family Dwelling. A building which is designed or used exclusively for the occupancy of two
families, living independently of each other and having separate kitchen facilities for each family.
Frontage. The length of that portion of a lot abutting a street.
Garage. An accessible and usable covered and completely enclosed space of not less than ten feet by
twenty feet per space and used for vehicular and general storage purposes only. Such garage is to be so
located on the lot so as to meet the requirements of this title for an accessory building, or if attached to
the main building, to meet all the requirements applicable to the main building.
Guest Parking. On-site parking spaces provided for intermittent use by visitors.
Home Occupation. Any use customarily conducted entirely within a dwelling and carried on by the
inhabitants thereof, which use is clearly incidental and secondary to the use of the structure for dwelling
purposes and which use does not change the character thereof or does not adversely affect the uses
permitted in the zone of which it is a part.
Homeowners Association. A community association that is organized within a development and in which
individual owners share common interests and responsibilities for open space, landscaping, and/or
facilities.
Landscaping. The original planting of suitable vegetation in conformity with the requirements of this title
and the continued maintenance thereof.
Loading Space. An off-street space or berth on the same lot with a main building or contiguous to a group
of buildings for the temporary parking of commercial vehicles while loading or unloading, and which shall
not to interfere with pedestrian and/or vehicular traffic or other appropriate means of ingress and egress.
Maximum Lot (Building) Coverage. The maximum area of the lot that may be covered by buildings and
roofed structures. This may be expressed in square footage or as a percentage of the minimum lot area.
Multi-Family Residential. A housing development with two or more attached residential units. It also
includes a mixed-use development with a residential component.
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Motor Court Development. Four or more units are arranged with front doors and garages facing a
common stub street or driveway.
Paseo. A landscaped corridor with a common path.
Public Easement. A space on a lot or parcel of land, and so indicated on a subdivision map or in a deed
restriction reserved for or used for public utilities or public uses.
Restaurant. A place which is used for the serving of meals to guests for compensation and which has
suitable kitchen facilities connected therewith, containing conveniences for cooking an assortment of
foods commonly ordered at various times of the day. The service only of such food as sandwiches or salads
shall not be deemed to constitute a "restaurant."
Setback Area. The minimum distance required by zoning to be maintained between two structures or
between a structure and a property line.
Showroom. A room used to display goods for sale, such as appliances, cars, or furniture.
Single-Family Detached. One residential structure containing no more than one dwelling and complying
with a minimum living area requirement of one thousand square feet. It shall also be known as a full-sized
single-family unit or single-family dwelling.
Specific Plan. A fully planned community, with all design controls, servicing requirements and financing
techniques incorporated into the plan, which is adopted with a self-contained regulatory text and serves
to implement the general plan in more detail.
Wireless telecommunications facilities. Communications towers, antennas, and the necessary
appurtenances. A land use that sends and/or receives radio frequency signals, including antennas,
microwave dishes or horns, structures or towers to support receiving and/or transmitting devices,
accessory development and structures, and the land on which they all are situated. This includes the
current technologies of cellular communications and personal communications services (PCS) and smart
radio (SMR).
Yard, Front. A space between the front yard setback line and the front lot line or planned street right-of-
way line and extending the full width of the lot. The front yard of a cul-de-sac shall be measured from its
narrowest depth.
Yard, Rear. A space between the rear yard setback line and the rear lot line, extending the full width of
the lot.
Yard, Side. A space extending from the front yard setback line or from the front lot line where no front
yard is required by this title to the rear yard setback line or the rear lot line, between a side lot line and
the side yard setback line.
Permitted Uses
The Planning Areas within The Gateway at Grand Terrace Specific Plan may be developed and/or used
according to those activities listed in Table 4.1-1: Permitted and Conditionally Permitted Uses below.
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Table 4.1-1: Permitted and Conditionally Permitted Uses provides a comprehensive list of allowable uses
and establishes the Permitted (P) and Conditionally Permitted (C) land uses within each land use
designation throughout the Specific Plan area.
Table 4.1-1: Permitted and Conditionally Permitted Uses
Open
Space Park Commercial Residential
(R 4-20)
Drainage
Facilities
Residential Uses
Single-family (including small lot,
detached/attached, cluster, and motor court)
- - - P -
Multi-Family units (including duplexes,
condominiums, and apartments)
- - - P -
Senior citizen housing
Residential Accessory Uses
Home occupation (as permitted per chapter 5.06) - - - P -
Second-Family Unit (as permitted per Chapter 18.63) - - - P -
Leasing offices - - - P -
Residential community recreation facility - - - P -
Other accessory uses directly related to primary
Residential use (as approved by the Planning
Director)
- - - P -
Automotive-related services (includes motorcycles, boats, recreational vehicles, trailers and campers)
Retail sales of parts and supplies (No Wholesale) - - P - -
Retail sales of heavy equipment and trucks - - C - -
Rental agency - - C - -
Sales (used vehicle sales, repair, and maintenance
activities only in conjunction with new dealers)
- - C - -
Sales (New vehicle sales) - - C - -
New tire sales (inside tire storage only) - - C - -
Indoor Storage - - C - -
Showrooms - - C - -
Research & Development
Laboratories, research, and development facilities - - P - -
Eating and Drinking Establishments
Bars, cocktail lounges, nightclubs, live entertainment - - C - -
Catering - - P - -
Microbrewery - - C - -
Restaurants - With the incidental serving of beer and
wine (without a cocktail lounge, bar, entertainment,
or dancing)
- - P - -
With entertainment and/or serving of alcoholic
beverages (other than beer and wine) - - C - -
Fast food (without a drive-thru) - - P - -
Fast food (with a drive-thru) - - C - -
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Table 4.1-1: Permitted and Conditionally Permitted Uses
Open
Space Park Commercial Residential
(R 4-20)
Drainage
Facilities
Medical
Clinics, urgent care - - P - -
Medical laboratories - - P - -
Medical/dental offices - - P - -
Optician and optometric shops - - P - -
Office and Administrative Uses
Banks, financial services, and institutions - - P - -
Business and office services - - P - -
(Interior showroom - - P - -
Realtors and real estate offices - - P - -
Travel agencies - - P - -
Professional office - - P - -
Recreation/Entertainment
Amusement arcades - - C - -
Auditoriums - - C - -
Bowling centers - - C - -
Indoor fitness and sports facilities (health clubs,
gymnasiums, fitness centers) 4,000 square feet or
less
- - C - -
Greater than 4,000 square feet - - C - -
Movie theaters - - C - -
Museums - - P - -
Music, exercise, and dance studios - - P - -
Retail-Commercial Uses
Apparel stores (including jewelry stores) - - P - -
General retail (i.e., art, music, collectibles, and video
games stores)
P
Building materials, garden equipment and supplies
(without outside storage) (including Nurseries &
garden supply stores within enclosed area)
- - P - -
Building materials, garden equipment and supplies
(with outside storage) - - C - -
Convenience stores (including Liquor/Alcohol sales) - - C - -
Daycare centers (child or adult) and Nursing and
residential care facilities - - C - -
Electronic, appliance, and office stores (including
small electronic, appliance, and office repair shops)
- - P - -
Food and beverage stores (including Farmers
Markets and bakeries)
- - P - -
Furniture and home furnishing stores (including
household goods stores and antique stores)
- - P - -
General merchandise stores (including Leather
goods and luggage stores)
- - P - -
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Table 4.1-1: Permitted and Conditionally Permitted Uses
Open
Space Park Commercial Residential
(R 4-20)
Drainage
Facilities
Health and personal care stores and services
(including Drug stores and pharmacies)
- - P - -
Hardware stores (including locksmith shops) - - P - -
Hobby and craft shops (including costume design,
art, music, and photography supply stores)
- - P - -
Pet shops - - P - -
Publishing, printing, blueprinting, and reproduction
services
- - P - -
Schools, business, hospitality, & professional
(including art, barber, beauty, performing arts, and
hotels)
- - C - -
Showroom (room used to display goods for sale) - - C - -
Smoke shops - - C - -
Sporting goods stores - - P - -
Veterinary (domestic, no boarding) - - P - -
Veterinary w/boarding - - C - -
Personal Services
Barbers, hair salons, nail shops - - P - -
Dry cleaners, tailor shops - - P - -
Laundromats, self-service - - C - -
Message centers and PO boxes - - P - -
Photography or portrait studio by appointment only - - P - -
Public and Quasi Public Facilities (places of worship
and non-profit organizations)
- - C - -
Government offices and facilities (administration
buildings)
P P P P -
Police and fire stations P - P P -
Rail Transit Station - - - - -
Utilities
Public Utilities, distribution, and support facilities P P P P -
Other Uses
Wireless telecommunications facilities C - - - C
Electric Vehicle Charging Stations (EVCS), including
Level 1, Level 2, and DC Fast Charging*.
- P P P -
Other uses which are determined by the planning
commission to be similar in nature to uses listed in
this section;
- - C - -
Temporary Uses
Food trucks (recurrent) – 1 year permit maximum C
Mobile food services including food trucks (special
event) - Special Event Permit
- - SE - -
Temporary uses which are determined by the
Director not to have significant long-term impacts on
the environment. (Uses such as parking lot sales,
P P - -
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Table 4.1-1: Permitted and Conditionally Permitted Uses
Open
Space Park Commercial Residential
(R 4-20)
Drainage
Facilities
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.)
Temporary construction offices (as approved by the
Director) P P P P -
Outdoor displays/uses may take place in front of
businesses on-site, which have been approved with
a conditional use permit. Temporary special event
permits will be required for the display of associated
balloons, banners, and special event signs.
C - C - -
Notes:
P = Permitted Use
C = Conditional Use Permit
T = Temporary Use Permit
SE= Special Event Permit
*Level 1 and Level 2 Charging are typically suitable for residential or workplace charging.
DC Fast Charging is typically suitable destination and rapid charging.
Prohibited Uses
Table 4.1-2: Prohibited Uses establishes a list of land uses, activities and facilities throughout the Specific
Plan area that are not allowed. All prohibited uses are prohibited in every land use designation.
Table 4.1-2: Prohibited Uses
Prohibited Uses in The Gateway at Grand Terrace Specific Plan Area
Adult-oriented retail/exotic dance clubs
Check cashing services
Marijuana sales and cultivation
Massage parlors and/or massage related uses
Motels (temporary lodging with exterior doors and halls)
Pallet yards
Pawn Shops
Recycling collection services
Tattoo and piercing parlors
Thrift stores
Tire storage (outdoor)
Uses that include the storage of hazardous and/or flammable materials
Unlisted uses as defined by GTMC Section 18.79 “Unlisted Uses”
Residential Development Standards
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The Gateway at Grand Terrace Specific Plan intends to provide flexibility for the area to develop a wide
range of product types, from small-lot detached, detached/attached cluster or motor court style to multi-
family residential units. The Specific Plan’s intent is also to permit unique and creative residential products
that may not traditionally be permitted by the City’s existing residential zoning requirements.
Development standards governing residential development in R 4-20 identify building setbacks, building
height, density, open space, and parking requirements. All residential developments within the R 4-20
(Planning Areas 11, 12, 14, 15, 16, 19, and 20) are subject to the development standards as set forth in
Table 4.2-1: Residential Development Standards.
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Table 4.2-1: Residential Development Standards
GATEWAY AT GRAND TERRACE SPECIFIC PLAN – MULTI-DENSITY RESIDENTIAL LAND USE
MULTI-DENSITY RANGE: 4 – 20 DWELLING UNITS/ACRE (du/ac)
PRODUCT TYPE Single-Family
(Fee Simple)
Detached Small-Lot and
Detached/Attached Cluster and/or
Motor Court1 (Condominium Map)
Multi-Family1
(Condominium Map)
SITE CONFIGURATION
Minimum Lot Size (square feet or sf) 7,200 No Minimum No Minimum
Minimum Lot Width Interior Lot 60’ No Minimum No Minimum
Minimum Lot Width Exterior Lot 70’ No Minimum No Minimum
Minimum Lot Depth 100’ No Minimum No Minimum
Maximum Building Site/Lot Coverage 50% Not Applicable Not Applicable
Maximum Floor Area Ratio (FAR)* N/A 0.75 0.85
SETBACKS
Minimum Building Setbacks (Building to Building)
Minimum Building Separation See minimum side setbacks 5’ 5’
Minimum Front Setbacks
Front Yard (from Property Line) 25’ Not Applicable Not Applicable
Front (Building) to Van Buren Street R.O.W.
25’ for rear entry garage products
(Front entry garage products are
prohibited along Van Buren Street).
10’ for rear entry garage products
(Front entry garage products are
prohibited along Van Buren
Street).
10’ for rear entry garage products
(Front entry garage products are
prohibited along Van Buren
Street).
Front (Building) to Commerce Way R.O.W.
25’ for rear entry garage products
(Front entry garage products are
prohibited along Commerce Way).
10’ for rear entry garage products
(Front entry garage products are
prohibited along Commerce Way).
10’ for rear entry garage
products (Front entry garage
products are prohibited along
Commerce Way)
Garage Door to Drive Court/Internal Street
and/or Alley 20’ 3’ 3’
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PRODUCT TYPE Single-Family
(Fee Simple)
Detached Small-Lot and
Detached/Attached Cluster and/or
Motor Court1 (Condominium Map)
Multi-Family1
(Condominium Map)
SETBACKS
Minimum Side Setbacks
Side Yard for Interior Lot (from Property Line)
With Garage
Without Garage
10’
5’
For detached small-lot Products:
3.5’
For detached/attached Cluster
and/or Motor Court
(Condominium Map):
See minimum building separation
(Measured from Building to
Building)
See minimum building
separation (Measured from
Building to Building)
Side Yard for Corner Lot (from Property Line)
Street Side
No Street Side
15’
5’
Not Applicable Not Applicable
Side (Building) to Van Buren Street 15’ from Property Line 10’ from Van Buren Street R.O.W. 10’ from Van Buren Street R.O.W.
Side (Building) to Commerce Way 15’ from Property Line 10’ from Commerce Way R.O.W. 10’ from Commerce Way R.O.W.
Side (Building) to Commercial Zoning 15’ from Property Line 10’ from Property Line 10’ from Property Line
Side (Building) to Property Line When Facing
Internal Street, Private Drive, or Alley 5’ from Property Line 5’ from R.O.W of Internal Street,
Private Drive, or Alley
5’ from R.O.W of Internal Street,
Private Drive, or Alley
Minimum Rear Setbacks
Rear Yard (from Property Line) 20’
For detached small-lot Products:
See Garage Door to Internal
Street, Private Drive, or Alley
R.O.W.
For detached/attached Cluster
and/or Motor Court
(Condominium Map):
See Garage Door to Internal
Street, Private Drive, or Alley
R.O.W.
See Garage Door to Internal
Street, Private Drive, or Alley
R.O.W.
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PRODUCT TYPE Single-Family
(Fee Simple)
Detached Small-Lot and
Detached/Attached Cluster and/or
Motor Court1 (Condominium Map)
Multi-Family1
(Condominium Map)
Minimum Rear Setbacks
Rear (Building) to Van Buren Street
Not Applicable. All products along
Van Buren are required to be street
fronting. Front garage entry
products are prohibited along Van
Buren.
Not Applicable. All products along
Van Buren are required to be
street fronting. Front garage entry
products are prohibited along Van
Buren.
Not Applicable. All products
along Van Buren are required to
be street fronting. Front garage
entry products are prohibited
along Van Buren.
Rear (Building) to Commerce Way 20’ from Property Line 10’ from R.O.W. 10’ from R.O.W.
Rear (Building) to Commercial Zoning (from
Property Line) 20’ 10’ 10’
Garage Door to Internal Street, Private
Drive, or Alley R.O.W. See Rear Yard (from Property Line).
For detached small-lot Products:
18’
For detached/attached Cluster
and/or Motor Court
(Condominium Map):
3’
3’
Rear to Internal Property Line Same as rear yard 5’ 5’
PRIVATE AND COMMON SPACE
Minimum Open Space Dimensions 5’ 5’ 5’
Private Open Space4 Not Applicable 100 sf/unit 100 sf/unit
Common Space
Not Applicable See Multi-Family Residential
Development Amenities IN The
Gateway at Grand Terrace Specific
Plan
See Multi-Family Residential
Development Amenities IN The
Gateway at Grand Terrace Specific
Plan
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MULTI-FAMILY RESIDENTIAL DEVELOPMENT AMENITIES IN THE GATEWAY AT GRAND TERRACE SPECIFIC PLAN
For ministerial approval only:
Multi-family development applications seeking ministerial approval are subject to the requirements and applicability in the GTMC Section 18.64 Objective Design Standards.
Any multi-family residential development application that complies with provisions of this Chapter and regulations of the applicable zoning district shall be eligible for a
ministerial review process, as set forth in Section 18.64.080 (Permits and Approval).
When an applicant elects to deviate from the objective design standards set forth in this Chapter, a ministerial review process shall not apply, and the development application
shall be subject to any required discretionary application types, review and approvals as set forth in Chapter 18.63 (Site and Architectural Review).
Multi-family development applications within The Gateway at Grand Terrace Specific Plan not seeking ministerial approval shall be subject the multi-family residential
development amenities listed in this table below:
PRODUCT TYPE Single-Family
(Fee Simple)
Detached Small-Lot and Detached/Attached Cluster
and/or Motor Court1 (Condominium Map)
Multi-Family1
(Condominium Map)
150 Units or Less Not Applicable
Not applicable to “for sale” attached or detached single-
family products.
Multi-family development within this product range shall
be subject to the requirements and applicability in the
GTMC Section 18.64 Objective Design Standards.
Any multi-family residential development application that
complies with provisions of this Chapter and regulations of
the applicable zoning district shall be eligible for a
ministerial review process, as set forth in Section
18.64.080 (Permits and Approval).
When an applicant elects to deviate from the objective
design standards set forth in this Chapter, a ministerial
review process shall not apply, and the development
application shall be subject to any required discretionary
application types, review and approvals as set forth in
Chapter 18.63 (Site and Architectural Review).
Any multi-family residential development
application that complies with provisions of this
Chapter and regulations of the applicable zoning
district shall be eligible for a ministerial review
process, as set forth in Section 18.64.080 (Permits
and Approval).
When an applicant elects to deviate from the
objective design standards set forth in this
Chapter, a ministerial review process shall not
apply, and the development application shall be
subject to any required discretionary application
types, review and approvals as set forth in Chapter
18.63 (Site and Architectural Review).
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PRODUCT TYPE Single-Family
(Fee Simple)
Detached Small-Lot and Detached/Attached Cluster
and/or Motor Court1 (Condominium Map)
Multi-Family1
(Condominium Map)
151 Units or Above Not Applicable
Multi-family development applicant(s) seeking ministerial
approval shall opt out from the above requirements and
instead be subject to the requirements and applicability in
the GTMC Section 18.64 Objective Design Standards.
For Discretionary Review and Approval:
Multi-family development of 151 units or above shall
provide the following:
• Multi-purpose recreational building that may include a
leasing office, a gym/wellness facility, and restrooms
(Minimum size of 5,000 sf).
• Children’s Play Area, e.g., tot lot (Minimum size of
1,500 sf)
• Swimming Pool (Minimum size of 5,000 sf)
• BBQ area with table seating (Minimum size of 2,000 sf)
• In-ground Spa (Minimum size of 1,000 sf)
• Mail Center (Minimum size of 1,000 sf)
• Dog Park (Minimum size of 4,000 sf)
• A minimum of one (1) passive flexible open space that
may be used as community garden (Minimum size of
1,500 sf).
Multi-family development applicant(s) seeking
ministerial approval shall opt out from the above
requirements and instead be subject to the
requirements and applicability in the GTMC Section
18.64 Objective Design Standards.
For Discretionary Review and Approval:
Multi-family development of 151 units or above
shall provide the following:
• Multi-purpose recreational building that may
include a leasing office, a gym/wellness facility,
and restrooms (Minimum size of 5,000 sf).
• Children’s Play Area, e.g., tot lot (Minimum size
of 1,500 sf)
• Swimming Pool (Minimum size of 5,000 sf)
• BBQ area with table seating (Minimum size of
2,000 sf)
• In-ground Spa (Minimum size of 1,000 sf)
• Mail Center (Minimum size of 1,000 sf)
• Dog Park (Minimum size of 4,000 sf)
• A minimum of one (1) passive flexible open
space that may be used as community garden
(Minimum size of 1,500 sf).
WALLS AND FENCES5
For Ministerial Approval Only:
Subject to the requirements and applicability in the GTMC Section 18.64 Objective Design Standards as well as Section 18.73.070 Fence and Wall Height. Any multi-family
residential development application that complies with provisions of this Chapter and regulations of the applicable zoning district shall be eligible for a ministerial review
process, as set forth in Section 18.64.080 (Permits and Approval).
When an applicant elects to deviate from the objective design standards set forth in this Chapter, a ministerial review process shall not apply, and the development application
shall be subject to any required discretionary application types, review and approvals as set forth in Chapter 18.63 (Site and Architectural Review).
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PRODUCT TYPE Single-Family
(Fee Simple)
Detached Small-Lot and
Detached/Attached Cluster and/or
Motor Court1 (Condominium Map)
Multi-Family1
(Condominium Map)
Front Yards (maximum height for a solid or
decorative fence or wall) 6 3' 3' 3'
Perimeter Walls (Maximum Height) 8 ft. 8 ft. 8 ft.
Interior Fence or Wall (side and rear yards) 6 ft. / 9 ft (with 3 ft. retaining max) 6 ft. / 9 ft (with 3 ft. retaining max) 6 ft. / 9 ft (with 3 ft. retaining
max)
OTHER REQUIREMENTS
Minimum Livable Area 1,000 sq. ft.
1 bedroom or studio—650 sq. ft. 1 bedroom or studio—650 sq. ft.
2 or more bedrooms— 800 sq. ft. 2 or more bedrooms— 800 sq.
ft.
Maximum Building Height 35 ft. 40 ft. 40 ft.7
NOTES:
* Floor Area Ratio (FAR) is calculated by dividing the total building square footage by the total site area square footage.
1 These products are typically on a Condominium map and include units with front doors on paseo, public street, or private drive-aisle.
2 California Building Standard Code.
3 California Residential Code.
4 Porches and balconies may be included in this calculation.
5 Where grade differential exists between building sites, the height of the fence or wall shall be measured from the higher grade.
6 Walls may exceed the maximum height limit for the purpose of reducing high noise level, subject to an acoustical study and review and shall be approval by the Planning Commission.
7 Maximum building height for multi-family development may be exceeded by up to 5% if the proposed building includes unique features or amenities, such as a roof deck, that will require additional
height. Proposed building height that exceeds 40’ shall be reviewed and approved by the Planning Director.
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Parking Requirements
In addition to the standards provided in Table 4.2-1: Residential Development Standards above, all
residential development within the Specific Plan is subject to parking standards and requirements in
Table 4.2-2: Residential Parking Requirements (GTMC Section 18.60.30.A)* below and the GTMC
Section 18.60.30.A “Parking Regulations.”
Table 4.2-2: Residential Parking Requirements (GTMC Section 18.60.30.A)*
PRODUCT TYPE
Fee Simple Detached
(Small-Lot Single-Family)
Detached and Attached
Cluster/Motor Court1
Multi-Family (including
Duplexes)
PARKING REQUIREMENTS
For Single-Family (All Types)**
Attached Garage
2 spaces for each residential unit, For rear load
or alleys require an additional parking located
within 200 feet from the residence being served
For Multi-Family**
Studio and/or 1 Bedroom
1 space/unit (at least 1 space shall
be located within a garage or
carport and all required spaces shall
be located within 150 feet of the
unit being served).
2 Bedrooms and/or 3
Bedrooms
2 spaces/unit (at least 1 space shall
be located within a garage or
carport and all required spaces shall
be located within 150 feet of the
unit being served).
4 Bedrooms or More
3 spaces/unit (at least 1 space shall
be located within a garage, carport,
driveway, or adjacent outdoor
parking space. All required spaces
shall be located within 150 feet of
the unit being served).
Age-Qualified (unit
intended for the sole
occupancy of persons who
are 55 years of age or
older)/Senior Units 1 space/unit
Guest Parking
All residential except Age-
Qualified/Senior Units
0.25 spaces/unit
i) Shall be identified as "Guest Parking";
(ii)Shall not be used for the storage of recreational vehicles, boats, trailers or other
similar items;
(iii)Shall be located on the same parcel of land as the residential units and shall be
within 250 feet distance of said units;
(iv)May be uncovered spaces; and
(v)May be located on a private street within the site or in a common parking area.
