03-18-2021CITY OF GRAND TERRACE
PLANNING COMMISSION/SITE AND ARCHITECTURAL REVIEW BOARD
AGENDA ● MARCH 18, 2021
Council Chambers Regular Meeting 6:30 PM
Grand Terrace Civic Center ● 22795 Barton Road
City of Grand Terrace Page 1
PPUBLIC ADVISORY: THE COUNCIL CHAMBER IS NOW OPEN TO THE PUBLIC!!
Beginning June 15, 2020, the City of Grand Terrace will reopen its public meetings. Therefore, the regular meeting of
the Planning Commission for March 18, 2021 is now open to the public. Please be advised that face masks are
required, social distancing will be practiced, and occupancy limits will be enforced.
Please note that Pursuant to Section 3 of Executive Order N -29-20, issued by Governor Newsom on March 17, 2020,
the regular meeting of the Planning Commission for March 18, 2021 will also be conducted telepho nically through
Zoom and broadcast live on the City’s website.
COMMENTS FROM THE PUBLIC
The public is encouraged to address the Planning Commission on any matter posted on the agenda or on any other
matter within its jurisdiction. If you wish to address the Planning Commission, you are invited to provide your name to
the City Clerk who will be compiling a list of speakers. Speakers will be called upon by the Mayor at the approp riate
time and each person is allowed three (3) minutes speaking time.
If you would like to participate telephonically and speak on an agenda item, you can access the meeting by dialing
the following telephone number and you will be placed in the waiting room, muted until it is your turn to speak:
1-669-900-9128
Enter Meeting ID: 872 3586 0847
Password: 655700
The City wants you to know that you can also submit your comments by email to ccpubliccomment@grandterrace-
ca.gov. To give the City Clerk adequate time to print out your comments for consideration at the meeting, please
submit your written comments prior to 5:00 p.m.; or if you are unable to email, please call the City Clerk’s Office at
(909) 824-6621 x230 by 5:00 p.m.
If you wish to have your comments read to the Planning Commission during the appropriate Public Comment period,
please indicate in the Subject Line “FOR PUBLIC COMMENT” and list the item number you wish to comment on.
Comments that you want read to the Planning Commission will be subject to the three (3) minute time limitation
(approximately 350 words).
Pursuant to the provisions of the Brown Act, no action may be taken on a matter unless it is listed on the agenda, or
unless certain emergency or special circumstances exist. The Planning Commission may direct staff to investigate
and/or schedule certain matters for consideration at a future Planning Commission meeting.
PLEASE NOTE: Copies of staff reports and supporting documentation pertaining to each item on this ag enda are
available for public viewing and inspection at City Hall, 1st Floor Lobby Area and 2nd Floor Reception Area during
regular business hours and on the City’s website www.grandterrace-ca.gov. For further information regarding agenda
items, please contact the office of the City Clerk at (909) 824-6621 x230, or via e-mail at dthomas@grandterrace-
ca.gov.
Any documents provided to a majority of the Planning Commission regarding any item on this agenda w ill be made
available for public inspection in the City Clerk’s office at City Hall located at 22795 Barton Road during normal
business hours. In addition, such documents will be posted on the City’s website at www.grandterrace-ca.gov.
AMERICANS WITH DISABILITIES ACT
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting,
please contact the City Clerk’s Office, (909) 824-6621 x230 at least 48 hours prior to the advertised starting time of
the meeting. This will enable the City to make reasonable arrangements to ensure accessibility to this meeting. Later
requests will be accommodated to the extent feasible.
Agenda Grand Terrace Planning Commission/Site and Architectural Rev iew Board March 18, 2021
City of Grand Terrace Page 2
CALL TO ORDER
Convene the Meeting of the Planning Commission and Site and Architectural Review
Board.
Pledge of Allegiance
Roll Call
Attendee Name Present Absent Late Arrived
Chairman Edward A. Giroux
Vice-Chairman Jeremy Briggs
Commissioner Tara Cesena
Commissioner Jeffrey McConnell
Commissioner David Alaniz
APPROVAL OF AGENDA
PRESENTATIONS
None.
PUBLIC ADDRESS
Public address to the Commission shall be limited to three minutes unless extended by
the Chairman. Should you desire to make a longer presentation, please make written
request to be agendized to the Director of Planning and Development Serv ices.
This is the opportunity for members of the public to comment on any items not
appearing on the regular agenda. Because of restrictions contained in Califo rnia Law,
the Planning Commission may not discuss or act on any item not on the agenda but
may briefly respond to statements made or ask a question for clarification. The
Chairman may also request a brief response from staff to questions raised during publ ic
comment or may request a matter be agendized for a future meeting.
Agenda Grand Terrace Planning Commission/Site and Architectural Rev iew Board March 18, 2021
City of Grand Terrace Page 3
A. CONSENT CALENDAR
1. Approval of Minutes – Regular Meeting – 02/18/2021
DEPARTMENT: CITY CLERK
B. ACTION ITEMS
None.
C. PUBLIC HEARINGS
1. Conditional Use Permit 21-01, Site and Architectural Review 20-08, Variance 20-01,
Sign Program 20-05, and Environmental 20-08, Proposing a Multi-Tenant Shop,
Located at Barton Road (Assessor's Parcel Number 0275-242-10-0000 and 0275-242-
11-0000)
RECOMMENDATION:
1) Conduct a public hearing; and
2) Adopt a RESOLUTION OF THE PLANNING COMMISSION/SITE AND
ARCHITECTURAL REVIEW BOARD OF THE CITY OF GRAND TERRACE,
CALIFORNIA, ADOPTING AND FINDING AN ENVIRONMENTAL EXEMPTION
FOR THE PROPOSED PROJECT PURSUANT TO SECTION 15332 OF THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) GUIDELINES
(ENVIRONMENTAL 20-08), AND APPROVING CONDITIONAL USE PERMIT 21-
01, SITE AND ARCHITECTURAL REVIEW 20-08, VARIANCE 20-01, AND SIGN
PROGRAM 20-05 TO CONSTRUCT A MULTI-TENANT SHOPPING CENTER
WITH A “PICK UP ONLY” DRIVE-THROUGH LANE, LOCATED AT BARTON
ROAD (APN: 0275-242-10-0000 AND 0275-242-11-0000)
DEPARTMENT: PLANNING & DEVELOPMENT SERVICES
D. INFORMATION TO COMMISSIONERS
E. INFORMATION FROM COMMISSIONERS
Agenda Grand Terrace Planning Commission/Site and Architectural Rev iew Board March 18, 2021
City of Grand Terrace Page 4
ADJOURN
Adjourn to the next scheduled meeting of the Site and Architectural Review
Board/Planning Commission to be held on April 1, 2021 at 6:30 p.m.
CITY OF GRAND TERRACE
PLANNING COMMISSION/SITE AND ARCHITECTURAL REVIEW BOARD
MINUTES ● FEBRUARY 18, 2021
Council Chambers Regular Meeting 6:30 PM
Grand Terrace Civic Center ● 22795 Barton Road
City of Grand Terrace Page 1
CALL TO ORDER
Chairman Edward Giroux convened the Regular Meeting of the Planning
Commission/Site and Architectural Review Board for Thursday, February 18, 2021 at
6:30 p.m.
PLEDGE OF ALLEGIANCE
The Pledge of Allegiance was led by Planning Commissioner David Alaniz.
Attendee Name Title Status Arrived
Edward A. Giroux Chairman Present
Jeremy Briggs Vice-Chairman Absent
Tara Cesena Commissioner Remote
Jeffrey McConnell Commissioner Present
David Alaniz Commissioner Present
Steven Weiss Planning & Development Services Director Present
Robert Khuu Assistant City Attorney Present
Haide Aguirre Assistant Planner Present
Debra Thomas City Clerk Present
APPROVAL OF AGENDA
1. Motion: Motion: February 18, 2021 Approval of Agenda
RESULT: ADOPTED [UNANIMOUS]
MOVER: Jeffrey McConnell, Commissioner
SECONDER: David Alaniz, Commissioner
AYES: Edward A. Giroux, Tara Cesena, Jeffrey McConnell, David Alaniz
ABSENT: Jeremy Briggs
PUBLIC ADDRESS
None.
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Packet Pg. 5 Minutes Acceptance: Minutes of Feb 18, 2021 6:30 PM (CONSENT CALENDAR)
Minutes Grand Terrace Planning Commission/Site and Architectural Review Board February 18, 2021
City of Grand Terrace Page 2
A. CONSENT CALENDAR
2. Approval of Minutes – Regular Meeting – 09/17/2020
RESULT: ACCEPTED [UNANIMOUS]
MOVER: Jeffrey McConnell, Commissioner
SECONDER: David Alaniz, Commissioner
AYES: Edward A. Giroux, Tara Cesena, Jeffrey McConnell, David Alaniz
ABSENT: Jeremy Briggs
B. ACTION ITEMS
None.
C. PUBLIC HEARINGS
None.
D. PRESENTATIONS
1. UPDATE REGARDING THE BARTON ROAD SPECIFIC PLAN
Steve Weiss, Planning & Development Services Director gave the PowerPoint
presentation for this item.
2. PRESENTATION ON BROWN ACT, CONFLICTS OF INTEREST, AND PUBLIC
HEARING PROCEDURES.
Robert Khuu, Assistant City Attorney gave the PowerPoint presentation for this item.
E. INFORMATION TO COMMISSIONERS
Director Weiss informed the Planning Commission that he would like to register the
Planning Commissioners for the 2021 Planning Commissioners Academy.
Secondly, Director Weiss commented on the Inland Empire Planning Forum workshops
and that he would like participation in those workshops from the Commissioners.
Thirdly, the American Planning Association should be holding its Annual Conference in
September of 2021 and is scheduled to be held at the Riverside Convention Center.
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Packet Pg. 6 Minutes Acceptance: Minutes of Feb 18, 2021 6:30 PM (CONSENT CALENDAR)
Minutes Grand Terrace Planning Commission/Site and Architectural Review Board February 18, 2021
City of Grand Terrace Page 3
Director Weiss will provide more information on that conference once available.
F. INFORMATION FROM COMMISSIONERS
Chairman Giroux asked if there is a project entering 21600 W alnut that will increase the
volume of traffic and if so, will the project be given guidance to use Terrace Avenue.
Director Weiss can review the information responsive to the question and report back to
the Planning Commission.
Commissioner McConnell requested an update on the proposal of the old Stater Bros.
warehouse.
Director Weiss informed the Planning Commission that staff is reviewing the Notice of
Availability for a Draft Environment Impact Report for the Barton Road Logistics Center
which is proposed for close to a million square feet of high cube logistics. The logistics
center will take access from Barton and 100% of the access would travel easterly
towards the roundabout. Staff recommended to the City Council that a letter opposing
the project be drafted.
Commissioner McConnell requested information for the public on the high speed rail
system that will be traveling through Grand Terrace.
Director Weiss explained that the project will be a large logistical freight yard off of Agua
Mansa in the City of Colton’s sphere of influence.
ADJOURN
Adjourn to the next scheduled meeting of the Planning Commission / Site and
Architectural Review Board to be held on Thursday, March 4, 2021 at 6:30 p.m.
_________________________________
Edward Giroux, Chairman
_________________________________
Debra L. Thomas, City Clerk
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Packet Pg. 7 Minutes Acceptance: Minutes of Feb 18, 2021 6:30 PM (CONSENT CALENDAR)
AGENDA REPORT
MEETING DATE: March 18, 2021
TITLE: Conditional Use Permit 21-01, Site and Architectural Review
20-08, Variance 20-01, Sign Program 20-05, and
Environmental 20-08, Proposing a Multi-Tenant Shop,
Located at Barton Road (Assessor's Parcel Number 0275-
242-10-0000 and 0275-242-11-0000)
PRESENTED BY: Haide Aguirre, Associate Planner
RECOMMENDATION: 1) Conduct a public hearing; and
2) Adopt a RESOLUTION OF THE PLANNING
COMMISSION/SITE AND ARCHITECTURAL REVIEW
BOARD OF THE CITY OF GRAND TERRACE,
CALIFORNIA, ADOPTING AND FINDING AN
ENVIRONMENTAL EXEMPTION FOR THE PROPOSED
PROJECT PURSUANT TO SECTION 15332 OF THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
GUIDELINES (ENVIRONMENTAL 20-08), AND
APPROVING CONDITIONAL USE PERMIT 21-01, SITE
AND ARCHITECTURAL REVIEW 20-08, VARIANCE 20-01,
AND SIGN PROGRAM 20-05 TO CONSTRUCT A MULTI-
TENANT SHOPPING CENTER WITH A “PICK UP ONLY”
DRIVE-THROUGH LANE, LOCATED AT BARTON ROAD
(APN: 0275-242-10-0000 AND 0275-242-11-0000)
2030 VISION STATEMENT:
This item supports Goal 3 to Promote Economic Development.
And Goal 2.3 to Provide a wide range of retail and service commercial opportunities
designated to meet the needs of the City's residents, businesses, and visitors while also
providing employment opportunities.
PROPOSAL:
Golden Star Investments ("Applicant") represented by Annaliza Cardon from Bickel
Group Architecture, has filed a Conditional Use Permit, Site and Architectural Review,
Variance, and Sign Program applications to establish a 5,342 square -foot Multi-tenant
Shopping Center on two lots measuring 0.88-acres. Key components will be a 1,275
square-foot open dining/patio area fronting Barton Road, a “pick-up only” drive-through
lane, and four tenant suites. To date the Applicant has secured two casual r estaurant
franchises. “Piara Pizza, Fresh and Ready” is proposed within Unit A at the
westernmost suite, and a “Wing Stop” will be located in Unit D, the easternmost suite.
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The Applicant’s Project is designed anticipating two additional commercial tenant s. An
OmniTrans bus stop/shelter fronting the property will be relocated. Project
improvements include parking, landscaping, trash enclosure, loading area, access,
lighting, open dining/patio, and street improvements.
The Project fronts Barton Road and it is zoned Barton Road Specific Plan ("BRSP"),
General Commercial (GC).
The application includes the following requests:
• Conditional Use Permit for businesses proposing extended hours of operation.
The proposed hours of operation for all tenants are 6:00 a.m. to 12:00 a.m. After
midnight only the drive-through/pick-up lane servicing Suite A, will be open until
2:00 a.m.
• Site and Architectural Review for the construction of the proposed development.
• Variance to deviate from the twenty-foot front landscape setback requirement to
accommodate an open dinning/patio area.
• Sign Program to establish sign regulations unique to the center.
SITE AND SURROUNDING AREA:
The Project site consists of two existing lots that will be merged fronting Barton Road,
located about 250-feet from Vivienda Avenue and about 1,000-feet from Interstate-215.
