ATTACHMENT_4_ORDINANCE_ZCA_24_01_ZC_17_02(999560.1)01247.0005/999560.1 Ordinance No. ___
Page 1 of 9
ORDINANCE NO. ___
AN ORDINACE OF THE CITY COUNCIL OF THE CITY OF GRAND TERRACE,
CALIFORNIA, ADOPTING ZONE CHANGE (ZC 17-02) AND ZONE CHANGE
AMENDMENT (ZCA 24-01) FOR THE GATEWAY AT GRAND TERRACE
SPECIFIC PLAN, AND REPEALING AND REPLACING CHAPTER 18.09
(DISTRICTS AND MAP) AND CHAPTER 18.20 (SPECIFIC PLAN DISTRICTS)
OF TITLE 18 (ZONING) OF THE GRAND TERRACE MUNICIPAL CODE IN
THEIR ENTIRETY
WHEREAS, Lewis Land Developers, LLC (“Applicant”), has filed an application for
General Plan Amendment (GPA 17-01), Zone Change (ZC 17-02), Zone Change Amendment
(ZCA 24-01), Specific Plan (SP 17-01), Tentative Tract Map No. 20501 (18-01) Development and
Exchange Agreements (AGMT), and Environmental Impact Report for The Gateway at Grand
Terrace Specific Plan (ENV 17-10) including the Findings of Fact and Statement of Overriding
Considerations, and the Mitigation and Monitoring and Reporting Program (MMRP) for approval
to establish The Gateway at Grand Terrace Specific Plan Project; and
WHEREAS, General Plan Amendment (GPA 17-01), Zone Change (ZC 17-02), Zone
Change Amendment (ZCA 24-01), Specific Plan (SP 17-01), Tentative Tract Map No. 20501 (TTM
18-01), Development and Exchange Agreements, and Environmental Impact Report (ENV 17-10)
including the Findings of Fact and Statement of Overriding Considerations, and the MMRP are
collectively referred to as “Project”; and
WHEREAS, the 112-acre project site for the Gateway at Grand Terrace Specific Plan is
to be rezoned “The Gateway at Grand Terrace Specific Plan (GSP)” on the Zoning Map and
designated “The Gateway at Grand Terrace Specific Plan (GSP)” on the General Plan Land Use
Map, generally located east of Interstate 215 (I-215) and is bounded by Commerce Way and an
existing commercial parking lot to the north, the northern portion of Grand Terrace High School
to the south, commercial and residential uses to the east, and I-215 to the west identified as
Assessor’s Parcel Numbers 1167-151-78, 1167-151-79, 1167-161-33, 1167-161-02, 1167-161-
03, 1167-161-04, 1167-161-05, 1167-151-09, 1167-151-12, 1167-151-13, 1167-171-11, 1167-
171-12, 1167-151-20, 1167-151-22, 1167-181-12, 1167-181-13, 1167-151-21, 1167-151-23,
1167-181-01, 1167-151-18, 1167-151-68, 1167-151-65, 1167-151-74, 1167-151-75, 1167-151-
64, 1167-151-73, 1167-151-71, 1167-151-11, 1167-151-14, 1167-151-24, 1167-151-17, 1167-
151-10; and
WHEREAS, the adoption of The Gateway at Grand Terrace Specific Plan requires
amendments to be made to City’s Title 18 Zoning Code and Zoning Map; and
WHEREAS, the application for Zone Change 17-02 amends the Zoning Ordinance to
describe and identify the new zoning designation of the 112-acre project site known as The
Gateway at Grand Terrace Specific Plan (GSP) for consistency purposes; and
WHEREAS, the application for Zone Change Amendment 24-01 amends the Zoning Map
to identify the new zoning designation of the 112-acre project site known as The Gateway at
Grand Terrace Specific Plan (GSP) for consistency purposes; and
WHEREAS, on June 6, 2024, the Planning Commission/Site and Architectural Review
Attachment 4
01247.0005/999560.1 Ordinance No. ___
Page 2 of 9
Board conducted a duly noticed public hearing on the Project at the Grand Terrace Council
Chambers located at 22795 Barton Road, Grand Terrace, California 92313; and adopted
Resolution No. 2024-04 recommending the following actions to the City Council: a. Recommend
the City Council certify the Final Environmental Impact Report (Final EIR) (SCH #2021020110);
b. Recommend the City Council adopt the Findings of Fact and Statement of Overriding
Considerations; c. Recommend the City Council adopt the Mitigation Monitoring and Reporting
Program; and d. Recommend the City Council approve The Gateway at Grand Terrace Specific