Age-Qualified (unit intended
for the sole occupancy of 1 space/10 units
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Table 4.2-2: Residential Parking Requirements (GTMC Section 18.60.30.A)*
PRODUCT TYPE
Fee Simple Detached
(Small-Lot Single-Family)
Detached and Attached
Cluster/Motor Court1
Multi-Family (including
Duplexes)
persons who are 55 years of
age or older)/Senior Units
Recreational Vehicle/
Utility Trailer Parking and
Storage Prohibited
NOTES:
* The Specific Plan's parking requirements are primarily consistent with the parking regulations in the GTMC Section 18.60.30.A
**All new residential construction within The Gateway SP shall comply with the most recent California Green Building Standards Code –
Electronic Vehicle (EV) Charging for New Construction.
1 Detached Cluster products are typically on a Condominium map and include units with front doors on paseo, public
street, or private drive-aisle.
Commercial Development Standards
The Commercial land use district allows for job-producing uses such as retail, eating and drinking
establishments, services and offices that are desirous to the community and freeway-generated
consumers. A landscape setback is required along all public streets and adjacent to residential uses.
Parking can be located in front, to the side or to the rear of the building. Figure 4.3-1: Conceptual
Commercial Layout provides a conceptual overview of the commercial area.
Figure 4.3-1: Conceptual Commercial Layout
Commercial development within The Gateway at Grand Terrace Specific Plan Commercial Designation
(Planning Areas 1 through 4 and 6 through 9) is intended to provide for the retail commercial, office, and
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service need of the community and is subject to the development standards in Table 4.3-1: Commercial
Development Standards. In addition to the Commercial Development Standards, parking for the
commercial area shall be subject to the GTMC Section 18.60.30.B (Parking Regulations for
Commercial/Office Uses). Commercial parking areas shall be maintained and designed to encourage high-
quality design, creating aesthetically pleasing spaces all throughout the Specific Plan area. Interior
landscaping shall be installed to create shade and visual interest. Parking lot screen and shade trees shall
be located within landscape planters and perimeter buffers at a ratio of one tree for every ten parking
stalls.
Table 4.3-1: Commercial Development Standards
BUILDING SETBACKS (MEASURED FROM PROPERTY LINE)
From Commerce Way 10' (fully landscaped)
From De Berry 10' (fully landscaped)
Interior 0*
OTHER REQUIREMENTS
Minimum Required Street Frontage 70'
Lot Coverage 100%, less required site development standards
Landscape Refer to GTMC Section 15.56.020 “Water Efficient Landscape”
Height (Maximum Linear Feet) 35’ – architectural elements 45’ max
PERIMETER WALLS
Residential Adjacent 8’ (Maximum)
Notes: *Except when adjacent to a lot in a Residential zone, then25 feet with at least 10 feet of landscape
Parking Requirements
Parking for the commercial area shall be subject to the GTMC Section 18.60 -Off Street Parking.
Commercial parking areas shall be maintained and designed to encourage high-quality design, creating
aesthetically pleasing spaces all throughout the Specific Plan area. Interior landscaping shall be installed
to create shade and visual interest.
5 CHAPTER
DESIGN GUIDELINES 5
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The Gateway at Grand Terrace Specific Plan Design Guidelines (Guidelines) provide a framework for
development within the Specific Plan to ensure streetscapes and buildings convey a cohesive, high-quality
community identity. These Guidelines are not intended to prevent alternative design solutions that are
compatible with the vision for the Specific Plan area.
The residential area will feature a mix of architectural styles including Spanish, Monterey, Italian, Mission
Revival, and Art Deco. The Commercial area will feature similar styles to residential including
contemporary, Italian, Mediterranean, Agrarian, and Art Deco.
Design Principles for the Specific Plan
► Provide clear direction to designers and developers for the Specific Plan area;
► Reinforce the City of Grand Terrace’s vision for redevelopment of underutilized parcels;
► Establish a strong community identity through a common landscape theme, signage and architecture;
► Promote pedestrian scale to ensure compatibility between non- residential and residential uses;
► Strengthen the pedestrian environment and improve overall community connectivity;
► Minimize negative impacts to adjoining uses; and
► Allow flexibility to respond to market conditions.
Design Guidelines
Residential Design Guidelines
Single-Family Residential
The design of Single-family housing shall provide a sense of scale, pedestrian utilization, provide a strong
connection to the street and contribute to the overall character of the street and the adjacent
neighborhood.
Single-Family development may include traditional single-family houses fronting onto public streets, alley-
loaded dwelling units, split garage development, and clustered and motor court housing arrangements.
Single-family development allows for more flexibility in the design of overall neighborhoods and promotes
a range of housing types for consumers.
SITE PLANNING
Small-lot, cluster, and motor court residential neighborhoods encourage the design of detached and
attached single-family housing with smaller yards. Smaller lots allow for creativity in site planning and
place an emphasis on community spaces within each community. Future development shall consider the
following principles during site design:
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► Internal circulation networks shall provide efficient connections to external residential
neighborhoods, shopping centers, and other desirable locations.
► Internal roadways shall be designed as loop circulation to avoid dead-ends and cul-de-sacs.
► Provide a connection to link residential development to public parks, multi-purpose trails, bike paths,
and open space areas.
► Dwelling units shall be designed to engage the surrounding public roadways.
Small-lot/Cluster Dwelling Unit
► Private roads and alleys shall be visually distinguishable from public streets through the use of a
variety of materials and colors.
► Use of alleyways and private drive aisles is encouraged, provided they are designed with pedestrian-
oriented features. This includes sufficient lighting, landscaping, accent paving, and signage.
► Clustered housing around private drive aisles or alleys are encouraged, provided the units maintain
the rhythm and proportion of the surrounding development.
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Small-Lot Single-Family Dwelling Unit
► Pedestrian areas shall implement safety measures such as bulb-outs, pedestrian refuge areas, or
enhanced signage.
► On-street parking is discouraged in areas with sufficient resident and guest parking within an alley
configuration.
BUILDING PLACEMENT/ORIENTATION
High-quality design in determining the location and orientation of buildings is important on small
residential lots as the individual buildings comprise a larger portion of the lot and become more visible
from public areas. Alley load units put an emphasis on the front façade of the house and the street scene
while clustered units are internally focused around an internal private drive aisle. Future development
must ensure that the combination of different housing types within a close proximity create a cohesive
appearance for the neighborhood.
Future development shall comply with the following principles during site design:
► For dwelling units not in a cluster organization that directly face a public roadway, the front setback
for adjacent dwelling units shall differ from lot to lot to create variation in the street scene.
► Cluster units shall take primary pedestrian access from shared greenbelt areas between dwelling
units. If not feasible, cluster units shall take primary access from the private drive aisle or alley.
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Small-lot/Cluster Dwelling Unit
► Dwelling units shall be designed and sited to create usable front or rear yard private open spaces.
► Garage locations shall vary to deemphasize the impact of the garage face. Garage faces shall not be
closer to the front lot line than the primary building façade.
► In a cluster organization, garages shall be recessed from the primary building façade facing both the
public street and interior private drive aisles to minimize the visual impact.
► All residential units along Van Buren Street shall be street fronting.
BUILDING FORM AND MASSING
Building form and massing within small-lot residential settings is important as the increased density and
closer buildings can impact the sense of pedestrian scale. Roof forms and building articulation have a
great impact on the appearance of both individual buildings and the collective neighborhood. A variety
of building heights, roof articulation and forms, and protruding architectural elements greatly increase
the overall appearance. Future development shall consider the following principles during site design:
► Building design shall break the primary façade into three distinct elements: entry, main building, and
roof.
► Second story elements of building shall step back from the base floor or incorporate single-story
elements to decrease the impact on adjacent uses. This is especially important for dwelling units
within a cluster that are directly adjacent to the public right-of-way.
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Single-Family Dwelling Unit Displaying Separate Elements of The First and Second Story
► Building facades visible from a public space shall be articulated to increase architectural interest.
Large sections of the primary façade on a single plane shall be avoided.
DESIGN INTENT
While building form and massing comprise a large portion of how a building is understood, architectural
details, materials, and colors play a large part in creating a unique sense of place within a neighborhood.
Future development of small-lot and cluster dwelling units shall consider how different architectural
elements and styles work together to reinforce common community themes and portray a sense of
architectural unity, rather than a collection of mismatched buildings.
Future development shall consider the following principles during site design:
► New residential subdivisions shall include a variety of floor plans and architectural styles.
► New residential development shall Incorporate four-sided architecture design and features. For
corner lots, front elevation design and materials are to wrap around the side elevation to an
appropriate transition point, as determined by the Planning Division. For non-corner lots where
building separations are 10 feet or greater, four-sided architecture design and features shall wrap
around the side and rear elevations to provide for architectural relief. For non-corner lots where
building separations are less than 10 feet, four-sided architecture is not required on side or rear
elevations.
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Single-Family Dwelling Unit
► New development shall utilize high-quality materials consistent with the traditional materials used for
the specified architectural style. Substitute materials proven to be durable and of high aesthetic
qualities shall be acceptable.
► Color palettes shall be representative of the proposed architectural style.
► Architectural styles shall differ on adjacent dwelling units or dwelling units directly facing one another,
or diagonally across from each other.
► In a cluster organization, floor plans shall be similar in dwelling directly adjacent to each other. In this
event, special attention shall be paid to diversify architectural styles and details, including changes in
roof pitch, trim, color, and materials.
OPEN SPACE
Small-lot residential development typically includes smaller private open space area, allowing for fewer
mature trees that can soften the nearby architecture. Enhancement of plant material and established
street trees along the street scene and within common areas will provide opportunities to soften the
appearance of these dense developments. Future development shall consider the following principles
during site design:
► Street trees in residential neighborhoods shall have broad canopies to provide shade for pedestrians
and soften nearby architecture.
► Plant material shall consist primarily of California native and drought tolerant trees, shrubs, and
groundcovers.
► Planting plans shall be designed to group plants into hydrozones with similar water use requirements.
All landscaped areas (public and private) shall highly-efficient irrigation methods.
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► Common open space in the form of neighborhood parks, recreational facilities, athletic fields, and
trails shall be centrally located and easily accessible.
► Parks and trails intended to be used at night shall be well-lit and provide ample wayfinding and
instructional signage for safety purposes.
► Common open space areas shall provide a variety of uses that create recreational opportunities for
residents of all ages. This shall include separate tot lot facilities for younger and older children,
recreational fields, exercise equipment, etc.
► Alleyways and private drive areas shall incorporate vertical landscaping when feasible. This shall
include trees, tall shrubs, or vines/groundcovers trained on climbing structures.
► Landscaping shall not block visibility at vehicular ingress/egress or obstruct sight lines for vehicles.
Landscaped Alleyways and Walking Paths Which May Be Created Within The Specific Plan Area
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Multi-Family Residential
The design of multiple-family housing is important with higher
residential densities while still conveying a sense of human
scale. Such buildings tend to have larger building masses but
must relate to the neighborhood with a pedestrian scale. All
multiple-family buildings should exemplify quality design
regardless of architectural style or building typology. Building
elements such as building form and massing, roof design,
materials and color, garage design, detail elements, and functional elements will be consistent with the
appropriate architectural style and shall complement those of surrounding buildings and land uses. The
new multi-family residential development shall incorporate a four-sided architectural design and features.
For corner lots, front elevation design and materials are to wrap around the side elevation to an
appropriate transition point, as determined by the Planning Division. For non-corner lots where building
separations are 10 feet or greater, four-sided architecture design and features shall wrap around the side
and rear elevations to provide for architectural relief. Four-sided architecture is not required on side or
rear elevations for non-corner lots where building separations are less than 10 feet.
BUILDING FORM AND MASSING
The scale of higher-density buildings shall be designed for visual
interest, creating rhythm and scale to the street. Composition of
massing, interlocking volumes and addition of stylized details will
achieve engaged streetscapes. This shall mean subtle massing
offsets with a higher-level of detail, or bolder forms with more
pronounced massing variation and simple to sparse detail. The
design approach shall be tailored to the architectural style and
context of the primary pedestrian street.
The residential component of the Specific Plan area is comprised of a range of home types. These home
types are designed to create small neighborhoods within the residential community. The variety of homes
shall include a collection of varied but complementary forms that create a street scene that is clear to
navigate physically and visually.
PLOTTING
By their very nature, multiple-family neighborhoods are like small
villages; each shall be designed for compatibility within itself,
using a blend of compatible architectural styles or one style with
multiple elevations and a tastefully balanced palette of colors and
materials.
► Select building colors from a community color palette;
► Design and site buildings with a strong physical relationship to public areas; and
► Emphasize pedestrian access and connections to common open space trails and sidewalks.
Multi-Family Attached Units
Pedestrian Access from a Private Street
Private Residential Roadways
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Private Outdoor Pedestrian Common Spaces
These neighborhoods shall offer a mix of floor plans and building types. A building type is defined as a
composition of floor plans with a building massing that is distinguishable from other buildings within the
neighborhood. This includes, but is not limited to, buildings with stacked flats, townhomes of varying sizes
and orientations, and a mixture of these unit types.
PARKING AREAS
The focus of multiple-family buildings shall be their street front image and pedestrian access. Each
neighborhood shall incorporate interior-oriented parking solutions and use the following design
techniques to enhance the architecture of the street scene:
► Screen parking areas if they are visible from public streets with landscape or architectural solutions;
► Distribute resident parking on-site to provide close proximity as possible to individual units;
► Group unassigned or guest parking in convenient location(s);
► Provide required covered parking spaces in garages or carports for each unit;
► Provide landscape parking islands suitable for supporting shade trees every 10 stalls and at ends of
parking rows; and
► Provide three-foot wide planters adjacent to walls or trash enclosures.
GARAGES
Garages shall be considered as part of the overall project design reducing their visual emphasis. Their
relationship to the building shall be projecting, flush or recessed provided that it is compatible to the mass
and style of the building. Where appropriate incorporate the following:
► Utilize the same architectural style, massing elements, wall materials and finish, design details and
colors as the residential dwelling units;
► Use only roll-up doors;
► Use similar or compatible roof forms;
► Provide special architectural attention to end wall conditions that are visually prominent from the
street;
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► Utilize tandem garages to accommodate parking requirements where necessary; and
► Driveway aprons can vary from two to five feet in length, but care shall be given to provide
opportunities for landscape where possible.
CARPORTS
These structures shall be compatible with the style, color and materials of the primary buildings and
should include metal supports.
MULTI-FAMILY BUILDING AND SITE DESIGN
ORIENTATION
The primary orientation of a building or unit entrance in multi-family residential development shall be
designed in accordance with the following standards:
1. Buildings adjacent to Van Buren Street shall have front entry features oriented to the street. Direct
pedestrian access shall be provided between the public sidewalk and such primary building entry.
2. Buildings that are not adjacent to Van Buren Street shall have front entries that are oriented to
interior common areas such as motor-courts, alleys, paseos, courtyards, and useable open space.
3. Access and configuration of exterior entrances to residential units shall be at the ground floor of
the building. Exterior entrances to individual units on upper floors utilizing an exterior access
corridor visible and/or connecting to the street shall be limited to serving a maximum of four
units.
GENERAL BUILDING DESIGN
Buildings in multi-family residential development shall be designed in accordance with the following
standards:
1. All buildings and structures within a multi-family development that are visible from a public street
shall carry the same architectural treatment on all elevations, including the use of primary
materials and colors – “four-sided architecture.”
2. All ground floor units and a minimum of 60 percent of the upper floor units shall include a balcony,
patio, porch, or stoop.
3. All buildings shall include at least two of the following features above the ground floor of the
building for at least 50 percent of the primary frontage and corner street side frontage.
a. Balconies and decks must be at least five feet in depth and if the balcony is intended for
private open space exclusive to an individual unit, the width should be sufficient
measurement if required to meet the minimum square footage of the zoning district.
4. Where divided lite window types are proposed, such windows shall consist of a true divided glaze
area. Muntin material embedded between panes of glass or taped to window glass is prohibited.
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COLORS AND MATERIALS
Colors and materials on buildings in multi-family residential development shall be designed in accordance
with the following standards:
1. Primary wall material of the buildings shall be wood, stone, brick, stucco, fiber cement or other
cementitious material, or composite wood or stone.
2. At least two materials shall be used on any building frontage, in addition to any glazing and railings
located on the building frontage.
3. Buildings shall have at least one primary color, one secondary color, and one accent color, in
addition to roof color.
4. Exterior surfaces of buildings within multi-family residential development shall prohibit the use
or application of the following materials: mirrored glass, vinyl siding, corrugated fiberglass, chain
link fencing, crushed colored rock or tumbled glass, and/or T1-11 siding and other siding that uses
plywood, with the exception if used for board and batten.
SURFACE-LEVEL PARKING AND INDIVIDUAL GARAGES/CARPORTS
Multi-family residential development with surface parking, or where units are served by individual
garages/carports, shall be designed in accordance with the following:
1. Surface parking shall not be located between the building and public street. If a development
consists of multiple buildings, this only applies to the building(s) abutting the street. Surface
parking shall be located to the rear of public street-adjacent buildings.
2. Curb cuts and driveways providing access to surface parking shall first be taken from an alley (if
one exists); or second, from a street with a secondary or lesser classification; and lastly, from a
street considered primary or arterial in classification.
3. Individual garages and/or carports shall use the same architectural details, materials, and colors
of the residential buildings/units within the development.
CONNECTIVITY
Multi-family residential development shall include the following in the design of streets, sidewalks, and
pedestrian pathways providing connectivity:
1. Internal sidewalks and pedestrian pathways shall provide an unobstructed walking surface and be
American with Disabilities Act (ADA) compliant.
2. Internal streets shall comply with the following:
a. A continuous vehicular and pedestrian network shall be required within the development.
b. All internal streets, motor-courts, alleys, sidewalks, and pedestrian pathways in a
development shall connect directly with existing and planned streets, alleys, sidewalks,
and pedestrian pathways external and adjacent to the development where feasible.
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LANDSCAPING AND USEABLE COMMON OPEN SPACE
In addition to the open space requirements of each zoning district, a multi-family residential development
shall design common open space areas to be useable areas subject to the following standards:
1. Landscaping shall be located in all outdoor areas that are not specifically used for parking,
driveways, walkways, patios, or as listed as required amenities.
2. Trees within landscaped areas shall be provided at a minimum size of 24-inch box, or a minimum
36-inch box if tree specimen has a 20-foot canopy.
3. Useable common open space shall have a minimum dimension of 10 feet in any direction and be
contiguous to provide functional leisure or recreational activity.
4. Based on site constraints, location of useable common open space areas, where, feasible, shall be
based upon the following:
a. Central to the majority of residents within the development.
b. Be separated from the ground level windows, pedestrian paths, streets, service areas and
parking lots with landscaping and/or fencing (no chain link), subject to the height
limitations of the underlying zoning district.
ILLUMINATION
Multi-family residential development shall incorporate the following into the design of lighting of parking
lot areas, pedestrian pathways, and building and structure exteriors:
1. All publicly accessible areas and areas commonly used by residents shall be lighted with the
following foot-candle (fc) levels as follows:
a. Service areas and vehicular traffic areas: minimum 0.2 fc, maximum four fc.
b. Pedestrian pathways and building entries: minimum one fc, maximum five fc, with an
average of two fc.
c. Surface parking areas: minimum one fc, maximum four fc.
2. Surface parking area lighting fixtures shall be fully shielded, and dark sky rated.
3. Steady, non-flashing lighting of building features, artwork and special landscape elements shall
be provided to compliment the building and site design, safe pedestrian circulation and gathering
places, and without light spillage off-site.
EQUIPMENT AND SERVICE AREAS
Multi-family residential development shall incorporate the following in the design of equipment and
service areas:
1. All service connections and on-site utilities including wires and pipes shall be located
underground.
2. When permitted by the appropriate utility agency, exterior ground-mounted equipment shall be
screened to not be visible from public roadways within and adjacent to the community. Screening
materials shall be consistent with the exterior architecture, colors and materials of the building
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or structure. Landscape elements that are consistent with the landscape concept can also be used
as a form of screening. Exterior ground-mounted equipment shall include, but are not limited to,
mechanical equipment, electrical equipment, water and fire systems, or emergency generators.
Electrical equipment and fire riser rooms shall be located within the building envelope, unless
fully integrated into the building architecture. Wall-mounted appurtenances such as roof ladders
or electrical panels, shall be located away from the street façade where feasible, and painted,
screened, or incorporated into the architectural elements of the building so as not to be visually
apparent from public roadways within and adjacent to the community.
3. Refuse collection and storage areas shall be designed in accordance with the requirements of the
City’s service provider and the following standards:
a. Individual containers serving a dwelling unit shall have designated storage space within
the assigned garage area serving the dwelling unit without obstructing the enclosed
parking area or in a common enclosure that matches the architectural design, colors, and
materials of the residential buildings.
MULTI-FAMILY ARCHITECTURAL STYLES
Within these communities it is desirable to have a cohesive look and feel. While some variation in
architectural style is encouraged, one main thematic architectural style shall be used for the entire
development provided a variety of building plans and types are utilized in the community, and the style
used is executed properly through form, color, massing and architectural details. Multi-family
communities with a central architectural theme are allowed to offer a single-color scheme if this helps to
further define the architectural style proposed.
Residential architectural styles within the community may include:
► Spanish
► Monterey
► Italian
► Prairie
► Art Deco
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SPANISH STYLE
Spanish Style Multi-Family Units
The Spanish style attained widespread popularity after the Panama-California exposition of 1915 in
San Diego. The Spanish style’s most notable characteristics include the use of “S” or barrel tile roofs,
stucco walls, feature entry doors and porticos, highlighted ornamental iron work, and carefully
proportioned recessed windows appropriate to the wall mass. Key features of this style are adaptable to
buildings both grand and humble. Plans are informally organized around a courtyard with the front
elevation very simply articulated and detailed.
The charm of this style lies in the directness, adaptability and contrast of materials and textures.
Landscaped Entryways to Spanish Style Multifamily Units
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Multi-Family Spanish Style Elements
Elements Standards* Enhancements
Roof Components
• Hip OR gable roofs OR flat roof with
parapet walls
• Roof pitches 3.5:12 to 5:12 where
applicable
• Tight rake, where used
• Parapets with barrel tile caps
• Rafter tails, shaped tails preferred
Roof Materials • Concrete “S” tile • Barrel tile
Roof Colors • Hues of terra cotta OR other natural clay colors
Architectural Components
• Round top OR arched primary window
OR architectural feature
• Recessed openings at front entry OR
porch
• Shed roof accent feature
• Porches, balconies OR verandas
Wall Materials • Medium sand float stucco finish
(16/20)
• Decorative ceramic tile OR brick
accents
Wall Colors • Toned whites and light to medium-light value warm colors
Trim & Details
• Stucco-wrapped, high density foam
trim with fine sand float stucco finish
(20/30) OR smooth manufactured
foam trim
• Gable end tile details
• Decorative metal elements (pot shelf,
gate, balcony, etc.)
• Closed OR exposed eaves
• Wood beam accents, especially at
porch
• Wall mounted light fixtures at
garage door
• Well-placed and proportional
entry light fixtures
Trim Colors • Medium dark value browns reminiscent of stained wood
Windows
• Vertically proportioned windows
• Recessed feature windows
• Divided lights
• Round top windows
Doors
• Front entry doors without a porch,
deeply recessed from front facade
• Rectangular OR arched surrounds
(following door design)
Accent Colors • True to muted blues, greens, rust and burgundy in medium to dark value range
OR dark browns
* All of the standard characteristics shall be incorporated into the design of any building using this architectural style. Variations shall be
subject to review and approval by the Planning Commission.
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MONTEREY S TYLE
Influenced by both Spanish Colonial and New England Colonial homes, historical Colonial Monterey
features Spanish detailing while maintaining the Colonial style form. With its stucco or masonry walls, red
barrel, “S” or flat concrete shake roofs, this style exhibits many of the same elements as an historical
Spanish home: simple building form and mass, rusticated corbels, head trim, posts or balconies, and gable
roof forms. Traditionally the style included horizontal siding on upper floors and the use of wood railings.
Interpretations of this style maintain a simple elegance. The early prototypes added many refinements
and new details. Though usually thought to be fully adorned with porches, second floor balconies and
verandas, many successful, historical adaptations of this style avoided these details and focused simply
on careful massing, detail and the natural beauty inspired through its blend of rich Spanish and Colonia
heritage.
