HomeMy WebLinkAboutItem E.08 STAFF CC Presentation (Director Hutter with GT)City of Grand Terrace
City Council Public Hearing
for
The Gateway at Grand Terrace Specific Plan
May 2, 2024
•General Plan Amendment (17-01)
•Zone Change (17-02)
•Zone Change Amendment (24-01)
•Specific Plan (17-01)
•Tentative Tract Map 20501 (18-01)
•Development and Exchange Agreements
•Final Environmental Impact Report - State Clearinghouse No. 2021020110
•Findings of Fact and Statement of Overriding Considerations
•Mitigation Monitoring and Reporting Program
July 23, 2024
City Council Public Hearing
Discretionary Approvals
Attachment 1 – Resolution certifying the following:
•Final Environmental Impact Report - State Clearinghouse
No. 2021020110
•EXHIBIT A to Attachment 1
•Findings of Fact and Statement of Overriding
Considerations
•EXHIBIT B to Attachment 1
•Mitigation Monitoring and Reporting Program
•EXHIBIT C to Attachment 1
July 23, 2024
City Council Public Hearing
Discretionary Approvals
Attachment 2 – Resolution approving the following:
•General Plan Amendment No. 17-01 (GPA 17-01)
•The amendment establishes The Gateway at Grand
Terrace Specific Plan (GSP) in the General Plan Land Use
Element and on the Land Use Map
•Edits to Land Use Element provided as EXHIBIT A to
Attachment 2
•Edits to Land Use Map provided as EXHIBIT B to
Attachment 2
July 23, 2024
City Council Public Hearing
Discretionary Approvals continued…
Attachment 3 – Ordinance approving the following:
•Specific Plan No. 17-01
•The Gateway at Grand Terrace Specific Plan (GSP) would
provide detailed policies, standards, and criteria for future
development or redevelopment of the 112-acre area
•The GSP is provided as EXHIBIT A to Attachment 3
July 23, 2024
City Council Public Hearing
Discretionary Approvals continued…
Attachment 4 – Ordinance approving the following:
•Zone Change No. 17-02 (ZC 17-02) & Zone Change
Amendment No. 24-01 (ZCA 24-01)
•The zone change establishes The Gateway at Grand Terrace
Specific Plan (GSP) in the Zoning Code and on the Zoning
Map
•Edits to Zoning Code provided as EXHIBIT A to Attachment 4
•Edits to Zoning Map provided as EXHIBIT B to Attachment 4
July 23, 2024
City Council Public Hearing
Discretionary Approvals continued…
Attachment 5 – Ordinance approving the following:
•Development Agreement (DA)
•Identify parties responsible for the construction of major
infrastructure improvements, phasing schedule of development
and infrastructure improvements, financial commitments for the
construction of the infrastructure improvements, vesting of
applicable codes and standards, vesting of development
impact fees for a specified term and appropriate extension
metrics, and the terms and conditions for the exchange of
developer owned land for city property.
•DA provided as EXHIBIT A to Attachment 5
Discretionary Approvals continued…
Attachment 6 – Resolution approving the following:
•Tentative Parcel Map No. 20501 (TTM 18-01)
•The Parcel Map subdivides a 55.01- acre site within the GSP
for conveyance purposes related to the Gateway development
Land Use Element and General Plan Land Use Map
•The map is provided as EXHIBIT A to Attachment 6
•Map conditions are provided as EXHIBIT B to Attachment 6
July 23, 2024
City Council Public Hearing
Discretionary Approvals continued…
Items scheduled for Council Meeting on August 13th
•5th Amendment to the Disposition and Development
Agreement
•Development and Exchange Agreement
July 23, 2024
City Council Public Hearing
Planning Commission/Site Architectural Review Board
June 6, 2024:
•Adopted Resolution No. 2024-04 recommending
approval of the Project
•Included comments from the Planning Commission to
the Applicant.
•Specific Plan document dated July 2024 incorporates
revisions based on comments.
•Development Agreement continued to June 20, 2024
Planning Commission/Site Architectural Review Board
June 20, 2024:
•Adopted Resolution No. 2024-05 recommending
approval of a Development Agreement by and between
the City of Grand Terrace and Lewis Land Developers,
LLC
July 23, 2024
City Council Public Hearing
Recommendation
Conduct a Public Hearing for The Gateway at Grand
Terrace Specific Plan and take the following actions:
a.Adopt a Resolution certifying the Final EIR and making
findings for the Statement of Overriding Considerations
and making findings for and adopting the MMRP
(Attachment 1).
b.Adopt a Resolution making findings for and adopting the
General Plan Amendment 17-01 (Attachment 2).