Plan (1701); General Plan Amendment (17-01), Zone Change (17-02), Zone Change Amendment
(24-01), Tentative Tract Map 20501 (18-01); and
WHEREAS, also on June 6, 2024, the Planning Commission adjourned the public hearing
to a date certain, June 20, 2024, and continued the consideration of the development agreement
to the same date; and
WHEREAS, on June 20, 2024, the Planning Commission re-opened the adjourned duly
noticed public hearing, received all of the information presented by staff, Developer, heard public
testimony and considered all of the background information, and closed the public hearing; and
concluded the hearing on said date by adopting Resolution No. 2024-05 recommending the City
Council approve a Development Agreement by and between the City of Grand Terrace and Lewis
Land Developers, LLC A Delaware Limited Liability Company Pursuant to Article 2.5 of Chapter
4 of Division 1 of Title 7, Sections 65864 through 65869.5 of the Government Code and Article
XI, Section 2 of the California Constitution; and
WHEREAS, on July 23, 2024, the City Council held a duly noticed public hearing to
consider The Gateway at Grand Terrace Specific Plan “Project”, and during the public hearing on
the Project the City Council adopted Resolution No. 2024-__ certifying the Final Environmental
Impact Report, adopted Environmental Findings of Fact and Statement of Overriding
Considerations, and adopted a Mitigation Monitoring and Reporting Program (ENV 17-10); and
WHEREAS, notice of the City Council Public Hearing concerning this Ordinance was duly
published in a local newspaper at least ten (10) days prior to the Public Hearing and posted by
the City Clerk in compliance with the City’s Zoning Code and City Council Resolution No. 2019-
24, Expanded Public Noticing and Outreach Policy for Public Hearings and Public Workshops;
and
WHEREAS, on July 23, 2024, the City Council of the City of Grand Terrace introduced
and conducted a first reading of this Ordinance, held a duly noticed Public Hearing with respect
thereto, and considered testimony and evidence at the Public Hearing; and
WHEREAS, on August ___, 2024, the City Council of the City of Grand Terrace conducted
a second reading and adoption of this Ordinance; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA) the Zone
Change 17-02 and Zone Change Amendment 24-01 has been considered in the Environmental
Impact Report (SCH No. 2021020110) prepared for the Project, and the approval of the Zone
Change 17-02 and Zone Change Amendment 24-01 is consistent with the analysis contained
therein; and
WHEREAS, all legal prerequisites to the adoption of this Ordinance have occurred.
01247.0005/999560.1 Ordinance No. ___
Page 3 of 9
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF GRAND TERRACE DOES
ORDAIN AS FOLLOWS:
SECTION 1. The City Council hereby specifically finds that all the facts set forth in the
above Recitals, are true and correct and incorporated herein by this reference and made a part
hereof.
SECTION 2. The City Council hereby finds that the Environmental Impact Report (EIR)
for The Gateway at Grand Terrace Specific Plan (State Clearinghouse (SCH) NO. 2021020110),
including the Mitigation Monitoring and Reporting Program and Findings of Fact and Statement
of Overriding Considerations (ENV 17-10) adequately describes the Project and its potential
impacts, as well as the impacts potentially resulting from the approval of Zone Change 17-02 and
Zone Change Amendment 24-01 for the purposes of CEQA review, and Zone Change 17-02 and
Zone Change Amendment 24-01 are consistent with the analysis of the Project within the City
Council certified Final Environmental Impact Report, adopted Mitigation Monitoring and Reporting
Program, adopted Findings of Fact, and adopted Statement of Overriding Considerations.