Monterey Style Multi-Family Buildings
Multi-Family Monterey Style Elements
Elements Standards* Enhancements
Roof Components
• Simple roofs of hips OR gables OR flat
roof with parapet walls
• Roof pitches 4:12 to 6:12 where
applicable
• Parapets with barrel tile cap
• Rafter tails, shaped tails
preferred
Roof Materials • Concrete “S” tile OR flat concrete shake tile OR asphalt shingles
Roof Colors • S” tile in hues of terra cotta OR other natural clay colors
• Shake tile in natural wood tones
Architectural Components • Balconies cantilevered OR supported
• Simple wood beams at balcony
Wall Materials • Medium sand float stucco finish
(16/20)
• Brick OR slump block on first floor
at main entrance
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Multi-Family Monterey Style Elements
Elements Standards* Enhancements
• Material change at second floor,
typical
• Board and battens OR horizontal
siding at upper level
Wall Colors • Light to medium value warm colors and toned whites
Trim & Details
• Stucco-wrapped, high density foam
trim with fine sand float stucco finish
(20/30) OR smooth manufactured
foam trim
• Closed OR exposed eaves
• Plank-style shutters on feature
windows
• Well-placed and proportional
entry light fixture
• Wood (or simulated wood
products) OR metal railing
Trim Colors • Medium to dark value browns reminiscent of stained woods OR toned
whites
Windows
• Vertically proportioned windows with simple minimal trim
• Typically rectangular, arches discouraged
Doors • Rectangular openings, with simulated precast surrounds OR header
Accent Colors • Muted tones of medium to dark value blue, green, rust OR burgundy and
dark browns
* All of the standard characteristics shall be incorporated into the design of any building using this architectural style. Variations shall be
subject to review and approval by the Planning Commission.
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ITALIAN STYLE
Italian Style Multiple-Family Building
The Italian style is a good example of a transplanted style developed in a climate zone similar to the
southern California climate. In the 1860’s, the Italian Villa was one of the fashionable architectural styles
in the United States based on the formal and symmetrical palaces of the Italian Renaissance. Italian homes
are straightforward and boxy, with only window crowns and cornice moldings as ornamentation.
This old-world prototype has been refined, adapted and embellished into a truly eclectic classic style. The
shallow pitched hipped roof, often with decorative brackets, identifies this style. As it became a popular
building material, wrought iron expanded the Italian style vocabulary to include a variety of embellished
designs for porches, balconies, railings, and fences.
An off-shoot of this style emerged in the row houses of San Francisco with amplified Italian Renaissance
characteristics including the emphasis on the use of classic Roman orders in columns, decorative motives
along the exaggerated cornice line and projecting bay windows under hip roofs.
Varied Landscaping for Italian Style Buildings
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Multi-Family Italian Style Elements
Elements Standards* Enhancements
Roof Components
• Main hip roof with hip ancillary roofs
OR flat roof with parapets or
mansards and cornice elements
• Roof pitches 3.5:12 to 5:12 where
applicable
• Closed/shaped eave with corbels
at accent elements
Roof Materials • “S” concrete tile • Barrel tile
Roof Colors • Hues of terra cotta OR other natural clay roof tile colors
Architectural Components • Precast surrounds • Medallions
Wall Materials • Medium sand float stucco finish
(16/20)
• Brick OR stone accents
Wall Colors • Medium to medium dark value saturated colors in earth tones, especially
yellow, orange and red
Trim & Details • Window and door trim
• Horizontal belt course
• Formal entry with smooth stucco
trim
• Cast stone surrounds, precast
trim
• Simulated precast columns at
entry OR between windows
• Base trim
Trim Colors • Wood trim in medium dark to dark value browns; precast concrete trim in
medium light value, warm toned whites
Windows
• Arched, round top, OR pedimented
accent windows at selected locations
• Symmetrically ordered and stacked
windows and openings
• Paneled OR louvered shutters on
accent window
• Grid patterned at front and
visible windows
• Recessed windows
Doors • Entries detailed with precast
surround feature
• Paneled front entry doors
• Paneled garage doors
• Garage doors with windows
Accent Colors • Vibrant shades of medium dark to dark value blues, greens, oranges and reds
* All of the standard characteristics shall be incorporated into the design of any building using this architectural style. Variations shall be
subject to review and approval by the Planning Commission.
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PRAIRIE STYLE
The roots of Prairie architecture began in the late 1800s with the “Oak Park” and “River Forest” houses of
Frank Lloyd Wright. The Prairie School of architecture came to California with its own unique
interpretation. The style is characterized by horizontal expressions and proportions. Horizontal
proportions provide an “earthy” feel while the lower pitched roof often seems to float with its deep
overhangs over banded windows. Porte cocheres or raised porches extend out from the entry of the house
as a typical feature of this style.
This first purely American style included new decorative motifs and details. The Prairie style in its
vernacular form spread throughout the Midwest and to California and New York, along with Wright’s
belief that a building should fulfill its primary function, but also exude character, life, spirit, beauty and a
vibrant environment.
Prairie Style Multi-Family Building
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Multi-Family Prairie Style Elements
Elements Standards* Enhancements
Roof Components
• Hip roof typical OR flat roof with
parapet walls
• Roof pitches 3:12 to 4:12 where
applicable
• Wider overhangs (24”) at
prominent locations
Roof Materials • Flat concrete slate tile
Roof Colors • Warm, earthy colors including reds, oranges, greens and browns
Architectural Components
• Strong massing OR design features that accentuate horizontal
• Porches OR stoop entries
Wall Materials • Medium sand float stucco finish
• Horizontal siding OR brick accents
• Brick base accents
Wall Colors • Warm colors in light to medium value range
Trim & Details • Horizontal belt course
• Appropriately scaled columns
• Gable end details
• Tapered OR double-post porch
columns on brick piers
Trim Colors • Medium dark to dark value range warm colors or toned whites
Windows • Banded or grouped windows
• Vertically proportioned windows
• Strong unifying head OR still on
grouped windows
Doors • Paneled front entry door
• Paneled garage door
• Garage door with windows
Accent Colors • Earthy, medium to dark value range colors including greens, oranges, reds,
and browns
* All of the standard characteristics shall be incorporated into the design of any building using this architectural style. Variations shall be
subject to review and approval by the Planning Commission.
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ART DECO STYLE
The Art Deco style (including Streamline or Art Moderne subsets) was prevalent in America from the mid
1920s to mid 1940s. This style combined elements of Modern Architecture with an integration of
decorative arts. There was less emphasis on asymmetrical compositions and on structural purity in favor
of pattern of mass and rhythm of openings. Art Deco buildings can feature bold colors, bold geometric
and rectilinear shapes, often emphasizing the vertical.
Later in this period came Streamline or Art Moderne influenced by aerodynamic principles of cars, trains,
ships and even household appliances. This style has an emphasis on smooth, horizontal lines often
accented by curved corner elements whether in solid walls (decorated with tiles or screed lines), windows,
or glass block. Thin horizontal canopies, rounded forms, and even porthole windows are typical character-
defining elements. The simple massing typology of this style is well-suited for multi–family attached and
high-density homes.
Art Deco Style Multi-Family Buildings
Credit: Designlens.com
Multi-Family Art Deco Style Elements
Elements Standards* Enhancements
Roof Components • Flat Roofs with parapet walls
• Roof pitches not applicable
• Small ledge coping along top of
parapet walls
• Tile or decorative accents along
parapet
Roof Materials & Colors • Consistent with overall design, as applicable
Wall Materials • Stucco
Wall Colors • Neutral to bold colors including whites and tints
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Multi-Family Art Deco Style Elements
Elements Standards* Enhancements
Trim & Details
• Accent colors and/or materials
highlighting vertical forms
• Decorative horizontal or vertical
grooves, geometric patterns
• Stylized motifs as an accent just
below the top of the parapet
• Belt line running along the wall at
a height even with the top of a
second story window header
Trim Colors • Contrasting neutral hues
Windows • Large single-pane feature windows
and corner windows
• Secondary vertical windows
• Transom window accents
• Horizontal window million
patterns
Doors • Simple doors
Accent Colors • Bold, contemporary accents strategically applied
* All of the standard characteristics shall be incorporated into the design of any building using this architectural style. Variations shall be
subject to review and approval by the Planning Commission.
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MULTI-FAMILY ARCHITECTURAL REQUIREMENTS
Building Form and Scale
The form of a multi-family building shall be consistent with an appropriate
architectural style. However, buildings shall relate to each other both
horizontally and vertically. Due to their nature as larger buildings, multi-
family building design must be mindful of the relationship to, and impact
on, adjacent neighbors. Each neighborhood shall include a collection of
varied but complementary forms which creates a street scene that is clear
to navigate physically and visually.
► Maintain a human-scale through breaking up building shapes into
multiple forms;
► Project a front door image on units that open onto courtyard space or
street front. If front doors need to be located at a drive aisle, then
special attention must be paid to make these entries safe, pedestrian
friendly and attractive;
► Provide porches, covered entry spaces or courtyards as a transition to
public spaces; and
► Vary setbacks on building elements/facades.
Building Height
Buildings shall incorporate elements that reduce visual height, such as:
► Providing open balconies at building corners to provide negative space;
and
► Reducing massing along pedestrian-oriented edges.
Windows
Typically, the location of windows is determined by the practical
considerations of room layout, furniture placement, views and privacy.
Design emphasis here should be of particular concern as windows play an
important role in the exterior architectural character of attached
residential buildings.
► Within the appropriate style requirements, group and coordinate
windows with other design elements to create a composition and sense
of order; and
► Use appropriate scale and proportion in window design to enhance the
elevation style.
Multi-Family Building Groupings
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Balconies
The inclusion of balconies is encouraged for both aesthetic and practical purposes. They are useful in
breaking up large wall plains, offsetting floors, creating visual interest and adding human scale to the
building. They provide the practical advantage of creating outdoor living areas and elevated open space.
► Balconies may be covered or open, and may either be recessed into the mass of the building or serve
as a projecting element; and
► Balconies shall be designed as integral elements of the building with details, eaves, supports, and
railings to echo the architectural style and other elements of the building’s design.
ARCHITECTURAL DETAILING
Buildings shall activate the street, utilizing elements such as canopies and
decks, awnings, stoops, plazas, and enhanced entries with porches, trellises or
courtyards, where appropriate to building typology and architectural style, as
transitional spaces between the “private” and “public” realms.
Exterior stairs and guardrails, when used, shall be designed as an integral part
of the architecture. Stair guardrail design shall be consistent with the
architectural style of the building.
Accessory Structures
Detached garages, carports, and other similar accessory structures shall be
compatible in design, materials, and color with the primary building. Such
structures shall be visually related to the main building through the use of
courtyards, garden walls, or other landscape elements.
SIGNAGE
All community and gateway signage must be part of a sign program that meets the GTMC Section 18.80
“Signs” requirements.
Sign materials and color shall reflect the architecture style of the development.
ON-SITE AMENITIES
All development shall provide usable spaces where patrons or employees can comfortably gather and
spend time socially or during work breaks. To encourage the utilization of outdoor spaces, the following
amenities are required as determined by the Planning Director:
► Seating opportunities for individuals or small groups;
► Table Seating;
► Trash Receptacles
► Drinking Fountains
► Trees and/or shade structures;
► Unique and/or decorative landscape elements, architectural elements or artwork.
Bold, simple form with traditional elements
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COMMUNITY RECREATION AND COMMON FACILITIES
A common recreation area shall be provided. Common facilities within the recreation area may include
pools, spas, club houses, management offices, barbecues and other facilities appropriate to the
demographic profiles of the community. These facilities may be shared between the neighborhoods.
► Common recreation facilities shall be key character elements for the
neighborhood;
► All architectural and community elements, such as street furnishings,
benches, lighting standards and trash receptacles, shall be consistent
with the selected overall architectural character for the
neighborhood;
► Clubhouse and other common buildings shall exhibit 360-degree
architecture; and
► Colors, massing, roof pitch and materials shall be compatible with
residential buildings or project theme.
Community Common Areas Spanish Style Community Pool Amenity
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Commercial Design Guidelines
COMMERCIAL ARCHITECTURAL STYLES
The commercial building designs shall ensure high-quality and visually appealing developments.
Architectural details of the commercial buildings within the GSP shall add visual interest to buildings and
avoid monotonous and unarticulated façades.
The Architectural styles for the Commercial area may include:
► Contemporary
► Mediterranean
► Agrarian
► Art Deco
Contemporary, Mediterranean, and Agrarian Retail Building Styles
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Art Deco Retail Building Style
CONTEMPORARY STYLE
The Contemporary style guidelines promote cutting-edge architectural design appropriate to commercial
uses by using intersecting linear planes, flat roofs, cubic forms, wide overhangs, stacked stones, and the
integration of landscape with the buildings. Exterior building materials should include stucco, concrete
horizontal or vertical siding, brick or stone veneers, and metal accents.
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Contemporary Retail Building Style
Commercial Contemporary Style Elements
Elements Standards* • Enhancements
Roof Components • Flat roof with or without ledges
• Simple unadorned
OR detailed parapet walls
• Accent roof features as appropriate
• Signature towers OR vertical
projections can extend above roof line
• Cantilevered projections
• Tile roof
• Curved or arched roof
Architectural Components • Utilitarian and “edgy”
• Free-form composition
• Open interiors
• Colonnade
• Simple, clean forms
• Projections OR wall plains articulate
façade
• Bright, open spaces
Wall Materials • Stucco, metal, concrete OR
cementitious siding
• Sustainable, eco-friendly materials
• Tile accents
• Contrasting wall materials and
textures
• Asymmetrical facade
• Horizontal OR vertical elements
• Brick OR stone veneer
• Metal accents, recycled steel
• Clean lines, simplistic, soft, rounded
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Commercial Contemporary Style Elements
Elements Standards* • Enhancements
• Concrete
• Sunshades
• Glass
Trim & Details • Color blocking as appropriate
• Wrought iron accents
• Metal awnings OR overhangs
Windows • Aluminum storefront OR curtain wall
• Variety of window patterns
• Larger window modules
• Energy-efficient windows
• Long ribbons of windows sometimes
wrapping around corners
* All of the standard characteristics shall be incorporated into the design of any building using this architectural style. Variations shall be subject
to review and approval by the Planning Commission.
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MEDITERRANEAN STYLE
The Mediterranean style is a good example of a transplanted style developed in a climate zone similar to
the Southern California climate. This old world prototype has been refined, adapted and embellished into
a truly eclectic classic style. The shallow pitched hipped roof, often with decorative brackets, identifies
this style.
Mediterranean Retail Building Style
Mediterranean Style Large Retail Centers
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Commercial Mediterranean Style Elements
Elements Standards* Enhancements
Architectural Components • Simple box, multi-story ‘storefront’
form with accent elements at entries
• Precast surrounds
• Colonnade
• Medallions
• Niches
• Decorative Vents
Roof Components • Flat roof with parapets or mansards
and cornice elements OR hip ancillary
roofs
• “S” concrete tile if applicable
• Tile roof
• Closed/shaped eave with corbels at
accent elements
• Dutch gable roof
• Synthetic barrel roofing tiles
• Low-sloped-hip roof
Wall Materials • Stucco finish
• Tile accents
• Brick OR stone accents
• Vibrant, eclectic
• Blue, colorful, bold
• Symmetrical patterns
Trim & Details • Awning OR projecting feature
accenting overall design such as
arcades, towers and loggias
• Wrought iron accents
• Horizontal belt course
• Cast stone surrounds, precast trim
• Base trim
• Tile accents
• Wrought iron grilles
Windows • Arched, round top, OR pedimented
accent windows at selected locations
• Paneled OR louvered shutters
* All of the standard characteristics shall be incorporated into the design of any building using this architectural style. Variations shall be subject
to review and approval by the Planning Commission.
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AGRARIAN STYLE
The Agrarian style has grown out of the early colonial development in the 1700s. As the American Frontier
moved westward, the Agrarian style evolved according to availability of materials and technological
advancements. Modern day architects have adapted this style to have an industrial twist with standing
seam metal roofs and asymmetry. Roof ornamentation is a characteristic detail consisting of cupolas or
weather vanes.
Agrarian Style Fast Food Building
Additional Agrarian Style Retail Buildings
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Commercial Agrarian Style Elements
Elements Standards* Enhancements
Architectural Components • Simple box, multi-story ‘storefront’
form with accent elements at entries
• Protruding wood headers,
decorative, exposed rafter tails
• Wood posts with brackets
Roof Components • Flat roof with parapets OR mansards
OR gable OR shed roofs
• Wrought iron details,
• Standing seam metal roofs
• Cupolas
• Substantial framing
Wall Materials • Stucco finish
• Natural materials
• Brick OR stone accents
• Siding
Trim & Details • Siding accents • Calming color scheme
Windows • Aluminum storefront OR curtain wall
• Variety of window patterns
• Dormer window accents
• Shutters
• Divided lites
* All of the standard characteristics shall be incorporated into the design of any building using this architectural style. Variations shall be subject
to review and approval by the Planning Commission.
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ART DECO STYLE
The Art Deco style (including Streamline or Art Moderne subsets) was prevalent in America from the mid
1920s to mid-1940s. This style combined elements of Modern Architecture with an integration of
decorative arts. There was less emphasis on asymmetrical compositions and on structural purity in favor
of pattern of mass and rhythm of openings. Art Deco buildings can feature bold colors, bold geometric
and rectilinear shapes, often emphasizing the vertical.
Later in this period came Streamline or Art Moderne influenced by aerodynamic principles of cars, trains,
ships and even household appliances. This style has an emphasis on smooth, horizontal lines often
accented by curved corner elements whether in solid walls (decorated with tiles or screed lines), windows,
or glass block. Thin horizontal canopies, rounded forms, and even porthole windows are typical character-
defining elements.
Art Deco Commercial Building Style
Source: https://la.eater.com/2022/3/24/22993520/gus-and-andys-kitchen-bar-montrose-glendale-california-restaurant-opening
Commercial Art Deco Style Elements
Elements Standards* Enhancements
Roof Components • Flat Roofs with parapet walls
• Roof pitches not applicable
• Small ledge coping along top of
parapet walls
• Tile or decorative accents along
parapet
Roof Materials & Colors • Consistent with overall design, as applicable
Wall Materials • Stucco
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Commercial Art Deco Style Elements
Elements Standards* Enhancements
Wall Colors • Neutral to bold colors including whites and tints
Trim & Details
• Accent colors and/or materials
highlighting vertical forms
• Decorative horizontal or vertical
grooves, geometric patterns
• Stylized motifs as an accent just
below the top of the parapet
• Belt line running along the wall at a
height even with the top of a
second story window header
Trim Colors • Contrasting neutral hues
Windows • Large single-pane feature windows
and corner windows
• Secondary vertical windows
• Transom window accents
• Horizontal window million patterns
Doors Simple doors
Accent Colors • Bold, contemporary accents strategically applied
* All of the standard characteristics shall be incorporated into the design of any building using this architectural style. Variations shall be
subject to review and approval by the Planning Commission.
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Commercial Building Placement/Orientation
The commercial planning areas shall be designed to allow for the safe
and convenient movement of pedestrians, bicycles and vehicles within
the Specific Plan area and to adjacent off-site uses. Special attention
should be paid to the impacts of visibility, massing and the height of
buildings. Consider the following elements during site design:
► Orient buildings to establish positive relationships with adjacent
streets;
► Locate buildings to frame and enclose interesting outdoor
gathering spaces;
► Buffer service and loading areas from view of the street and
adjacent residential uses where practical;
► Encourage individual parcels to make internal connections to
adjoining commercial parcels that encourage walking instead of
driving;
► Buildings should have a strong presence and encourage activity
along the street frontage;
► Buildings shall be oriented for energy efficiency (e.g., capture day
lighting, minimize heat gain, take advantage of prevailing breezes
for natural ventilation);
► Significant elements, such as clearly defined public entrances,
► relate to the pedestrian scale.; and
► Provide well-defined pedestrian connections from the parking
areas to building entrances.
PARKING LOTS
Parking lot design is a critical factor in the success of a commercial
use. Both the visual appearance and the organization of the parking
lot shall be considered and incorporate the following:
► Design parking lots so vehicles within a parking area will not have
to enter a street to move from one location to another within the
same site;
► Design parking lots so that all vehicles will exit from the property
traveling in a forward direction;
► Use landscape areas, walkways and plazas to reduce the visual
impact of large surface parking lots;
Plazas and Walkways Between Buildings
Parking Lot Entry Orientatoin Detail
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Vary building form, height and textures to create visual interest and pedestrian scale.
► Minimize the number of entrances and exits to reduce conflicts at
entries and lessen possible congestion at street intersections;
► Design driveways and parking lots to accommodate sufficient
vehicular stacking during peak areas; and
► Where feasible, design drive aisles that are perpendicular to the
main building.
GATHERING SPACES/SITE AMENITIES
Gathering spaces within commercial areas promote a vibrant and
interactive environment for residents, employees and visitors. These
common use areas include, but are not limited to, plazas, outdoor
eating areas, building entry forecourts and courtyards. These spaces
provide opportunities for activities such as outdoor eating, reading,
casual meetings and small group gatherings.
ARCHITECTURAL DESIGN
Commercial development requires well-designed buildings with
a focus on image and identity. Strong entry treatments,
exceptional visitor access, attractive landscaping and clear
graphics and signage are important elements to further enhance
the aesthetic quality of commercial development. Plazas and
courtyards shall be incorporated on-site to provide visual
interest, as well as outdoor eating and gathering spaces for
employees and visitors:
► Avoid monolithic masses of singular form, height, wall plane
or material;
► Articulate entry statements for pedestrian/user
identification;
Safe Queuing Distances
Shaded Dining Plazas and Meeting Spaces
Identifyable Signage on Commercial Buildings
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► Detail buildings with banding, architectural details, textures, color variation and/or offset massing if
only one material is used;
► Provide shadow articulation and scale to building elevation through projections, overhangs and
recesses;
► Articulate forms shall be created with layered wall plains, banding, architectural details and/or
materials;
► At least two of the following techniques shall be used to enhance building architecture and reduce
overall mass;
• Color variation (minimum of three colors),
• At least three different materials,
• Change in texture,
• Vertical/horizontal wall plane projections/recesses (minimum 2-foot offset),
• Variation of roofline (height or form),
• Revealed pilasters,
• Architectural elements significantly different from main building in mass or height,
• Trellis or awning element (proportional to massing of building),
• Balconies, or
• Aesthetic window groupings or treatments.
Façade Treatment Examples
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Bench Seating to be Made Available in Common Recreational Areas
Roofs should be designed for functionality and enhance/complement the overall architectural design of
the building. The following design elements shall be considered:
► Integrate form and materials with the overall design vocabulary of the development;
► Use fascia and/or cornice elements that are consistent with the primary design; and
► Use contiguous parapets, where appropriate, and incorporate side/rear elevation returns to eliminate
false front/unfinished appearance.
► Avoid a “box-like” appearance by providing varying elevations to break up horizontal mass of building.
SERVICE AND LOADING AREAS
Appropriate loading and service areas shall be provided for each building/ tenant. Loading and service
areas shall be located on the side or rear of the building and away from adjacent residential uses. Shielding
the loading/ services areas by the use of walls, berms or landscape shall be employed to limit views from
public streets. Refer to requirements as defined by GTMC Title 10.Article V “Stopping, Standing, and
Parking.”
Other requirements for Commercial and Residential
Land Uses
Art in Public Places
All Art in Public Places shall comply with the Art in Public Places requirements
of Ordinance No. 343, Title 18 – Zoning, Chapter 18.81-Art in Public Places.
Common Area and Public Park Furniture
In addition to the amenities at the park including shade structures and sports
fields, the park shall include furniture items such as picnic tables, benches
and trash receptacles.
► Furniture elements shall be visually pleasing using splashes of color that
echo the community theme.
► Park furniture shall be easily accessible, visible and functional to users.
► Furniture shall be implemented in an area of prolonged use such as picnic
areas and under shade structures.
► Public art and or statues.
Community Recreational Equipment
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Mechanical Equipment and Meters
When possible, mechanical equipment for adjacent units shall be arranged into groupings. Mechanical
equipment and meters shall be visually concealed and designed to the extent possible to not detract from
the architecture of a building and shall adhere to the following:
► Shall not be mounted on, or attached to, any sloped roof;
► When mounted on flat roofs, mechanical equipment shall be completely screened by parapet walls
at least as tall as the equipment screened;
► Screen walls and electrical enclosures shall be designed integral to the project’s architecture;
► Electrical transformers shall be screened per the utility company’s specifications and shall be wrapped
to be disguised with the landscape; and
► All fire risers and fire-related plumbing shall be installed in a fire riser cabinet or meter cabinet.
Trash Storage and Enclosures
Provide trash enclosures to accommodate the numbers and types of trash containers needed. These
enclosures shall be positioned in convenient areas.
Construct trash enclosures in a style and wall finish that is consistent with the overall architectural
character of the development. In addition the following details shall be adhered to:
► Equip trash enclosures with complementary gates of durable construction, hinged to self-supporting
steel posts and a roof.
► Ensure trash enclosure area has safety lighting.
► Provide three-foot wide planter buffer between trash enclosure and parking stalls.
► Trash containers for single-family residential must be stored behind fences or walls on private
property during non-pick up days.
► Trash enclosures shall be shielded using block walls or other decorative material and should be a
minimum of six feet in height. Decorative material required, block wall, six-foot high minimum.
► Trash enclosures are required for all multi-family, condo, townhome, or clustered development, and
required for all commercial uses
► Private bins for single-family residential and duplex living units.
