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Home My WebLink AboutC3- PC Presentation_Two DriveThrus_6.18.2025City of Grand Terrace Planning Commission Site & Architectural Review Board Meeting Two Drive-Thru Restaurants and Dine-In Conditional Use Permit 24-01 Conditional Use Permit 24-02 Site and Architectural Review 24-02 Sign Program 24-02 Environmental 24-02 June 19, 2025 Proposed Project | Two Drive-Thru Restaurants and Dine-in •Property Owner: Stan Singh •Applicant: Gabriela Marks of Marks Architecture •Project Address: 22430 Barton Road •Zoning District: Village Commercial (VC) •Property Information: 0.95-acre, unoccupied structure •Project Description: Two (2) one-story drive-thru restaurant buildings approx. 1,800 SF and 1,650 SF, 24’-8” maximum height. Site improvements include 37 vehicle parking stalls, landscaping, 6-foot perimeter fence, trash enclosure area, lighting, and street improvements along Barton Road. General Plan Land Use Designation General Commercial (GC)Project Site Barton Road Specific Plan | Planning Area Planning Area 2 PROJECT SITE Barton Road Specific Plan | Zone District Village Commercial (VC) Planning Area 2 (P.A.2) PROJECT SITE Project Location | 22430 Barton Road Barton Road Mo u n t V e r n o n A v e n u e Britton Way Existing Land Use Land Use Zoning North Developed w/ residential Medium Density Residential Low Medium Density Residential (R2) East Developed w/ retail General Commercial Village Commercials (VC) South Developed w/ retail & personal services General Commercial Village Commercials (VC) West Developed w/ retail & personal services General Commercial Village Commercials (VC) Site Images | Existing Southern Perimeter (View from Barton Road) Site Images | Existing Northern Perimeter (View from Britton Way) PROJECT SITE 2030 Vision Statement - City of Grand Terrace City Manager Implementation Plan Goal 3: Promote Economic Development Entitlement Applications 1)Conditional Use Permits to establish the Planning Commission’s authority to issue and revoke conditional use permits to ensure the community’s health, safety and welfare by reviewing uses which may create objectionable or undesirable effects upon nearby uses 2)Site and Architectural Review for the construction of the proposed development 3)Sign Program for consistency with the architectural character of the site and area, and consistency with the Sign Code – Moved to 9/4/2025 per Agenda 4)Environmental assessment as required by the California Environmental Quality Act Conditional Use Permits 24-01 & 24-02 •This application allows the drive-thru use and 24-hour a day/7-day a week operations within 500-feet of residential property through a public hearing process (PC meeting). •Project Plans were reviewed for consistency with the Conditional Use Permit requirements Completed application, Site Plan, Elevations, Landscaping Plan, Grading Plan, and Material Board Reviewed by: City of Colton Public Works San Bernardino County Fire Building & Safety, Public Works, and Planning and Development Services Site and Architectural Review 24-02 •This application allows major projects to receive full review from the Site and Architectural Review Board through a public hearing process (PC meeting). •Project Plans were reviewed for consistency with the Barton Road Specific Plan, City zoning and land use requirements Completed application, Site Plan, Elevations, Landscaping Plan, Grading Plan, and Material Board Reviewed by: City of Colton Public Works San Bernardino County Fire Building & Safety, Public Works, and Planning and Development Services Environmental 24-02 •Project application was reviewed pursuant to the requirements of CEQA Pursuant to the State CEQA Guidelines Section 15332, the proposed action qualifies for a Class 32 categorical exemption for In-Fill Development Upon project approval, a Notice of Exemption would be filed with the County Clerk and State Clearinghouse Reviewed by: Planning and Development Services Sign Program 24-02 •Project Sign Program Plans were reviewed for consistency with the Barton Road Specific Plan, City Sign Code and Zoning requirements Completed application, Site Plan, and Elevations Reviewed by: Building & Safety, Public Works, and Planning and Development Services Consistency | General Plan •The project site has a General Commercial land use designation. •This designation is primarily located along Barton Road and near the I-215 Freeway. It provides for general commercial uses to serve the retail and service needs of the community (LU Element, Table 2.3). Finding: The project is consistent with the City’s General Plan land use designation. Consistency | Barton Road Specific Plan – Planning Area •The project site is located in Planning Area 2. •This land use district is intended to accommodate professional/administrative office uses and personal service uses as opposed to other commercial retail uses. Typically, uses include medical and health care clinics, travel agencies, insurance agencies, and copy centers. Other consistent uses include executive, management, administrative, or clerical uses, including the establishment of branch offices, data processing centers, and the provision of professional consulting services. Service commercial uses may include restaurants, repair services, and retail commercial uses that cater to businesses and their employees (BRSP: 45). Finding: The project is permitted by right and is consistent with the City’s Barton Road Specific Plan classification. Consistency | Barton Road Specific Plan – Zoning District •The project site is within Village Commercial (VC) zone, Planning Area 2 (P.A.2) •Purpose of the VC district is the creation of a downtown "village" with retail commercial uses. The overall community design concept emphasizes the Barton Road/Mt. Vernon intersection as the "heart" of downtown with strong urban design features. •Village Commercial district allows for: •pedestrian-oriented commercial retail uses such as cafes and bakeries; •general commercial uses, such as hardware, hobby, or furniture stores subject to strict design standard. Finding: The project is consistent with the uses