Recommendation continued…
c.Introduction and 1st Reading by title only with further
reading waived an Ordinance adopting the Gateway at
Grand Terrace Specific Plan 17-01 (Attachment 3).
d.Adopt a Resolution making findings for and adopting the
Zone Change 17-02 and Zone Change Amendment
2401 (Attachment 4).
Recommendation continued…
e.Introduction and 1st Reading by title only with further
reading waived an Ordinance adopting the
Development Agreement (Attachment 5).
f.Adopt a Resolution making findings for and approving
the Tentative Tract Map 20501 18-01 (Attachment 6).
Background 2016 to 2024
•2016-Lewis and City enter into a Disposition and
Development Agreement (DDA).
•2017 – Lewis and City enter into a Memorandum of
Understanding (MOU).
•2020 – 1st Amendment to MOU
•2017-2024 – Specific Plan application and preparation
•June 6 & 20, 2024 – Planning Commission Public Hearing
•July 23, 2024, City Council Public Hearing
Location & Surroundings
LOCATION EXISTING LAND USE EXISTING ZONING
Project Site Mixed Use Commercial
Manufacturing (CM)
Restricted
Manufacturing (RM)
Industrial (M-2)
North General Commercial
Industrial
General Commercial
(C2) Commercial
Manufacturing (CM)
South Industrial Public Restricted
Manufacturing (MR)
Industrial (M-2)
Public Facilities (PUB)
East General Commercial
Low Density
Residential Industrial
Public
Single Family (R1-7.2)
Commercial
Manufacturing (CM)
Restricted
Manufacturing (MR)
Public Facilities (PUB)
West Industrial Park Light
Industrial
Industrial Park (I-P)
Light Industrial (M-1)
Specific Plan Defined
18.06.860 - Specific Plan.
•"Specific plan" means a plan adopted by the legislative body which is
based on the general plan and including such regulations, programs and
legislation as may be required for the systematic execution of the
general plan
18.20.010 - Purpose.
•The specific plans as referenced in the Zoning Code are intended to
carry out the goals and objectives of the community's general plan, with
respect to commercial, office industrial and residential development.
•To achieve this purpose the specific plans provide comprehensive plans
for land use, development regulations, design guidelines, development
incentives and other related actions.
16
Current Land Use Map
Proposed Land Use Map
Current Zoning Map
Proposed Zoning Map
GATEWAY SPECIFIC PLAN ZONING DISTRICTS
Specific Plan Summary
Approximately 43 gross acres (39 net acreage developable)
of residential development (up to 695 Dwelling Units)
Approximately 25 acres of general commercial development
(up to 335,700 square feet)
Development and/or improvement of drainage facilities,
utilities, and public streets with enhanced landscaping
A newly constructed park that includes a lighted baseball
field with a tot-lot/playground
A detention basin with open space overlay
22 Planning Areas•Assigned to each existing parcel
•Designates use/density/intensity
•Commerce Way/Taylor Street improve
•Encourages mix of commercial,
industrial, residential and public park
uses
•Multi-family housing with active and
passive recreational amenities
•Cluster-type single-family residences
•A new lighted baseball field with a public
playground, pedestrian and bike trails, a
detention basin
Planning Areas 11, 12, 14, 15 16, 19, and 20 - Residential (R 4-20):
Maximum 786 dwelling units with a projected 695 dwelling
units due to site constraints, roads, and infrastructure
Encompass approximately 43 acres of the GSP
Range of housing product types
Duplexes / townhomes / detached small lot homes /
attached or detached cluster or motor court homes /
multi-family apartments
Density range of 4 to 20 dwelling units per acre
Planning Areas 1, 2, 3, 4, 6, 7, 8, and 9 - General Commercial
Could be developed with up to 455,050 sq. ft. commercial
Encompass approximately 25 acres of the GSP with a
projected 335,700 sq. ft. due to constraints
GC will serve as an enhanced continuation of the Barton
Road Specific Plan
Retail / Personal Service / Office / Entertainment uses
Planning Areas 1, 2, 3, 4, 6, 7, 8, and 9 - General Commercial
Planning Areas 1, 2, 3, 4, 6, 7, 8, and 9 - General Commercial
Planning Areas 1, 2, 3, 4, 6, 7, 8, and 9 - General Commercial
Planning Areas 1, 2, 3, 4, 6, 7, 8, and 9 - General Commercial
Planning Areas 5, 10, 13 17, 18, and 21 - Drainage Facilities,
Utilities, and Public Streets:
Drainage facilities located in PAs 5 and 18.