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Landscape
Landscape Guidelines
Landscape design within The Gateway at Grand Terrace Specific Plan
area shall be subject to the standards and requirements set forth in
the GTMC Section 15.56 Water Efficient Landscape.
The community character is enhanced through appropriate plant
selection including the following:
► Emphasize the planting of large shade canopy evergreen trees in
formal and informal groupings throughout the community;
► Use non-invasive drought tolerant plants that are climate-
appropriate;
► Select and install street trees and trees planted near walkways
or street curbs to prevent damage to sidewalks, curbs, gutters,
and other improvements. Use root barriers where appropriate;
► Require service lines, traffic safety sight line requirements, and
structures on adjacent properties to avoid conflicts both at the
time of planting and as trees and shrubs mature;
► Select and place plants to encourage plant texture as a major
design element. The use of contrasting textures or mass planting
of extremely bold or fine plant material is preferred;
► Separate publicly-maintained areas with a walkway, curb, or
mow strip when adjacent to private property;
► Use decorative gravel, decomposed granite, boulders, and
similar materials as a texture and design element; size
material suitable to remain in place after installation.
Drought-Resistant Landscape Materials
Drought-Resistant Plants Used for Landscaping
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Landscaped areas should be appropriate to the scale, orientation and purpose of the area; promoting
walkability and pedestrian comfort, while strengthening the aesthetic character of the community. See
Figure 5.4-1: Conceptual Landscape Diagram below for the overall conceptual landscaping within the
Specific Plan area. Landscaping used to accentuate key community characteristics shall include the
following:
► Plant accent shrubs to highlight unit entries;
► Feature a cohesive and thematic mixture of trees, shrubbery and ground covers with different shapes,
textures and colors;
► Size and place trees and plant material appropriate to the size of planters;
► Consider opportunities for summer shade and sunlight penetration; and
► Screen and buffer undesirable views.
Large Canopy Shade Trees to be Used Throughout the Plan Area
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Figure 5.4-1: Conceptual Landscape Diagram
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Residential Landscape
Within the residential area, a network of pedestrian amenities and
pathways can create unique spaces throughout the area. The
pathways provide connections to open space, pocket parks, and
community recreation amenities. Thematic furniture, shade
amenities and planting support the community aesthetic. Where
possible, provide resting spaces at regular intervals to enhance the
pedestrian experience for users of all ages and abilities. These
spaces shall:
► Encourage socialization and physical activity by providing both
active and passive activities within a cohesive network of open
space;
► Be designed to be large enough to be usable, intimate and safe,
however not so large as to appear empty or barren;
► Provide linking pathways; and
► Create event areas that can host community activities.
Residential Landscape and Gathering Spaces
Shaded Common Areas
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RESIDENTIAL ALLEYS
Alleys shall include landscaped areas on both sides of the lane adjacent to selected garages subject to the
following options:
► Option A: When a planter is greater than 24 inches deep (24-inch minimum depth), provide a vertical
shrub and foundation planting.
► Option B: For long linear foundation planters, provide either a vertical vine with support or a vertical
shrub at garages, depending on planter depth. Additional plant material should fill the remainder of
the planter.
Commercial Landscape
Landscaping in the commercial areas will help soften the feel of the buildings and parking lots while
enhancing the visual aspect of the Specific Plan area. The commercial uses should contain landscape
elements and plantings that complement the overall Specific Plan landscape theme. The following
landscaping techniques shall be used:
► Apply enhanced landscaping treatments at all project and building entries;
► Provide shade/canopy evergreen trees within the parking areas and landscape planters at the end of
parking rows;
► Implement landscapes that require little irrigation through the use of drought-tolerant and native
vegetation; and
Residential Alley Examples
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► Use plants to define outdoor spaces such as edges, outdoor plazas, or pedestrian paths between
parking and building entrances.
See Table 5.4-1: Commercial Landscape Requirements below.
Table 5.4-1: Commercial Landscape Requirements
The following open space and landscaping requirements shall apply to new Commercial development
within the Grand Terrace Specific Plan.
Requirement Minimum
Landscape Lot Coverage 15% of lot not covered by building or parking
shall be useable open space (e.g., public plazas,
seating nodes, outdoor dining, pedestrian pathways).
Plant Palette
The Plant Palette for the Specific Plan was selected to complement and enhance the setting of the
community, while ensuring water resources conservation. Table 5.4-2: Streetscape Palette and
Table 5.4-3: Master Plant List below outline the approved plants, trees, and shrubs and establish a base
palette for the landscape design in the Specific Plan.
Table 5.4-2: Streetscape Palette
BOTANICAL NAME COMMON NAME
CANOPY
Ulmus parvifolia ‘Drake’ ‘Drake’ Chinese Elm
Tristania conferta Brisbane Box
Tabebuia impetiginosa Pink Trumpet Tree
Cinnamomum camphora Camphor Tree
Cupaniopsis anacardioides Carrotwood
Fraxinus uhdei ‘Majestic Beauty’ Majestic Beauty Evergreen Ash
Geijera parviflora Australian Willow
Pistacia Chinensis Chinese Pistache
Magnolia grandiflora ‘D.D. Blanchard’ Southern Magnolia
Podocarpus gracilior Fern Pine
Ulmus parvifolia ‘True Green’ Evergreen Elm
SKYLINE
Tristania conferta Brisbane Box
Grevillea robusta Silk Oak
Phoenix dactylifera Date Palm*
Washingtonia robusta Mexican Fan Palm*
UNDERSTORY
Ulmus parvifolia ‘Drake’ ‘Drake’ Chinese Elm
Arbutus ‘Marina’ Strawberry Tree
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Table 5.4-2: Streetscape Palette
BOTANICAL NAME COMMON NAME
Citrus sinensis Orange Tree
Chitalpa tashkentensis ‘Morning Cloud’ Chitalpa
Lagerstroemia (Species) Crape Myrtle
SCREEN - TREES
Cercidium hybrid ‘Desert Museum’ Hybrid Palo Verde
Citrus sinensis Orange Tree
Eucalyptus sideroxylon ‘Rosea’ Pink Iron Bark
Geijera parviflora Australian Willow
Pinus eldarica Mondell Pine
Rhus lancea African Sumac
African Sumac Brisbane Box
Ulmus parvifolia ‘Drake’ ‘Drake’ Chinese Elm
SCREEN - SHRUBS
Agave ‘Blue Flame’ Blue Flame Agave
Agave desmettiana ‘Variegata’ Variegated Dwarf Century Plant
Agave weberi Weber’s Century Plant
Aloe arborescens Tree Aloe
Aloe vera Medicinal Aloe
Baccharis ‘Centennial’ Coyote Brush
Bougainvillea ‘Oh La La’ Bougainvillea
Buxus microphylla japonica Japanese Boxwood
Calamagrostis x acutiflora ‘Karl Foerster’ Karl Foerster’s Feather Reed Grass
Callistemon viminalis ‘LittleJohn’ Dwarf Bottlebrush
Carex praegracillis Western Meadow Sedge
Chondropetalum tectorum Cape Rush
Cotoneaster horizontalis Rock Cotoneaster
Dianella tasmanica ‘Silver Streak’ Silver Streak Flax Lily
Galvezia speciosa ‘Firecracker’ Firecracker Island Bush Snapdragon
Hemerocallis ‘Dwarf Red’ Day Lily
Heteromeles arbutifolia Toyon
Leucophyllum candidum ‘Thundercloud’ N.C.N.
Leymus condensatus ‘Canyon Prince’ Canyon Prince Wild Rye
Ligustrum japonicum ‘Texanum’ Wax Leaf Privet
Lomandra longifolia ‘LM300’ Breeze Dwarf Mat Rush
Miscanthus sinensis ‘Morning Light’ Morning Light Maiden Grass
Moraea bicolor Fortnight Lily
Muhlenbergia rigens Deer Grass
Olea europaea ‘Montra’ P.P.#6266 Little Ollie Dwarf Olive
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Table 5.4-2: Streetscape Palette
BOTANICAL NAME COMMON NAME
Opuntia violacea ‘Santa Rita’ Santa Rita Prickly Pear
Pennisetum ‘Fairy Tails’ Fairy Tails Fountain Grass
Pittosporum tobira Tobira
Rhaphiolepis indica Indian Hawthorne
Rosa f. ‘Angel Face’ Lavender Shrub Rose
Rosa x ‘Noare’ Flower Carpet Red Groundcover Rose
Strelizia reginae Bird-of-Paradise
Trachelospermum jasminoides Star Jasmine
Westringia ‘Wynyabbie Gem’ Coast Rosemary
Xylosma congestum Xylosma
Yucca recurvifolia Pendulous Yucca
SCREEN - VINES & ESPALIERS
Ficus pumila (repens) Creeping Fig
Rosa hybrid ‘Blaze’ Climbing Rose (Red)
STREETSCAPE GROUND COVER
Gazania splendens ‘Sunrise Yellow’ Yellow Gazania
Lonicera japonica ‘Halliana’ Japanese Honeysuckle
Myoporum parvifolium N.C.N
Vinca minor Dwarf Periwinkle
* Palms are not permitted to use as public street/skyline trees.
Table 5.4-3: Master Plant List
BOTANICAL NAME COMMON NAME
TREES
Arbutus ‘Marina’ Strawberry Tree
Cedrus deodara Deodar Cedar
Cercidium hybrid ‘Desert Museum’ Hybrid Palo Verde
Chitalpa tashkentensis ‘Morning Cloud’ Chitalpa
Cinnamomum camphora Camphor Tree
Citrus sinensis Orange Trees
Cupaniopsis anacardioides Carrotwood
Cupressus sempervirens Italian Cypress
Eucalyptus sideroxylon ‘Rosea’ Pink Iron Bark
Fraxinus uhdei ‘Majestic Beauty’ Majestic Beauty Evergreen Ash
Geijera parviflora Australian Willow
Gleditsia t. inermis ‘Shademaster’ Honey Locust
Grevillea robusta Silk Oak
Jacaranda mimosifolia Jacaranda
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Table 5.4-3: Master Plant List
BOTANICAL NAME COMMON NAME
Lagerstroemia (Species) Crape Myrtle
Magnolia grandiflora ‘D.D. Blanchard’ Southern Magnolia
Olea europaea Olive
Pinus eldarica Mondell Pine
Podocarpus gracilior Fern Pine
Pyrus calleryana ‘Chanticleer’ Chanticleer Pear
Quercus agrifolia Coast Live Oak
Quercus ilex Holly Oak
Rhus lancea African Sumac
Schinus molle California Pepper Tree
Strelitzia nicholai Giant Bird-of-Paradise
Tipuana tipu Tipu Tree
Tristania conferta Brisbane Box
Ulmus parvifolia ‘Drake’ ‘Drake’ Chinese Elm
Ulmus parvifolia ‘True Green’ Evergreen Elm
Zelkova serrata ‘Halka’ Sawleaf Zelkova
PALMS
Note: Palms are not permitted to use as public street/skyline trees
Brahea armata Mexican Blue Fan Palm
Chamaerops humilis Mediterranean Fan Palm
Phoenix dactylifera Date Palm
Syagrus romanzoffianum (Arecastrum) Queen Palm
Washingtonia robusta Mexican Fan Palm
Agave ‘Blue Flame’ Blue Flame Agave
Agave desmettiana ‘Variegata’ Variegated Dwarf Century Plant
Agave vilmoriniana Octopus Agave
Agave weberi Weber’s Century Plant
Aloe arborescens Tree Aloe
Aloe vera Medicinal Aloe
Baccharis ‘Centennial’ Coyote Brush
Bougainvillea ‘Oh La La’ Bougainvillea
Buxus microphylla japonica Japanese Boxwood
Calamagrostis x acutiflora ‘Karl Foerster’ Karl Foerster’s Feather Reed Grass
Callistemon viminalis ‘LittleJohn’ Dwarf Bottlebrush
Carex praegracillis Western Meadow Sedge
Chondropetalum tectorum Cape Rush
Cotoneaster horizontalis Rock Cotoneaster
Dianella tasmanica ‘Silver Streak’ Silver Streak Flax Lily
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Table 5.4-3: Master Plant List
BOTANICAL NAME COMMON NAME
Galvezia speciosa ‘Firecracker’ Firecracker Island Bush Snapdragon
Hemerocallis ‘Dwarf Red’ Day Lily
Heteromeles arbutifolia Toyon
Ilex crenata ‘Sky Pencil’ Sky Pencil Ilex
Leucophyllum candidum ‘Thundercloud’ N.C.N.
Leymus condensatus ‘Canyon Prince’ Canyon Prince Wild Rye
Ligustrum japonicum ‘Texanum’ Wax Leaf Privet
Lomandra longifolia ‘LM300’ Breeze Dwarf Mat Rush
Miscanthus sinensis ‘Morning Light’ Morning Light Maiden Grass
Moraea bicolor Fortnight Lily
Muhlenbergia rigens Deer Grass
Olea europaea ‘Montra’ P.P.#6266 Little Ollie Dwarf Olive
Opuntia violacea ‘Santa Rita’ Santa Rita Prickly Pear
Pennisetum ‘Fairy Tails’ Fairy Tails Fountain Grass
Pittosporum tobira Tobira
Rhaphiolepis indica Indian Hawthorne
Rosa f. ‘Angel Face’ Lavender Shrub Rose
Rosa x ‘Noare’ Flower Carpet Red Groundcover Rose
Russelia equisetiformis Coral Fountain
Strelizia reginae Bird-of-Paradise
Trachelospermum jasminoides Star Jasmine
Westringia ‘Wynyabbie Gem’ Coast Rosemary
Xylosma congestum Xylosma
Yucca recurvifolia Pendulous Yucca
VINES & ESPALIERS
Ficus pumila (repens) Creeping Fig
Rosa hybrid ‘Blaze’ Climbing Rose (Red)
GROUND COVER
Gazania splendens ‘Sunrise Yellow’ Yellow Gazania
Lonicera japonica ‘Halliana’ Japanese Honeysuckle
Myoporum parvifolium N.C.N
Vinca minor Dwarf Periwinkle
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Placemaking
The Specific Plan location offers an opportunity for the City of
Grand Terrace to make a statement and introduce a new gateway
into the City. In order to do so, a defined sense of place, active with
people and visual vibrancy is important. Placemaking is the act of
creating a connection between people and places which can be done
through design, planning, landscape and architecture. The Specific
Plan area is envisioned to embrace a mix of uses including public
open spaces, residential homes and commercial uses. With new
residential at the heart of the Specific Plan area, residents will be
encouraged to engage in uses around them including parks and
retail.
Landscape design should be used as a strong placemaking element to promote the aesthetic character
and value of the community by defining, unifying and enhancing the pedestrian realm and to create a
strong, cohesive identity. An attractive and unified community appearance not only increases a sense of
pride in residents, but creates a positive climate for business and makes a positive impression on visitors.
Use and repetition of consistent design concepts and details reinforce the distinct character of various
features paired with a native or regionally-adapted planting palette suitable to the climate and conditions
of the area.
Streets shall be designed to be enjoyable, walkable, and interactive to pedestrians. Interior streetscapes
shall be designed to provide a cohesive element tying the community together as a whole. Trees shall be
strategically located so as not to interfere with driving visibility.
Wall treatments will be apparent and distinct with decorative pilasters accentuated by selected accent
trees and plants for visual impact. Other features such as signage will help enhance the Specific Plan area
and truly make it a unique part of Grand Terrace.
It is also important to achieve contrast between plant species. The contrast can be in color (green to red),
form (spiky to hedged), texture (lacy to static), or color value (dark to light). The eye shall be able to easily
see the difference in the shrub massing.
The following Placemaking strategies shall be utilized in the design:
► Foster a healthy outdoor lifestyle that considers both physical and spiritual health in the manner that
it is designed;
► Promote a sense of arrival that one has just entered somewhere special;
► Announce the community’s presence and identity with unique features and landscape treatments;
► Provide well-thought-out and sensitive community edges;
► Recognize that trees are “a valuable resource” that over time will have an increasingly positive impact
when planned properly;
Common Leisure and Eating Areas
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► Design horticulturally compatible landscape in its setting while striving to be environmentally
sensitive; and
► Include site features, such as bicycle racks, recycling bins, planters, and benches as an integral part of
the design.
Monumentation
The City of Grand Terrace’s image can be reinforced by a carefully-placed and well-designed gateway at
its primary entrance to the City. Although special in its own right because it is a gateway to the City, the
gateway will be part of the identifying element for the Specific Plan area and will contribute to the unifying
effect of the overall plan area. The gateway should contain materials that are consistent with the
remainder of the community theme while establishing a sense of arrival. This gateway can include a large
freeway-oriented sign, identifying the City of Grand Terrace and can include an electronic reader board
that the City or property owner could manage advertising on.
Community Monumentation
Monumentation throughout the Specific Plan area shall be used as identifying and wayfinding elements
as well as visual pops along the streetscape. Gateway obelisks should serve the same purpose yet be
higher than the monuments so that the obelisks can be seen from a distance. Refer to Figure 5.4-1:
Conceptual Landscape Diagram, Figure 5.5-1: Conceptual Community Monumentation Plan, and
Figure 5.5-2:Community Monumentation Concepts.
Requirements for community monumentation include:
► Locate monuments in strategic locations to provide clear identification.
► Design monuments with visual cohesiveness throughout the Specific Plan area, adding to the overall
aesthetic theme.
► Place gateway obelisks at the portals of the Specific Plan area.
► Share design elements and/or colors between the monuments and obelisks to celebrate the Specific
Plan visual theme.
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Figure 5.5-1: Conceptual Community Monumentation Plan
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Figure 5.5-2:Community Monumentation Concepts
Conceptual Horizontal Community Monument
Conceptual Community Obelisk
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Directional Signs and Wayfinding
Controlled wayfinding and identity signs are also a major factor in
creating and preserving the design character of the overall
community. Although primarily for informational and wayfinding
purposes, signage like landscape can help create unifying elements
throughout the community and enhance community identity.
Community directional signs facilitate the flow of traffic and are
typically horizontal signs with individual tenant or residential
community names and directional arrows. Requirements for
community directional signs include:
► Place vehicular directional signs at strategic locations to act as
wayfinding and identity markers.
► To avoid confusion, use no more than six listings on directional
signs.
► Maintain sight lines with the placement of directional signs.
► If appropriate, use a project name or logo on the sign.
Urban Lighting Design
Urban lighting is another unifying element for the Specific Plan area.
Urban lighting includes lighting for parking areas, pedestrian
walkways, architectural and landscape features and provides for
safety, security, and ambiance.
Lighting shall provide a soft wash of light over illuminated objects,
such as monumentation. Hierarchy should be established by using a
variety of lighting fixtures and illumination levels based on lighting
design intent.
A Comprehensive lighting plan shall be prepared and approved in
conjunction with the site plans submitted for approval to the City of
Grand Terrace. Requirements for urban lighting design shall adhere
to the following:
► Exterior lighting shall be located and designed to minimize direct
glare outside of the specific area;
► Lighting sources shall be shielded, diffused, or indirect in order to
avoid glare to pedestrians and motorists;
► Light standards within the public right-of-way used for lighting
the sidewalks and streets are designed to be 24 feet in height;
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► Pedestrian paths that are separate from sidewalks shall be lighted by
pole, string lights, directed uplighting, urban art or bollard-type
fixtures. These elements shall be pedestrian-scaled, typically limited to
a maximum height of 18 feet for pole lights (including the base), or six
feet for bollards; and
► Key site amenities and pedestrian ”wayfinding” elements shall also
employ lighting the landscape in the form of trees and palm uplighting
and backdrop lighting technique.
► Lighting should be used to enhance architectural elements.
Community Pageantry
Community pageantry includes: flags, banners, canopies, directories,
ground-mounted graphics, flowerpots or other similar, temporary or
permanent (but changeable) elements. The intent is to allow regular
changes to the pageantry elements in terms of color, design and other
visual content so the pageantry can always look current. Pageantry shall
be located within the right-of-way, within the setback, or on private
property. Pageantry shall not include:
► Advertising;
► Paper, cardboard, Styrofoam, stickers, and decals; or
► Flashing, flickering, rotating, or moving lights.
A. Temporary Decorations
Temporary graphics and decorations for a holiday season which do not
advertise merchandise or services are permitted, provided that such
graphics and decorations are installed not more than 30 days before the
holiday or holiday season and removed not later than 15 days after the
holiday or a holiday season. Any temporary decorations placed within the
public right-of-way shall be approved by the City.
B. Street Furniture
Design and placement of street furniture within the Specific Plan area shall
include but not be limited to benches, barbecues, picnic tables, chairs,
tables, gazebos and refuse receptacles. These shall be approved through
the City of Grand Terrace’s design review process.
All street furniture shall be selected from a standard furniture catalogue
but customized for use in the area. All street furniture elements will be
compatible with and will enhance the landscape and Specific Plan area
theme. Artwork, statues, and installations may be used to enhance public
space.
Pageantry Example
Lighting Example
Colorful elements along streetscapes.
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Streetscapes
The streetscape will be composed of a number of different types of plants and trees based on the
characteristic of the street. For example, Commerce Way should have a different landscape arrangement
than collector streets, however all streetscape design shall consist of unifying elements that create a
cohesive theme while defining the hierarchy of the circulation system. Use of a bright color will become
part of the theme and identity for The Gateway development. The same color will be repetitive on the
benches, banners, signs and/or logo.
Streetscapes shall include the following tree categories:
Canopy Trees: The primary thematic trees with broad canopies for shade and walkability.
Vertical Structural Trees: Taller type trees that identify streets from further distance. Vertical structural
trees help with scale when adjacent to tall buildings/structures and promote community identity and a
sense of arrival.
Understory Trees: Smaller trees that provide a sense of pedestrian scale and can also be used as a
“backdrop” element. Understory trees and shrub masses planted in series of tiered layering (foreground,
mid-ground, and background) to help define borders and plant groupings while combining interesting
foliage textures and color.
Background Trees: Background trees are pushed back from the street and add to the “buffer” between
the curb and parking area, wall, or buildings. These trees are strategically planted behind sidewalks to
help create a green backdrop supporting the street tree canopy. No palm trees with a height over 20 feet
shall be permitted.
Refer to Table 5.4-2: Streetscape Palette and Table 5.4-3: Master Plant List for a plant palette that meets
the streetscape criteria.
Streetscape landscape will be finalized during the Street Improvement phase.
A. Commerce Way
Commerce Way, a Secondary Highway, shall be designed as follows:
► Canopy trees are located in the parkway on both sides of the street at 25 feet on center; except
adjacent to regional basins or between Van Buren and De Berry streets on the west side.
► A six-foot high wall shall be located in the setback at least eight feet back from the sidewalk. The wall
should undulate and include pilasters. See Figure 5.5-9: Conceptual Community Wall and Fence
Diagram and Figure 5.5-10: Conceptual Community Wall and Fence Plan.
Figure 5.5-3: Commerce Way Conceptual Landscape Diagram Section A* through Figure 5.5-6:
Commerce Way Conceptual Landscape Diagram Section D* displays cross sections for commerce way,
identifying roadway landscaping improvements planned for each section of the roadway.
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Figure 5.5-3: Commerce Way Conceptual Landscape Diagram Section A*
*Ultimate R/W – Dedication by Others and Proposed R/W serves as Interim R/W
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Figure 5.5-4: Commerce Way Conceptual Landscape Diagram Section B*
*Ultimate R/W – Dedication by Others and Proposed R/W serves as Interim R/W
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Figure 5.5-5: Commerce Way Conceptual Landscape Diagram Section C*
*Ultimate R/W – Dedication by Others and Proposed R/W serves as Interim R/W
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Figure 5.5-6: Commerce Way Conceptual Landscape Diagram Section D*
Ultimate R/W – Dedication by Others and Proposed R/W serves as Interim R/W
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B. Collector Streets- Van Buren Street and De Berry Street
Collector streets shall contain the following characteristics to enhance the aesthetic and pedestrian
experience:
► Formal row of large canopy trees, at approximately 30 feet on center, to provide shade and scale for
the street and sidewalks alternating with understory trees also located at approximately 30 feet on
center;
► The canopy tree species are specific to each street. This gives each street a unique character, while
staying cohesive with the overall landscape theme and the additional foliage provides interest at the
pedestrian level;
► Vertical structural trees placed at approximately 30 feet on center towards the back of the landscaped
setback provide a formal rhythm to the street scene; and
► Shrubs and ground plane species should be selected for their bold textures, and contrasting colors
should complement the street tree program.
Figure 5.5-7: Collector Streets Conceptual Landscape Diagram Section H* and Figure 5.5-8: Collector
Streets Conceptual Landscape Diagram Section I* displays cross sections for collector streets, identifying
roadway landscaping improvements planned for each section of the roadway.
C. Main Street
Main Street, a Secondary Highway at the entry to the Specific Plan area, shall be designed as follows:
► Adjacent to commercial uses, skyline trees are evenly placed in the landscape setback every 50 feet.