The property is vacant, rectangular in shape, and the land gradually slopes from the
lowest grade at the south property line by five-feet within a span of 194-linear feet
towards the north property line. The site has some minor trees and overgrown
vegetation that will be cleared to make space for the new center. An OmniTrans bus
stop/shelter currently fronts the property, and it is located where the driveway is
proposed. The relocation of the OmniTrans bus stop/shelter has been included in the
Conditions of Approval Resolution and is to be relocated and completed by the
Applicant per OmniTrans and City standards.
Surrounding uses are as follows:
Zoning General Plan Existing Land Uses
North R2-Low Medium
Density Residential
Medium Density
Residential
Single Family Residential
and Multi-Family Residential
East BRSP-General
Commercial
General Commercial Multi-Family Residential -
Legal Nonconforming Use
South BRSP-General
Commercial
General Commercial Commercial Shopping
Center
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West BRSP-General
Commercial
General Commercial Commercial Use Medical
Office
GENERAL PLAN CONSISTENCY ANALYSIS:
Land Use
The property is designated General Commercial ("GC") within the General Plan Land
Use Element. This designation encompasses the area between Interstate -215 and
Canal Street. The Project is a commercial retail center consistent with the General
Commercial Designation which has the goal to provide a wide range of retail services
and commercial opportunities of underdeveloped properties. The Project is consistent
with the Land Use Element which promotes growth and commercial development.
Circulation
The Project is consistent with the Circulation Element Policies. Ba rton Road is a Major
Highway with 100-feet right-of-way servicing major commercial areas and has direct
access to Interstate 215. The Project has the ultimate right-of-way along the street
frontage and will not require additional street dedication. The A pplicant will provide the
necessary street improvements as determined by the Public Works Department,
including Project driveways, streetscape, utility relocation, and the relocation of an
OmniTrans bus stop/shelter.
The Applicant provided a parking demand analysis and circulation assessment based
on the parking requirements of the City’s Municipal Code and the City’s Vehicle Miles
Travelled (VMT) Resolution and Traffic Impact Analysis Guidelines established in July
2020, which demonstrated that the proposed onsite circulation and parking demand can
support the Project and meets the intent of the Circulation Element.
Noise
The Project is consistent with the Noise Element. The Applicant is proposing limited
extended hours of operation. The proposed hours of operation will be 6:00 a.m. to
midnight for all the tenants. After midnight, only the drive -through/pick-up lane will
continue to provide service until 2:00 a.m. The proposed drive-through does not include
an ordering speaker or menu board. The concept is “order in advance” and premade
pizza, ready for pick-up. The “order pick-up” window is located on the west side of the
building over 150-square-feet away from the nearest residential properties located to
the north; therefore, it has been determined the Project will not cause noise impacts to
adjacent properties. In addition, the Project design will incorporate Noise Barriers such
as decorative perimeter block walls with a combination of landscape planting material
and evergreen trees. The Project has been strictly conditioned for compliance with the
Noise Ordinance.
Water Quality
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In compliance with the Open Space and Conservation Element, the Applicant has
prepared a Water Quality Management Plan and a Preliminary Soils Engineering
Investigation Report. The structure and site improvements will be built strictly in
compliance with the current Grand Terrace Building Code and the San Bernardino
County Fire Department Regulations.
ZONING CONSISTENCY ANALYSIS:
The proposed Project site is zoned Barton Road Specific Plan, General Commercial
(BRSP, GC). This zoning designation consists mainly of strip commercial, a school,
and some residential uses. It is an area in transition with several residential structures
having been converted to commercial uses. This zoning supports a variety of uses
including restaurants.
The proposed Project is consistent with the development standards established on the
Barton Road Specific Plan-General Commercial District (Planning Area 1 - Master Plan
Area 2), except for the twenty-foot front landscape setback located on the south side of
the property fronting Barton Road. The Applicant has applied for a Variance proposing
to deviate from the twenty-foot front landscape setback requirement to accommodate an
open dining/patio area. The Project complies with all other development standards
including building height and lot coverage.
Conditional Use Permit
A Conditional Use Permit has been filed pursuant to Ordinance No. 332 proposing
extended hours operation.
The Applicant is proposing extended hours of operation for all tenants. The proposed
hours of operation for Suite A, “Piara Pizza, Fresh and Ready” will be from 6:00 a.m. to
midnight. The operational activities include counter service, outdoor dining (in the
open/dining patio), deliveries and pick-up service, and drive-through/pick-up lane
service. After midnight, the drive-through/pick-up service will remain open until 2:00
a.m. The proposed hours of operation for Suite D “Wing Stop” will be from 6:00 a.m. to
midnight. The restaurants operational activities will include indoor dining and outdoor
dining (in the open/dining patio), deliveries, and pick-ups. Future tenants for Suites B
and C are anticipated to have hours of operation between 6:00 a.m. to midnight.
Should he Applicant desire consideration for an amendment their hours, Staff has
included a condition of approval requiring a minor modification via an Administrative
Conditional Use Permit review for changes to the hours of operation.
The following table shows the proposed hours of operation.
Suite Indoor and Outdoor
Dining Hours
Pick-up and Delivery
Hours
Drive-Thru Pick-up
Lane Hours
A 6:00 a.m.- 12:00 a.m.
*Outdoor patio/dining only
6:00 a.m. – 12:00 a.m. 12:00 a.m.- 2:00 a.m.
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B, C, &
D
6:00 a.m.- 12:00 a.m. 6:00 a.m. – 12:00 a.m. N/A
The Project will be equipped with exterior security cameras providing line of sight to all
areas of the property. Lighting will be provided in the parking, walkway areas, and
along the building exterior. The site will be regularly maintained to keep the
landscaping, collection of litter, and overall upkeep to the building exterior and site .
The Project has been conditioned to submit a final operations plan for the overnight
activities, including compliance with noise, trash, loitering, overnight security, lighting,
and maintenance.
The City has the authority to revoke a conditional use permit to ensure the community’s
health, safety, and welfare.
Variance
The Applicant has applied for a Variance to deviate from the twent y-foot front landscape
setback requirement. The zoning requires a front setback of twenty feet, entirely
landscaped, and requires open spaces not to be located within a required setback. The
Project is positioned with a front building setback of approximately twenty-three-feet,
which exceeds the setback requirement. Within the frontage, the Applicant is proposing
to construct an open dining/patio extending ten feet into the landscape area. The
proposed open dining/patio encroaches inside the landscape area.
Even with the front landscape setback encroachment, the landscaping plans
demonstrate the Project will exceed the required landscaping percentage. The Project
has been strictly conditioned so that all proposed landscape areas are enhanced,
especially the areas fronting Barton Road.
In addition, the design includes a “pick-up only” drive-through lane. The drive-through
lane wraps around the north and west sides of the building, exiting towards Barton
Road. Other uses along Barton Road within the Gene ral Commercial zoning, such as
McDonalds, Miguel’s Jr., and Taco Bell have also received Planning Commission
approval to utilize the front landscape setback to accommodate open areas such as
drive-through lanes.
The demand for open outdoor dining has become increasingly popular in the wake of
the novel coronavirus (COVID-19), which has affected multiple types of businesses,
especially the way in which restaurants function. Overall, the open dining patio is best
design solution based on the lot size, locati on, and surrounding. Locating the outdoor
dining area activates the street with a functional and beautiful design. S pecial
circumstances exist to support the Variance request.
The findings in support of the Variance are included in the attached Resolution.
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Project Access and Onsite Parking
The site is bound by developed properties to the east, north, and west. One primary
Project driveway and a secondary drive-through lane are proposed. The southeast
corner fronting Barton Road is the project entry. The single building multi-tenant
structure will be situated toward the front of the lot, which allows adequate space for a
pick-up only lane to wrap around the building, thus providing a secondary outlet.
As cited in the parking demand analysis prepared by Linscott Law and Greenspan,
“Piara Pizza’s operational concept allows for the quick processing of vehicles within the
drive-through, which would replace the need for customers to park and enter the
restaurant to pick-up their takeout order. With this operational concept, the drive-
through pick-up lane is effectively considered additional movable parking supply.”
The parking requirement for Suite A with the “pick-up only” drive-through lane
component is one parking space per 75 square feet and Suites B, C, D, and the open
dining/patio have the requirement of one parking space per 200 square feet. The
Project requires a total of 45 parking spaces which have been incorporated; however,
the order pick-up lane has the car storage capacity for (8) eight additional vehicles;
which provides a total of 53 spaces.
The Project has been strictly conditioned so that the drive-through lane is utilized
exclusively for order “pick-up.”
The parking analysis demonstrates the parking arrangement, number of spaces and
drive through lane has adequately serves the future center. Staff supports the parking
analysis as it empirically addresses parking demands. Attached is the parking demand
and circulation analysis.
Grading/Site Plan/ Landscape
There is a ten-foot easement located along the west side of the property owned by the
Riverside Highland Water Company. The Applicant is proposing to construct a
bioretention basin within this easement area. An additional basin will be located within
the eastern landscape area comprising 80 feet from the south property line. A
perimeter decorative wall has been required for the Project. The walls located to the
west and east will gradually increase in height, starting from three -feet within the front
setback up to six-feet towards the back parking area. Along the he north, the property
is bounded by a residential neighborhood requiring a six-foot wall with a ten-foot
landscape buffer.
The loading area located on the north east corner of the property will serve a dual
purpose, to keep loading trucks away from blocking parking access and as a turn-
around for the trash collecting services. Due to limited after hour operations, security
lighting plan will be required and a photometric plan in compliance with the Municipal
Code has been submitted. Lighting will not exceed eighteen-foot in height and will not
glare onto adjoining properties or reflect onto public roadways.
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The development will include evergreen trees to the east, north, and west sides of the
property. All landscape areas will have a variety of trees, vines, drought tolerant
planting, shrubs, and groundcover. The open dining/patio columns, railings, and trellis
will be required to include climbing vines. The streetscape will include four mature trees
and the overall Project ‘s landscape will be compliant with the most recent Model Water
Efficient Landscape Ordinance as required by the State of California.
Architectural Floor Plans and Elevations
The floor plans identify the proposed square footage for each of the tenant spaces and
provide an estimated area dedicated for customers. Full interior floor plans will be
provided during the Building and Safety plan checking stage to allow each space to be
customized to tenant specifications. “Piara Pizza” will not include sitting areas inside
the unit (Suite A). Suites B and C will have an approximate customer area of 360
square feet each, and “Wing Stop” proposed in Suite D will have an approximate 440
square feet of customer area.
The Applicant is proposing a contemporary/modern building. The design elements
include significant vertical and horizontal wall articulations and accent elements. The
tallest architectural element will comply with the maximum height requirement of twenty -
eight (28) feet..
The main façade includes vertical corrugated metal siding, which the Applicant is
proposing to treat with a thick paint finish to avoid the reflective component, while
preserving the architectural change in texture and articulated surfaces. The Applicant is
proposing light gray (Dunn Edwards “Dolphin Tales”) as the dominant building color;
however, the articulation elements and accents will variate in colors, textures, and
materials. The architectural components include dark gray horizontal wood siding, and
vertical corrugated metal. The open outdoor patio/dining has been conditioned to be
painted in a single accent color and to include a permanent roofing material. The east
side of the building will include a couple of wall trellis to allow climbing vines to grow
along the walls and incorporate a natural articulation element. The Project’s
architecture will complement and enhance the “downtown” character of the Barton Road
corridor and will be compatible with surrounding uses and structures.
Sign Program
The Applicant is proposing a Sign Program establishing the sign standards necessary to
provide coordinated, proportional and complementary signs for the tenants and for
center monumentation. The Sign Program includes six designated wall sign areas and
one monument sign. The endcap tenants (Suites A and D) will be allowed one
additional sign on the corners side of their storefront. The proposed location,
dimensions and spacing of the signs is consistent with similar centers. The landlord will
be required to approve a proposed sign prior to the submittal for City permits and
approval.
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The Sign Program also includes requirements for the drive-thru signage, building
address, tenant address signs, regulatory signage, temporary signs, and maintenance
criteria. The specified sign size requirements will keep the scale, design, and location
consistent with the architectural character of the center.
Conditions of approval have been included to clarify consistency with the Municipal
Code, including required landscape in relation to the monument sign, maximum sign
height, and consistency with City’s prohibited signs. The design and location of all signs
associated with this Project are consistent with the scale and character of the building to
which they are attached or otherwise associated with and are consistent with the Grand
Terrace Municipal Code.
The findings to support this Sign Program have been made and have been included on
the attached Resolution.
AGENCY REVIEW COMMENTS:
The Project Plans were distributed to various agenci es and City Departments for review
and comments.
Conditions of approval from the City’s Building and Safety Division and Public Works
Division have been included in the attached Resolution.
The Applicant shall comply with the conditions of approval established by San
Bernardino County Fire under Record Number FPLN-2020-00142.
The Applicant shall comply with the requirements established by the Riverside Highland
Water Company, Colton Water and Wastewater Department, Burrtec, and San
Bernardino County Division of Environmental Health Services.
ENVIRONMENTAL REVIEW:
The Project qualifies for a categorical exemption, pursuant to Section 15332 of the
California Environmental Quality Act (CEQA) Guidelines, which exempts infill projects
that (a) are consistent with the general plan designation and zoning regulations; (b) the
development occurs within city limits on a project site of no more than five acres
substantially surrounded by urban uses; (c) the 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; and (e) the
site can be adequately served by all required utilities and public service.
PUBLIC NOTICE:
Public notice of the Project was published in Grand Terrace City News, posted at three
public places and mailed to property owners within 500 -foot radius of the site.
To date, staff has not received any comments.
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CONCLUSION:
The Project is consistent with the General Commercial Designation which goal is to
provide a wide range of retail services and promote economic development. The
Project is consistent with the zoning requirements. The limited after-hours operation
provides longer dining opportunities within a regu lated context. The Variance request
activates the street and enhances the frontage with a clean modern design. The
parking and circulation analysis demonstrates there are no anticipated stacking issues,
and the proposed parking is sufficient to service the proposed development. The
building architecture, landscaping, and Sign Program will be consistent with the
surrounding commercial developments. Overall, the Project will be a vital addition to
the Barton Road corridor.
Staff recommends adoption of the attached Resolution approving the Project.