SECTION 3. Based upon the forgoing and all oral and written testimony by members of
the public and City staff (including, but not limited to, staff reports and attachments) made at the
Public Hearing, the City Council determines the findings for Zone Change (ZC) 17-02 and Zone
Change Amendment (ZCA) 24-01 pursuant to Grand Terrace Municipal Code Section
§18.90.040, which can be made supporting the project application as follows:
1) Finding: The amendment will not be detrimental to the health, safety, morals, comfort or
general welfare of the persons residing or working within the neighborhood of the
amendment or within the City.
Facts in Support of Finding: The zone change to add The Gateway at Grand Terrace
Specific Plan (GSP) Zone to the Grand Terrace Zoning Code and Grand Terrace Zoning
Map will not be detrimental to the health, safety, morals, comfort or general welfare of the
persons residing or working within the area of the amendment for the GSP or injurious to
property or improvements in the area of the GSP or within the City because they promote
a variety of planned residential and commercial development within the City. The
Gateway at Grand Terrace Specific Plan is consistent with the City of Grand Terrace
Municipal Code and the Objective Design Standards contained within. The Gateway at
Grand Terrace Specific Plan was determined to be consistent with the Municipal Code.
The Specific Plan would promote strategic growth throughout the Specific Plan area
through the inclusion of mixed-use development along the I-215 corridor and the
streamlining of environmental review for implementing projects.
2) Finding: The amendment will not be: Injurious to property or improvements in the
neighborhood or within the City.
Facts in Support of Finding: The Zone Change Amendment (ZCA) 24-01 to amend the
City’s Municipal Code will not be injurious to property improvements within neighborhoods
in the City because ZCA 24-01 is clarifying the municipal code for all who reference it so
no confusion exists with respect to the identification of The Gateway at Grand Terrace
Specific Plan with the City of Grand Terrace. The Gateway at Grand Terrace Specific
Plan designation would provide detailed policies, standards, and criteria for future
development or redevelopment of the 112-acre area. The Gateway at Grand Terrace
01247.0005/999560.1 Ordinance No. ___
Page 4 of 9
Specific Plan would establish a policy environment that would promote the infill and
comprehensive development of the area with locally serving businesses, amenities, and
urban living opportunities while eliminating the under-utilized parcels.
3) Finding: The amendment will be consistent with the latest adopted general plan.
Facts in Support of Finding: The Zone Change Amendment to establish the GSP Zone
in the Grand Terrace Zoning Code and on the Grand Terrace Zoning Map will be
consistent with the latest adopted General Plan as General Plan Amendment 17-01 is
being processed concurrently to revise the General Plan Land Use Element to ensure the
GSP Zone is consistent between the General Plan and Zoning Code. The Gateway at
Grand Terrace Specific Plan is found to be consistent with the City’s General Plan
including the following General Plan goals:
• 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.
• 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.
SECTION 4. Title 18 (Zoning) Chapter 18.09 (Districts and Map) of the Grand Terrace
Municipal Code is hereby repealed and replaced to read in its entirety as follows:
“Chapter 18.09 DISTRICTS AND MAP
Sections:
18.09.010 Purpose.
The purpose of this Chapter is to establish the various zoning districts within the City.
(Ord. 126 § 2, Exh. A(part), 1990)
18.09.020 Districts established.
The following zoning districts are established:
RH Hillside Residential District
R1-20 Very Low Density Single Family Residential District
R1-10 Low Density Single Family Residential District
R1-7.2 Single Family Residential District
R2 Low Medium Density Residential District
R3 Medium Density Residential District
R3-S Multiple Family Senior Citizen
R3-20 Medium High Density Residential District
R3-24 High Density Residential District
BRSP Barton Road Specific Plan District
AP Administrative Professional Office District
C2 General Business District
01247.0005/999560.1 Ordinance No. ___
Page 5 of 9
CM Commercial Manufacturing District
MR Restricted Manufacturing District
M2 Industrial District
PUB Public Facilities District
FP Floodplain Overlay District
AG Agricultural Overlay District
R3-24 High Density Residential Overlay District
GSP The Gateway at Grand Terrace Specific Plan
(Ord. No. 298 , § 7, 10-11-2016; Ord. No. 264, § 10, 6-12-2012 ; Ord. 126 § 2, Exh. A(part), 1990;
(Ord. ___ , 2024)