The vertical structural trees contribute to the overall aesthetic theme of the Specific Plan area.
► Canopy trees are planted in the landscape setback and in the parkway. They are sporadically placed
and grouped at an average spacing of six trees for every 100 linear feet.
► New sidewalks are located on the north side of the street between the parkway and the landscape
setback.
► Trees lining both the landscape setback and the parkway enable shade along the sidewalk as well as
aesthetic interest enhancing the pedestrian experience.
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Figure 5.5-7: Collector Streets Conceptual Landscape Diagram Section G*
*Ultimate R/W – Dedication by Others and Proposed R/W serves as Interim R/W
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Figure 5.5-8: Collector Streets Conceptual Landscape Diagram Sections H and I*
*Ultimate R/W – Dedication by Others and Proposed R/W serves as Interim R/W
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Community Walls and Fencing
Walls and fences are another placemaking feature and can be used as integral community element to
enhance landscape design and reinforce the thematic design appropriate to maintain pedestrian
connectivity. Four types of walls and fences are allowed within the Specific Plan as identified in
Figure 5.5-8: Conceptual Community Wall and Fence Diagrams and Figure 5.5-9: Conceptual Community
Wall and Fence Plan.
Wall and fencing features shall:
► Use complementary wall and fence designs, materials, colors, and finishes while keeping the
community design theme cohesive.
► Use complementary pilasters or other design elements to break up long stretches of walls and provide
interest and rhythm.
► Utilize view fences along community open spaces wherever privacy or screening is not necessary.
► Provide openings or pedestrian connections at appropriate intervals.
► Be permitted where required to secure private spaces, parking, and amenities with regard for resident
safety.
► Facilitate and encourage walking and bicycle use through the community and adjoining properties by
established pathways adjacent to properties.
► Concrete or Concrete Masonry Units. Be constructed with Split Faced, slump stone or Shot Blast
Concrete Masonry Units; or stone veneer over precision block; or monolithic poured concrete with
surface resembling either stone veneer, or split face finish; or monolithic poured concrete with raised
or depressed patterns of at least on half inch (1/2 inches) covering 50 percent of the surface.
► Wood or Vinyl. Must be constructed of cedar or vinyl. All posts must have caps. Acceptable type of
wood fence include: shadowbox, horizontally fixed planks, pickets no more than 48 inches, board on
board with top and bottom rail, cedar or redwood vertical planks with 25 percent of the upper portion
of the fence in framed latticework.
► Wrought Iron or Decorative Iron. Apply 12-inch by 12-inch pilaster where appropriate, as determined
by the Planning Commission.
Acceptable materials also include:
► Brick, stone, or brick or stone veneer over precision block;
► Glass fencing panels;
► Columns of brick, stone, stone veneer or Concrete Masonry Units as above with any of allowed fencing
materials between the columns.
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Figure 5.5-9: Conceptual Community Wall and Fence Diagram
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Figure 5.5-10: Conceptual Community Wall and Fence Plan
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Signage
Signs and graphics play a large role in creating and reinforcing the
desired feel of a vibrant community. Sign design shall be respectful of
the surrounding area, but still have a distinctive character that reflects
the uses of the environment.
A sign program shall be prepared for each development to allow
individuality of signs while maintaining a unified and cohesive overall
appearance. The sign program will be processed in compliance with sign
requirement review procedures. Commercial sign design shall be:
► Compatible with adjacent buildings in terms of color, material and
placement;
► Architecturally treated on the back and/or sides to blend with the
exterior character of the buildings and site; and
► Color coordinated to relate to other signs and graphics in the
vicinity in order to achieve a cohesive sense of identity.
Freeway Signs
Freeway signs will be permitted in Planning Area 4 “Commercial” as shown in Figure 5.6-1: Planning Area
4 Conceptual Billboard Plan. Refer to Freeway Signs requirements as defined by GTMC Section 18.80.140
“Design Standards.”
Figure 5.6-1: Planning Area 4 Conceptual Billboard Plan
Uniquely Stylized Signage for Specific Uses
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Portable/Temporary Signs
On-site portable signs such as sandwich boards shall be utilized to notify
residents and visitors of information pertaining to on-site uses. They shall
be maintained and kept in quality condition showing only appropriate
content. These signs shall be readily removed from public view at the end
of each business day. Temporary signs shall comply with GTMC Section
18.80.170 “Temporary on-site signs, commercial zones.”
Residential Signage
Signage is an effective way to provide information and add another
element of visual interest to properties. Similar to commercial signage,
residential signage will also have to be in compliance with sign requirements and review procedures. In
addition to the guidelines below, all signs shall comply with GTMC Section 18.80 “Signs.”
A. Entry Monumentation
Appropriately scaled freestanding monument signs shall be
located at residential entries to announce the community identity.
The monument signs will be consistent with the overall theme of
the Specific Plan, and will celebrate the residential community
while providing a permanent identification element. Refer to
Figure 5.5-2:Community Monumentation Concepts for an
example.
B. Flag Banners
A series of flag banners shall be included in the residential sign
program. This system of pole-mounted banners would be used to
inform the community about on-site uses, excluding any external
uses or events.
C. Portable Real Estate Signs
Temporary signs such as free-standing bi-faced signs shall be used to advertise current on-site leasing
opportunities. Information must pertain to the residential uses in the Specific Plan area.
On-Site Temporary Sign Example
Flag Banner Example
Entry Monumentation and Portable Real Estate Sign Example
6 CHAPTER
IMPLEMENTATION AND
ADMINISTRATION 6
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All regular provisions of GTMC Code Title 18 shall apply to all properties within the Specific Plan area,
including but not limited to design review, use permits, appeals, amendments, public notice and hearing
provisions. The provisions herein supplement the above reference provisions.
The Specific Plan will be primarily implemented through the use of Site and Architectural Review Board.
The review process shall be required for all major rehabilitation, redevelopment, expansion of existing
uses and/or structures, and new development within the Specific Plan area. Review by the Site and
Architectural Review Board will not be required for rehabilitation of a structure where there is no square
footage increase or use intensification. However, such an expansion will require other land use and
building permit applications and subsequent review processes. Where applicable certain uses and
activities shall require review through the Conditional Use application process as defined in GTMC Title 18
- Zoning. A sign program permit is required for each development parcel per GTMC Section 18.80.060
“Permit Required.”
Severability
If any section, subsection, sentence, clause, phrase or portion of this Specific Plan, or any future
amendments or additions hereto, is for any reason found to be invalid or unconstitutional by the decision
of any court of competent jurisdiction, such decision shall not affect the validity of the remainder of this
Specific Plan document or any future amendments or additions hereto. The City hereby declares that it
would have adopted these requirements and each sentence, subsection, clause, phrase or portion or any
future amendments or additions thereto, irrespective of the fact that any one or more section,
subsections, clauses, phrases, portions or any future amendments or additions thereto shall be declared
invalid or unconstitutional.
Interpretation
In case of uncertainty or ambiguity in the meaning or intent of any provision of this Specific Plan, the
Planning Director has the authority to interpret the intent of the provision. The Director shall, at his/her
discretion, refer interpretations to the Planning Commission for consideration and action. Such a referral
shall be accompanied by a written analysis of issues related to the interpretation. All interpretations made
by the Planning Director shall be appealed to the Planning Commission. The appeal process shall follow
the guidelines outlined in the Municipal Code.
Specific Plan Development Phasing
Residential and commercial developments within The Gateway at Grand Terrace Specific Plan area are
dependent upon market factors and the ability to attract future end-users. Where possible, infrastructure
and physical improvements within the Specific Plan boundary may be installed in two overlapping or
consecutive phases. As such, construction of the Project will be phased in a logical sequence, in response
to market demands. The Specific Plan incorporates two phases, as shown in Figure 6.3-1: Specific Plan
Phase Reference Map.
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Phase 1 of the Specific Plan encompasses the southern half of the Specific Plan area that includes
residential, a new public park with baseball field and playground, a detention basin, and a new road,
Commerce Way, and associated improvements, starting from the connection point of Taylor Street and
Main Street and continuing north to the northern boundary of the residential portion. In addition, Phase
I will also include improvements of portions of De Berry and Van Buren streets, construction of the Phase
I storm drain plan, new water lines, and connection to existing sewer lines.
Phase 2 includes the development of the commercial portion located in the northern half of the Specific
Plan area and includes the extension of Commerce Way from Phase 1 terminus point north to the current
terminus point of the existing Commerce Way, and construction of Phase II storm drain.
The planning and design of each Planning Area shall address construction issues such as drainage, storm
water management, utilities, and parking, as described in this Specific Plan and required by mitigation
measures adopted as part of the Environmental Impact Report.
Construction and implementation of any development project within the Specific Plan shall demonstrate
that all required infrastructure and facilities shall be timed to adequately service each individual
development project. This may require construction of the facilities both on-site (within or adjacent to
the Planning Area) and/or off-site (within other Planning Areas or outside of the Specific Plan area) to
connect with existing facilities that will service that development.
This Specific Plan does not have an expiration period and shall remain in effect until otherwise repealed.
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Figure 6.3-1: Specific Plan Phase Reference Map
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Minor Specific Plan Revisions
The following minor, technical, and/or information revisions that do not change the meaning or intent of
the Specific Plan shall be processed administratively:
► The addition of new information to the Specific Plan in the form of maps and/or text that does not
change the effect or intent of any regulations;
► Changes in Planning Area boundaries resulting from final road alignments and/or geotechnical or
engineering refinements to the tentative and/or final tract map provided that the total number of
dwelling units is not exceeded;
► Clarification, including determination of meaning and intent, of any unclear or vague section, portion
of a section, phrase, or word contained within this document;
► Typographical and grammatical errors;
► Revisions to tree species, size and location and other landscape material in the public right-of-way
subject to the review and approval of the Public Works Department;
► Revisions to the location of infrastructure and/or service providers (such as drainage systems, roads,
water and sewer systems, etc.) provided that the agency or jurisdiction that regulates such
infrastructure and/ or service has reviewed and approved the revisions;
► Revisions or additional architectural styles that follow the same principles and attention to detail as
the specific vernaculars listed within Chapter 4: Design Guidelines; and
► Minor deviations to standards shall be considered per GTMC Section 18.89 “Minor Deviations.”
Specific Plan Amendments
This Specific Plan shall be amended using the same process by which it was approved. Pursuant to
California Government Code 65453(a), Specific Plans may be amended as often as necessary, so long as
the amendments are consistent with the current approved General Plan.
Minor amendments include simple modifications to text or graphics that do not change the meaning or
intent of the Specific Plan may be accomplished administratively by the Director and may be appealed to
the Planning Commission.
Major modifications are amendments to exhibits or text that change the intent and/or development
standards or other provisions of the Specific Plan. Major modifications require an amendment to the
Specific Plan, review of the Environmental Impact Report to determine if an addendum is required, and
approval by the Planning Commission and City Council.
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Financing
Landscape Lighting and Maintenance Districts (LLMDs)
LLMDs shall be used for maintenance and servicing of landscaping and lighting through annual
assessments on benefiting properties. LLMDs shall also provide for the maintenance of appurtenant
features, including curbs, gutters, walls, sidewalks or paving, and irrigation or drainage facilities. Further,
these features to be maintained by the LLMDs may include but are not limited to the following:
► Detention Basin in Planning Area 18
► Streetscape maintenance,
► Damages to curbs and streets due to accidents.
► Graffiti removal on walls and fences facing public streets.
► Split rail fencing within the GSP, where HOA does not cover.
Development Impact Fees (DIFs)
DIFs are impact fees imposed by local government on new or proposed development projects to pay for
all or a portion of the costs of providing public services associated with new development. The fees
imposed shall have a nexus with the relative impacts introduced by new development. The fees are
typically used to assist in the funding and financing of public improvements that would otherwise
significantly burden local government. DIF fees shall not be waived or reduced.
Financing & Maintenance of Improvements
The financing of construction, operation, and maintenance of public improvements and facilities
(facilities), and public services shall include funding through a combination of financing mechanism. Final
determination as to the facilities to be financed and as to maintenance responsibilities, whether public or
private maintenance, will be made prior to approval of tentative maps or building permits. The following
financing solutions can be considered for implementation:
A. Facilities Construction Funding
► Private capital investment for the construction of facilities, or
► Community Facilities District (CFD) – to be established pursuant to the Mello-Roos Community
Facilities District Act of 1982, or other special district to provide funding for the construction of a
variety of public facilities and the provision of public services.
► District Act of 1982, or other special district, to provide funding for the construction of a variety of
public facilities and the provision of public services.
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B. Operation and Maintenance of Private Facilities
City approval is a prerequisite for the implementation of any and all establishment of financing
mechanisms.
► By individual private property owner, or
► By homeowners’ or property owners’ association.
C. Operation and Maintenance of Public Facilities:
Public facilities are planned for public maintenance by either the City, CFD, or by the appropriate utility
service provider. These public facilities include but are not limited to the following:
► Public streets,
► Public traffic signals and traffic control signs,
► Public on-site water facilities, sewer facilities, and drainage facilities within public streets,
► Street lighting within public rights-of-way,
► Water quality facilities for treatment of flows in public streets, and
► Parks
D. H omeowners’ or Property Owners’ Association/Private Property Owner
Maintenance:
One or more associations shall be established for the maintenance of private common area
improvements. Private improvements to be maintained by the association(s) shall include but are not
limited to the following private facilities:
► Private streets, drive aisles and traffic control signs,
► Open space areas,
► Detention and water quality treatment facilities not located in public streets,
► Private sewer, storm drains and water systems,
► Recreational facilities,
► Walkways, entries and signage, and paseos,
► Community theme walls and fencing,
► Wall maintenance and graffiti removal on walls and fences within and facing residential
developments,
► Common area facing wall surfaces, and internal slopes fronting streets, and
► Common area landscaping and lighting.
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Summary of Financing & Maintenance Responsibilities
The financing and maintenance plan for the Specific Plan will ensure the timely completion of public
facilities, utilities and other necessary capital improvements as well as the property maintenance of these
facilities. Table 6.6-1: Financing and Maintenance Plan indicates the parties responsible for construction,
financing, and maintaining the public improvements proposed by the Specific Plan.
Table 6.6-1: Financing and Maintenance Plan
Service or Facility Party(ies) Executing
Construction
Party(ies) Financing
Construction
Party(ies) Responsible
for Operation and
Maintenance
Public Facilities
Streets, Sidewalks and Trails City/Master Developer Master Developer/
CFD/Measure I/DIF City of Grand Terrace
Community Walls/Fences City/Master Developer Master Developer City of Grand Terrace
Public Park City/Master Developer Master Developer/ CFD/DIF City of Grand Terrace
Storm Drainage Facilities City/Master Developer Master Developer/ CFD/DIF City of Grand Terrace/SBCFCD
Water Facilities City/Master Developer Master Developer RHWC
Sewer City/Master Developer Master Developer/ CFD/DIF City of Colton
Commercial
Landscape Setback Developer Developer LLMD/Master Property Owners
Association
Parking Lots Developer Developer LLMD/Master Property Owners
Association
Residential
Common Area & Landscaping
Improvements Developer Developer LLMD/HOA
Walls/Fences Developer Developer LLMD/HOA
Summary of Recurring Costs and Revenues
The Specific Plan estimated annual revenue and costs were assessed based on the developed residential
population, employment, service population, developed acres and overhead and were projected using
fiscal factors developed from the Adopted Grand Terrace 2022-23 Budget at city-wide rates. Additionally,
payment of State and County fees and taxes were considered for revenue sources. Table 6.6-2:
Anticipated Costs and Revenue, summarizes the anticipated cost of the Specific Plan’s buildout to the
City’s general fund, as well as projected revenue generated by the Specific Plan buildout.
Table 6.6-2: Anticipated Costs and Revenue
Funding Source Amount
Grand Terrace General Fund Revenue $3,480,518
State Gas Tax Fund Revenue $60,868
San Bernardino Fire District Revenue $492,499
San Bernardino County Free Library Revenue $58,676
Total Revenue $4,092,561
Grand Terrace General Fund Costs $735,200
Total Cost $735,200
Total Grand Terrace General Fund Net Revenue 2745318
Total City, County, and State Net Revenue $3,357,361
APPENDIX
PROPERTY OWNERSHIP A
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July 2024 A-1
Appendix A: Property Ownership
Table A-0-1: Property Ownership
Planning Area Area (Acres) Owner A.P.N.(S)
1 .95 San Bernardino County Transportation 1167-151-78
1 8.23 Georgia Capital
1167-151-79
1167-161-33
1167-161-02
2 3.05 Lewis 1167-161-03
1167-161-04
3 0.25 City Of Riverside 1167-161-05
4 2.83 Pierce 1167-151-09
5 1.91 City of Riverside 1167-151-14
6 8.40 Hubbs 1167-151-10
7 0.40 Johansen 1167-151-12
1167-151-13
8 4.60 Petta/Armstead 1167-171-11
9 4.60 De Berry Self-Storage 1167-171-12
10 0.62 San Bernardino County Flood 1167-151-20
11 14.55 Lewis 1167-151-22
12 8.64 Fo Fan Chi Ming, LLC 1167-181-12
1167-181-13
13 1.26 San Bernardino County Flood 1167-151-17
14 0.58 City of Riverside 1167-151-21
15 0.37 City of Riverside 1167-151-23
16 0.52 Halvin 1167-181-01
17 2.51 So Cal Edison 1167-151-18
18 9.24 Lewis 1167-151-68
19 0.40 Southern Pacific Transportation (Union Pacific
Railroad) 1167-151-65
19 15.65 Lewis 1167-151-68
1167-151-74
20 2.51 City of Grand Terrace 1167-151-75
21 2.38 So Cal Edison 1167-151-64
22 0.47 City of Grand Terrace 1167-151-73
22 4.97 Lewis 1167-151-71
Open Space 1.9 San Bernardino County Flood 1167-151-11
Van Buren Street 1.94 City of Grand Terrace
De Berry Street 1.95 City of Grand Terrace
Taylor Street 1.19 City of Grand Terrace
Riverside Canal 2.45 City of Riverside 1167-151-14
1167-151-24
Total Area 111.90 ac
APPENDIX
GENERAL PLAN
CONSISTENCY B
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Appendix B : General Plan Consistency
Table B-0-1: Land Use Element Consistency Analysis
Policy # Goal/Policy Consistency
Goal 2.1: Provide for balanced growth which seeks to provide a wide range of employment and housing opportunities and
maintenance of a healthy, diversified community.
2.1.1 Implementation of General Plan goals shall be reviewed every five years with the first
review occurring one year after adoption of the General Plan. This will include an
assessment of the relationship between General Plan land use designations and
existing land uses at the time of the review as well as growth patterns in surrounding
communities.
N/A
2.1.2 The City will establish a formal liaison with adjacent jurisdictions, i.e., Riverside and San
Bernardino Counties and the Cities of San Bernardino and Colton, for the purpose of
evaluating the effects of each jurisdiction’s land use planning activities on contiguous
areas.
N/A
2.1.3 Grand Terrace’s potential role within the regional market area will be reviewed every
2 ½ years as an integral part of the General Plan.
N/A
2.1.4 The supply of vacant land and underutilized lands within the City shall be reviewed every
2 ½ years to consider changes in zoning in support of General Plan goals.
N/A
2.1.5 Enhancement of the City’s image shall be undertaken by the establishment of City
entrances and development of unified streetscapes.
N/A
2.1.6 Mixed use development which can demonstrate superior use of land, more efficient
utilization of public facilities, and more effective conservation of natural resources shall
be strongly encouraged by the City of Grand Terrace.
SP complies
2.1.7 The City shall continually refine population growth forecasts to ensure adequate
planning for anticipated increased levels of sewerage, water and other necessary
community services.
N/A
Goal 2.2: Preserve and enhance the quality and character of the City’s residential neighborhoods.
2.2.1 Any development occurring within the Hillside Residential designation shall be required
to prepare a Specific Plan.
N/A
2.2.2 All residential developments shall comply with the goals and policies of the Housing
Element of the General Plan.
SP complies
Goal 2.3: Provide a wide range of retail and service commercial opportunities designed to meet the needs of the City’s
residents, businesses, and visitors while also providing employment opportunities.
2.3.1 Commercially designated freeway frontage shall be master planned to ensure a
comprehensive commercial development pattern that will serve as a scenic entry into the
City.
SP complies
2.3.2 Maintenance and continued development of Grand Terrace’s established commercial
areas, as an encouragement of new commercial development.
SP complies
2.3.3 Additional freeway service-oriented commercial uses shall be encouraged. SP complies
2.3.4 Commercial areas along Barton Road shall be designated in a manner that
discourages “strip commercial” type development.
N/A
2.3.5 Measures to reduce potential land use incompatibility between commercially
designated areas and all other plan areas will be given special consideration. Specific
features could include increased setbacks, walls, berms, and landscaping.
SP complies
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Policy # Goal/Policy Consistency
Goal 2.4: Provide for a mix of attractive industrial land uses designed to generate employment opportunities
2.4.1 The City shall promote the development of employment generating, light, non-
polluting industry with the present land use pattern.
N/A
2.4.2 The City shall promote the development of light non-polluting industrial uses within the
City.
N/A
2.4.3 Whenever feasible, industrially designated areas shall be master planned to provide an
“industrial park” character.
N/A
2.4.4 Buffering to prevent potential land use incompatibilities between industrial areas and
other areas shall be given special consideration. Specific features could include
increased setbacks, walls, berms, and landscaping.
N/A
2.4.5 The City’s Redevelopment Agency shall assist in the consolidation and assemblage of
properties to assure adequate sized quality development with areas designated as light
industrial.
N/A
Goal 2.5: Provide for the preservation of natural resources and open space.
2.5.1 All areas of Blue Mountain above elevation 1,450 feet above sea level shall be
maintained as open space. Consideration shall be given to the maintenance of existing
communications towers.
N/A
2.5.2 Areas designated as Open Space shall be preserved to provide long-term
recreation opportunities as well as the preservation of scenic and environmental
resources and the protection of public health and safety.
N/A
2.5.3 Energy efficiency shall be encouraged in all future development. SP complies
Table B-0-2: Safety Element Consistency Analysis
Policy # Goal/Policy Consistency
Goal 3.1: Provide a comprehensive transportation system that provides for the current and long-term efficient
movement of people and goods within and through the City.
3.1.1 Provide a transportation system which supports planned land uses and improves the
quality of life.
SP complies
3.1.2 An arterial street system shall be established that provides for the collection of local
traffic and provide for the efficient movement of people and goods through the City.
SP complies
3.1.3 Commerce Way shall provide for the movement of traffic associated with commercial and
business traffic.
SP complies
3.1.4 Coordinate with transportation planning, programming and implementation agencies
such as SCAG, Caltrans, SANBAG, and the cities of San Bernardino County, as well as
neighboring jurisdictions in Riverside County on various studies relating to freeway, high
occupancy vehicle/high occupancy toll lanes and transportation corridor planning,
construction, and improvement in order to facilitate the planning and implementation of
an integrated circulation system in accordance with regional planning goals.
N/A
3.1.5 New development projects shall be analyzed in accordance with SANBAG
congestion management Program (CMP) Traffic Impact Analysis (TIA) Guidelines.
SP complies
3.1.6 The City shall work with adjacent jurisdictions to assess future land development projects
and their impact to the City circulation system and provide appropriate mitigation for
identified impacts.
N/A
3.1.7 The maximum acceptable Level of Service for streets identified in the City Master
Plan of Streets and Highways during peak hours shall be LOS “D.”
SP Complies
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Policy # Goal/Policy Consistency
3.1.8 The City shall use the Caltrans Design and traffic manuals as guidelines for street lighting,
traffic signage, street markings and intersection signalization.
SP complies
Goal 3.2: Provide for a well-maintained roadway system.
3.2.1 The City shall continue to require the dedication of street right-of-way, as
identified in the Circulation Plan, from all proposed land development projects.
SP complies
3.2.2 The City shall require that street improvements be constructed at the time that
development occurs on vacant or underutilized property.
SP complies
3.2.3 The extension, improvement and maintenance of City streets using City funds shall be
based upon an adopted Capital Improvement Program.
SP complies
Goal 3.3: Provide for a safe circulation system.
3.3.1 Promote the safe and effective movement of all segments of the population and the
efficient transport of goods.
SP complies
3.3.2 The City shall require that new developments provide adequate off street parking in
order to minimize the need for on street parking.
SP complies
3.3.3 The City shall ensure that local street improvements are designed with proper attention
to community appearance and aesthetics as well as the need to move traffic safely and
efficiently.
SP complies
3.3.4 The City shall route truck traffic away from residential areas and work with regional
agencies in order to mitigate potential impacts from regional traffic.
SP Complies
3.3.5 The City shall evaluate and, when appropriate, implement traffic calming measures
on residential local residential streets.
SP complies
3.3.6 The City shall ensure that the design of Commerce Way at the UPRR line is
coordinated with the UPRR Company.