ATTACHMENTS:
• Bickel Resolution (DOC)
• Exhibits to Conditions of Approval (PDF)
• Notice of Exemption (PDF)
• Renderings and Material Board (PDF)
• Terrace Plaza Sign Program r2 (PDF)
• LLG - 22200 Barton Road Project Parking Demand Analysis and Traffic Impact
Assessment 1-28-21 (PDF)
APPROVALS:
Haide Aguirre Completed 03/11/2021 11:09 AM
Steven Weiss Completed 03/11/2021 11:10 AM
City Attorney Completed 03/11/2021 11:10 AM
Steven Weiss Completed 03/11/2021 11:10 AM
Planning Commission/Site And Architectural Review Board Pending 03/18/2021 6:30
PM
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Page 1 of 16
RESOLUTION NO. 2021-
A RESOLUTION OF THE PLANNING COMMISSION/SITE AND
ARCHITECTURAL REVIEW BOARD OF THE CITY OF GRAND
TERRACE, CALIFORNIA, ADOPTING AND FINDING AN
ENVIRONMENTAL EXEMPTION FOR THE PROPOSED PROJECT
PURSUANT TO SECTION 15332 OF THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA) GUIDELINES
(ENVIRONMENTAL 20-08), AND APPROVING CONDITIONAL USE
PERMIT 21-01, SITE AND ARCHITECTURAL REVIEW 20-08,
VARIANCE 20-01, AND SIGN PROGRAM 20-05 TO CONSTRUCT A
MULTI-TENANT SHOPPING CENTER WITH A “PICK UP ONLY”
DRIVE-THROUGH LANE, LOCATED AT BARTON ROAD (APN: 0275-
242-10-0000 AND 0275-242-11-0000)
WHEREAS, Golden Star Investments (“Applicant”) represented by Annaliza
Cardon from Bickel Group Architecture, has filed Conditional Use Permit 21-01, Site and
Architectural Review 20-08, Variance 20-01, Sign Program 20-05, and Environmental 20-
08 proposing to construct a 5,342 square-foot Multi-Tenant Shopping Center with a 1,275
square-foot open dining/patio area, and a “pick-up only” drive-through lane on two lots
measuring approximately 0.88-acres. The improvements include outdoor dining, parking,
landscaping, trash enclosure, loading area, access, the relocation of an OmniTrans bus
stop/shelter, and street improvements; and
WHERAS, the Applicant has applied for a Conditional Use Permit (CUP 21-01)
pursuant of Ordinance No. 332, proposing limited after hour business activity availability
for tenants; and
WHEREAS, the Applicant has applied for a Site and Architectural Review (SA 20-
08) for the construction of the proposed development; and
WHEREAS, the Applicant has applied for a Variance (V 20-01) to deviate from the
twenty-foot front landscape requirement located on the south side of the property; and
WHERAS, the Applicant has applied for a Sign Program Application (SGN 20-05)
proposing to establish the sign standards for the multi-tenant development; and
WHEREAS, Conditional Use Permit (CUP 21-01), Site and Architectural Review
(SA 20-08), Variance (V 20-01), and Sign Program (SP 20-05) are collectively referred to
as the “Project;” and
WHEREAS, the Project site is zoned Barton Road Specific Plan (BRSP), General
Commercial, located at Barton Road, APN’s: 0275-242-10-0000 and 0275-242-11-0000;
and
C.1.a
Packet Pg. 17 Attachment: Bickel Resolution (CUP 21-01, SA 20-08, V 20-01, SP 20-05 and E 20-08 -The Bickel Group #2)
Page 2 of 16
WHEREAS, the Project qualifies for a categorically exemption, pursuant to Section
15332 of the California Environmental Quality Act (CEQA) Guidelines, which exempts
infill projects that (a) are consistent with the general plan designation and zoning
regulations; (b) the development occurs within city limits on a project site of no more than
five acres substantially surrounded by urban uses; (c) the 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; and (e) the site
can be adequately served by all required utilities and public services.; and,
WHEREAS, on March 18, 2021, the Planning Commission conducted a duly
noticed public hearing at a special meeting on Project at the Grand Terrace City Council
Chambers located at 22795 Barton Road, Grand Terrace, California 92313 and
concluded the hearing on said date; and
WHEREAS, all legal prerequisites to the adoption of this Resolution have
occurred.
NOW THEREFORE, THE PLANNING COMMISSION OF THE CITY OF GRAND
TERRACE DOES HEREBY RESOLVE AS FOLLOWS:
1. The recitals set forth above are true and correct and incorporated herein by this
reference.
2. 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 March 18, 2021, public hearing, the
Planning Commission/Site and Architectural Review Board hereby finds that the
Project is categorically exempt; pursuant to Section 15332, from the provisions of
the California Environmental Quality Act (CEQA) and adopts Environmental 20-08.
The Notice of Exemption prepared in connection with the Project has been
reviewed and considered and reflects the independent judgment of the Planning
Commission/Site and Architectural Review Board and is hereby adopted.
3. 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 an d written staff
reports and attachments) presented at the March 18, 2021, public hearing, the
Planning Commission/ Site and Architectural Review Board finds as follows with
respect to Conditional Use Permit 21-01:
a. The proposed use will not be detrimental to the health, safety, morals, comfort,
or general welfare of the persons residing or working within the neighborhood
of the proposed Project or within the City. Ordinance No. 332 requires a
Conditional Use Permit review and approval for uses proposing to operate any
time between 11:00 p.m. and 6:00 a.m. The Project is proposing limited
C.1.a
Packet Pg. 18 Attachment: Bickel Resolution (CUP 21-01, SA 20-08, V 20-01, SP 20-05 and E 20-08 -The Bickel Group #2)
Page 3 of 16
extended after hours of operations; therefore, triggering this Conditional Use
Permit review process.
The proposed hours of operation for Su ite A, “Piara Pizza, Fresh and Ready”
will be from 6:00 a.m. to midnight. The operational activities include counter
service, outdoor dining (in the open/dining patio), deliveries and pick-up
service, and drive-through window lane service. After midnight, the drive-
through/pick-up service will remain open until 2:00 a.m. The proposed hours of
operation for Suite D “Wing Stop” will be from 6:00 a.m. to midnight. The
restaurant operational activities will include indoor dining and outdoor dining (in
the open/dining patio), deliveries, and pick-ups. Future tenants for suites B
and C are anticipated to have hours of operation between 6:00 a.m. to
midnight. The Applicant will provide overnight lighting, security cameras, and
onsite maintenance. The proposed limited extended hours are consistent with
the zoning and will not be detrimental to the health, safe ty, morals, comfort, or
general welfare of the neighboring residents.
The Applicant would like future consideration for potential modified operation.
Staff has included a condition of approval requiring an Administrative
Conditional Use Permit should the hours of operation be extended. In addition,
a condition of approval has been included requiring the Applicant to submit a
final operations plan for the proposed hours of operation sd psrt of this project.
b. The proposed use will not be injurious to property or improvements in the
neighborhood or within the City. The Barton Road Specific Plan allows a
Conditional Use Permit review process for uses proposing to operate after
hours. The proposed multi-tenant center is consistent with the General Plan
and Municipal Code. The Conditional Use Permit allows the City to impose
conditions of approval to prevent impacts to the adjacent properties caused by
the limited extended overnight hours of operation. The Project has been
conditioned to regulate compliance with noise, trash, loitering, overnight
security, lighting, and onsite maintenance. The City has the authority to revoke
a conditional use permit to ensure the community’s health, safety, and welfare
are protected. The Project will be equipped with exterior security cameras.
The cameras will have a line of sight to all areas of the property. Lighting will
be provided in the parking, walkway areas, and on the building exterior. The
site will be maintained regularly to keep the landscaping, collection of litter, and
overall upkeep to the building exterior and center. The proposed extended
hours of operations will not be injurious to property or improvements in the
neighborhood or City.
c. The proposed use will be consistent with the latest adopted General Plan. The
proposed multi-tenant development and proposed hours of operation are
consistent with the Barton Road Specific Plan, General Commercial zoning
designation and with the latest adopted General Plan.
C.1.a
Packet Pg. 19 Attachment: Bickel Resolution (CUP 21-01, SA 20-08, V 20-01, SP 20-05 and E 20-08 -The Bickel Group #2)
Page 4 of 16
d. Conditions necessary to secure the purposes of the Barton Road Specific Plan,
General Commercial have been applied to the Project.
4. Based upon the forgoing and all oral and written comm unications from members of
the public and City staff (including, but not limited to, all oral and written staff
reports and attachments) presented at the March 18, 2021, public hearing, the
Planning Commission/Site and Architectural Review Board finds as follows with
respect to Site and Architectural Review 20-08:
a. The Project is consistent with the intent of the Grand Terrace Municipal Code
and General Plan. The proposed Multi-Tenant Shop with a “pick-up only” drive-
through restaurant is consistent with the Municipal Code, General Plan and is
consistent with the Barton Road Specific Plan, General Commercial
designation, which supports restaurants and retail businesses. The Project site
is designated General Commercial on the General Plan Land Use Map. The
Project is consistent with the General Commercial Land Use which goal is to
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.
The Project is consistent with the Circulation Element. Barton Road is a Major
Highway with a 100-foot right-of-way, which provides direct service to major
commercial areas and provides a well-maintained roadway system. The
proposed Project will not require additional dedication; however, the Applicant
will provide the necessary street improvements as determined by the Public
Works Department, including the relocation of the OmniTrans bus stop/shelter
that fronts the proposed Project’s entry access. The proposed drive-through
lane will be exclusively utilized for “order pick-up”. There will be no ordering
menu or speakers; therefore, the pick-up lane functions as a moving parking
and eliminates car stacking issues. The Applicant provided a parking demand
analysis and circulation assessment based on the parking requirements of the
City’s Municipal Code and the City’s Vehicle Miles Traveled (VMT) Resolution
and Traffic Impact Analysis Guidelines established in July 2020, which
demonstrated that the proposed on-site circulation and parking demand can
support the Project and meets the intent of the Circulation Element. The City
Engineer reviewed the analysis and there was no traffic study required.
The Project is consistent with the Noise Element. The pick-up window is
located on the west side of the building over 150-feet away from the nearest
residential properties located to the north; therefore, it has been determined,
the Project will not cause noise impacts to adjacent properties. In addition, the
Project will incorporate Noise Barriers such as decorative perimeter block walls
with a combination or landscape and evergreen trees. The Project is proposing
limited extended after-hours availability for tenants; however, the Project has
been conditioned for compliance with the Noise Ordinance.
C.1.a
Packet Pg. 20 Attachment: Bickel Resolution (CUP 21-01, SA 20-08, V 20-01, SP 20-05 and E 20-08 -The Bickel Group #2)
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In compliance with the Open Space and Conservation Element, the Applicant
has prepared a Water Quality Management Pan and a Preliminary Soils
Engineering Investigation Report. The structure will be built in compliance with
the Building Code and San Bernardino County Fire Department Regulations.
The Project complies with the Barton Road Specific Plan, General Commercial
designation which overall goal is to create a dynamic “downtown” commercial
center that is attractive and of high quality, unifying community design image
and providing a balanced mixture of commercial and
administrative/professional uses with safe, efficient circulation and access. The
General Commercial designation is closest to the Interstate-215 and consist
mainly of residential uses, a school, and some strip commercial. It is an area in
transition with several residential structures having been converted to
commercial uses. This area supports a variety of uses including but not limited
to supermarkets, drug stores, variety stores, hotels, and restaurants. The
proposed Project is consistent with the development standards established on
the Barton Road Specific Plan-General Commercial District (Planning Area 1 –
Mater Plan Area 2), except for the front landscape setback, located on the
south side of the property fronting Barton Road. The twenty-foot front
landscape setback requires to be entirely landscaped. The Applicant is
deviating from this requirement and has applied for a Variance proposing to
accommodate an open/dining area within ten-foot of the required setback.
Developments that include open dining structures have become increasingly
desirable within recent years and have become a necessity within the last year,
due to changing times triggered by the most recent pandemic; and the
consequences that affected the ability to provide indoor services for multiple
types of businesses, including restaurants. The Project complies with all other
development standards including building height and lot coverage.
b. The location and configuration of all structures associated with this Project are
visually harmonious with this site and surrounding sites and structures, that
they do not interfere with the neighbors' privacy, that they do not unnecessarily
block scenic views from other structures and/or public areas and are in scale
with the townscape and natural landscape of the area. The proposed Project
will be visually harmonious, the structure will not interfere with neighbor’s
privacy as the building has been located towards the south side of the property
fronting Barton Road and about one-hundred feet away from the residences
located to the north. The building height is consistent with the zoning. The
proposed style of the building will be contemporary/modern. The landscape will
enhance and complement the surrounding General Commercial area. Overall,
the Project is consistent with the Barton Road Specific Plan goals and
objectives to create and enhance the downtown character, while promoting
economic development, and maintaining the community design character,
environmental quality, and a high level of public services. The proposed
development is consistent with surrounding uses along Barton Road and it will
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Packet Pg. 21 Attachment: Bickel Resolution (CUP 21-01, SA 20-08, V 20-01, SP 20-05 and E 20-08 -The Bickel Group #2)
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help support the Goal of the Barton Road Specific Plan to create a “dynamic”
commercial center.
c. The architectural design of structures, their materials, and colors are visually
harmonious with the surrounding development, natural landforms, are
functional for the Project and are consistent with the Grand Terrace Municipal
Code. The proposed structure will comply with the general architectural
guidelines for all development established by the Barton Road Specific Plan.
The Applicant is proposing a contemporary/modern building. The design
elements include significant vertical and horizontal wall articulations and accent
elements. The main façade includes vertical corrugated metal siding, which
the Applicant is proposing to treat with a paint finish to avoid the reflective
component, while preserving the architectural change in texture and articulated
surfaces. The Applicant is proposing light gray (Dunn Edwards “Dolphin
Tales”) as the dominant building color; however, the articulation elements and
accents will variate in colors, textures, and materials. The articulation elements
located to the south-west corner of the property will include horizontal wood
texture siding in dark gray color with a combination of vertical galvanized
corrugated metal siding, the south-east corner of the building will include a red
clay accent color with vertical galvanized corrugated metal siding, and the
north-west corner of the building will also include horizontal wood texture siding
in dark gray color. Adding to the articulation elements, the open outdoor dining
area located on the south side of the property will be conditioned to be painted
in one single accent color and to include a permanent roofing material. The
east side of the building will include a couple of wall trellis to allow climbing
vines to grow along the walls and incorporate a natural articulation element.