18.09.030 Designation on map and adoption of map.
The designations, locations and boundaries of the districts established are delineated upon
the official zoning map on file with the Planning Department. This map and all notations and
information thereon, which may be amended from time to time, are made a part of this Title by
reference.
(Ord. 126 § 2, Exh. A(part), 1990)
18.09.040 Applicability of regulations.
The uses described in this Title will be allowed and the regulations set out in this Title shall
apply in the districts established in this Chapter.
(Ord. 126 § 2, Exh. A(part), 1990)
18.09.050 Boundary uncertainties.
Where uncertainty exists as to the boundaries of any districts shown on the zoning map, the
following rules shall apply:
A. Where such boundaries are indicated as approximately following street and alley lines,
such lines shall be construed to be such boundaries.
B. Where an uncertainty exists, the Planning Commission shall determine the location of
boundaries.
C. Where a public street or alley is officially vacated or abandoned, the regulations applicable
to the parcel to which it reverts shall apply to such vacated or abandoned street or alley.
(Ord. 126 § 2, Exh. A(part), 1990)”
SECTION 5. Title 18 (Zoning) Chapter 18.20 (Specific Plan District) of the Grand Terrace
Municipal Code is hereby repealed and replaced to read in its entirety as follows:
“Chapter 18.20 SPECIFIC PLAN DISTRICTS
Sections:
01247.0005/999560.1 Ordinance No. ___
Page 6 of 9
18.20.010 Purpose.
The specific plans as referenced in this chapter are intended to carry out the goals and
objectives of the community's general plan, with respect to commercial, office industrial and
residential development. To achieve this purpose the specific plans provide comprehensive plans
for land use, development regulations, design guidelines, development incentives and other
related actions. In the event a conflict exists between the specific plans and any previous technical
master plan or any portion of this Title 18 of the Grand Terrace Municipal Code as
it may relate to properties within the specific plan area, the applicable specific plan for the planning
area shall supersede. If a specific issue is not addressed in the applicable specific plan, the
regulations as specified in this title shall apply.
(Ord. 148 § 1(part), 1994: Ord. 134 § 1, Exhs. A, C, 1991; Ord. 126 § 2, Exh. A(part), 1990)
18.20.020 Barton Road specific plan.
The Barton Road specific plan as referenced is located along Barton Road. It contains
guidelines for commercial and office development within three subareas of the specific plan:
General Commercial (GC), Village Commercial (VC) and Office/Professional (AP).
The Barton Road specific plan, as adopted on January 11, 1990 and as may be amended
thereafter, is made a part of this title in its entirety.
(Ord. 148 § 1(part), 1994: Ord. 126 § 2, Exh. A(part), 1990)
18.20.030 Forest City Dillon specific plans (Phase I and Phase II).
The Forest City Dillon specific plans as referenced are located along Mt. Vernon Avenue.
They contain guidelines for multiple density residential development. The project consists of two
specific plans for the two phased development. Phase I contains two hundred forty-eight units
and Phase II three hundred eight units. The Forest City Dillon Phase I specific plan (SP-84-02)
was approved in 1985 and Phase II specific plan (SP-87-01) was approved in 1988 and as may
be amended, thereafter, is made a part of this title in its entirety.
(Ord. 148 § 1(part), 1994)
18.20.040 Kruse specific plan.
The Kruse specific plan as referenced is located on the top of Blue Mountain, end of Blue
Mountain Road. It contains guidelines for residential development on the hillside as required. The
guidelines specifically address accessory structures as they pertain to residential districts. The
project contains microwave tower and satellite dishes with two accessory structures. The Kruse
specific plan as adopted on December 10, 1992 and as may be amended, thereafter, is made a
part of this title in its entirety.