SP complies
Goal 3.4: Provide for an efficient and safe bikeway system within the City.
3.4.1 Develop a system of continuous and convenient bicycle routes designed to connect
schools, residential areas, shopping centers, parks, and employment areas.
SP complies
3.4.2 The City shall promote and facilitate the use of bicycles as an alternative mode of
transportation through the development of a City-wide network of bikeways.
N/A
3.4.3 The City shall seek grants and other available funding sources to construct additional
segments of the Bikeway Plan.
N/A
3.4.4 The City shall develop a public relations program, in concert with other local and regional
agencies, to promote bicycle usages.
N/A
3.4.5 The City shall work with the San Bernardino County Parks Department to provide
connections within the City to the Santa Ana River Trail.
N/A
3.4.6 The City shall require the provision of bike racks at all new commercial and industrial
developments.
SP complies
Goal 3.5: Provide for efficient alternative modes of travel.
3.5.1 Promote measures, which reduce reliance on single occupant vehicle usage by
enforcement of the Traffic Control Measures (TCM) ordinance, which addresses
development standards, land use patterns, employer based rideshare programs and
bicycle/pedestrian facilities.
SP Complies
3.5.2 The City shall participate in local and regional public transit programs. N/A
3.5.3 The City shall encourage and facilitate pedestrian movement by creating
environments that are conducive to walking and maintaining a "human scale" of
development.
SP complies
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Policy # Goal/Policy Consistency
3.5.4 The City shall work closely with the regional transit agencies to ensure convenient, and
the affordable bus service continues to be available to local residents.
N/A
3.5.5 The City shall work with OmniTrans and SANBAG to implement a public transit
system that meets the City's need for internal circulation as well as connections to
regional activity centers and inter-urban transit routes.
N/A
3.5.6 The City shall encourage Transit Oriented Development (TOD) to provide housing
that is in close proximity to designated public transit facilities and routes. All projects
will be reviewed in relationship to their proximity to existing and future transit
systems.
SP Complies
3.5.7 The City shall provide amenities along the Barton Road corridor that promote pedestrian
and bicyclist use, such as a continued system of pedestrian paths and bike lanes to
connect the City Center with schools, parks, and residential areas.
N/A
Table B-0-3: Open Space and Conservation Element Consistency Analysis
Policy # Goal/Policy Consistency
Goal 4.1: That the Open Space needed for outdoor recreation in the City of Grand Terrace be provided and thereby,
improve the quality of life for the residents of the City
4.1.1 A park standard of (five) 5 acres per 1,000 population shall be used to determine the
total acreage of developed parkland for the City.
SP Complies
4.1.2 The City shall evaluate the siting of a public park site within that portion of the City
lying westerly of I-215. The evaluation shall include the possibility of utilizing privately
held, underutilized parcels and those areas subject to flood hazard lying west of the
freeway.
N/A
4.1.3 The City shall evaluate the possibility of developing existing utility easements as linear
parks.
N/A
4.1.4 The City shall evaluate the possibility of developing the Gage Canal as a linear park
including a pedestrian/bike trail, which would connect with the proposed regional trail
along the Gage Canal in Riverside County.
N/A
4.1.5 The City will establish guidelines and standards for the establishment of a linkage
system among the City's parks and open space areas. In residential areas, the feasibility
of utilizing sidewalks shall be made. These sidewalks will be part of the "Pedestrian
Sidewalk Master Plan" called for in the Circulation Element and "safe routes" to schools
plan. In addition, consideration will be given to the placement of appropriate signage
along the sidewalk identifying them as part of a designated trail system.
SP Complies
4.1.6 The City will work with other public agencies and private entities to coordinate its trail
planning and development to tie into the regional trails systems, including the California
Recreational Trail System, connecting neighboring cities and counties. These trails shall
be used for pedestrian, equestrian, or biking. Such efforts will include a connection with
the Santa Ana River Trail as shown in the "Plan of Open Space and Trails for the County
of San Bernardino" and with the trail system of the County of Riverside including the
proposed regional trail along the Gage Canal in Riverside County.
SP Complies
4.1.7 The City will explore various means to fund the construction and maintenance of its trail
system.
N/A
4.1.8 The City shall evaluate the feasibility of developing observation points (lookouts" along
the northern boundary of the City to take advantage of the spectacular views of the
San Bernardino Mountains.
N/A
THE GATEWAY
at Grand Terrace Specific Plan Appendix B | General Plan Consistency
July 2024 B-5
Policy # Goal/Policy Consistency
4.1.9 The City shall develop Susan Petta Park as a passive park site connected to the City’s
Senior Center.
N/A
4.1.10 The City will consider the feasibility of utilizing various methodologies and techniques to
provide open space for identified future needs. These programs shall include:
• Open space zoning pursuant to Sect.65910 of the Government Code
• Public acquisition of open space
• Private acquisition of open space (e.g., non-profit land trusts or
conservancies)
• Application of the Quimby Act to subdivision approvals
• Provision for open space in specific plans
• Provision for open space in development agreements
• Transfer of development rights
• Open space in planned unit developments.
Joint use agreements with the Colton Joint Unified School District
N/A
4.1.11 The City will explore various ways for park/open space development and maintenance
funding including such programs as:
• “Adopt a Park” where private groups and organizations can support, financially
the procurement or recreational equipment and park maintenance.
• Actively seek out various government grant programs such as the Local
Assistance Grants administered by the California Department of Parks &
Recreation; the Urban Park and Recreation Recovery Program; CDBG grants, and
other government sponsored programs.
• Explore the possibility of obtaining grants from private corporations.
• Actively use various resources on the Internet.
Review the feasibility of utilizing various other mechanisms for funding open space
development and maintenance.
N/A
4.1.12 The City shall evaluate the feasibility of developing the proposed Grand Terrace
Wilderness Park into an active recreational facility including biking, hiking, and picnicking.
N/A
4.1.13 The City shall require development adjacent or in proximity to the proposed Grand
Terrace Wilderness Park to provide land for access, parking and/or staging areas, as
appropriate.
N/A
Goal 4.2: Natural resources in the City of Grand Terrace shall be protected and preserved by utilizing open space
designations or related regulations
4.2.1 The City shall use existing information regarding biological resources including data on
natural vegetation and wildlife habitats for both rare and endangered species in
identifying potential natural resource open space areas.
N/A
4.2.2 The City shall establish land use regulations to preserve and protect any identified natural
resources.
N/A
4.2.3 The City shall cooperate with the County of San Bernardino and other participating cities
in identifying regional natural resource areas and developing appropriate mitigation
measures to protect these resources.
N/A
4.2.4 The City shall evaluate developing a specific plan for the western face of Blue Mountain.
The specific plan will contain policies to preserve and maintain the open space resources
of Blue Mountain including its biologic properties.
N/A
4.2.5 The City shall act to reasonably conserve and protect significant biological resources. N/A
4.3.1 The City shall periodically review and keep abreast of geologic and seismic reports and
information that shall affect the City.
N/A
THE GATEWAY
at Grand Terrace Specific Plan Appendix B | General Plan Consistency
July 2024 B-6
Policy # Goal/Policy Consistency
4.3.2 The City shall identify areas within the City that shall be subject to geologic or seismic
hazards and evaluate the potential to designate these areas as open space.
N/A
4.3.3 Open space shall be used to protect public health and safety resulting from flood hazard
conditions in the City of Grand Terrace.
SP complies
4.3.4 The City shall periodically review the flood hazard maps to identify potential flood
hazards.
N/A
4.3.5 Those areas subject to flood hazard shall be placed in a flood hazard overlay zone N/A
4.3.6 Areas of the City subject to flood hazard shall be evaluated to determine whether they
shall be designated as open space.
N/A
4.3.7 Where appropriate, open space shall be used to protect public health and safety resulting
from wildland fires in the City of Grand Terrace.
N/A
4.3.8 The City shall work with the San Bernardino County Fire Protection District to identify
areas of the City that are subject to wildland fires.
N/A
4.3.9 The City shall apply a high fire overlay district to those areas in the City subject to
wildland fires such as portions of Blue Mountain.
N/A
4.3.10 Areas of the City subject to wildland fires shall be evaluated to determine whether they
shall be designated as open space.
N/A
Goal 4.4: Provide open space to enhance community identity.
4.4.1 The City shall consider the establishment of a public plaza in the proposed "Town Square"
project on Barton Road. This public plaza shall be designed to serve the social and cultural
needs of the community.
N/A
4.4.2 The City shall evaluate the feasibility of extending bike lanes and pedestrian paths to
allow people to walk to the public plaza area in the Town Square project on Barton Road.
N/A
4.4.3 The City shall use various multi-media marketing methods to proactively market the City's
parks and recreation facilities.
N/A
4.4.4 The City shall continue to implement the City’s Bike Trail Master Plan as funds are
available.
N/A
Goal 4.5: Protect and promote the beauty of Blue Mountain.
4.5.1 The City shall consider developing a specific plan for the western face of Blue Mountain. N/A
4.5.2 The City shall designate Blue Mountain as a community symbol reflecting its value as a
major open space and scenic resource.
N/A
4.5.3 The City shall evaluate the development of the Grand Terrace Wilderness Park to
encourage the City's residents to relate to Blue Mountain.
N/A
4.5.4 The City shall evaluate the feasibility of developing a trail system emanating from the
proposed Grand Terrace Wilderness Passive Park to provide trails on Blue Mountain with
possible connections to regional trail systems in the area.
N/A
4.5.5 A fire overlay district shall be applied to Blue Mountain to protect both the future
development that shall be constructed on the lower, more gentle slopes at the foot of
the mountain and also its natural beauty.
N/A
Goal 4.6: The City shall support and promote the conservation of energy resources.
4.6.1 The City shall establish an energy conservation policy and implementation program for
all City facilities.
N/A
4.6.2 The City shall implement a public outreach program to provide the public with
information regarding energy conservation practices and programs.
N/A
THE GATEWAY
at Grand Terrace Specific Plan Appendix B | General Plan Consistency
July 2024 B-7
Policy # Goal/Policy Consistency
4.6.3 The City shall encourage energy and environmentally sustainable design in new land
development projects using Leadership in Energy and Environmental Design (LEED) or
similar standards.
Sp complies
4.6.4 The City shall work with its franchised solid waste collection company to
implement recycling programs designed to reduce the per capita waste generation
within the City while responding to the requirements of the California Integrated
Waste Management Act of 1989.
N/A
Goal 4.7: Support air quality planning through land use policies, outreach efforts, and participation in regional air quality
planning.
4.7.1 The City shall evaluate and implement traffic flow improvements and construction
management practices that reduce locally generated vehicle emissions.
SP complies
4.7.2 The City shall encourage the use of public transportation through
coordination with local and regional transit providers.
N/A
4.7.3 The City shall encourage land use planning and urban design that reduces vehicle trips
through mixed use development, consolidation of commercial uses along arterial
highways, and pedestrian connection between residential and commercial uses.
SP complies
4.7.4 The City shall promote public education programs regarding air quality programs and
practices.
N/A
4.7.5 The City shall encourage employers to develop and implement trip reduction plans
including alternate work schedules, rideshare programs, telecommuting, and employee
education programs.
N/A
4.7.6 The City shall implement policies and procedures designed to reduce emissions
generated by construction activities including enforcement of SCAQMD Rule 403.
N/A
4.7.7 The City shall promote energy conservation efforts in new and existing residences and
businesses.
SP complies
Goal 4.8: Achieve regional water quality objectives and protect the beneficial uses of the regions surface and
groundwater.
4.8.1 Evaluate all proposed land use and development plans for their potential to create
groundwater contamination hazards from point and non-point
sources, and cooperate with other appropriate agencies to assure appropriate
mitigation
SP complies
4.8.2 Comply with the requirements of the National Pollutant Discharge Elimination System
(NPDES).
SP complies
Goal 4.9 Comply with state and federal regulations to ensure the protection of historical, archaeological, and
paleontological resources.
4.9.1 The City shall take reasonable steps to ensure that cultural resources are located,
identified and evaluated to assure that appropriate action is taken as to the disposition of
these resources.
SP complies
Table B-0-4: Public Health and Safety Element Consistency Analysis
Policy # Goal/Policy Consistency
Goal 5.1: Minimize the risk to public health and safety, social and economic welfare of the City resulting from geologic and
seismic hazards
5.1.1 All new development shall comply with current seismic design standards. SP complies
5.1.2 All proposed developments shall be evaluated for impacts associated with geologic and
seismic hazards.
SP complies
THE GATEWAY
at Grand Terrace Specific Plan Appendix B | General Plan Consistency
July 2024 B-8
Policy # Goal/Policy Consistency
5.1.3 Existing structures which are seismically unsound shall be identified and programmed for
mitigation or removal where necessary to protect the public safety. Cultural and historic
significance of buildings shall be considered in this program.
N/A
5.1.4 Grading plans for development projects shall include an approved drainage and erosion
control plan to minimize the impacts from erosion and sedimentation during grading.
SP complies
Goal 5.2: Protect humans and property from hazards associated with slope instability.
5.2.1 The City shall continue to enforce hillside development standards for proposed
developments in areas on or near areas of potential slope instability.
N/A
5.2.2 All new developments in areas of slope instability shall be required to perform adequate
geotechnical analysis and provide an engineered design to assure that slope instability
will not impact the development.
N/A
Goal 5.3: Reduce the risk to life and property in areas designated as flood hazard areas.
5.3.1 All development proposed within a designated 100-year floodplain shall be reviewed
to assure that all structures designated for human habitation are adequately
protected from flood hazards.
N/A
5.3.2 The City shall work with the San Bernardino County Flood Control District and Army
Corps of Engineers to provide adequate flood protection along the Santa Ana River.
N/A
5.3.3 The City shall evaluate the flood control system of the City and improve it as required
and as funds become available.
SP complies
5.3.4 The City shall require all development projects to comply with the National Pollutant
Discharge Elimination System (NPDES) and implement appropriate Best Management
Practices.
SP complies
Table B-0-5: Noise Element Consistency Analysis
Policy # Goal/Policy Consistency
Goal 6.1: Protect the citizens of Grand Terrace and sensitive land uses from annoying and excessive noise generated by
non-transportation oriented uses and activities
6.1.1 Implement a review process of the City's noise ordinance and City policies and
regulations affecting noise.
N/A
6.1.2 Minimize the impacts of construction noise on adjacent land uses by limiting the
permitted hours of activity.
SP complies
6.1.3 Require City departments to observe state and federal occupational safety and
health noise standards.
N/A
6.1.4 Require new equipment and vehicles purchased by the City to comply with noise
performance standards consistent with available noise reduction technology.
N/A
Goal 6.2: Prevent and mitigate the adverse impacts of excessive exposure to residential and commercial land uses.
6.2.1 Incorporate noise considerations into land use planning decisions to minimize or avoid
detrimental impacts, reduce encroachment of non-residential land uses, and enforce the
local noise ordinance.
SP complies
6.2.2 Adopt planning guidelines that establish acceptable noise standards for various land
uses throughout the City of Grand Terrace
N/A
6.2.3 New residential developments located in close proximity to existing
commercial/industrial operations shall be evaluated for potential noise impacts
and interior noise mitigation.
SP complies
6.2.4 Commercial uses developed as part of any mixed-use project including residential
component shall not be noise intensive. Mixed-use structures shall be designed to
prevent commercial noise impacts to the project’s residential uses.
SP complies
6.2.5 New commercial/industrial operations located in proximity to existing or proposed SP complies
THE GATEWAY
at Grand Terrace Specific Plan Appendix B | General Plan Consistency
July 2024 B-9
Policy # Goal/Policy Consistency
residential areas shall incorporate noise mitigation into project design.
6.2.6 Impacts of construction noise and vibration on adjacent land uses shall be regulated
through limiting the permitted hours of activity.
SP complies
6.2.7 The City shall evaluate potential ground-borne vibration impacts as part of the land
use planning process to mitigate or avoid detrimental impacts on adjacent land uses.
SP complies
Goal 6.3: Protect the residents of Grand Terrace from excessive noise generated by transportation-oriented sources.
6.3.1 The City shall be actively involved in improvements programs for I-215 to promote noise
mitigation along the freeway corridor through the City.
N/A
6.3.2 The City shall enforce the California Vehicle Code noise standards within the City. N/A
6.3.3 The City shall consider noise impacts to residential neighborhoods when designating
truck routes and major circulation corridors.
SP complies
6.3.4 The City shall promote the establishment of bus routes that meet public transportation
needs while minimizing bus noise impacts to residential areas.
N/A
6.3.5 Encourage, where feasible, noise mitigation measures, such as noise barriers and
realignments, in the design and construction of new roadway projects in the City of
Grand Terrace.
SP complies
6.3.6 The City shall promote the construction of noise barriers along rail lines that pass
adjacent to residential areas.
N/A
6.3.7 The City shall encourage a reduction in the level of noise produced by train movements
and whistle noise within the City.
N/A
6.3.8 The City shall monitor activities associated with future aircraft and rail movements that
shall result in noise impacts to the City.
N/A
Table B-0-6: Public Services Element Consistency Analysis
Policy # Goal/Policy Consistency
Goal 7.1: Coordinate and balance the provision of public services with existing and planned development to eliminate
service gaps, maximize the use of existing public facilities and services, provide a high level of quality public services at a
reasonable cost, and maintain adequate services to meet the needs of current and future City residents and businesses.
7.1.1 All proposed developments shall be evaluated to determine whether current public
services and facilities can meet with their needs. If determined that current services and
facilities are inadequate to meet the needs of new development, appropriate mitigation
measures shall be applied to the new development to assure an adequate level of
service.
N/A
7.1.2 The City shall establish and periodically update a Development Impact Fee program
for new development designed to generate adequate fees to provide new public
services and facilities necessary to serve the new development.
N/A
7.1.3 Ensure that existing residents and businesses are not burdened with the economic
costs of new infrastructure to support new development.
SP complies
7.1.4 The City shall coordinate with public and private utility companies and agencies to assure
the long-term provision of necessary public services including water, sewer, electrical,
natural gas, telephone, cable TV and waste collection/recycling.
SP complies
7.1.5 The City shall prepare and implement a Capital Improvement Program and, in
accordance with AB 1600, monitor the capacity of existing facilities to assure that new
development does not exceed their capacity. The City shall regularly review and update
the Capital Improvement Program to address the changing needs of the community.
N/A
7.1.6 The City shall work with the County of San Bernardino to evaluate the feasibility for the
development of a new library within the City.
N/A
THE GATEWAY
at Grand Terrace Specific Plan Appendix B | General Plan Consistency
July 2024 B-10
Policy # Goal/Policy Consistency
7.1.7 The City shall seek grants and other funding sources to improve public services
and facilities.
SP complies
7.1.8 The City shall work with the Colton Joint Unified School District to evaluate the potential
to share facilities such as playgrounds, libraries, and assembly halls in a effort to
efficiently use these facilities and avoid duplication of these facilities.
N/A
Goal 7.2: Provide a water system that produces high-quality water at sufficient pressure and with adequate quantity to meet
current and future domestic demand.
7.2.1 Continue to work with Riverside Highland Water Company to provide efficient and
economic distribution of an adequate water supply.
SP complies
7.2.2 Work with Riverside Highland Water Company to ensure that the City’s water supply
meets or exceeds State and Federal health standards.
N/A
7.2.3 Work with Riverside Highland Water Company to promote water
conservation and education programs.
N/A
Goal 7.3: Provide a safe and efficient sanitary sewer system to meet the current and future needs of the City’s residents and
businesses.
7.3.1 Work with the City of Colton to ensure a quality wastewater treatment system
that meets or exceeds all State and federal health standards.
N/A
7.3.2 Establish a sewer main maintenance program to ensure proper and timely maintenance
of the City’s sanitary sewer collection system.
N/A
Goal 7.4: Provide for an efficient and environmentally sound solid waste collection and recycling, and disposal system
7.4.1 Work with the City’s franchise waste collection company to ensure an effective and
efficient waste collection program for all City residents and businesses.
N/A
7.4.2 Work with the County Waste Management Department to ensure a cost effective waste
disposal system with adequate capacity to meet current and future needs.
N/A
7.4.3 Work with the County and the City’s waste hauler to implement effective recycling
programs to reduce the total amount of waste requiring disposal.
N/A
Goal 7.5: Provide for adequate law enforcement and police protection services and facilities
7.5.1 Work with the County Sheriff’s Department to ensure that adequate police personnel,
response times, and equipment are available to meet current and future demands of
the City’s residents and businesses.
N/A
7.5.2 Maintain and expand existing crime prevention and public education programs. N/A
Goal 7.6: Provide for adequate fire protection services and facilities.
7.6.1 Work with the San Bernardino County Fire Protection District to ensure that adequate
fire protection personnel, response times, and equipment are available to meet current
and future demands of the City’s residents and businesses.
N/A
7.6.2 Work with Riverside Highland Water Company to ensure adequate water pressure for
fire fighting throughout the City.
N/A
7.6.3 Maintain and expand existing fire prevention and public education programs. N/A
Goal 7.7: In cooperation with the Colton Joint Unified School District, provide adequate public education facilities and
programs
7.7.1 Work with the Colton Joint Unified School District to provide expanded public education
facilities that meet the current and future needs of the City’s residents.
N/A
7.7.2 Cooperate with the School District in the collection of school impact mitigation fees for
all new developments within the City.
SP complies
Goal 7.8: In cooperation with private utility companies, provide adequate and updated utility services to the City’s residents
and businesses
7.8.1 Work with electrical and telecommunications companies to underground lines
whenever feasible.
SP complies
THE GATEWAY
at Grand Terrace Specific Plan Appendix B | General Plan Consistency
July 2024 B-11
Policy # Goal/Policy Consistency
7.8.2 Coordinate with telecommunications companies to provide state-of-the-art
telecommunications and internet services to the City’s residents and businesses.
N/A
7.8.3 Coordinate with all utility companies to provide maintenance programs that minimize
the impact to public streets and rights-of-way.
N/A
Table B-0-7: Housing Element Consistency Analysis
Policy # Goal/Policy Consistency
Goal 8.1: Provide and encourage a supply of housing suitable to the needs and sufficient in number to serve existing and
projected residents of Grand Terrace.
8.1.1 Promote and encourage development of housing, which varies by type, design, form of
ownership and size.
SP complies
8.1.2 Maximize use of remaining vacant land suitable for residential development SP complies
8.1.3 Promote and encourage infill housing development and more intensive use of
underutilized land for residential construction.
SP complies
8.1.4 Encourage the use of innovative land use techniques and construction methods to
minimize housing costs without compromising basic health, safety and aesthetic
considerations.
SP complies
8.1.5 Strive to provide incentives for and otherwise encourage the private development
of new affordable housing for low- and moderate-income households.
N/A
8.1.6 Facilitate construction of low- and moderate-income housing to the extent possible. N/A
8.1.7 Periodically reexamine local building and zoning codes for possible amendments to
reduce construction costs without sacrificing basic health and safety considerations.
N/A
8.1.8 Continue a policy of expeditious processing of residential development proposals and
permits.
N/A
8.1.9 Amend the Barton Road Specific Plan to promote a village atmosphere in the downtown
that will encourage a mix of residential and commercial activity.
N/A
8.1.10 Promote mixed use development with senior citizen housing in the Barton Road Specific
Plan areas.
N/A
8.1.11 Provide Redevelopment Agency assistance and bond financing to qualified developments
to obtain new senior citizen housing in the Barton Road Specific Plan area.
N/A
8.1.12 Provide for a new zoning category to permit a density of at least 20 units/ acre with a
density bonus of 25% per State housing law, which would qualify for very low income
housing.
N/A
8.1.13 Provide for housing set-aside funds to be committed to the “Habitat for
Humanity” or similar organization for the development of low-income housing.
N/A
Goal 8.2: Promote and encourage housing opportunities, accessible to employment centers and quality community services
for all economic segments of the community including designated very low, low, and moderate income households.
8.2.1 Continue a policy of expeditious processing of residential development proposals and
permits.
SP Complies
8.2.2 Encourage a wide range of housing types, prices and ownership forms in new
construction.
SP Complies
8.2.3 Emphasize and promote the role of the private sector in the construction of low- and
moderate-income housing.
SP Complies
8.2.4 Support the development of cost saving and energy conserving construction techniques. SP Complies
8.2.5 Assist private developers in identifying and preparing land suitable for lower- income
housing developments.
N/A
8.2.6 Encourage the inclusion of units for low- and moderate-income families as part of
private sponsored housing developments.
N/A
THE GATEWAY
at Grand Terrace Specific Plan Appendix B | General Plan Consistency
July 2024 B-12
Policy # Goal/Policy Consistency
8.2.7 Support efforts of private lenders to provide alternative financing methods to make
homeownership available to a greater number of households.
N/A
8.2.8 Streamline administrative procedures for granting approvals and permits and
establish time limits for such approvals to minimize time, costs and uncertainty
associated with development.