The Project’s architecture will complement and enhance the “downtown”
character and identity of the Barton Road Corridor and be compatible with
surrounding uses and structures.
d. The plan for landscaping and open spaces provides a functional and visually
pleasing setting for the structures on this site and is harmonious with the
natural landscape of the area and nearby developments. A perimeter
decorative wall has been required for the Project. The walls located to the
west and east will gradually increase in height, starting from three-feet within
the front setback up to six-feet towards the back parking area. The Applicant
has requested a Variance to deviate from the front landscape setback at
Barton Road to accommodate an open dining area. The proposed open/dining
area will be required to include patterned colored concrete. In addition, the
Project’s ingress and egress areas will include decorative pavers. The
Applicant will be required to enhance the proposed ten feet of landscaping
setback fronting Barton Road as well as enhance all other proposed planting
areas. The proposed development will include numerous landscaping areas,
including a ten-foot landscape buffer to the east and north perimeter and a
twenty-two-foot landscape buffer to the west perimeter. Overall, the Project is
proposing a landscape area greater than the minimum requirement. The
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Packet Pg. 22 Attachment: Bickel Resolution (CUP 21-01, SA 20-08, V 20-01, SP 20-05 and E 20-08 -The Bickel Group #2)
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perimeter landscaping will include evergreen trees to the east, north, and west
sides of the property, landscape islands, shrubs, multiple-colored/drought
tolerant planting, shrubs, planting material, and groundcover. The street scape
will include four trees compliant with the Municipal Code requirements. The
landscape will be compliant with the Municipal Code and with the most recent
Model Water Efficient Landscape Ordinance by the State of California.
e. There is no indiscriminate clearing of property, destruction of trees or natural
vegetation or the excessive and unsightly grading of hillsides, thus the natural
beauty of the City, its setting and natural landforms are preserved. The site is
relatively flat, it will require minimal grading, there are no hillsides. The Project
requires the clearing of the property including approximately four minor trees
and overgrown weeds.
f. The design and location of all signs associated with this Project are consistent
with the scale and character of the building to which they are attached or
otherwise associated with and are consistent with the Grand Terrace Municipal
Code. The Applicant is proposing a sign program to establish sign regulations
unique to the center. The proposed sign program will include six designated
wall sign areas and a monument sign located at the south east entrance of the
property. The proposed signs will be consistent with the scale and character of
the building.
g. Conditions of approval for this Project necessary to secure the purposes of the
Grand Terrace Municipal Code and General Plan have been applied to the
Project.
5. 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 March 18, 2021, public hearing, the
Planning Commission/Site and Architectural Review Board hereby finds as follows
with respect to Variance 20-01:
a. A special circumstance regarding the size, shape, topography, location, or
surroundings of the subject property exists. The site is restricted by its size,
location, and surroundings; therefore, the Applicant has applied for a Variance
to deviate from the twenty-foot front landscape setback. The Barton Road
Specific Plan, General Commercial (BRSP,GC) zoning requires a twenty-foot
building front setback, entirely landscaped, and requires open spaces not to be
located within a required setback. The Project is proposing a front building
setback of approximately twenty-three-feet, which exceeds the setback
requirement. However, the Applicant is proposing to construct an open
dining/patio within ten-feet of the twenty-foot front landscape area requirement.
Even with the front landscape setback reduction, the Project will exceed the
required landscape and have a total of 7,326 square foot of green areas. The
Project will be conditioned so that all proposed landscape areas are enhanced,
especially the areas fronting Barton Road. The Applicant will be required to
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Packet Pg. 23 Attachment: Bickel Resolution (CUP 21-01, SA 20-08, V 20-01, SP 20-05 and E 20-08 -The Bickel Group #2)
Page 8 of 16
include the use of landscaping vines on the open dining/patio columns, railings,
and trellis. The development also includes a “pick-up only” drive-through lane;
there will be no order menu and speaker included with this proposal. The
drive-through lane wraps around the north and west sides of the building to
service Suite A. Other uses along Barton Road within the General Commercial
zoning, such as McDonalds, Miguel’s Jr., and Taco Bell have also received
Planning Commission approval to utilize the front landscape setback to
accommodate open areas such as drive-through lanes driveways and
pedestrian accessible opportunities are not possible without considering these
lots as having a physical hardship since access can only be achieved from
Barton Road.
The need for open outdoor dining has become increasingly essential in the
wake of the novel coronavirus (COVID-19), which has affected multiple types
of businesses, especially the way restaurants function. Overall, the open
dining/patio is located as part of the front open space and is the best design
solution based on the lot size, location, and surroundings; therefore, special
circumstances exist to support the variance.
b. Because of the special circumstance, the strict application of the zoning
ordinance deprives the subject property of privileges enjoyed by other property
in the vicinity and under identical zoning classification. The size, location, and
surroundings of the site pose a special circumstance that restricts the design
location of the open dining area and therefore reducing the front setback
landscape requirement. The Project is proposing approximately twenty-three-
feet front setback, which exceeds the twenty-foot front building setback
requirement; however, the BRSP, GC zoning requires the twenty-foot front
setback to be entirely landscaped. The proposed open dining/patio area will
reduce the landscaped area but not the overall building setback requirement.
The total landscape areas will exceed the minimum landscape requirement for
the Project. In addition, existing restaurants under the same zoning
classification have encounter similar front setback landscape reductions to
accommodate open areas, such as drive-through lanes; therefore, similar
circumstances exist to other uses within the same zoning classification.
c. The granting of the variance will not constitute the grant of special privileges
inconsistent with the limitations upon other properties in the vicinity and district
in which the property is situated. The granting of the Variance for the required
twenty-foot front landscape setback will not constitute the grant of special
privileges, because existing uses along Barton Road have encounter similar
circumstances to accommodate open areas within the front landscape setback
requirement, such as drive-through lanes.
d. The granting of the variance will not authorize a use or activity which is not
otherwise expressly authorized by the district governing the parcel of property.
The reduction of twenty-foot landscape front setback to accommodate an open
dining patio will not authorize a use or activity not permitted in the underlying
C.1.a
Packet Pg. 24 Attachment: Bickel Resolution (CUP 21-01, SA 20-08, V 20-01, SP 20-05 and E 20-08 -The Bickel Group #2)
Page 9 of 16
zone district. The proposed multi-tenant commercial development is a
permissible use in the BRSP, GC zoning designation.
e. The granting of the variance will not result in a situation inconsistent with the
latest adopted General Plan. The Project is consistent with the General
Commercial Land Use Element which goal is to provide a wide range of retail
and service commercial opportunities. Restaurant uses are supported in the
General Commercial designation.
f. Conditions necessary to secure the above findings are made a part of the
approval of the variance.
6 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 March 18, 2021, public hearing, the
Planning Commission/Site and Architectural Review Board finds as follows with
respect to Sign Program 20-05:
a. The proposed Sign Program is consistent with the development standards for
signs as provided in Chapter 18.80 – Signs. The Applicant is proposing a Sign
Program establishing the sign standards necessary to provide coordinated,
imaginative, and proportional exposure for all the tenants to be located within
the center. The proposed sign program includes six wall sign areas and a
monument sign located at the south east entrance of the property. The endcap
tenants will be allowed one additional sign on the corners side of their
storefront. In addition, every tenant space will have a sign copy area on the
proposed monument sign located on the Project’s entrance. The proposed
monument sign will be constructed five-feet from the front property line as
permissible by the Barton Road Specific Plan, General Commercial, Planning
Area 1-Master Plan Area 2. The location will not cause line of sight issues.
The Sign Program includes requirements for the drive-thru signing, front
address, rear tenant address signs, regulatory signag e, temporary signs, and
maintenance. The specified sign size requirements will keep the scale, design,
and location consistent with the architectural character of the center.
Conditions of approval have been included to clarify consistency with the
Municipal Code, including required landscape to the monument sign, maximum
sign height, and consistency with City’s prohibited signs. The design and
location of all signs associated with this Project are consistent with the scale
and character of the building to which they are attached or otherwise
associated with and are consistent with the Grand Terrace Municipal Code.
b. The design, location, and scale of proposed signs for the integrated
development are in keeping with the architectural character of the
development. The proposed location and spacing of the sings will generally
conform at a location which centers on tenant’s space and the maximum height
will not exceed twenty-feet. The landlord will be required to approve a
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Packet Pg. 25 Attachment: Bickel Resolution (CUP 21-01, SA 20-08, V 20-01, SP 20-05 and E 20-08 -The Bickel Group #2)
Page 10 of 16
proposed sign prior to the submittal for City permits and approval. Tenants are
responsible for keeping the signage in good working order. The specified sign
size requirements will keep the scale, design, and location consistent with the
architectural character of the center. The proposed signs will be consistent
with the scale and character of the building.
BE IT FURTHER RESOLVED that, 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 March 18, 2021, public
hearing, Conditional Use Permit 20-01, Site and Architectural Review 20-08, Variance
20-01, and Sign Program 20-05 are hereby approved subject to the following conditions:
1. Conditional Use Permit 21-01, Site and Architectural Review 20-08, Variance 20-
01, and Sign Program 20-05 are approved to construct and establish a 5,342
multi-tenant commercial building on two vacant sites measuring 0.88 acres,
located at APN: 0275-242-10-0000 and 0275-242-11-0000, zoned Barton Road
Specific Plan, General Commercial (GC). The proposal includes four tenant
spaces, a 1,275 square-foot outdoor dining/patio area, and a drive-through lane to
be exclusively utilized for order “pick-up only.” There is no order menu and
speaker box included with this approval. The “pick-up only” drive-through lane will
serve Suite A, located on the west side of the property. A Conditional Use Permit
has been submitted pursuant of Ordinance No. 332 for the review of limited
extended after hour operational activities. A Variance has been submitted to
deviate from the twenty-foot front building setback which requires to be entirely
landscaped to accommodate an open dining/patio area. A Sign Program has
been submitted to establish sign requirements unique to the center. An
OmniTrans bus stop/shelter fronting the Project’s entrance will be relocated. The
improvements include parking, landscaping, trash enclosure, loading area, access,
open dining/patio, and street improvements. This approval is based on the
application and materials submitted on November 1, 2020, including the revised
plans and materials dated February 2, 2021. These plans are approved as
submitted and conditioned herein and shall not be further altered except as
modified by these conditions of approval, and unless reviewed and approved by
the affected city departments.
2. If not appealed, this approval shall become effective on the eleventh (11th) day
after the date of the Planning Commission’s approval; or the next city business
day following such eleventh (11th) day when the eleventh (11th) day is not a city
business day. This approval shall expire twelve (12) months from the date of
adoption of this resolution unless building permits have been issued and a
substantial investment in reliance of those permits has occurred; all conditions of
approval have been met; or a time extension has been granted by the City, in
accordance with Chapter 18.63-Site and Architectural Review, Chapter 18.86-
Variance, and Chapter 18.83-Conditional Use Permit of the Zoning Code. Time
extensions shall be filed at least sixty (60) days prior to the expiration date.
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3. Minor modifications to this approval which are determined by the Planning and
Development Services Director to be in substantial conformance with the
approved site plan, and which do not intensify or change the use or require any
deviations from adopted standards, may be approved by the Planning and
Development Services Director upon submittal of an application and the required
fee.
4. The Applicant shall defend, indemnify, and hold harmless the City of Grand
Terrace and its officers, employees, and agents from and against any claim,
action, or proceeding against the City of Grand Terrace, its officers, employees,
or agents to attack, set aside, void, or annul any approval or condition of approval
of the City of Grand Terrace concerning this Project, including but not limited to
any approval or condition of approval of the Planning Commission, or Planning
and Development Services Director. The City shall promptly notify the Applicant
of any claim, action, or proceeding concerning the Project and the City shall
cooperate fully in the defense of the matter. The City reserves the right, at its
own option, to choose its own attorney to represent the City, its officers,
employees, and agents in the defense of the matter.
5. Conditional Use Permit 21-01 shall permit uses to operate after hours with limited
functions provided that appropriate security and maintenance measures have
been submitted for review and approval by the Planning Division. Hours of
operation shall be Monday through Sunday from 6:00 a.m. to midnight for all
tenants. After midnight, only the drive-through/pick-up lane, servicing Suite A, will
remain open until 2:00 a.m.
6. Prior to the issuance of the first building permit, the Applicant shall provide a final
operations plan for the proposed extended hours of operation, including specific
information about security cameras, lighting, noise, and site maintenance. The
Operations Plan shall be reviewed and approved by the Planning Director.
7. Future changes to the hours of operation shall require a Minor Modification via an
Administrative Conditional Use Permit, for review and approval by the Planning
Director. Such modifications shall require a revised operational security plan,
including but not limited to onsite security, lighting, noise, and maintenance.
8. The Planning Commission/Site and Architectural Review Board shall have the
authority to issue and revoke Conditional Use Permit 21-01 in regard to limited
after hour operation per the approved operation plan in order to ensure 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 zoning.
9. The Planning Commission/Site and Architectural Review Board may periodically
review, modify, or revoke a conditional use permit pursuant of Chapter 18.83 of
the Grand Terrace Municipal Code.
C.1.a
Packet Pg. 27 Attachment: Bickel Resolution (CUP 21-01, SA 20-08, V 20-01, SP 20-05 and E 20-08 -The Bickel Group #2)
Page 12 of 16
10. In the event that exhibits, and written conditions are inconsistent, the written
conditions shall prevail.
11. Construction and operational activities associated with the Project shall comply
with the regulations of the City’s Noise Ordinance, Chapter 8.108 of the Grand
Terrace Municipal Code.
12. The Applicant “Golden Star Investments” shall obtain a City’s Business License
from the Finance Division and shall be renewed annually, at the beginning of each
calendar year, during the month of January, for as long as the business in
operation.
13. Prior to the issuance of the first certificate of occupancy for the center, the
Applicant shall ensure that all individual business tenants located at the Project
property, including but not limited to “Piara Pizza” and “Wing Stop”, obtain a
business license from the Finance Division. The Business License shall be
renewed annually, at the beginning of each calendar year, during the month of
January, for as long as each tenant business remains in operation.
14. Future tenants shall obtain Land Use approval by the Planning Division, shall
obtain clearances by the Building and Safety Division, including but not limited to
tenant improvements and Certificate of Occupancy, shall obtain a Business
License from the Finance Division to be renewed annually as long as businesses
remain in operation, and shall obtain all required clearances established by the
City.
15. The Applicant shall pay all applicable development impact fees and demonstrate
the payment of school impact fees to the Building and Safety Department.
16. All contractors shall acquire a valid City business license and be in compliance
with all City Codes.
17. The Applicant shall comply with all requirements of the City of Grand Terrace
Building and Safety Division, including the Conditions of Approval contained in the
Building and Safety Memorandum dated February 22, 2021, attached hereto as
Exhibit 1.
18. The Applicant shall comply with all requirements of the City of Grand Terrace
Public Works Division, including the Conditions of Approval contained in the Public
Works Memorandum dated February 25, 2021, attached hereto as Exhibit 2.
