ATTACHMENT_6_RESOLUTION_TTM_20501_18_01(999597.1)01247.0005/999597.1 Page 1 of 7
RESOLUTION NO. 2024-__
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF GRAND TERRACE,
CALIFORNIA, APPROVING TENTATIVE TRACT MAP NO. 20501 (18-01) FOR
A 55.01 ACRE SITE FOR CONVEYANCE PURPOSES WITHIN THE GATEWAY
AT GRAND TERRACE SPECIFIC PLAN
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
approval of a Tentative Tract Map for conveyance purposes; and
WHEREAS, the Applicant has filed an application for Tentative Tract Map No.
20501 (18-01) to subdivide a 55.01-acre site within The Gateway at Grand Terrace
Specific Plan for conveyance purposes related to the Gateway development; and
WHEREAS, on June 6, 2024, the Planning Commission/Site and Architectural Review
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
Attachment 6
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(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
WHEREAS, on June 20, 2024, the Planning Commission/Site and Architectural Review
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 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, notice of the City Council Public Hearing concerning this Resolution 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 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, pursuant to the California Environmental Quality Act (CEQA) the Tentative
Tract Map No. 20501 (18-01) has been considered in the Environmental Impact Report (SCH No.
2021020110) prepared for the Project, and the approval of the Tentative Tract Map No. 20501
(18-01) for conveyance purposes is consistent with the analysis contained therein; and
WHEREAS, all legal prerequisites to the adoption of this Resolution have occurred.
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF GRAND TERRACE DOES
ORDAIN AS FOLLOWS:
SECTION 1. The recitals set forth above are true and correct and incorporated herein
by this reference.
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 Tentative Tract Map No.
20501 (18-01) for the purposes of CEQA review, and Tentative Tract Map No. 20501 (18-01) is
consistent with the analysis of the Project within the City Council certified Final Environmental
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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 makes the following findings with respect to Tentative Tract Map
No. 20501 (18-01) pursuant to Grand Terrace Municipal Code, Title 17 SUBDIVISIONS, Section
§17.16.130 – FINDING FOR APPROVAL OF TENTATIVE MAPS, as follows:
1) Finding: The proposed subdivision is consistent with the City General Plan and
any applicable specific plan for the area.
Facts in Support of Finding: The Gateway at Grand Terrace Specific Plan
includes residential development with a wide range of densities, general
commercial, open space, park, drainage facilities, utilities, and circulation
consistent with the General Plan land use policies. The Tentative Tract Map will
facilitate the development of the Specific Plan Area, which has been determined
to be consistent with the City’s General Plan.
2) Finding: The design or improvement of the proposed subdivision is consistent with
the City’s General Plan and any applicable specific plan for the area.
Facts in Support of Finding: The Grand Terrace Municipal Code sets the City’s
standards, guidelines, and procedures relating to the development and
maintenance of all land uses within the City to implement the goals and policies of
the General Plan. The existing Zoning Map designates the property located within
the Gateway at Grand Terrace Specific Plan as Commercial Manufacturing (CM),
Restricted Manufacturing (MR), and Industrial (M2). Adoption of the Specific Plan
changes those zones to The Gateway at Grand Terrace Specific Plan (GSP) Zone.
The GSP Zone will allow for horizontal mixed-use developments of residential and
commercial as set forth in the Specific Plan document. The Specific Plan works in
concert with the Municipal Code while providing additional zoning, development
standards, and guidelines that have been tailored to the Specific Plan site. The
subdivisions will be developed in accordance with the Specific Plan.
3) Finding: The site is physically suitable for the type and proposed density of
development proposed by the tentative map.
Facts in Support of Finding: The approximately 112-acre site for The Gateway
at Grand Terrace Specific Plan aims to revitalize under-utilized land in the
southwest portion of the City. 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. The Project proposes the future development of
residential, commercial, public utilities, and public park and open space uses, including
associated on- and off-site infrastructure improvements (detention basin, roadway
improvements, sewer, water, storm drain, dry utilities), under the guidance of the proposed
Specific Plan. The Tentative Tract Map would facilitate the development of the 22 Planning
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Areas as contemplated in the Specific Plan.