SP Complies
8.2.9 Provide zoning, subdivision and construction incentives to minimize the cost of new and
rehabilitated units.
SP Complies
8.2.10 Promote mixed use development that includes provisions for affordable housing. SP Complies
8.2.11 Provide Redevelopment Agency assistance and bond financing to qualified
developments.
N/A
8.2.12 Continue operation of the City Housing Office to administer and monitor City housing
programs to low and moderate income residents.
N/A
8.2.13 Commit existing and future housing set-aside dollars to continue and expand the City’s
existing first time home buyer assistance program as needed
to meet the community’s low and moderate income housing needs, as
described in this Housing Element.
N/A
8.2.14 Commit the City’s Housing Office to seek available State grants to provide funds to
qualified owners of mobilehomes for rehabilitation or replacement purposes and to
qualified buyers for the purchase of mobilehomes.
N/A
8.2.15 Work with the San Bernardino County Housing Authority in placing Section 8 certificates
in the community, when appropriate.
N/A
8.2.16 Maintain and enhance the low density character of existing residential neighborhoods. N/A
8.2.17 Investigate and pursue programs and funding sources designed to maintain and/or
improve the affordability of existing housing units to low- and moderate-income
households.
N/A
Goal 8.3: Promote and encourage the rehabilitation of deteriorated dwelling units and the conservation of the currently
sound housing stock.
8.3.1 Promote utilization of rehabilitation assistance programs to alleviate
overcrowded conditions and to remove architectural barriers.
N/A
8.3.2 Encourage the rehabilitation of deteriorating owner-occupied and rental housing. N/A
8.3.3 Take action to promote the removal and replacement of those substandard units that
cannot be rehabilitated.
N/A
8.3.4 Upgrade community facilities and municipal services as community needs warrant. SP complies
8.3.5 Encourage the use of rehabilitation assistance programs to make residences more
energy efficient.
N/A
8.3.6 Commit existing and future housing set-aside dollars to continue and expand the City’s
housing rehabilitation program as needed to meet the community’s low and moderate
income housing, as described in this Housing Element.
N/A
8.3.7 Utilize public information and assistance programs to encourage repair before
deterioration occurs.
N/A
8.3.8 Monitor housing conditions in Grand Terrace on a semi-annual basis. N/A
8.3.9 Prevent the encroachment of incompatible uses into established residential
neighborhoods.
N/A
8.3.10 Sustain a high standard of maintenance for all publicly owned property. N/A
8.3.11 Preserve the physical character of existing neighborhoods. SP complies
8.3.12 Encourage the maintenance of sound owner-occupied and rental housing. N/A
8.3.13 Maintain and enhance the low density character of existing residential neighborhoods,
and higher density in the downtown area.
N/A
THE GATEWAY
at Grand Terrace Specific Plan Appendix B | General Plan Consistency
July 2024 B-13
Table B-0-8: Sustainable Development Element Consistency Analysis
Policy # Goal/Policy Consistency
Goal 9.1: Reduce the City’s per capita energy usage.
9.1.1 The City shall work with Southern California Edison to promote energy conservation at
residences and businesses.
N/A
9.1.2 The City shall incorporate energy conservation measures into conditions of approval for
new development projects.
SP complies
Goal 9.2: Reduce the total quantity of waste generated within the City requiring landfill disposal to meet or exceed the State
waste diversion goals.
9.2.1 The City shall reduce the use of disposable products at all City facilities. N/A
9.2.2 Require all new development projects to recycle construction and demolition wastes. SP complies
9.2.3 The City shall work with its franchise waste collection company to expand current
recycling programs.
N/A
Goal 9.3: Support sustainable development through good urban design practices.
9.3.1 Incorporate “green” building practices into the review of all new or renovated
development projects.
SP complies
9.3.2 Site and building design in new developments shall maximize opportunities for efficient
energy performance.
SP complies
Goal 9.4: Provide parks and open space throughout the City.
9.4.1 The City shall implement the Open Space and Conservation Element of the General
Plan to provide an average of five acres of parks and open space for every 1,000
residents.
SP Complies
9.4.2 The City shall provide trees and other landscaping along all arterial highways. SP complies
9.4.3 The City shall seek to preserve open space and habitat areas on Blue Mountain. N/A
Goal 9.5: Provide alternative transportation modes designed to reduce vehicle miles traveled.
9.5.1 The City shall encourage alternative transportation modes, including mass transit, ride
sharing, bicycles, and pedestrian transportation.
SP complies
9.5.2 The City shall encourage the creation of local jobs designed to reduce commuter
mileage and fuel consumption.
SP complies
9.5.3 The City shall encourage new and rehabilitation projects that support alternative
transportation modes.
N/A
Goal 9.6: Promote the use of non-hazardous materials in residences, businesses, and institutional facilities.
9.6.1 The City shall discourage the use of volatile and hazardous materials at municipal
facilities.
N/A
9.6.2 The City shall support public environmental health agencies in promoting healthy
environment programs.
N/A
Goal 9.7 Reduce the City’s per capita demand for water consumption.
9.7.1 The City shall work with Riverside Highland Water Company to reduce water
consumption throughout the City.
N/A
9.7.2 The City shall incorporate water conservation into the development review process. SP complies
Goal 9.8 The City shall lead the development community by example in green building, and energy and resource conservation
practices, as feasible.
9.8.1 The City shall support green development standards for new or rehabilitated public
buildings and facilities, as feasible.
N/A
9.8.2 The City shall actively reduce greenhouse gas emissions from public facilities throughout
the community.
N/A
APPEN DIX
FISCAL
IMPACTS AND
ASSUMPTIONS
c
11661 San Vicente Boulevard Suite 306
Los Angeles, California 90049
310.820.2680, 310.820.8341 fax
www.stanleyrhoffman.co
DRAFT
Memorandum
To: Adam Collier, Vice President - Planned Communities
Lewis Management Corporation
Cc: Waen Messner, Project Manager, Lewis Management Corporation
From: Bravish Mallavarapu, Director and Principal Economist
Date: February 9, 2023
Subject: The Gateway at Grand Terrace Specific Plan, Fiscal Impacts and Assumptions
SRHA Job No.: 1393
This memorandum presents the projected operations and maintenance (O&M) fiscal impacts to the City
of Grand Terrace General Fund from the proposed Gateway at Grand Terrace Specific Plan (the Gateway
SP), including project development outcomes and fiscal assumptions for the analysis. The Gateway SP
comprises 79.58 acres of developed land for a maximum net development of 695 residential units and
335,700 square feet of commercial uses at buildout. This analysis of General Fund O&M revenues and
expenditures at project buildout are based on fiscal factors developed from the level of detail available
in the 2022-23 Adopted Budget and supplemental information provided by the City Finance
Department. Analysis is presented in Constant 2022 dollars.
Fiscal Impact Summary
Table 1 summarizes the projected annually recurring fiscal impacts at buildout to the City General Fund
from the Gateway project. Table 1 also includes the share allocation from the 1 percent property tax
assessment accruing to the San Bernardino County Fire District and the San Bernardino County Free
Library. At buildout, the proposed project generates an annual recurring revenue surplus of $2.14
million to the City General Fund, based on $2.84 million of projected revenues and $694,303 of
projected costs. The project also generates $53,821 of State Gas Tax revenues, used for ongoing street
maintenance within the City, and property tax allocations of $413,037 to the County Fire District and
$49,209 to the County Free Library.
Table 1
Summary of Projected Fiscal Impacts
Gateway Fiscal Analysis, City of Grand Terrace
(In Constant 2022 Dollars)
City of Grand Terrace PROPOSED PROJECT
AT BUILDOUT
A. GENERAL FUND ANNUAL RECURRING IMPACTS
Annual Recurring Revenues $2,838,330
Annual Recurring Expenditures $694,303
Total Annual City Recurring Surplus $2,144,027
General Fund Revenue to Cost Ratio 4.09
B. State Gas Tax Fund Revenues $53,821
C. San Bernardino County Fire District Revenues $413,037
D. San Bernardino County Free Library Revenues $49,209
Sources: Stanley R. Hoffman Associates, Inc.
THE GATEWAY at Grand Terrace Specific Plan Appendix C1 | Fiscal Impacts and Assumptions
July 2024 C-1
Stanley R. Hoffman Associates
February 9, 2023
Adam Collier, Lewis Management Corporation
The Gateway at Grand Terrace Specific Plan, Projected Fiscal Impacts
Page 2 of 16
Table 2
Detailed Projected Fiscal Impacts
Gateway Fiscal Analysis, City of Grand Terrace
(In Constant 2022 Dollars)
City of Grand Terrace Funds Projection Basis 1 Total Project
Percent of
Buildout
A. CITY GENERAL FUND
Recurring Revenues Project Outcomes
General Fund Property Tax 2 Valuation $798,084 28.1%
Property Transfer Tax (Residential and Non-Residential)Valuation $7,010 0.2%
Property Tax In Lieu Vehicle License Fees Valuation $424,088 14.9%
On-Site Sales and Use Tax Case Study $1,285,714 45.3%
Off-Site Sales and Use Tax Case Study $112,851 4.0%
Franchise Fees - Total Service Population $89,725 3.2%
Business License Fees Employment $45,274 1.6%
Fines and Forfeitures Service Population $9,591 0.3%
Charge for Current Services - Total Residential Pop $3,574 0.1%
Other Revenue (Miscellaneous and Grants)Service Population $58,703 2.1%
Interest on invested revenues Percent GF Rev $3,716 0.1%
Total Projected Recurring Revenues $2,838,330 100.0%
Recurring Costs
Police Protection Service Population $345,326 49.7%
Enforcement Program Residential Pop $9,671 1.4%
Community Development and Planning Commission Developed Acres $23,211 3.3%
Building & Safety and Code Enforcement Developed Acres $29,324 4.2%
Public Works Developed Acres $24,503 3.5%
City Facilities Maintenance Service Population $2,055 0.3%
Parks Maintenance Residential Pop $62,402 9.0%
Storm Drain Maintenance Developed Acres $202 0.0%
NPDES Developed Acres $1,215
General Government Overhead @ 33.0% of Direcent Costs at 50% Marginal Rate Overhead Factor $163,333 23.5%
Subtotal Recurring Costs $661,241 95.1%
Contingency/reserves (@ 5% of recurring costs)$33,062 4.8%
Total Projected Recurring Costs $694,303 99.8%
Annual Net Recurring Surplus $2,144,027
Revenue/Cost Ratio 4.09
B. Gas Tax Fund State Revenues 1 Residential Pop $53,821
C. San Bernardino Fire District Revenues (10.33% of 1% Prop Tax)Valuation $413,037
D. San Bernardino County Free Library Revenues (1.23% of 1% Prop Tax)Valuation $49,209
1. Projections based on specific factors relevant to each revenue and cost category. Revenues based on valuation and case study calculated
from project development outcomes. Revenues and costs from project residential population, employment, service population,
developed acres and overhead are based on fiscal factors developed from the Adopted 2022-23 City Budget, as shown in Table 7 and Table 8.
2. The total City General Fund share of the basic one percent property tax levy is 19.97 percent by tax rate area (TRA), as shown in the Appendix.
3. The San Bernardino County Fire District receives a share of 10.33% of the basic one percent property tax levy.
4. The San Bernardino County Free Library receives a share of 1.23% of the basic one percent property tax levy.
Source: Stanley R. Hoffman Associates, Inc.
Stanley R. Hoffman Associates
February 9, 2023
Adam Collier, Lewis Management Corporation
The Gateway at Grand Terrace Specific Plan, Projected Fiscal Impacts
Page 3 of 16
General Fund Fiscal Impact Details
Table 2 provides details for the projected annual General Fund revenues and costs from the proposed
project. Fiscal projections are based on specific factors relevant to each revenue or cost category times
the associated development outcomes related to the project description, as shown in Table 3.
Revenues based on valuation and case study, including property taxes and the on-site and off-site sales
and use tax, are calculated based on economic outputs associated with the proposed project. Revenues
or costs projected based on development residential population, employment, service population,
developed acres and overhead are projected using fiscal factors developed from the Adopted City 2022-
23 Budget at city-wide rates. Revenue and cost factor calculations are shown in Table 7 and Table 8,
respectively.
Annual Recurring Revenues
As shown in Table 2, on-site Sales and Use Tax from the proposed development is projected at $1.29
million making it the single largest revenue category or 45 percent share of the total $2.84 million
General Fund revenues. These taxes are generated from the planned retail activities for the
development. Off-site sales and use tax, generated by the retail spending within the City by project
households and employees, contribute another 4 percent share of the total revenues. Taken together,
on-site and off-site sales and use tax constitute around half of the total revenues. All sales and use tax
calculations are shown in Table 5 and Table 6.
These are followed by the General Fund Property Tax at 28 percent share of the total, which is the City’s
allocated share of 19.97% of the total 1% property tax assessment. Property Tax in Lieu of the Motor
Vehicle License Fee (PTVLF) is projected at $424,088 or 15 percent share of the total, which is projected
at an estimated historic average rate of $1,090 per $1million of net new project valuation for Grand
Terrace. All property tax related calculations are shown in Table 4. Other smaller revenue categories
include Franchise Fees, Business License Fees and Fines and Forfeitures contributing another 5 percent
of the total projected General Fund revenues.
Annual Recurring Costs
As shown in Table 2, Law Enforcement (Police Services) constitutes the single largest public service cost
category at $345,326 or around 50 percent share of the projected annual General Fund expenses. Fire
service expenses are not included under the General Fund, as these services are provided by the San
Bernardino County Fire District, which gets a dedicated share allocation from the total 1% percent
property tax assessment, as explained earlier. Community Development, Building and Safety, Code
Enforcement, and Public Works together constitute 11 percent of the projected expenses. Annually
recurring expenditures related to these categories are projected on a net expenditure basis that account
for one-time processing fees, licenses and permits to estimate net recurring annual service costs.
Expenditures related exclusively with resident population, including parks maintenance and
enforcement program constitute around 10 percent of total recurring expenses. Library services are not
included under the General Fund, since these are provided by the County Free Library, which gets a
dedicated share allocation from the 1% property tax, as shown in Table 2.
Stanley R. Hoffman Associates
February 9, 2023
Adam Collier, Lewis Management Corporation
The Gateway at Grand Terrace Specific Plan, Projected Fiscal Impacts
Page 4 of 16
Development Description
Table 3 presents the development description after buildout for the Gateway SP.
Acres. The Gateway SP includes approximately 79.58 acres of developed land, with about 43.22 gross
acres dedicated to residential uses (single family units and apartments) and 36.36 acres for non-
residential uses.
Residential Development. As shown in Table 3, the Gateway SP includes a total of 695 residential units,
including 320 single family units and 375 apartments, with an estimated population of 1,911 residents
after buildout.
Non-Residential Development. The Gateway project includes a total of 335,700 square feet, including
232,800 square feet of retail, which are assumed to trade General Merchandise, Apparel, Furnishings
and Other (GAFO) retail goods. The project also includes 5,000 square feet sit-down restaurant and
6,000 square feet of fast-food uses. Non-retail use includes a 91,900 square feet self-storage facility.
Total project employment from these uses is estimated at 489 jobs.
Service Population. For the purposes of projecting certain revenue and cost categories, City Budget
numbers are normalized by the City ‘service population’ estimate, which is a sum of all residential
population and a certain portion of employment that reflects the lower around the clock usage of City
services by workers. To avoid double counting individuals that both live and work in the City, it is
estimated that 94 percent of all workers on average are non-residents, based data obtained from the
Census Longitudinal Employer Household Dynamics (LEHD) for Grand Terrace. Further, these workers
living outside the City are weighted at 50 percent to reflect the lower round-the-clock demands on City
services. Applying this approach, the total service population for the Gateway SP is estimated at 2,141
persons.
Assessed Valuation and Property Tax After Buildout
Table 4 includes the estimated assessed valuation, General Fund property tax and General Fund
property tax in lieu of VLF for Gateway.
Assessed Valuation. Values per unit are provided by the developer. As shown in Table 4, residential
valuation is estimated at about $332.96 million after buildout, including $166.01 million valuation from
single family ownership units and $157.95 million for multifamily apartment valuation. Based on an
overall market average valuation for retail commercial properties, the valuation for the retail
component (incl. food services) is estimated $60.95 million, and another $14.70 million for the self-
storage facility.
Property Tax. Based on the total assessed valuation of $399.62 million, the one percent property tax
levy is projected at about $4.0 million after buildout. Based on the tax rate area (TRA) in which the
project is located, the City General Fund receives about 19.97 percent of the basic one percent levy for a
total of $798,084 after buildout. Tax rate area (TRA) allocations are shown in Appendix Table A-3.
Property Tax in Lieu of VLF. As part of the State’s 2004-2005 budget agreement, the State began to
allocate property tax revenues to cities and counties to offset the State reduction of VLF. Property tax in
lieu of VLF is projected based on the net increase in assessed valuation from the proposed project,
which is estimated at the Citywide average of $1,090 per million of new assessed valuation, as shown in
Appendix Table A-5. Based on this assumption, accounting for existing assessed parcel valuation, the
PTVLF for the Gateway project is estimated at $424,088 annually at buildout.
Stanley R. Hoffman Associates
February 9, 2023
Adam Collier, Lewis Management Corporation
The Gateway at Grand Terrace Specific Plan, Projected Fiscal Impacts
Page 5 of 16
Table 3
Development Summary after Buildout
Gateway Fiscal Analysis, City of Grand Terrace
Table 4
Project Valuation and Property Tax after Buildout
Gateway Fiscal Analysis, City of Grand Terrace
PROJECT DEVELOPMENT Gross Acres
Residential
Units
Non-
Residential
Square Feet
Residential
Population or
Employment
Factor
Residential
Population or
Employment
Residential 1
Single Family Units 18.56 320 n/a 2.75 880
Apartments 24.66 375 n/a 2.75 1,031
RESIDENTIAL TOTAL 43.22 695 n/a 2.75 1,911
Non-Residential 1
Retail n/a 232,800 500 466
Sit Down Restaurant n/a 5,000 500 10
Fast Food Restaurant n/a 6,000 500 12
Storage 4.60 n/a 91,900 150,000 1
Commercial Billboard 2.83 n/a 0 0 0
NON-RESIDENTIAL TOTAL 36.36 335,700 489
TOTAL 79.58 695 335,700 RES POP 1,911
EMPLOYMENT 489
SERVICE POP 2 2,141
1. Development project description provided by Lewis Management Corporation.
2. Service population includes 100% of residential population and 50% of 94% of total enployment
estimated to originate outside the City, as shown in the City General Assumptions.
Source: Stanley R. Hoffman Associates, Inc.
Lewis Mangement Corporation
28.93
PROJECT DEVELOPMENT
Residential
Units
Non-
Residential
Square Feet
Valuation Factor
per Res. Unit or
Non Res. Sq.Ft. 2 Valuation
Residential 1 Per Unit
Single Family Units 320 n/a $518,787 $166,011,840
Apartments 375 n/a $421,200 $157,950,000
RESIDENTIAL TOTAL 695 n/a $323,961,840
Non-Residential 1 Per SF
Retail n/a 232,800 $250 $58,200,000
Sit Down Restaurant n/a 5,000 $250 $1,250,000
Fast Food Restaurant n/a 6,000 $250 $1,500,000
Storage n/a 91,900 $160 $14,704,000
Commercial Billboard n/a 0 $0 $0
NON-RESIDENTIAL TOTAL 335,700 $75,654,000
TOTAL 695 335,700 $399,615,840
1 percent Property Tax Assessment $3,996,158
City General Fund Share (19.97 percent)$798,084
Existing Valuation 3 $10,543,970
Net New Valuation for PTVLF $389,071,870
PTVLF @ $1,090 per million Net New Valuation $424,088
1. Development project description provided by Lewis Management Corporation.
2. Residential per unit valuations provided by Lewis Management Corporation, non-residential per square foot
valuation factors are based on current market conditions.
3. Existing parcel valuation obtained from the San Bernardino County Assessors Parcel Roll, 2021.
Source: Stanley R. Hoffman Associates, Inc.
Lewis Mangement Corporation
Stanley R. Hoffman Associates
February 9, 2023
Adam Collier, Lewis Management Corporation
The Gateway at Grand Terrace Specific Plan, Projected Fiscal Impacts
Page 6 of 16
On-Site Sales and Use Tax
As shown in Table 5, on-site sales and use tax is projected at $1.29 million after buildout of the Gateway
project. On-site taxable sales from the retail uses for the project are estimated at $111.96 million. Use
tax is estimated at 14.84 percent of the sales tax based on data reported by the California Department
of Tax and Fee Administration for Q1 and Q2 2022.
Table 5
Projected On-Site Sales and Use Tax after Buildout
Gateway Fiscal Analysis, City of Grand Terrace
(In Constant 2022 Dollars)
PROJECT DEVELOPMENT
Residential
Units
Non-
Residential
Square Feet
On-Site
Taxable Sales
Factor 2
On Site Taxable
Sales
Residential 1
Single Family Units 320 n/a n/a 0
Apartments 375 n/a n/a 0
RESIDENTIAL TOTAL 695 n/a n/a 0
Non-Residential 1
Retail n/a 232,800 $450 $104,760,000
Sit Down Restaurant n/a 5,000 $600 $3,000,000
Fast Food Restaurant n/a 6,000 $700 $4,200,000
Storage n/a 91,900 n/a 0
Commercial Billboard n/a 0 n/a 0
NON-RESIDENTIAL TOTAL 335,700 $111,960,000
TOTAL 695 335,700 $111,960,000
1 percent Sales Tax $1,119,600
Use Tax @ 14.84% 3 $166,114
Total On-Site Sales and Use $1,285,714
1. Development project description provided by Lewis Management Corporation.
2. Typical sales per square foot based on the report "California Retail Analytics: 2022", HdL Companies.
3. Use tax rate of 14.84% derived from CDTFA Q1 and Q2 2022 for Grand Terrace applied to the 1 percent sales tax.
Source: Stanley R. Hoffman Associates, Inc.
Lewis Mangement Corporation
California Department of Tax and Fee Administration (CDTFA)
HdL Companies
Stanley R. Hoffman Associates
February 9, 2023
Adam Collier, Lewis Management Corporation
The Gateway at Grand Terrace Specific Plan, Projected Fiscal Impacts
Page 7 of 16
Off-Site Sales and Use Tax
As shown in Table 6, total off-site sales and use tax is projected at $112,851 after buildout of the Gateway SP,
which is based on the City’s retail spending capture from project households and workers. Household retail
spending is based on the average household income calculated from average unit valuation, and an effective
35 percent capture of this spending within Grand Terrace outside the project. The typically used overall city
capture rate of 50 percent of residential spending, as used in similar studies, has been discounted by a 30
percent factor to avoid double-counting project on-site sales (i.e. 70% of 50% = 35% captured outside SP).
This discount factor is derived from the projected distribution of total retail-related employment in Grand
Terrace after the Gateway SP buildout, as a proxy for retail activities within the City, with 30 percent
employment share within the specific plan and 70 percent in other parts of the City. Annual spending at place
of work and capture within the City is also shown for project employees, similarly at a 35 percent effective
capture rate within the City but outside the project. Calculation for the average annual taxable worker
expenditures shown in Appendix Table A-6.
Table 6
Projected Off-Site Sales and Use Tax after Buildout
Gateway Fiscal Analysis, City of Grand Terrace
(In Constant 2022 Dollars)
BUILDOUT
Project Total Households 695
Cumulative Valuation $323,961,840
Average Unit Valuation $466,132
Average Household Income 1 $111,872
Aggregate Household Income $77,750,842
Residential Retail Spending Share of Aggregate Household Income $24,880,269
1 percent Point of Sales Tax $248,803
35% Capture within Grand Terrace Outside Proposed Project 2 $87,081
Household Total Off-Site Sales including Use Tax 3 $100,001
Project Total Employees (Less Workers Living in City)459
Average Annual Retail Spending at Place of Work 4 $6,961
Total Annual Retail Spending at Place of Work $3,197,060
1 percent Sales Tax $31,971
35% Capture in Grand Terrace Outside Proposed Project 2 $11,190
Employee Total Off-Site Sales including Use Tax 3 $12,850
TOTAL OFFSITE SALES AND USE TAX $112,851
1. Household income is estimated at 24 percent of housing value and residential taxable purchases are estimated
at 32 percent of household income, based on Consumer Expenditure Survey data. The fiscal analysis assumes
the City will capture 35 percent of the taxable retail purchases from new households outside the proposed project.
2. It is assumed that on the whole the City will capture a 50% share of all retail spending by residents and employees. However,
to avoid double-counting the project on-site component of this capture, only a 70% share of 50% is assumed to occur
outside the project for an effective share of 35% City off-site capture over and above the on-site sales. The 70% share
outside the project is based on the distribution of retail-related employment within the City, including the project, estimated
for 2035 (for a conservative estimate) holding current NAICS sectoral distribution applied to SCAG 2035 total jobs forecast.