19. Prior to the issuance of building permits, the Applicant shall comply with Burrtec’s
requirements per AB 2766 and City of Grand Terrace contractual requirements per
the Memorandum dated, January 20, 2021, attached hereto as Exhibit 3. Under
C.1.a
Packet Pg. 28 Attachment: Bickel Resolution (CUP 21-01, SA 20-08, V 20-01, SP 20-05 and E 20-08 -The Bickel Group #2)
Page 13 of 16
no condition shall the Applicant, tenant or assignee contract for construction, solid
waste, recycling, or green waste services with any independent disposal service.
20. Prior to the issuance of building permits, the Applicant shall comply with the
Conditions of Approval contained in the San Bernardino County Fire Department,
permit number FPLN-2020-00142, attached hereto as Exhibit 4.
21. Prior to the issuance of building permits, the Applicant shall obtain all clearances
by the San Bernardino County Division of Environmental Health Services (DEHS)
for food service tenants.
22. Prior to the issuance of building permits, the Applicant shall obtain all requisite
permits and clearances from Riverside Highland Water Company (RHWCO).
Including approval for the construction of a bio-retention basing within their ten-
foot easement located to the west side of the property.
23. Prior to the issuance of building permits, the Applicant shall comply with all the
requirements of the City of Colton Water and Wastewater Department, relating to
sewer service requirements.
24. Prior to the issuance of building permits, the Lot Merger 20-02 shall be reviewed
and approved by the City Engineer and shall be recorded at the Office of the
county of San Bernardino Recorder’s Office. The Lot Merger cost for said review
and recording shall be borne by the Applicant.
25. Prior to the issuance of a construction permit for the street improvements, the
Applicant shall relocate the OmniTrans bus shelter across Barton Road per City
and OmniTrans standards, including but not limited to providing plans showing the
exact placement where the bus stop will be moved to, show a minimum 25-feet
long stretch of 10-feet wide regular sidewalk for shelter and ADA passenger
boarding, provide thick concrete pad in the pavement of the street, coordinate with
OmniTrans regarding traffic control, bus stop signal, and temporary closure during
construction. All cost associated by said relocation shall be borne by the
Applicant.
26. The drive-through lane shall be utilized for “pick-up only.” Drive-through speaker
and menu are strictly prohibited. The Applicant shall identify on the design plans
that the drive-through lane will not include a menu and speaker and shall be
exclusively utilized for window “pick-up only”.
27. If parking problems arise, the property owner shall institute all operational
measures that are necessary to minimize or eliminate such problems, including
but not limited to providing free on-site valet service, and/or acquisition of offsite
parking area through a shared parking agreement.
C.1.a
Packet Pg. 29 Attachment: Bickel Resolution (CUP 21-01, SA 20-08, V 20-01, SP 20-05 and E 20-08 -The Bickel Group #2)
Page 14 of 16
28. The Applicant or assignee shall, within 30 days of a parking issue arising, provide
an alternative offsite parking overflow plan. Said plan shall be reviewed by the
Director of Planning and Development Services. The Applicant shall be required
to secure offsite parking agreement should any parking issues occur during
operational hours.
29. Loading and unloading delivery activities of motor trucks and other vehicles shall
be prohibited from 10:00 p.m. to 7:00 a.m.
30. The construction plans shall include a note identifying the proposed open
dining/patio paving material and color. The open dining/patio shall be hardscaped
with patterned colored concrete or pavers, the color and material shall be reviewed
and approved by the Planning Division.
31. Proposed lighting shall not glare onto adjoining properties and may need to be
shielded per the approved photometric plan. Lighting shall not exceed eighteen
feet in height from the finished grade and shall be designed to reflect away from
residential district and public roadways.
32. Prior to issuance of building permits for the perimeter decorative block walls on
shared property lines, the Applicant shall submit a Fence/Wall Agreement signed
by the adjacent property owners authorizing construction of the wall on the shared
property line. In the absence of a Fence/Wall agreement, the construction plans
shall demonstrate the perimeter decorative block walls to be constructed entirely
inside the property.
33. The perimeter block wall to the east and west shall be 3-feet high within the 20-
foot front set-back, gradually increase in height up to 4-feet and 5-feet within the
next seventy feet and increase up to six-feet high after approximately ninety-feet
measured from the front property line.
34. The 15-feet decorative paving at the Project ingress and egress access shall
match the color used within the same zoning designation and shall approved by
the Planning Division. Identify the proposed color in the construction plans.
35. The patterned color concrete for the open dining/patio area shall be approved by
the Planning Division. Identify the patterned style and color in the construction
plans.
36. The open dining/patio shall be the same color on both patio sections. The color
“preserve” shall be changed to “monarch migration.” A different color proposal
shall be approved by the Planning Division.
37. The Elevations shall identify the proposed color for the corrugated vertical metal
siding (11/J). The proposed color shall be approved by Planning.
C.1.a
Packet Pg. 30 Attachment: Bickel Resolution (CUP 21-01, SA 20-08, V 20-01, SP 20-05 and E 20-08 -The Bickel Group #2)
Page 15 of 16
38. The proposed roofing material for the outdoor patio shall be made of a permanent
material, such as wood trellis or tile. The proposed material shall be identified on
the Elevations and shall be approved by the Planning Division.
39. Prior to the issuance of building permits, the Applicant shall submit three (3)
copies of the landscape and irrigation plan for the Project to the Planning and
Development Services Department for review and approval. The landscape and
irrigation plans shall be prepared in accordance with the City’s Water Efficient
Landscape Ordinance (Chapter 15.56) Landscaping Standards contained in
Chapter 18.60 of the Zoning Code and in compliance with the most recent version
of the State Model Ordinance. The plans shall demonstrate the following:
a. The proposed parkway trees shall comply with the list of approved trees
contained on Chapter 12.28 – Street and Parkway Trees of the Municipal
Code.
b. Ensure that proposed plant material, at maturity, will maintain clear line
visibility at all intersections as determined by the City’s Traffic Engineer.
c. Plant material adheres to spacing recommendations based on plant and
shrub species.
d. Note the material that will placed in planter areas, i.e. mulch, decorative
rock, etc.
e. Use drip irrigation system.
f. All trees shall be a minimum size of 15-gallon, having a minimum height of
eight feet at the time of planting.
g. Shrubs shall be a minimum of 1-gallon size at the time of planting.
h. Ground cover shall be healthy, dense foliage, and well routed cuttings, or
one-gallon container plants.
i. The spacing of trees and shrubs shall be appropriate for the species used.
j. Twenty percent of planting material shall be pollinating plants.
k. Approval must be obtained for removal of all trees having a trunk diameter
of 10 inches or more measured 48 inches above existing grade.
l. Show location and number of existing trees to be removed on the legend.
m. Include on the legend the climbing vines to be planted on the east side wall
trellis, the patio trellis, and patio fencing.
n. The monument sign shall include four square feet of landscape area for
each square foot of sign area (measured by one side only).
o. Submit an initial deposit of $2,000 deposit for landscape plan check review.
40. The trash enclosure shall be constructed of decorative block walls, with solid metal
gates attached to posts, embedded in concrete and roofed.
41. The location and method of screening for all roof-mounted and building-mounted
equipment shall be demonstrated on the elevations. All equipment shall be
screened from public view and designed to be an integral component of the
building design. All roof-mounted equipment shall be screened from view by
parapet walls or other architectural means. The Applicant shall demonstrate to the
C.1.a
Packet Pg. 31 Attachment: Bickel Resolution (CUP 21-01, SA 20-08, V 20-01, SP 20-05 and E 20-08 -The Bickel Group #2)
Page 16 of 16
satisfaction of the Planning Director that no roof-mounted equipment will be visible
from the public right-of-way.
42. All ground mounted equipment, including backflow devices, shall be screened in a
manner that does not impede traffic visibility.
43. The Applicant shall be responsible for regular and ongoing upkeep and
maintenance of the site, including parking lot paving condition and striping,
clearing of trash, weeds and debris, lighting, and other site improvements. All
parking facilities shall be maintained in good condition. The maintenance thereof
may include but shall not be limited to the repaving, sealing, and striping of a
parking area and the repair, restoration and/or replacement of any parking area
design features when deemed necessary by the City to insure the health, safety,
and welfare of the general public.
44. The Applicant shall contact the Planning Division for a final inspection a minimum
two weeks prior to the inspection date requested.
45. Upon approval of these conditions and prior to becoming final and binding, the
Applicant must sign and return an “Acceptance of Conditions” form. The form and
content shall be prepared by the Planning and Development Services Department.
PASSED AND ADOPTED by the Planning Commission of the City of Grand Terrace,
California, at a public hearing/special meeting held on the 18th day of March 2021.
AYES:
NOES:
ABSENT:
ABSTAIN:
RECUSE:
ATTEST:
__________________________ __________________________
Debra L. Thomas Edward A. Giroux
City Clerk Chairman
C.1.a
Packet Pg. 32 Attachment: Bickel Resolution (CUP 21-01, SA 20-08, V 20-01, SP 20-05 and E 20-08 -The Bickel Group #2)
Building and Safety Conditions of Approval
Date: February 22, 2021
File No: SA 20-08
Applicant: Bickel Group-represented by Annaliza Cardon
Address of Applicant: 3600 Birch St Suite 120 Newport Beach, CA 92660
Site Location: 22200 Barton Road
APN: 0275-242-10
Provide the following sets of construction plans and documentation for plan review along
with an electronic copy of the plans and calculations of the proposed project once approved.
Below you will find a list of the plans and documents Building and Safety will need for plan
review. The initial plan review will take approximately two weeks on most projects.
Provide the following sets of plans and documents.
Building and Safety submittals required at first plan review.
(4) Architectural Plans
(2) Structural Plans
(2) Structural Calculations
(2) Soils Reports
(4) Plot/Site Plans
(2) Electrical Plans
(2) Electrical Load Calculations
(2) Plumbing Plans/Isometrics, Water, Sewer and Gas
(2) Mechanical Plans
(2) Mechanical Duct Layout Plans
(2) Roof and Floor Truss Plans
(2) Title 24 Energy Calculations
(4) Rough and Precise Grading Plans
(2) Water Quality Management Plan, (WQMP) and Erosion Control Plan.
(2) Stormwater Pollution Prevention Plan
EXHIBIT 1 C.1.b
Packet Pg. 33 Attachment: Exhibits to Conditions of Approval (CUP 21-01, SA 20-08, V 20-01, SP 20-05 and E 20-08 -The Bickel Group #2)
Building and Safety Conditions of Approval
Building & Safety Conditions
1) All structures shall be designed in accordance with the most current California
Building Codes adopted by the State of California and as amended by the City of
Grand Terrace Municipal Codes.
2) The Developer/Owner is responsible for the coordination of the final occupancy. The
Developer/Owner shall obtain clearances from each department and division prior to
requesting a final building inspection from Building & Safety. Each agency shall sign
the bottom of the Building & Safety Job Card.
3) Building & Safety inspection requests can be made twenty-four (24) hours in advance
for next day inspection. Please contact 909-825-3825. You may also request
inspections at the Building & Safety public counter.
4) All construction sites must be protected by a security fence and screening. The
fencing and screening shall be maintained at all times to protect pedestrians.
5) Temporary toilet facilities shall be provided for construction workers. The toilet
facilities shall be maintained in a sanitary condition. Construction toilet facilities of
the non-sewer type shall conform to ANSI ZA.3.
6) Construction projects which require temporary electrical power shall obtain an
Electrical Permit from Building & Safety. No temporary electrical power will be
granted to a project unless one of the following items is in place and approved by
Building & Safety and the Planning Department.
a. Installation of a construction trailer, or,
b. Security fenced area where the electrical power will be located.
7) Installation of construction/sales trailers must be located on private property. No
trailers can be located in the public street right of way.
8) Separate plan submittals and permits are required for all accessory structures;
example would be trash enclosures, block walls, outdoor dining area, signage and
storage buildings.
9) Pursuant to the California Business and Professions Code Section 6737, most
projects are required to be designed by a California Licensed Architect or Engineer.
The project owner or developer should review the section of the California Codes and
comply with the regulation.
C.1.b
Packet Pg. 34 Attachment: Exhibits to Conditions of Approval (CUP 21-01, SA 20-08, V 20-01, SP 20-05 and E 20-08 -The Bickel Group #2)
Building and Safety Conditions of Approval
10)Prior to the issuance of a building permit, the Applicant shall pay all
Development Improvement Fee’s to the City; this also includes school fees and
outside agency fees such as sewer water and utilities. Copies of receipts shall be
provided to Building & Safety prior to permit issuance.
11)All on site utilities shall be underground to the new proposed structure unless prior
approval has been obtained by the utility company or the City.
12)Prior to issuance of Building Permits, on site water service shall be installed and
approved by the responsible agency. On site fire hydrants shall be approved by the
Fire Department. No flammable materials will be allowed on the site until the fire
hydrants are established and approved.
13)Prior to issuance of building permits, site grading certification and pad certifications
shall be submitted to Building & Safety. Prior to concrete placement, submit a
certification for the finish floor elevation and setbacks of the structures. The
certification needs to reflect that the structure is in conformance with the Precise
Grading Plans. Compaction reports shall accompany pad certifications. The
certifications are required to be signed by the engineer of record.
14)Prior to issuance of building permits, provide Building & Safety with a will service
letter from Riverside Highland Water Company.
15)All construction projects shall comply with the National Pollutant Discharge
Elimination Systems (NPDES), and the San Bernardino County MS-4 Storm Water
Permit.
C.1.b
Packet Pg. 35 Attachment: Exhibits to Conditions of Approval (CUP 21-01, SA 20-08, V 20-01, SP 20-05 and E 20-08 -The Bickel Group #2)
Public Works Conditions of Approval
Date: February 25, 2021
Applicant: The Bickel Group, Represented by Jessica Steiner
Site Location: APN 0275-242-10 and 11, Barton Road
Provide two (2) construction plans with digital copy and required documentation in hard copy
and digital format for review of the proposed project. Below is a list of the plans and documents
Public Works will need for plan review. The initial plan review will take approximately three
weeks on most projects. Plan review fees and permit fees will be charged at the time plans are
approved and are ready to issue. Provide the following sets of plans and documents.
Public Works/Engineering submittals required at first plan review.
(1) Grant Deed showing all easements.
(1) Water Plans.
(2) Street improvement plans prepared by a licensed Civil Engineer.
(1) Utility Plans
(2) Sewer Plans
(2) Grading Plans and Erosion Control Plan
(2) Drainage Report and Water Quality Management Plan, (WQMP)
(2) Stormwater Pollution Prevention Plan
(1) ALTA/ACSM Survey and Map
All work performed in the public right of way shall comply with the San Bernardino County
Public Works Standards or standards of the latest update of the Greenbook as approved by the
Public Works Director or City Engineer.