(Ord. 148 § 1(part), 1994)
18.20.040 The Gateway at Grand Terrace Specific Plan
01247.0005/999560.1 Ordinance No. ___
Page 7 of 9
The Gateway at Grand Terrace Specific Plan is an approximately 112-acre site that is
generally located east of Interstate 215 and is bounded by Commerce Way and an existing
commercial parking lot to the north, the northern portion of Grand Terrace High School to the
south, commercial and residential uses to the east, and I-215 to the west. The Specific Plan
guidelines provide the general framework for future development of a mixed-use development
that would consist of the following: Approximately 43 acres of residential development (up to 695
dwelling units); approximately 25 acres of general commercial development (up to 335,700
square feet); development and/or improvement of drainage facilities, utilities, and public streets
with enhanced landscaping; a park that includes a lighted baseball field with a tot-lot / playground;
and a detention basin with open space overlay. The Gateway at Grand Terrace Specific Plan (SP
17-01) as adopted on August __, 2024 and as may be amended, thereafter, is made a part of this
title in its entirety.
(Ord. ___ , 2024)”
SECTION 6. If any section, subsection, subdivision, paragraph, sentence, clause, or
phrase contained approved by this Ordinance, or any part thereof, is for any reason held to be
unconstitutional or invalid or ineffective by any court of competent jurisdiction, such decision shall
not affect the validity of effectiveness of the remaining portions of this Ordinance or any part
thereof. The City Council of Grand Terrace hereby declares that it would have passed each
section, subsection, subdivision, paragraph, sentence, clause, or phrase thereof irrespective of
the fact that any one or more subsections, subdivisions, paragraphs, sentences, clauses, or
phrases are declared unconstitutional, invalid, or ineffective.
SECTION 7. First read at a regular meeting of the City Council held on the 23rd day of July
2024, and adopted the Ordinance after the second reading at a regular meeting held on the ____
day of August 2024.
SECTION 8. Based upon the forgoing and all oral and written communications from
members of the public and City staff (including, but not limited to, all oral and written staff reports
and attachments) presented at the July 23, 2024, Public Hearing, the City Council hereby adopts
Ordinance No. ___ approving Zone Change (ZC 17-02) and Zone Change Amendment (ZCA 24-
01) to add The Gateway at Grand Terrace Specific Plan (GSP) to Title 18 of the Municipal Code
as outlines in the redlined Zoning Code Chapters attached as Exhibit A and the revised Zoning
Map in Exhibit B, attached hereto.
SECTION 9. The Mayor shall sign, and the City Clerk shall certify to the passage and
adoption of this Ordinance and shall cause the same to be published and posted pursuant to the
provisions of law in that regard and this Ordinance shall take effect thirty (30) days after its final
passage.
APPROVED AND ADOPTED by the City Council of the City of Grand Terrace, California,
at a regular meeting held on the ____ day of August 2024.
Signatures on Following Page
01247.0005/999560.1 Ordinance No. ___
Page 8 of 9
__________________________
Mayor Bill Hussey
ATTEST:
Debra L. Thomas
City Clerk
APPROVED AS TO FORM:
Adrian R. Guerra
City Attorney
01247.0005/999560.1 Ordinance No. ___
Page 9 of 9
STATE OF CALIFORNIA )
COUNTY OF SAN BERNARDINO ) SS.
CITY OF GRAND TERRACE )
I Debra Thomas, City Clerk of the CITY OF GRAND TERRACE, CALIFORNIA, DO
HEREBY CERTIFY that the foregoing Ordinance was duly passed, approved and adopted by the
City Council at a regular meeting of said City Council held on the ___ day of August _____ 2024,
and that and that it was adopted by the called vote as follows:
AYES:
NOES:
ABSENT:
ABSTAIN:
RECUSE:
Executed this ____ day of August 2024, at Grand Terrace, California.
___________________________
Debra L. Thomas
City Clerk