Utilities located in Pas 10, 13, 17, 21
Planning Areas 18 and 22 - Open Space and Public Park:
PA 18 is a detention basin for the entire GSP
PA 22 will include a lighted baseball field and tot-lot
Conceptual Circulation Plan
•Improves local circulation
•Commerce Way completed
•Taylor Street widened and improved
•On-street bike lanes
•Pedestrian Friendly
Typical Cross Section for Commerce Way
Phasing
•Phase 1 – Southern Half that includes
residential/new public park with
baseball field and playground, detention
basin, new road (Commerce Way) and
associated improvements.
•Phase 2 – Development of the
commercial portion in the northern half
of the Specific Plan.
•The planning and design of each
Planning Area shall address
construction issues such as drainage,
storm water management, utilities etc.
•Specific Plan does not have an
expiration period.
Environmental Review
Program Environmental Impact Report for the Proposed
Gateway at Grand Terrace Specific Plan Project
CEQA Lead Agency: City of Grand Terrace
Applicant: Lewis Management Corporation
Environmental Review continued…
Focus of the EIR
Future development within the Specific Plan area in
compliance with CEQA Guidelines §15168.
Potential environmental impacts to 18 resource areas
associated with future development projects.
Identifying feasible mitigation measures that would be
required for future projects to reduce or eliminate potentially
significant impacts
Evaluation of reasonable alternatives to the proposed
Specific Plan buildout.
Environmental Review continued…
Summary of the Analysis
All potential environmental impacts, with the exception of AQ
and GHGs, can be reduced to a less than significant level with
mitigation.
Impacts from AQ and GHGs would remain adverse and
unavoidable even after mitigation.
Environmental Review continued…
Alternatives to the Project
An EIR is required to identify the environmentally superior alternative
from among the range of reasonable alternatives that are evaluated.
Alternatives evaluated included:
No Project Alternative
Reduced Retail By 20 Percent Alternative
No Commercial Alternative
The Environmentally Superior Alternative is the No Commercial
Alternative which would:
Reduce the Project to only its residential components, resulting in
fewer environmental impacts than the Proposed Project or any of
the other alternatives.
Environmental Review continued…
Cumulative Impacts
Cumulatively significant impacts for AQ and GHGs
Statement of Overriding Considerations
In accordance with CEQA Guidelines Sections 15093 (Statement of
Overriding Considerations) and 15043, the City, has balanced the
economic, legal, social, technological, and other benefits of the
Project against its unavoidable environmental risks, and has
determined that the unavoidable adverse impacts for air quality and
greenhouse gases may be considered “acceptable” due to the
benefits which outweigh the unavoidable, adverse environmental
impacts.
Environmental Review continued…
Project Benefits
Create local and regional employment opportunities.
Increase new housing units, improving jobs-housing balance.
Attract businesses that expedite the delivery of essential goods.
Improved infrastructure
Close proximity to freeways and roads, reducing vehicle miles
traveled.
Fair share contributions for future regional circulation improvements.
Notification
The Public Hearing Notice for the Project was published in compliance
with the City’s Municipal Code and the City’s “Expanded Public
Noticing and Outreach Policy for Public Hearings and Public
Workshops.”
Two emails received:
1. Georgia Capital, LLC in support of the Specific Plan
2. Mitchell M. Tsai Law Firm - Environmental and Land Use Litigation on
behalf of the Western States Regional Council of Carpenters (WSRCC)
regarding local workforce
Conclusion
The Gateway at Grand Terrace Specific Plan Project
is consistent with:
The goals and policies of the General Plan
The Municipal Code and Objective Design Standards
The Gateway at Grand Terrace Specific Plan Project
would:
Promote strategic growth
Provide more detailed regulatory guidance
Be a program level plan and no specific project is
being proposed at this time
Thank you for your
consideration.
•General Plan Amendment (17-01)
•Zone Change (17-02)
•Zone Change Amendment (24-01)
•Specific Plan (17-01)
•Tentative Tract Map 20501(18-01)
•Development and Exchange Agreements
•Draft Final Environmental Impact Report - State
Clearinghouse No. 2021020110
•Findings of Fact and Statement of Overriding Considerations
•Mitigation Monitoring and Reporting Program.
July 23, 2024
City Council Public Hearing