Public Works inspection requests can be made twenty-four (24) hours in advance for next day
inspection. Please contact (909) 825-3825. You may also request inspections at the Building &
Safety public counter.
The Applicant shall provide mitigation measures to be incorporated into the development to
prevent flooding of the site and downstream properties. The retention of the difference of the
post-development runoff from the pre-development 100-year event shall be required as part of
the drainage improvements for this project.
EXHIBIT 2 C.1.b
Packet Pg. 36 Attachment: Exhibits to Conditions of Approval (CUP 21-01, SA 20-08, V 20-01, SP 20-05 and E 20-08 -The Bickel Group #2)
Public Works Conditions
1.All fronting overhead utilities shall be underground in the road right-of-way. Relocation of
existing utilities in conflict with improvements shall be shown on improvement plans.
2.All proposed public street improvements shall be designed by persons registered and licensed
pursuant to the Business and Professions Code and all street work will require a contactor
licensed in the State of California and insured pursuant to the City’s insurance requirements.
3.The Applicant shall dedicate right of way and/or construct all missing or damaged public
improvements. The missing or damaged public improvements shall include, but are not
limited to, pavement, curb, gutter, sidewalk, driveway approach, landscaping and streetlights
as directed by the Public Works Department.
4.Provide half street width paving overlay after utility installations on the entire length of the
project. Minimum 2-inch asphalt overlay with an asphalt grind. All grindings shall be
recycled.
5.The Applicant shall submit proposed sewer plans to the City of Colton Wastewater
Department and Public Works for plan review. Applicant shall pay all plan review fees and
permit fees for the sewer review to the City of Colton and Public Works. Please provide a
written “Will Serve” letter and sewer plans to the City of Grand Terrace for approval before
any permits are issued.
6.The Applicant shall submit proposed water plans to the Riverside Highland Water
Company and Public Works for plan review. Applicant shall pay all plan review fees and
permit fees for the water review to Riverside Highland Water Company and Public
Works. Please provide a written “Will Serve” letter and plans to the City of Grand
Terrace for approval before any permits are issued.
7.Applicant shall submit proposed water plans for fire hydrants to the County of San
Bernardino Fire Department for plan review and approval. Applicant shall pay all plan
review fees and permit fees for the fire hydrant system review to the County of San
Bernardino Fire Department.
8.Provide missing right of way dedication on Barton road for the entire length of the property
and provide paving, curb, gutter, sidewalk, landscaping, streetlights, signage and stripping
and repave to a half width street improvement. Street improvements will be required to
extend beyond the frontage of the project to blend and taper the pavement for traffic and
address street flows for drainage.
9.Minimum driveway grades shall be consistent with San Bernardino County Standards 129
and 131. Riverside County Standard 207 driveway approach can also be used.
10. Driveway on Barton shall restrict left turns out.
C.1.b
Packet Pg. 37 Attachment: Exhibits to Conditions of Approval (CUP 21-01, SA 20-08, V 20-01, SP 20-05 and E 20-08 -The Bickel Group #2)
11.Parking on Barton Road shall be signed as “No Parking” per the Municipal Code 10.04.290
at 20 foot spacing, 7 feet above the sidewalk and 1.5 feet from curb face.
12.A truck haul permit shall be required if more than 50 cubic yards of earth is to be hauled on
City Street. Additional conditions, such as truck route approval, traffic controls, bonding,
and or street cleaning may be required by the City engineer.
13.The geotechnical report recommendations for on- and off-site excavation, compaction, slope
stability and paving sections shall be submitted. The date of the report shall be placed on the
title sheets of the street plans.
14.Monumentation: If any activity on this project will disturb any land survey monuments, the
disturbed monumnetation shall be located and referenced by or under the direction of a
licensed land surveyor or a registered civil engineer authorized to practice land surveying
prior to commencement of any activity with the potential to disturb the monumnetation, and
a corner record or record of survey of the references shall be filled with the County
Encroachment Permit Conditions
1.Prior to the issuance of an encroachment permit, the Applicant shall pay all Development
Improvement Fee’s to the City and pay school fees to Colton Joint Unified School District.
2.Encroachment permits are required before work begins in the public right of way. A street
cut deposit will be collected for each street cut and held for two years.
3. Prior to paving, water, sewer, gas and electrical service shall be installed and approved by the
responsible agency. Fire hydrants shall be approved by the Fire Department.
4.Prior to paving, compaction reports on utility trenches shall be provided.
5.Prior to issuance of building permits, provide Public Works with a copy of the will service
letter from Riverside Highland Water Company and the City of Colton wastewater
Department.
6.All construction projects shall comply with the National Pollutant Discharge Elimination
Systems (NPDES) and the current San Bernardino County MS4 permit.
Cursory Document Review;
1) Preliminary Geotechnical Report
2) Interpretive Report for Infiltration Design
3) Site Plans
4) Preliminary title and grant deed
5) Site Plan, showing vehicle stacking
6) Photometric
7) Conceptual Grading and Wet Utilities Plan
C.1.b
Packet Pg. 38 Attachment: Exhibits to Conditions of Approval (CUP 21-01, SA 20-08, V 20-01, SP 20-05 and E 20-08 -The Bickel Group #2)
Comments:
1. Interpretive Report for Infiltration Design Report, shows a design infiltration rate of 0.15
in/hr. This is substantially lower than the 1.6 in/hr that is required for infiltration best
management practices (BMP’s) required in the Santa Ana watershed region. It may be
necessary to utilize alternative means, such as Modular Wetlands, to meet requirements of
Water Quality Management Plan for this project.
2.Provide design indicating the drive-through lane will not include a menu and speaker and
will be exclusively utilized for window “pick up only. If in the future if the proposal changes
to drive-through menu and speaker a vehicle queuing analysis will be required to
demonstrate the stacking of vehicles will not back up onto Barton Road.
3.Relocate OmniTrans bus stop in accordance with requirements of Omintrans and City.
C.1.b
Packet Pg. 39 Attachment: Exhibits to Conditions of Approval (CUP 21-01, SA 20-08, V 20-01, SP 20-05 and E 20-08 -The Bickel Group #2)
Date: January 20, 2021
Project: SA 20-08
22200 Barton Road
Reviewer: Gary Koontz
Email: gkoontz@burrtec.com
Phone: (909) 429-4200
__X___ Comments
______ Approval
Project Description: Construct a 5,200 square foot commercial building for up to four potential
restaurant tenants.
Comments: The Site Plan dated 12/7/20 identifies four potential restaurant tenants within a single
structure at the southwest corner of the parcel. There is a single access point onto Barton Road at the
southeast corner often parcel. A single trash enclosure is located at the northeast corner of the parcel
facing south. A loading zone is located adjacent to the enclosure along the east property line.
On January 15, 2021, a truck turning exhibit was submitted to Burrtec illustrating how collection trucks
can make a multiple point turning movement in ordered exit the site. Burrtec operations staff has
reviewed this exhibit and have determined that it is acceptable turning maneuver for three axle
collection trucks to exit the property with minimal safety impacts.
Based upon the information provided, Burrtec will provide standard commercial collection services for
trash and mixed recyclables. In addition, per the requirements of AB1826, all restaurant tenants shall
be required to participate in an organics recycling program designed to recycle food waste. At a
minimum, the trash enclosure shall be designed to accommodate two 4-cubic yard commercial bins for
trash and mixed recyclables and one 2-cubic yard bin for organic (food) waste.
Any changes to the overall project design, enclosure specifications or location, or access may adversely
impact Burrtec’s ability to service the project. Any design modifications that could impact Burrtec’s
service will be subject to review and approval by Burrtec.
Prior to issuance of grading permits, the developer or their contractor shall contact Burrtec to
coordinate the preparation and implementation of a Construction Waste Management Plan.
EXHIBIT 3 C.1.b
Packet Pg. 40 Attachment: Exhibits to Conditions of Approval (CUP 21-01, SA 20-08, V 20-01, SP 20-05 and E 20-08 -The Bickel Group #2)
SA 20-08
22200 Barton Road
January 20, 2021
Page 2
Burrtec’s review of this project is limited to determining whether it meets Burrtec’s minimum standards
for waste and recycling collection services. Any comments or approvals by Burrtec are limited to these
minimum standards as they relate to our equipment and personnel and do not pertain to the project’s
compliance with applicable federal, state and local land use and environmental laws, building codes or
other applicable government regulations. Any approvals by Burrtec do not warrant or represent that
Burrtec accepts any liability relative to the performance of waste and recycling collection services
within this project.
_____________________________
Gary Koontz, Facility Project Manager
C.1.b
Packet Pg. 41 Attachment: Exhibits to Conditions of Approval (CUP 21-01, SA 20-08, V 20-01, SP 20-05 and E 20-08 -The Bickel Group #2)
San Bernardino County Fire Department
Community Safety Division
Plan Review Comments
Date Reviewed:03/02/2021
Reviewed By:Mike Havens
Project Type:Fire Planning/DRC
Permit Number:FPLN-2020-00142
Project Name:Formal Entitlement Submittal
Project Description:APN: 0275-242-10,11
Address: 22200 Barton Rd, Grand Terrace
Approx. 5,200sf shell building, type VB, 4 restaurant tenants including drive
thru at end, site work includes parking, landscaping and covered patio
Location:22220 BARTON RD
GRAND TERRACE, CA 92324
APN:0275242090000
Dear Applicant,
San Bernardino County Fire Department has completed review of the proposed project. Please see the
FIRE COMMENTS attachment below.
Redline Plans can be downloaded from the San Bernardino County EZ Online Permitting (EZOP) system at
http://av-ezop.sbcounty.gov. Guidance on how to access and navigate the EZOP portal can be found at
http://wp.sbcounty.gov/ezop/faqs/videos/.
If you have any questions please contact County Fire at (909) 386-8400.
Sincerely,
The Office of the Fire Marshal
Community Safety Division
San Bernardino County Fire Department
Page 1 of 2v.19.02.0
EXHIBIT 4 C.1.b
Packet Pg. 42 Attachment: Exhibits to Conditions of Approval (CUP 21-01, SA 20-08, V 20-01, SP 20-05 and E 20-08 -The Bickel Group #2)
Review Date:03/02/2021
Permit Number:FPLN-2020-00142
Location:22220 BARTON RD
GRAND TERRACE, CA 92324
APN:0275242090000
FIRE COMMENTS
Water System
Prior to any land disturbance, the water systems shall be designed to meet the required fire flow for this
development and shall be approved by the Fire Department. The required fire flow shall be determined by using
California Fire Code. The Fire Flow for this project shall be: ___1500____ GPM for a ___2___hour duration at 20
psi residual operating pressure. Fire Flow is based on a _5342___ sq.ft. structure.
Additional Requirements
In addition to the Fire requirements stated herein, other onsite and offsite improvements may be required which
cannot be determined from tentative plans at this time and would have to be reviewed after more complete
improvement plans and profiles have been submitted to this office.
1. Show direct exit from the patio areas being proposed
2.Indicate on Plans the total Occupant load that will be allowed for the buildings
3. Indicate on Plans that a deferred submittal will be required for Sprinklers, Alarms and Hood Suppression Systems
4. Indicate the Riser Room on Plans per Standard F-4 and F-5. The room needs to be a 4x4 room.
Page 2 of 2v.19.02.0
C.1.b
Packet Pg. 43 Attachment: Exhibits to Conditions of Approval (CUP 21-01, SA 20-08, V 20-01, SP 20-05 and E 20-08 -The Bickel Group #2)
22795 Barton Road, Grand Terrace, California, 92313-5295 909/824-6621 Fax 909/783-2600
CITY OF GRAND TERRACE
NOTICE OF EXEMPTION
TO: Clerk of the Board of Supervisors FROM: Planning and Development
County of San Bernardino Services Department
385 N. Arrowhead Avenue, 2nd Floor City of Grand Terrace
San Bernardino, CA 92415-0130 22795 Barton Road
Grand Terrace, CA 92313
Project Title: Conditional Use Permit 21-01, Site and Architectural Review 20-08, Variance
20-01, Sign Program 20-05, and Environmental 20-08
Project Location – Specific: APN’s: 0275-242-10-0000 and 0275-242-11-0000, Barton Road,
Grand Terrace, CA 92313, County of San Bernardino
Description of Project: Construct a 5,342 square-foot multi-tenant shopping center with a
1,275 square-foot open dining/patio area, and a “pick-up only” drive-thru lane, located on two
lots measuring approximately 0.88-acres. A Variance has been submitted for the reduction of
the front landscaped setback. The improvements include parking, landscaping, trash
enclosure, loading area, access, lighting, open dining/patio area, and street improvements.
The site is zoned Barton Road Specific Plan, General Commercial (BRSP,GC).
Name of Public Agency Approving Project: Grand Terrace Planning Commission
Name of Person or Agency Carrying out Project: Golden Star Investments (“Applicant”)
represented by Annaliza Cardon of Bickel Group Architecture
Exempt Status: California Code of Regulations, Title 14, Section 15332, Infill Development
Projects
Reasons Why Project is Exempt: Section 15332, This section exempts infill projects when
the project is compatible with the General Plan and Zoning Code; is on less than five acres
substantially surrounded by urban uses; the property has no value as habitat for rare,
endangered, or threatened species; the site is served by public utilities and services; and
there are no impacts to traffic noise, air quality, or water quality.