allowed within the VC zone. Consistency | Conditional Use Criteria A. The proposed use will not be: 1. Detrimental to the health, safety, morals, comfort or general welfare of the persons residing or working within the neighborhood of the proposed amendment or within the City; 2. Injurious to property or improvements in the neighborhood or within the City; B. The proposed use will be consistent with the latest adopted general plan. C. Conditions necessary to secure the purposes of this Chapter are made a part of the conditional use permit. Ensures the community's health, safety and welfare by reviewing uses which may create objectionable or undesirable effects upon nearby uses, but may still be compatible with the property's zoning. Finding: The project is consistent with the City’s Conditional Use Requirements (Municipal Code Section 18.83.050). Environmental Compliance Project meets criteria for categorial exemption pursuant to the State CEQA Guidelines Section 15332 (In-Fill Development) •This categorial exemption applies to a project when the following criteria are met: a)The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. b)The proposed development occurs within city limits on a project site of no more than 5 acres substantially surrounded by urban uses. c)The project site has no value as habitat for endangered, rare or threatened species. d)Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. e)The site can be adequately served by all required utilities and public services. Environmental Compliance Finding: Consistent with CEQA Guidelines Section 15332: a)The project is consistent with the City’s General Plan land use designation of General Commercial and zoning for Village Commercial. b)Site is approx 0.95-acres. c)Site is surrounded by urbanized, built-up development with little to no value as habitat for endangered, rare, or threatened species d)No significant impacts to traffic, noise, air quality, or water quality, as addressed in the Exemption Determination Report. e)The site can be adequately served by required utilities and public services. Site Plan •Lot Size: 308 ft x 127 ft •Lot Coverage: 0.08% •Landscape: 25.75% (10,050 SF) •Setback: •Front/street: 25’ -3” •Interior Side: 0’-0” •Rear: 187’ •Building Height: 24’-8” TENANT SPACE A TENANT SPACE B N Parking + Circulation •Parking: 37 total spaces •37 standard •2 ADA accessible •7 EV •2 Bike Parking •Tenant Space A Drive-Thru: •12-vehicle lane •3 est. max. stacked vehicles •Tenant Space B Drive-Thru: •11 -vehicle lane •10 est. max. stacked vehicles •Access: Public access from Barton Road only, no public access from Britton Way N TENANT SPACE A DRIVE THRU TENANT SPACE B DRIVE THRU Interior Floor Plan | Tenant Space A 1,650 SF drive-thru restaurant and dine-in 12-vehicle drive thru lane 17 dine-in seats ENTRY N Interior Floor Plan | Tenant Space B 1,800 SF drive-thru restaurant and dine-in 11 -vehicle drive thru lane Up to 20 dine-in seats *Interior layout to change based on tenant improvements ENTRY N Grading Plan + Site Improvements •New curb cut at Barton Road •Reconstruction of curb and sidewalk along Barton Road •Accessible ramp •Lighting will not exceed 3-foot candles at the Property Lines •Stormwater grate •Fire hydrants •Emergency access •Trash enclosure N Project Data SITE AREA 39,042 SF 0.95 acres BUILDING AREA (SF) Tenant Space (A) – 1,650 SF Tenant Space (B) – 1,800 SF TOTAL – 3,450 SF COVERAGE Proposed – 8.83% Maximum – 100% BUILDING HEIGHT ALLOWED Maximum Height – 28’LANDSCAPE Provided – 25.20% (9,836 SF) Required – 25% SETBACKS Front/Street – none Interior/Side – none (adjacent to R zone – 10’) Rear – 0’ (adjacent to R zone – 10’) Parking/Landscape – none, 5’ and 10’ (adjacent to public street R zone – 10’) Project Data (continued) REQUIRED AUTO PARKING STALLS Retail Space A @ 1/100 SF – 16.5 Retail Space B @ 1/100 SF – 18 Standard Accessible (9’ x 19’) – 3 TOTAL – 34.5 ELECTRIC VEHICLE (EV) PARKING STALLS EV charging – 2 5% of TOTAL Vehicle Parking EV capable – 5 13% of TOTAL Vehicle Parking TOTAL – 7 PROVIDED AUTO PARKING STALLS Standard (9’ x 19’) – 35 Standard Accessible (9’ x 19’) – 3 TOTAL – 37 BIKE PARKING STALLS 1 rack / 35 vehicle space – 1.3 TOTAL – 2 Elevations + Materials | Tenant Space A Sign Program | Tenant Space A Elevations + Materials | Tenant Space B Landscaping •25.75% coverage (10,050 SF) •201 (1)-gal shrubs •24 (15)-gal trees N 160 Conditions of Approval General and Project specific conditions are required of the project as prescribed from: Building and Safety, Public Works, Planning and Development Services, and Fire Department Conclusion The Application / Proposed Project is consistent with: General Plan’s General Commercial Land Use Designation Barton Road Specific Plan’s Planning Area 2 Barton Road Specific Plan’s Village Commercial Zoning District Building architecture and landscaping will compliment the surrounding development Project shall comply with the Conditions of Approval Staff Recommendation Based on the findings and analysis in the staff report, staff recommends that the Planning Commission approve/adopt: Resolution Conditional Use Permit 24-01 Conditional Use Permit 24-02 Site and Architectural Review 24-02 Environmental 24-02 File the CEQA Notice of Exemption with County Clerk and State Clearinghouse Thank you for your consideration June 19, 2025 Planning Commission Public Hearing Meeting Zoning | Village Commercial (VC) Per the Barton Road Specific Plan (page 43): The Village Commercial Planning Area is designed to accommodate specialty uses such as cafes, bakeries, gift shops, florist shops, bookstores, and other similar commercial retail uses of a scale and quality that are compatible with a pedestrian-oriented village atmosphere. Other, more general-type commercial uses, such as hardware, hobby, furniture, and appliance stores are also permitted, but subject to strict design standards. Similar uses requiring larger floor areas are more appropriate in the General Commercial District. Zoning | Village Commercial (VC) Per the Barton Road Specific Plan Land Use Matrix (Table 1, Page 62): Fast Food: with drive –thru is a conditionally permitted use