3. Use tax for Grand Terrace estimated at 14.8% of point of sales 1% local tax derived from CDTFA data.
4. The estimated taxable sales spend per employee at work place is developed from the Internation Council for Shopping
Centers (ICSC) average suburban worker spend of $102 per week for workers in the $25,000-$34,999 income group
in 2011 adjusted for inflation for 2022. The average annual income for a retail worker in 2022 in San Bernardino County is
estimated at approximately $40,000 based on California Employment Development Department (EDD) QCEW data.
Sources: Stanley R. Hoffman Associates, Inc.
Bureau of Labor Statistics, Consumer Expenditure Survey
Southern California Association of Governments (SCAG), Preliminary RTP 2024 Data.
International Council of Shopping Centers (ICSC)
California Employment Development Department (EDD), Quarterly Census of Employment and Wages (QCEW) , 2022.
Stanley R. Hoffman Associates
February 9, 2023
Adam Collier, Lewis Management Corporation
The Gateway at Grand Terrace Specific Plan, Projected Fiscal Impacts
Page 8 of 16
Fiscal Assumptions
Table 7 presents the revenue assumptions and Table 8 presents the cost assumptions for Gateway fiscal
projections. Fiscal assumptions are based on the City of Grand Terrace, Revenue and Expenditure
Report, Fiscal Year 2022-2023 and information provided by City Staff. Support tables are shown in
Appendix Tables A-7 through A-9.
Table 7
Summary of Recurring Revenue Factors
Gateway Fiscal Analysis, City of Grand Terrace
(In Constant 2022 Dollars)
Fiscal Year
2022/23
Adopted
Revenue Category Budget 1 Projection Basis 1
A. GENERAL FUND (Fund 10)
Property Tax (excl. PTVLF and Prop.Transfer Tax) 2 $529,948 Case Study: Project Valuation 19.97%City general share of 1% levy
Property Transfer Tax 3 $67,020 Property Turnover and 3.0%Residential turnover rate
Valuation Assumptions 5.0%Non-residential turnover rate
$0.55 per $1,000 assessed valuation
Property Tax In Lieu Vehicle License Fees (PTVLF) 3 $1,481,627 Case Study: Project Sales $1,090 per $1,000,000 assessed valuation
Sales and Use Tax $1,125,400 Taxable Sales 1%of taxable sales
Use Tax Factor Use Tax as Percent
of Sales Tax 14.8%of sales tax
Franchise Fees Total $620,000 Service Population = 14,793 $41.91 per service population
Business Licenses 4 $345,084 Employment = 3,724 $92.66 per employee
Fines and Forfeitures $66,300 Service Population = 14,793 $4.48 per service population
Interest on Investments $34,660 Percent of Projected Recurring 0.13%of projected General Fund recurring
Revenues of $7,641,614 non-interest revenues
Charge for Services 5 $24,354 Residential Population = 13,042 $1.87 per capita
Other Revenue $405,559 Service Population = 14,793 $27.42 per service population
B. Gas Tax Fund State Gasoline Tax $367,300 Residential Population = 13,042 $28.16 per capita
1. Fiscal factors that are based on population and employment, an estimated service population factor is applied, which represents the total
population plus 50 percent of the estimated employment that commutes into the City. Adopted Budget 2022-23 revenues shown in the Appendix.
2. Based on Adopted 2022-23 sum of $2.08 million in all property-related revenues less estimated PTVLF and property transer tax based on year 2022
revenue details provided by the City Finance Department. Detailed breakdown for Adopted 2022-23 not available in the published budget report.
3. Amounts reported from data provided by the City Finance Department for calendar year 2022.
4. Based on the total reported amount of $665,400 for Licenses, Fees and Permits with Business License share of 52 percent estimated from
year 2022 revenue details provided by City Finance Department. Detailed breakdown for Adopted 2022-23 not available in the published budget report.
5. Excludes one time fees and permits related to Planning, Public Works, Building&Safety and Code Enforcement, as shown in the Appendix.
6. The Other Revenue category includes Intergovernmental Revenue/Grants, Miscellaneous and Waste Water Receipts.
Sources: Stanley R. Hoffman Associates, Inc.
City of Grand Terrace, Fiscal Year 2022/23 Adopted Budget
State of California, Department of Finance, E-5 Population and Housing Estimates for Cities, Counties and the State, January 1,
2011-2022, Sacramento, California, May 2022.
Southern California Association of Governments (SCAG), Preliminary Regional Transportation Plan (RTP), 2024 Growth Data
Projection Factor 1
Stanley R. Hoffman Associates
February 9, 2023
Adam Collier, Lewis Management Corporation
The Gateway at Grand Terrace Specific Plan, Projected Fiscal Impacts
Page 9 of 16
Table 8
Summary of General Fund Cost Factors
Gateway Fiscal Analysis, City of Grand Terrace
(In Constant 2022 Dollars)
FY 2022/23 Adopted Budget
Cost Category Total Adjusted for
Fiscal Analysis Projection Basis Cost Factor
A. GENERAL FUND (Fund 10)
General Government 1 $3,023,250 $1,511,625 Percent of General Fund Costs 32.8%of direct department costs,
at a 50% marginal rate
Law Enforcement $2,385,996 $2,385,996 Service Population = 14,793 $161.30 per service population
Enforcement Program $66,000 $66,000 Residential Population = 13,042 $5.06 per capita
Comm. Development and Planning Commission 2 $488,253 $458,644 City Developed Acres = 1,572 $291.67 per developed acre
Building & Safety and Code Enforcement 2 $659,089 $579,427 City Developed Acres = 1,572 $368.48 per developed acre
Public Works (Engineering) 2 $484,164 $484,164 City Developed Acres = 1,572 $307.90 per developed acre
City Facilities Maintenance 3 $70,700 $14,140 Service Population = 14,793 $0.96 per service population
at 20% marginal rate
Parks Maintenance $425,886 $425,886 Residential Population = 13,042 $32.65 per capita
Storm Drain Maintenance $4,000 $4,000 City Developed Acres = 1,572 $2.54 per developed acre
NPDES $24,000 $24,000 City Developed Acres = 1,572 $15.26 per developed acre
1. Applies an overhead rate of 32.8 precent based at a 50% marginal rate basis, as shown for the Adopted 2022-23 expenditures in the Appendix.
2. Net costs for Community Development, Planning Commissioin, Building & Safety, and Public Works exclude one time processing fees and licenses, as shown in the Appendix.
3. Based on previous fiscal analyses, budgeted maintenance costs of city facilities are assumed at a marginal rate of 20 percent.
Sources: Stanley R. Hoffman Associates, Inc.
City of Grand Terrace, Fiscal Year 2022/23 Adopted Budget
State of California, Department of Finance, E-5 City/County Population and Housing Estimates for Cities, Counties and the State, January 1, 2011-2022, Sacramento,
California, May 2022.
Stanley R. Hoffman Associates
February 9, 2023
Adam Collier, Lewis Management Corporation
The Gateway at Grand Terrace Specific Plan, Projected Fiscal Impacts
Page 10 of 16
APPENDIX A
SUPPORTING TABLES FOR FISCAL ASSUMPTIONS
Table A-1
Summary of City General Assumptions
Gateway Fiscal Analysis, City of Grand Terrace
Assumption Description
2022 Population and Housing 1
12,925 Household Population
117 Group Quarters Population
13,042 Total Population
4,899 Total Housing Units
4,696 Occupied Housing Units (Households)
2.75 Persons per Household
2022 Employment
3,724 Estimated Employment
times
94%Estimated Share of Total Employment from Outside the City
equals
3,501 Estimated Employment from Outside the City
2022 Service Population
13,042 Total Population
plus
1,751 Estimated Employment at 50 Percent of Employment from Outside the City 4
equals
14,793 Estimated Total Service Population
City Developed Acres
1,572 Estimated total City developed acres 5
1. Population and housing estimates are from the California Department of Finance (DOF) for January 1, 2022.
2. The total employment estimate is for 2021 based on an interpolation of the 2019 and 2035 estimates from
the Southern California Association of Governments (SCAG), Preliminary RTP 2024 growth data.
3. The 2021 total estimated City employment is weighted by 94 percent based on the Census Bureau's
Longitudinal Employer-Household Dynamics (LEHD) Survey estimates of the share of total employment
that comes from outside the City.
4. The fiscal analysis defines the service population as an estimate of resident population plus 50 percent of
employment from outside the City. Estimates of employment from outside the City are weighted at 50 percent
to account for the estimated less frequent use of City services by employment versus resident population.
5. Estimated from Census LEHD On-the-Map assuming 70 percent of gross city acres.
Sources: Stanley R. Hoffman Associates, Inc.
State of California, Department of Finance, E-5 Population and Housing Estimates for Cities,
Counties and the State, January 1, 2011-2022, Sacramento, California, May 2022.
Southern California Association of Governments (SCAG), Preliminary Regional Transportation
Plan (RTP), 2024 growth data.
U.S. Census Bureau, Longitudinal Employer-Household Dynamics (LEHD) Program, OnTheMap
for Grand Terrace, California, 2019.
Stanley R. Hoffman Associates
February 9, 2023
Adam Collier, Lewis Management Corporation
The Gateway at Grand Terrace Specific Plan, Projected Fiscal Impacts
Page 11 of 16
Table A-2
Employment Working and Living in Grand Terrace
Gateway Fiscal Analysis, City of Grand Terrace
Category Count Share
Selection Area Labor Market Size (Primary Jobs)
Employed in the Selection Area 2,240 100%
Living in the Selection Area 5,666 253%
In-Area Employment Efficiency (Primary Jobs)
Employed in the Selection Area 2,240 100%
Employed and Living in the Selection Area 128 6%
Employed in the Selection Area but Living Outside 2,112 94%
Sources: Stanley R. Hoffman Associates, Inc.
U.S. Census Bureau, OnTheMap Application and Longitudinal Employer-Household Dynamics
(LEHD) Origin-Destination Employment Statistics, Grand Terrace, California, 2019
2019
Stanley R. Hoffman Associates
February 9, 2023
Adam Collier, Lewis Management Corporation
The Gateway at Grand Terrace Specific Plan, Projected Fiscal Impacts
Page 12 of 16
Table A-3
Tax Rate Area (TRA) Property Tax Allocations: TRA 16001
Gateway Fiscal Analysis, City of Grand Terrace
Table A-4
Estimated Annual Residential Turnover Rate
Gateway Fiscal Analysis, City of Grand Terrace
Agency TRA
Code Agency 16001
AB01 GA01 San Bernardino County General Fund 0.127167
AB02 GA01 Educational Revenue Augmentation Fund (ERAF)0.192561
BF02 GA01 Flood Control Zone 2 0.022575
BF07 GA01 Flood Control District, Administration 0.001587
BL01 GA01 County Free Library 0.012314
BS01 GA01 County Superintendent of Schools, Countywide 0.004364
BS01 GA05 County Superintendent of Schools, Development Center 0.000450
BS01 GA03 County Superintendent of Schools, Mentally Handicapped 0.001716
CC14 GA01 City of Grand Terrace 0.199713
SC54 GA01 San Bernardino Community College 0.044693
SU20 GA01 Colton Joint Unified District 0.265310
UF01 GA05 San Bernardino County Fire Protection District Admin 0.000000
UF01 GA01 San Bernardino County Fire Protection District Service Area 0.103358
WR01 GL01 Riverside Corona RCD 0.001193
WU23 GA01 San Bernardino Valley Municipal Water District 0.022999
1.000000
Sources: Stanley R. Hoffman Associates, Inc.
San Bernardino County Auditor-Controller, Property Tax Division, Property Tax Allocation,
Report PI739DYL, Roll Year 2020
Occupied Percent
City of Grand Terrace Housing Units Turnover
Total Owner Occupied Units 2,735
Moved in 2019 or later 5
Moved in 2010 to 2019 1,074
Moved in 2000 to 2009 509
Total Moved 2000 to 2020 1,588
Annual Turnover Rate: 2000 to 2020 1 93 3%
Note: 1. The annual turnover rate is based on the assumption of seventeen years for the 2000 to 2016 period.
Sources: Stanley R. Hoffman Associates, Inc.
U.S. Census Bureau, American Community Survey 2020, 5-Year Estimates, Table B25038
Stanley R. Hoffman Associates
February 9, 2023
Adam Collier, Lewis Management Corporation
The Gateway at Grand Terrace Specific Plan, Projected Fiscal Impacts
Page 13 of 16
Table A-5
Property Tax In-Lieu of Vehicle License Fee (PTVLF) Factor
Gateway Fiscal Analysis, City of Grand Terrace
(In Constant 2022 Dollars)
Table A-6
Average Annual Taxable Expenditures per Worker
Property Tax Assessed VLF per
Fiscal Year In-Lieu of VLF 1 Valuation (AV) 2 $1,000,000 AV 3
2018 $1,113,921 $1,070,382,861 $1,040
2019 $1,234,949 $1,144,546,014 $1,080
2020 $1,332,401 $1,193,541,014 $1,120
2021 $1,388,578 $1,274,508,826 $1,090
2022 $1,481,627 $1,334,925,728 $1,110
Average $1,090
1. The property tax in lieu VLF amounts are from the City budget documents cited below.
2. Assessed valuation amounts are from the County Assessor Office assessment rolls, as cited below.
3. Estimated VLF per $1,000,000 AV is rounded to the nearest tens.
Sources: Stanley R. Hoffman Associates, Inc.
City of Grand Terrace, Adopted Budgets - 2018 through 2022.
San Bernardino County, Office of Assessor Assessment Rolls, City of Grand Terrace
Worker Annual Income
$25,000-$34,999
Average Weekly Expenditures (2011)$119.30
Less
Online Purchaces $5.47
Drug Stores (Non-taxable Share @ 32%)$1.71
Groceries (Non-taxable Share @ 68%)$10.13
Average Weekly Taxable Expenditures $101.99
Average Annual Taxable Expenditures (2011) 2 $5,099.74
CPI-U Western Region
2011 Annual 227
2022 Annual 311
2022 Dollars CPI Factor 1.36
Annual Taxable Expenditures (2022 Dollars)$6,960.97
1. All expendtiture data obtained from the ICSC report "Office Worker Retail
Spending in the Digital Age", 2012, Table C-12S for suburban workers.
2. Assuming a 50-week work year.
Sources: Stanley R. Hoffman Associates, Inc.
International Council of Shopping Centers (ICSC)
Bureau of Labor Statistics (BLS)
Stanley R. Hoffman Associates
February 9, 2023
Adam Collier, Lewis Management Corporation
The Gateway at Grand Terrace Specific Plan, Projected Fiscal Impacts
Page 14 of 16
Table A-7
Summary of General Fund Revenues
Gateway Fiscal Analysis, City of Grand Terrace
(In Constant 2022 Dollars)
General Fund Revenue Categories
Adopted
2022-23
Budget
Property Tax $2,078,595
Residual Receipts - RPTTF $2,402,700
Proceeds from Sale of Property $0
Franchise Fees $635,000
Licenses, Fees & Permits $665,400
Sales Tax $1,125,400
Intergovernmental Revenue/Grants $60,500
Charges for Services $178,000
Fines & Forfeitures $66,300
Miscellaneous $26,710
Use of Money & Property $34,660
Waste Water Receipts $318,349
Transfers In $50,000
Residual Receipts - Sr Ctr $0
TOTAL REVENUES $7,641,614
Source: City of Grand Terrace, Adopted Budget 2022-23.
Stanley R. Hoffman Associates
February 9, 2023
Adam Collier, Lewis Management Corporation
The Gateway at Grand Terrace Specific Plan, Projected Fiscal Impacts
Page 15 of 16
Table A-8
Summary of General Fund Expenditures
Gateway Fiscal Analysis, City of Grand Terrace
(In Constant 2022 Dollars)
Fiscal Year 2022/23 Adopted Budget
General Fund Expenditures Total
General
Government
Non-General
Government
General Government
City Council $119,528 $119,528
City Manager $690,294 $690,294
City Clerk $287,126 $287,126
City Attorney $210,000 $210,000
Finance $579,427 $579,427
Non-Departmental $1,136,875 $1,136,875
Non-General Government
Building & Safety $356,778 $356,778
Code Enforcement $302,311 $302,311
Enforcement Program (Animal Control)$66,000 $66,000
Community Development $476,371 $476,371
Planning Commission $11,882 $11,882
Public Works 484,164 $484,164
Facilities Manager 70,700 $70,700
Parks Maintenance 425,886 $425,886
Storm Drain Maintenance 4,000 $4,000
NPDES 24,000 $24,000
Law Enforcement 2,385,996 $2,385,996
GRAND TOTAL GENERAL FUND $7,631,338 $3,023,250 $4,608,088
Current General Government Overhead Rate
General Government Expenditures $3,023,250
divided by
Direct General Fund Expenditures $4,608,088
equals
Current General Government Overhead Rate 65.6%
times
Marginal Factor 50.0%
equals
Overhead Rate at 50 Percent Marginal Rate 32.8%
Sources: Stanley R. Hoffman Associates, Inc.
City of Grand Terrace, Fiscal Year 2022/23 Adopted Budget
Stanley R. Hoffman Associates
February 9, 2023
Adam Collier, Lewis Management Corporation
The Gateway at Grand Terrace Specific Plan, Projected Fiscal Impacts
Page 16 of 16
Table A-9
Net Costs for Planning, Public Works and Building & Safety and Code Enforcement
Gateway Fiscal Analysis, City of Grand Terrace
(In Constant 2022 Dollars)
Adopted
2022-23 1
Building & Safety and Code Enforcement
Expenditures
Building & Safety 356,778
Code Enforcement 302,311
659,089
Estimated One-Time Development Processing Licenses and Fees
Construction Permits 64,287
Building Safety Issuance Fees 5,645
Rental Inspection Fees 1,337
Professional Services 8,312
Subdivision Fees 82
Less Total One Time Revenues 79,662
Net Building&Safety and Code Enforcement Costs 579,427
Community Development and Planning Commission
Expenditures
Community Development 476,371
Planning Commission 11,882
488,253
Estimated One-Time Development Processing Licenses and Fees
Planning Miscellaneous Fees 11,504
Conditional Use Permit 15,782
Variance Fee 2,207
Plan Check Fees 115
Less Total One Time Revenues 29,609
Net Community Development and Planning Commission Costs 458,644
Public Works
Expenditures
Public Works 484,164
Estimated One-Time Development Processing Licenses and Fees
Engineering Plan Review Fees 82
Engineering Fees 700
Public Works Permit 35,381
Engineering Plan Review 8,211
Less Total One Time Revenues 44,375
Net Public Works Costs 439,789
1. One-time licenses, fees and permit revenues estimated from data provided by
the City Finance Department for year 2022, which were then benchmarked to the
Adopted 2022-23 total revenues reported in the City budget document.
Sources: Stanley R. Hoffman Associates, Inc.
City of Grand Terrace, Finance Department.
City of Grand Terrace, Fiscal Year 2022/23 Adopted Budget
11661 San Vicente Boulevard Suite 306
Los Angeles, California 90049
310.820.2680, 310.820.8341 fax
www.stanleyrhoffman.co
Memorandum
To: Adam Collier, Vice President - Planned Communities
Lewis Management Corporation
Cc: Waen Messner, Project Manager, Lewis Management Corporation
From: Bravish Mallavarapu, Director and Principal Economist
Date: May 10, 2023
Subject: Fiscal Impacts by Residential and Non-Residential Uses, Gateway Specific Plan, City of
Grand Terrace
SRHA Job No.: 1393
This is an addendum to our memorandum dated February 9, 2023, that projected the fiscal impacts of
the Gateway Specific Plan, Grand Terrace on the City’s General Fund, prepared for the overall project
land use description.
Presented below, per your request, we have further analyzed the project fiscal impacts, individually by
its residential and non-residential uses. This addendum memorandum discusses the project’s annually
recurring General Fund operations and maintenance (O&M) revenues, costs, and net impact for each of
these land use components.
Residential Fiscal Impacts
As shown in Table 1, the residential component of the Gateway Specific Plan is projected to generate
$1.25 million in annually recurring revenues compared to $592,359 in annually recurring costs. This
results in an annually recurring fiscal surplus of $653,131 accruing to the City General Fund. The
residential component also generates $53,821 to the State Gas Tax, $334,842 to the San Bernardino
County Fire District, and $39,893 to the County Free Library.
Non-Residential Fiscal Impacts
The non-residential component of the Gateway Specific Plan is projected to generate $1.59 million in
annually recurring revenues compared to $101,944 in annually recurring costs. This results in a net fiscal
surplus of $1.49 million accruing to the City General Fund. The non-residential uses also generate
$78,195 in revenue to the San Bernardino County Fire District, and $9,316 to the County Free Library.
Combined Fiscal Impacts
As discussed previously in the February 10, 2022, memorandum, and shown below in Table 1, the
overall project generates $2.84 million in annually recurring revenues and $694,303 in annually
recurring costs for a net fiscal surplus of $2.14 million accruing to the City General Fund. The overall
project generates $53,821 to the State Gas Tax, $413,037 to the San Bernardino County Fire District, and
$49,209 to the County Free Library.
THE GATEWAY
at Grand Terrace Specific Plan
Appendix C2| Addendum to Fiscal Impacts and Assumptions
July 2024 C-2
Stanley R. Hoffman Associates
May 10, 2023
Adam Collier, Lewis Management Corporation
Fiscal Impacts by Residential and Non-Residential Uses, The Gateway at Grand Terrace
Page 2 of 2
Table 1
Projected Fiscal Impacts by Residential and Non-Residential Uses
Gateway Fiscal Analysis, City of Grand Terrace
(In Constant 2022 Dollars)
City of Grand Terrace Funds Projection Basis 1 Residential
Non-
Residential Total
A. CITY GENERAL FUND
Recurring Revenues Project Outcomes
General Fund Property Tax 2 Valuation $646,993 $151,091 $798,084
Property Transfer Tax (Residential and Non-Residential)Valuation $5,345 $1,664 $7,010
Property Tax In Lieu Vehicle License Fees Valuation $346,877 $77,212 $424,088
On-Site Sales and Use Tax Case Study $0 $1,285,714 $1,285,714
Off-Site Sales and Use Tax Case Study $100,001 $12,850 $112,851
Franchise Fees - Total Service Population $80,100 $9,624 $89,725
Business License Fees Employment $0 $45,274 $45,274
Fines and Forfeitures Service Population $8,562 $1,029 $9,591
Charge for Current Services - Total Residential Pop $3,574 $0 $3,574
Other Revenue (Miscellaneous and Grants)Service Population $52,406 $6,297 $58,703
Interest on invested revenues Percent GF Rev $1,631 $2,086 $3,716
Total Projected Recurring Revenues $1,245,490 $1,592,840 $2,838,330
Recurring Costs
Police Protection Service Population $308,285 $37,041 $345,326
Enforcement Program Residential Pop $9,671 $0 $9,671
Community Development and Planning Commission Developed Acres $12,606 $10,605 $23,211
Building & Safety and Code Enforcement Developed Acres $15,926 $13,398 $29,324
Public Works Developed Acres $13,307 $11,195 $24,503
City Facilities Maintenance Service Population $1,835 $220 $2,055
Parks Maintenance Residential Pop $62,402 $0 $62,402
Storm Drain Maintenance Developed Acres $110 $92 $202
Community Enhancement Residential Pop $0 $0 $0
NPDES Developed Acres $660 $555 $1,215
General Govt. Overhead @ 33.0% of Direcent Costs at 50% Marginal Rate Overhead Factor $139,351 $23,982 $163,333
Subtotal Recurring Costs $564,152 $97,089 $661,241
Contingency/reserves (@ 5% of recurring costs)$28,208 $4,854 $33,062
Total Projected Recurring Costs $592,359 $101,944 $694,303
Annual Net Recurring Surplus $653,131 $1,490,896 $2,144,027
Revenue/Cost Ratio 2.10 15.62 4.09
B. Gas Tax Fund State Revenues 1 Residential Pop $53,821 $0 $53,821
C. San Bernardino Fire District Revenues (10.33% of 1% Prop Tax) 3 Valuation $334,842 $78,195 $413,037
D. San Bernardino County Free Library Revenues (1.23% of 1% Prop Tax) 4Valuation $39,893 $9,316 $49,209
1. Projections based on specific factors relevant to each revenue and cost category. Revenues based on valuation and case study calculated
from project development outcomes. Revenues and costs from project residential population, employment, service population,
developed acres and overhead are based on fiscal factors developed from the Adopted 2022-23 City Budget.
2. The total City General Fund share of the basic one percent property tax levy is 19.97 percent by tax rate area (TRA).
3. The San Bernardino County Fire District receives a share of 10.33% of the basic one percent property tax levy.
4. The San Bernardino County Free Library receives a share of 1.23% of the basic one percent property tax levy.
Source: Stanley R. Hoffman Associates, Inc.