Lead Agency or Contact Person: Area Code/Telephone
Haide Aguirre (909) 824-6621, Extension 225
______________________________ _________________
Haide Aguirre Date
Associate Planner
Planning and Development Services
C.1.c
Packet Pg. 44 Attachment: Notice of Exemption (CUP 21-01, SA 20-08, V 20-01, SP 20-05 and E 20-08 -The Bickel Group #2)
C.1.d
Packet Pg. 45 Attachment: Renderings and Material Board (CUP 21-01, SA 20-08, V 20-01, SP 20-05 and E 20-08 -The
C.1.d
Packet Pg. 46 Attachment: Renderings and Material Board (CUP 21-01, SA 20-08, V 20-01, SP 20-05 and E 20-08 -The
C.1.d
Packet Pg. 47 Attachment: Renderings and Material Board (CUP 21-01, SA 20-08, V 20-01, SP 20-05 and E 20-08 -The
C.1.d
Packet Pg. 48 Attachment: Renderings and Material Board (CUP 21-01, SA 20-08, V 20-01, SP 20-05 and E 20-08 -The
C.1.d
Packet Pg. 49 Attachment: Renderings and Material Board (CUP 21-01, SA 20-08, V 20-01, SP 20-05 and E 20-08 -The
SignProgram
Sign Contractor Information:
701 LAKME AVE.
WILMINGTON, CA 90744
P: 310.549.4661
F: 310.549.7788
STATE LICENSE # 351019
WWW.SPESCO.COM
22200BARTONROADGRANDTERRACE,CA
C.1.e
Packet Pg. 50 Attachment: Terrace Plaza Sign Program r2 (CUP 21-01, SA 20-08, V 20-01, SP 20-05 and E 20-08 -The
Table of Contents
A.Introduction . . . . . . . . . . . . . . . . . . . . . . . . . PAGE 1
B.General Criteria and Sign Design . . . . . . . . . . . . . PAGE 1, 2
C.Prohibited Signs . . . . . . . . . . . . . . . . . . . . . PAGE 2, 3
D.Sign Construction . . . . . . . . . . . . . . . . . . . . . PAGE 3, 4
E.Sign Types and Specifications . . . . . . . . . . . . . . . PAGE 4, 5
Site Plan . . . . . . . . . . . . . . . . . . . . . . . . . . PAGE 6
Building Elevation Plans . . . . . . . . . . . . . . . . . PAGE 7
Typical Sign Specifications . . . . . . . . . . . . . . . . . PAGE 8
Ground Sign Specifications . . . . . . . . . . . . . . . . PAGE 9
C.1.e
Packet Pg. 51 Attachment: Terrace Plaza Sign Program r2 (CUP 21-01, SA 20-08, V 20-01, SP 20-05 and E 20-08 -The
A.Introduction
Thepurposeofthissignprogram isto ensurecoordinationandcompatibilitybetweenallsignswiththeCenter. Signswillbehigh-qualityandwillbeconsistentwiththe
establishedCity SignRegulations.Master SignProgram shallestablishthesignstandardsnecessarytoprovidecoordinated,imaginative, andproportionalexposurefor
alltheTenants to belocatedwithintheCenter.Performanceshallbestrictlyenforcedand any non-conforming signthatisinstalledshallberemoved immediatelybya
professionalsigncontractoratTenant'sexpense.
B.General Criteria and Sign Design
1.EachTenantshallsubmitfor approvaltotheLandlordor designated agent,two(2) originalsetsofthedetailed
shopdrawingsof itsproposed sign,indicatingconformancewiththeMaster SignProgram hereinoutlined.
2.Tenantshallsubmitthesigndrawingapproved bytheLandlord totheCity foritsapprovaland issuanceofasignpermitpriortothestartofanysignconstruction.
3.Tenantshallpayforallsignsandtheirinstallationandmaintenance. Tenantshallalsoobtainallnecessarylicenses, permitsandapprovalsasrequiredforsign
installationbytheCity.
4.Tenantshallberesponsiblefor fulfillmentof allrequirements ofthisSignProgram.
5.Tenantmayplacesigns atrear entryfor deliveryand emergency purposes only. Signsizenotto bemorethana totalof144squareinches.
6.Tenantmayplacesigns uponentrancetoitsdemised premises;notmorethan144 squareinchesoflettering,nottoexceedtwo(2”) inchesinheight,indicating hours
ofbusiness, telephone, etc.
7.Locationand spacingofthesignsonallbuildingsshallgenerallyconform atalocationwhichcentersonTenant's space. TheLandlordshalldeterminetheexacthorizontal
placementofallsignsuponthebuildinginconjunctionwiththeapprovaloftheshop drawingof theindividualsigns.Maximumsignheight20’.
8.EachTenantshallberesponsiblefor andrepairofanydamagetoanysurfacecausedbythesignor itsinstallation. Onlystate-licensed-and-insuredsigncontractors
shallperform signmanufacturing andinstallations.
9.Eachtenantshallberesponsiblefortheperformanceofitssigncontractor.
10.Eachtenantshallberesponsiblefor keeping itssignageingood workingorder.
1
SignProgram
TERRACEPLAZA C.1.e
Packet Pg. 52 Attachment: Terrace Plaza Sign Program r2 (CUP 21-01, SA 20-08, V 20-01, SP 20-05 and E 20-08 -The
11.Landlordreservestherightto periodicallyhireandindependentelectricalorsignconsultant,atTenant'ssoleexpensetoinspecttheinstallationofallofTenant'ssigns.
Tenantswillberequiredtocorrectdiscrepanciesand/orcodeviolationsatTenant'sexpense. Anycodeviolations,requestsforsignremovals,ordiscrepanciesnotaddressed
withinfifteen(15)daysofnoticeorpursuanttoLeaseholdprovision(s)orCityrequirements,maybecorrectedbyLandlordatTenant'sexpense.
Tenant'ssigncontractor shallcarryWorkmen'sCompensationandPublicLiabilityInsuranceagainstalldamagebyanyandallpersonsand/orpropertywhileengaged
intheconstructionorerectionofsignsintheamountof$1,000,000per occurrence.Aninsuranceendorsementmustbeprovidedto theLandlordpriortoinstallationnaming
LandlordasAdditionalInsured.
TenantshallremovesignandrestorethefasciatooriginalconditionwhichLandlordshallapproveatTenant'ssolecostandexpensewithinfifteen(15)daysofexpiration
oftermsorearlierterminationofTenant'slease.FailuretorepairandrestorewillresultinSecurityDepositdeductionor other legalremedies.
LandlordwillinstallandpayforthefollowingbuildingaddresssignsaccordingtoFireDepartmentrequirements.
Tobetwelveinches(12”)high,locatedandinstalledbyLandlord.
Suiteaddressnumbersorlettersaretobethreeinches(3”)high,inauniformcolor (mattefinishonly)andfontwiththelettersinstalled
overentrydoor.
Threeinches(3”)highstoreaddressnumbersinauniformcolor(mattefinishonly)andfontaretobeinstalledonthereardoors.
12.
13.
14.
a.BuildingAddressSign:
b.FrontSuiteAddressSign:
c.RearSuiteAddressSign(asneeded):
C.Prohibited Signs
The following types of signs are prohibited:
1.Outdooradvertisingor advertisingstructureincluding,butnotlimitedto,“sandwichboards”,flags,inflatable's,“lawn”signs,vehiclesandmobilebillboardsdisplaying
Tenant'sbusinessoutsidethedemisedpremises.
Exposedjunctionboxes,transformers,lamps,tubing,conduits,exposedraceways.
3.Signsvisiblethroughthewindowsofthepremisesaresubjecttocitycode.These
includepainted,hanging,orneonsigns.Decorationsattachedtowindowsareprohibited.
2.
2
SignProgram
TERRACEPLAZA C.1.e
Packet Pg. 53 Attachment: Terrace Plaza Sign Program r2 (CUP 21-01, SA 20-08, V 20-01, SP 20-05 and E 20-08 -The
4.TemporarywallsignsarenotpermittedwiththeexceptionofBannersinaccordancewithSection6ofthisSignProgram.
Pre-manufacturedsigns,suchasfranchisesigns,thathavenotbeenmodifiedtofitthiscriteria,exceptasnotedotherwiseinthePlannedSignProgram.
Paper,cardboard,stickersordecalsplacedaround,on,orbehindstorefronts.
Exposedfasteningsunlessfasteningsmakeanintentionalstatement.
Nopersonshallinstallormaintain,orcausetobeinstalledormaintained,anysignwhichsimulatesorimitatesinsize,color,letteringordesignanytrafficsignorsignal,
oranyother symbolorcharactersinsuchmannerto interferewith,misleadorconfusetraffic.
5.
6.
7.
8.
9.Signs,banners,flagsorsimilar advertisingdevisesthatareexhibited,postedordisplayedbyanyperson,includinganythingofanobscure,indecent,orimmoralor
unlawfulactivityarestrictlyprohibited.Landlordreservestherightinitssolediscretiontoimmediatelyremoveitemsthatitbelievesviolatethisclause.
Nosignshallbeinstalled,relocatedor maintainedsoastopreventfreeingressofegressfromanydoor.Nosignshallbeattachedtoastandpipe,post,oranyother
iteminthecommonarea,exceptthosesignsasrequiredbycodeorordinance.
Signsor parkinglotflyersonoraffixedtotrucks,automobiles,trailers,or other vehicleswhichadvertise,or identifyastoreofitsmerchandiseareprohibited.
Anysignlocatedontherooforprojectedabovetherooflineofabuilding.
15.Prohibitedsignspercity’smunicipalcode,section18.80.120
10.
11.
14.
D.Sign Construction
1.AllsignsandinstallationshallcomplywithallapplicableCitybuildingandelectricalcodes,andshallbear aU.L.label.
2.TheTenant'ssigncontractorshallcompletelyinstallandconnectsignandprimarywiringatsignlocationconsistentwithLandlord'sapproval.Signsareto
beconnectedtoaJ-boxwhichisconnectedtoTenant'selectricalpanel.
3
SignProgram
TERRACEPLAZA C.1.e
Packet Pg. 54 Attachment: Terrace Plaza Sign Program r2 (CUP 21-01, SA 20-08, V 20-01, SP 20-05 and E 20-08 -The
3.Allpenetrationsofexteriorfasciatobesealedwatertight.
4.Allsignsshallbekeptingoodcondition,belegibleadequatelyrepairedandmaintainedbytheTenantatalltimes.Thestandardsformaintenanceandrepairofsigns
shallmaintainthehighestvisualquality.
5.Allexteriorsignsshallbesecuredbyconcealedfasteners,stainlesssteel,nickelorcadmiumplated.
6.Plasticsurfacesto be3/16inch(3/16”)asmanufacturedforoutdooradvertising.
7.Internalilluminationtobe30milli-ampH.P.F.NeonorLEDinstallationslabeledinaccordancewiththe“NationalBoardofFireUnderwritersSpecifications”.Noother
labelsoridentificationwillbepermittedontheexposedsurfacesofthesignexceptthoserequiredbylocalordinances.
E. Signage Sign Types and Specifications
1.Tenant Signage:
Number of Signs Allowed:One(1)BusinessnamesignperstorefrontelevationandOne(1)businessnamesignoneachsideofthemonumentsign.Endcaptenantsareallowed
One(1)additionalsignonthecornersideoftheir storefront.
Tenant Front Signage:SignageshallbeindividualchannelletterwithHalo&Face-LitIllumination,Halo-Litor Face-Litilluminationeither byNeonor L.E.D.
Signsshallbeone(1)uniformcolorthroughoutandone(1)font/letterstyle,unlessapprovedbylandlord.IncaseswhereTenantispartofanationalorregionalchainwhose
graphicsarepartofitsbranding,inwhichcasesaidTenantwouldbeallowedalettercolor,font,logo,andtypicalsignageinaccordancewiththeir corporatespecifications.
Maximum Sign Area:ThesignareashallnotexceedOne(1)SquareFootofstorefrontwidth.
Maximum Letter and Logo Height:Themaximumheightfor anyletter or logoontypicaltenantelevationshallnotexceed24inches.
Lines of Copy:Tenantsshallbeallowedamaximumoftwo (2)linesofcopyandisnottoexceedamaximumheightof30inchesontypicaltenantelevations.
Maximum Length of the Sign:Themaximumlengthofthesignshallnotexceed75%ofthebuildingfasciaoftenant'sleaseholdfrontageorelevation.
Sign Location:Tenantwallsignsshallbecenteredhorizontallyandverticallyinthesignbandareaorwithinthewallplanedefinedbyarchitecturalfeatures.
Thesignshallnotexceed20’inheight.Maximum sign height:4
SignProgram
TERRACEPLAZA C.1.e
Packet Pg. 55 Attachment: Terrace Plaza Sign Program r2 (CUP 21-01, SA 20-08, V 20-01, SP 20-05 and E 20-08 -The
2. Directional Signage for Drive-Thru(s):Eachrestaurantdrive-thruisallowed:one(1)“Drive-Thru”entrancesign,Maximum4'tall,6squarefeet,one(1)“Drive-Thru” exit
sign,Maximum4'tall,6squarefeet,one(1)Drive-thrupre-menusign,Maximum6' tall,14 squarefeet,one(1)Drive-thrucanopywithdigitalorderscreen,Maximum10'
tall,40squarefeet,one(1)Drive-thrumenuboardsign,Maximum8' tall,40squarefeet.One(1)Freestandingdrive-thruclearancebarsign,Maximum11'tall,6square
feet.Thelocationofthedrive-thrusignsshallallowsufficientqueuingofthedrive-thruandshallbesubjectto approvalfromtheCity'sTrafficEngineer.
Exterior ATM Signage:AnyexteriorATMisallowedone(1)signwithintheframingoftheATM.Thesigncopyshallbelimitedto“ATM”andthelogoand/ornameofthe
bank.Thesignshallnotincludeanyadditionaladvertisingforthebusiness.Thesignareshallnotexceedatotalofsixsquarefeet(6sf.).Themaximumletter andlogo
heightshallnotexceedeighteeninches(18”).
3. Address and Regulatory Signage
a.Building Address Sign:BuildingAddressSignshallbelocatedoneachbuildingandshallbe12-inch(12”)highdarkbrownaluminumnumbersattachedtothebuilding.
b.Front Tenant Address Sign:TenantsareallowedaTenantaddresssignthatmaybe3inches(3”)highandmadeofwhitevinyllocatedabovethetenantentrydoor.
5
SignProgram
TERRACEPLAZA
4. Rear Tenant Address Sign:TenantsareallowedaTenantaddresssignthatmaybe3inches(3”)highandmadeofdarkbrownvinyllocatedoutsideofTenant'sexitdoor
ontherearelevationofthetenantspace.
5. Regulatory Signage:AllRegulatorySignage,suchas“No Skateboarding”,“NoLoitering”,HandicappedParkingSignsand“NoOvernightParking”shallcomplywith
theCitycode.
6.Temporary Signage
a.BannersareonlypermittedwithissuanceofCitypermitandLandlordapproval.
b.Temporarywindowsignsareallowedsubjectstothefollowingconditions:
1)Landlordapprovalinwriting.
2)Shallnotexceed25percentofwindowareaofeachwindow;totalareaofallsignsshallnotexceed50squarefeet(50sf.),temporaryletteringonwindowsisnot
permitted.