4) Finding: The design of the subdivision and proposed improvements are not likely
to cause significant environmental damage or substantially and avoidably injure
fish or wildlife or their habitat.
Facts in Support of Finding: A Final Environmental Impact Report (EIR) (State
Clearinghouse No. 2021020110) was prepared and certified by the City Council
on July 23, 2024, for this Specific Plan in accordance with CEQA Guidelines. The
Final EIR addresses the overall Specific Plan and its complete buildout. All
subsequent approvals to develop the property shall be consistent with the Specific
Plan, the City’s Objective Design Standards, and all associated environmental
documents such as the MMRP. Therefore, the proposed subdivision is not likely
to cause significant environmental damage or substantially and avoidably injure
fish or wildlife or their habitat.
5) Finding: The design of the subdivision and the type of improvements are not likely
to cause serious public health problems.
Facts in Support of Finding: The Gateway at Grand Terrace Specific Plan
embodies Design Guidelines that provide a framework for development within the
Specific Plan to ensure streetscapes and buildings that convey a cohesive, high-
quality community identity. Design principles aim to minimize negative impacts to
adjoining uses and promote the pedestrian scale to ensure compatibility between
non-residential and residential uses.
6) Finding: The design of the subdivision provides for future passive or natural
heating and cooling opportunities in the subdivision to the extent feasible.
Facts in Support of Finding: The Gateway at Grand Terrace Specific Plan was
written to enhance the character of the community through appropriate plan
selections that emphasize the planting of large shade canopy evergreen trees.
Landscaping designs to accentuate key community characteristics in the Specific
Plan would also consider opportunities for summer shade and sunlight penetration
while screening and buffering undesirable views.
7) Finding: The design of the subdivision and the type of improvements will not
conflict with easements acquired by the public at large for access through or use
of property within the proposed subdivision, or the design of the alternate
easements which are substantially equivalent to those previously acquired by the
public will not be provided.
Facts in Support of Finding: The Specific Plan includes a circulation plan that
aims to improve location circulation while providing for future development. The
Specific Plan details the extension of Commerce Way south from the existing
terminus point to Taylor Street. The existing Taylor Street portion is planned to be
improved and widened all the way south to its connection at Main Street.
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Throughout the Specific Plan pedestrian-friendly Class II on-street bike lanes,
sidewalks and streets connecting commercial area with residential neighborhoods,
parks, and school are planned. The alignment of streets and alleys will be
established as part of this tentative map approval.
8) Finding: In approving the subdivision, the approving authority has considered its
effects and the effects of adopted ordinances and actions relating to the review
and approval of subdivisions on the housing needs of the region and balanced
those needs against the public service needs of its residents and available fiscal
and environmental resources.
Facts in Support of Finding: The Gateway at Grand Terrace Specific Plan
Residential land use, located in Planning Areas 11, 12, 14 through 16, 19, and 20,
encompasses approximately 43 acres of the Specific Plan. The potential number
of dwelling units to be developed is projected to be approximately 695 dwelling
units. 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, a new lighted baseball field and
public playground, pedestrian and bike trails, a detention basin, and a mix of
commercial/retail and restaurant development. Overall, the Specific Plan is
comprised of 22 Planning Areas to accommodate the above referenced
development.
The Tentative Tract Map 20501 is provided as Exhibit A and applicable conditions of approval
are provided as Exhibit B, attached hereto.
SECTION 4. The City Council hereby approves Tentative Tract Map 20501, attached as
Exhibit A and the conditions of approval, attached as Exhibit B.
APPROVED AND ADOPTED by the City Council of the City of Grand Terrace, California,
at a regular Public Hearing held on the 23rd day of July 2024.
Signatures on Following Page
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__________________________
Mayor Bill Hussey
ATTEST:
__________________________
Debra L. Thomas
City Clerk
APPROVED AS TO FORM:
__________________________
Adrian R. Guerra
City Attorney
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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 Resolution was duly passed, approved and adopted by the
City Council at a regular meeting of said City Council held on the 23rd day of July 2024, and that
and that it was adopted by the called vote as follows:
AYES:
NOES:
ABSENT:
ABSTAIN:
RECUSE:
Executed this 23rd day of July 2024, at Grand Terrace, California.
___________________________
Debra Thomas
City Clerk