7.Ground Signage
a.One(1)6’tallmulti-tenantmonumentsign,24sqftcombinedmaxtenantcopyareafor alltenants
C.1.e
Packet Pg. 56 Attachment: Terrace Plaza Sign Program r2 (CUP 21-01, SA 20-08, V 20-01, SP 20-05 and E 20-08 -The
SP SITE-PLAN
6
SignProgram
TERRACEPLAZA
LEGEND
WALLSIGNLOCATION
GROUND SIGNLOCATION
10’
10’VISIBILITY
TRIANGLE10’
10’
Note: Minimum 5’
from property line
C.1.e
Packet Pg. 57 Attachment: Terrace Plaza Sign Program r2 (CUP 21-01, SA 20-08, V 20-01, SP 20-05 and E 20-08 -The
7
SignProgram
TERRACEPLAZA
20’-0”
20’-0”
20’-0”
*SIGN NOT TO EXCEED 20’ MAX HEIGHT ABOVE GRADE
*SIGN NOT TO EXCEED 20’ MAX HEIGHT ABOVE GRADE *SIGN NOT TO EXCEED 20’ MAX HEIGHT ABOVE GRADE
C.1.e
Packet Pg. 58 Attachment: Terrace Plaza Sign Program r2 (CUP 21-01, SA 20-08, V 20-01, SP 20-05 and E 20-08 -The
1 TO 1 RATIO / SIGN LENGTH NOT TO EXCEED 75% OF THE BUILDING FASCIA
TYPICAL INTERNALLY ILLUMINATED CHANNEL LETTER SIGN (TYPICAL ELEVATION)
SCALE: NTSA
Sign Location:Tenantwallsignsshallbecenteredhorizontally
andverticallyinthesignbandareaorwithinthewallplanedefined
byarchitecturalfeatures.
GENERAL SPECIFICATIONS:
· :TenantStorefrontBuildingElevation
· :One(1)signperstorefrontelevationwith
endcapunitsallowedOne(1)additionaltenantsign
· :Letters/Logosshallnotexceed24"inheight.
· :Maximumtwo(2)linesofcopyandshallnot
exceed30inches.
· :ShallbeprovidedbyNeonorL.E.D.modules
w/powersuppliesremotelylocatedbehindwall.
·AlllettersshallconformtoallULspecificationsandbear
aULlabel.
· :One(1)squarefootperlinearfoot
oftenantfrontageorleasespace[1:1].
:Tenantsignsmaynotbegreater
than75%ofthebuildingfascia
Location
Number Allowed
Maximum Height
Lines of Copy
Illumination
Allowable Sign Area
Maximum Sign Length
.
8
SignProgram
TERRACEPLAZA
WALL (V.I.F.)
5"
#6 x 3/16” PHILLIPS MACHINE SCREW
#10 x 3” STAINLESS STEEL
TEK SCREWS SET IN GE SILICONE
(MIN. 3 PER LETTER)
DRAIN HOLE(S)AT ALL LOCATIONS
THAT MAY COLLECT WATER
5” DEEP
PRE-COATED BLACK RETURNS
6500K L.E.D. LIGHTING
CLASS 2 LOW VOLTAGE WIRING
ALUMINUM BACKS
INTERNALLY ILLUMINATED CHANNEL LETTER SECTION DETAIL
SCALE: NTS
ACRYLIC FACE
POWER SUPPLY ENCLOSURE
DISCONNECT SWITCH
60W 12V L.E.D. DRIVER
PRIMARY POWER
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Packet Pg. 59 Attachment: Terrace Plaza Sign Program r2 (CUP 21-01, SA 20-08, V 20-01, SP 20-05 and E 20-08 -The
SignProgram
TERRACEPLAZA
9
TENANTCOPY
TENANTCOPY
A INTERNALLY ILLUMINATED D/F MONUMENT SIGN
2'-2"
2'-0"
1'-8"
1'-4"
4'-8"
3'-10"
3'-10"
4'-10"
TENANTCOPY
3-10"SIGNSPECIFICATIONS
A CUSTOM FABRICATED ALUMINUM TRIM PAINTED
WITH SMOOTH SATIN FINISH
B
C
CUSTOM FABRICATED INTERNALLY ILLUMINATED
S/F TENANT CABINET SIGNS WITH ROUTED FACE
D
CUSTOM FABRICATED NON-IILLUMINATED DOUBLE
SIDED SIGN CABINET WITH CORRUGATED METAL
F
BORAL TRUEEXTERIOR WOOD TEXTURE SIDINGE
PUSH-THRU ACRYLIC COPY
COLORSPECIFICATIONS
1 MATTHEWS PAINT - BRUSHED ALUMINUM
2 MATTHEWS PAINT - WHITE SATIN FINISH
A 1
B
C 1
2
D
E
NOTE:
EACH TENANT COPY SPACE WILL RECEIVE THE SAME BACKGROUND
COLOR AND THE TEXT WILL BE PUSH-THROUGH ROUTED TEXT OF
THEIR SPECIFIED LOGO.
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Packet Pg. 60 Attachment: Terrace Plaza Sign Program r2 (CUP 21-01, SA 20-08, V 20-01, SP 20-05 and E 20-08 -The
January 28, 2021
Mr. Matthew Arfa
AMS Real Estate Services
4040 MacArthur Blvd, Suite 309
Newport Beach, CA 92660
LLG Reference: 2.20.4341.1
Subject: Parking Demand Analysis and Traffic Impact Assessment for the
Proposed 22200 Barton Road Project
Grand Terrace, California
Dear Mr. Arfa:
As requested, Linscott, Law & Greenspan, Engineers (LLG) is pleased to submit this
Parking Demand Analysis and Traffic Impact Assessment for the proposed 22200
Barton Road Project (hereinafter referred to as Project). The project site is located at
22200 Barton Road in the City of Grand Terrace, California. Figure 1, located at the
rear of this letter report, presents a Vicinity Map, which illustrates the general
location of the project site and depicts the existing surrounding street system. Figure
2 presents an aerial depiction of the existing site.
Based on our understanding, a parking study and traffic impact assessment has been
required by the City of Grand Terrace to justify the parking supply proposed for the
Project and ensure that the Project will not impact the existing surrounding
transportation system. This report evaluates the parking demand based on application
of the parking requirements contained within the City of Grand Terrace Municipal
Code and the operations of the proposed Project, and also considers parking
requirements of other adjacent jurisdictions. This report also evaluates the traffic
impacts [i.e. trip generation, Vehicle Miles Traveled (VMT) and drive through
queuing)] based on the City of Grand Terrace Traffic Impact Analysis Guidelines,
dated July 2020.
Our method of analysis, findings, and recommendations are detailed in the following
sections of this letter report.
PROJECT DESCRIPTION
The proposed Project will include four (4) suites consisting of in-line food uses
“retail food” totaling 5,200 square feet (SF) plus 1,275 SF of outdoor patio area (i.e.
575 SF of effective outdoor seating area space). Suite A will consist of a 1,400 SF
Piara Pizza with drive-through pick up window with storage for eight (8) vehicles.
C.1.f
Packet Pg. 61 Attachment: LLG - 22200 Barton Road Project Parking Demand Analysis and Traffic Impact Assessment 1-28-21 (CUP 21-01, SA 20-08, V 20-01,
Mr. Matthew Arfa
January 28, 2021
Page 2
Suites B, C and D will consist of 1,250 SF, 1,250 SF and 1,300 SF of in-line food
uses, respectively.
Based on the operational information provided by Piara Pizza, the drive-through lane
is a pick-up window only. There is no ordering menu or speakers within the drive-
through lane and therefore no customer ordering in the drive-through lane. Their
concept is ready Premade Pizza ready to be picked up without placing an order or
waiting to be made. This operational concept allows for the quick processing of
vehicles within the drive-through, which would replace the need for customers to
park and enter the restaurant to pick-up their take out order. With this operational
concept, the drive-through pick-up lane is effectively considered additional parking
supply.
A total of 45 parking spaces will be provided for the proposed Project, which is
effectively 53 parking spaces considering the eight (8) space drive-through pick-up
lane storage capacity. Access to the proposed Project will be provided via one full
access unsignalized driveway located along Barton Road. Figure 3 presents the
proposed site plan for the proposed Project, prepared by Bickel Group Architecture.
CITY PARKING CODE REQUIREMENTS
To determine the number of parking spaces required to support the proposed Project, the
parking demand was calculated using parking code requirements per the City of Grand
Terrace Municipal Code; Chapter 18.60 – Off-Street Parking. The City specifies the
following parking ratios:
Commercial/Office Uses Not Located Within A Center: Delicatessens, sandwich
shops, retail bakeries and other establishments for the sale of food and beverages
to be consumed either on or off the premises: (i) One parking space for every 200
square feet of gross floor area (includes outdoor seating areas); (ii) Fast-food
restaurants require one parking space for every 75 square feet of gross floor area
(includes outdoor seating areas).
Although the majority of the patrons for the proposed Piara Pizza (i.e. Suite A) will
make use of the drive-through pick up window (used for pizza pick-ups only), this
parking analysis conservatively utilizes the City-code parking ratio for fast-food
restaurants of one parking space for every 75 square feet. Further, given that the
other uses proposed as part of the proposed Project (i.e. Suites B, C and D) will
consist of in-line food uses “retail food”, the appropriate City-code parking ratio to
apply to these proposed land uses is one parking space for every 200 square feet. The
outdoor seating area which is shared amongst the four suites will be parked at one
parking space for every 200 square feet.
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Packet Pg. 62 Attachment: LLG - 22200 Barton Road Project Parking Demand Analysis and Traffic Impact Assessment 1-28-21 (CUP 21-01, SA 20-08, V 20-01,
Mr. Matthew Arfa
January 28, 2021
Page 3
Table 1 presents the City-code parking requirements for the proposed Project. As
shown, application of the above-referenced parking code ratios to the development
totals results in a City-code parking requirement of 45 spaces. With a proposed
parking supply of 53 spaces (including the 8 space drive-through pick-up lane storage
capacity), the proposed Project will provide adequate parking with a surplus of 8
spaces.
It should be noted that the parking demand for the proposed Project will likely be less
than the aforementioned City-code requirement given the use of food delivery
services such as Uber Eats, DoorDash, etc., whose drivers have a significantly shorter
parking duration than customers. The parking demand for the proposed Project will
also likely be less given the potential for walk-in customers to the site from the
residential homes located within one-half mile of the project site, which is considered
a reasonable walking distance.
PARKING REQUIREMENTS PER OTHER SOURCES
As requested by City of Grand Terrace staff, parking requirements per other sources
were evaluated in order to further justify the parking supply provided for the
proposed Project. Specifically, the City of Colton parking requirements utilized for
the Olive Plaza Project, which consisted of a 1,100 SF Piara Pizza and an 860 SF in-
line food “retail food” use, will be utilized. The City of Colton recommended the use
of one parking space per 250 SF of gross floor area for takeout uses and one parking
space per 100 SF for the effective areas designated for outdoor dining. Appendix A
contains the letter from the City of Colton indicating the use of the aforementioned
parking requirements for the Olive Plaza Project.
Table 2 presents the parking requirements for the proposed Project based on the City
of Colton parking requirements utilized for the Olive Plaza Project. As shown,
application of the above-referenced parking code ratios to the development totals
results in a parking requirement of 28 spaces. With a proposed parking supply of 53
spaces (including the 8 space drive-through pick-up lane storage capacity), the
proposed Project will provide adequate parking with a surplus of 25 spaces.
PROJECT TRAFFIC GENERATION FORECAST
Traffic generation is expressed in vehicle trip ends, defined as one-way vehicular
movements, either entering or exiting the generating land use. Generation rates used
in this analysis are based on information found in the 10th Edition of Trip Generation,
published by the Institute of Transportation Engineers (ITE) [Washington, D.C.,
2017].
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Packet Pg. 63 Attachment: LLG - 22200 Barton Road Project Parking Demand Analysis and Traffic Impact Assessment 1-28-21 (CUP 21-01, SA 20-08, V 20-01,
Mr. Matthew Arfa
January 28, 2021
Page 4
Table 3 summarizes the trip generation rates used in forecasting the vehicular trips
generated by the proposed Project and presents the forecast daily and peak hour
project traffic volumes for a “typical” weekday. As shown in the upper portion of
Table 3, the trip generation potential of the proposed Project was estimated based on
ITE Land Use Code 930: Fast Casual Restaurant trip rates and ITE Land Use Code
934: Fast Food Restaurant with Drive Through Window trip rates. It should be noted
that ITE Land Use Code 934 was utilized to forecast project traffic for the proposed
Piara Pizza (i.e. Suite A) to provide a conservative project trip generation forecast.
Review of the lower portion of Table 3 indicates that the proposed Project is forecast
to generate 1,572 daily trips, with 36 trips (19 inbound, 17 outbound) produced in the
AM peak hour and 54 trips (29 inbound, 25 outbound) produced in the PM peak hour
on a “typical” weekday. Please note that the aforementioned overall project trip
generation includes adjustments for pass-by as recommended by ITE. The pass-by
reduction factors that are utilized in this letter report are based on information
published in the Trip Generation Handbook, 3rd Edition, published by ITE (2014) and
are summarized in the footnotes of Table 3.
As a result, based on the relatively low AM and PM peak hour project trip generation
(i.e. < 100 peak hour trips), the proposed Project will not require a TIA which
includes LOS analysis based on the City of Grand Terrace Traffic Impact Analysis
Guidelines, dated July 2020. Therefore, we conclude that the trips associated with the
proposed Project will not significantly impact the existing surrounding transportation
network.
VEHICLE MILES TRAVELED (VMT) ANALYSIS
On December 28, 2018, the California Natural Resources Agency adopted revised
CEQA Guidelines. Among the changes to the guidelines was the removal of vehicle
delay and LOS from consideration for transportation impacts under CEQA. With the
adopted guidelines, transportation impacts are to be evaluated based on a project’s
effect on vehicle miles traveled. Lead agencies are allowed to continue using their
current impact criteria, or to opt into the revised transportation guidelines. However,
the new guidelines must be used starting July 1, 2020, as required in CEQA section
15064.3. The City of Grand Terrace recently adopted new transportation impact
criteria in July 2020 to be consistent with the CEQA revisions. These new guidelines
are contained within the City of Grand Terrace Traffic Impact Analysis Guidelines,
dated July 2020 and provide screening criteria and methodology for VMT analysis.
For the VMT screening analysis, the Project Screening – Step 3: Project Type
Screening was applied to the proposed Project. The Step 3: Project Type Screening
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states that local serving retail projects less than 50,000 square feet (SF) may be
presumed to have a less than significant impact absent substantial evidence to the
contrary. Local serving retail generally improves the convenience of shopping close
to home and has the effect of reducing vehicle travel.
As stated previously, the proposed Project will consist of local serving in-line food
uses “retail food” totaling 5,200 SF. Therefore based on the aforementioned criteria,
this project is screened from a VMT analysis, and could be presumed a less than
significant impact on VMT, per the City’s guidelines.
DRIVE-THROUGH QUEUING ANALYSIS
As stated previously, the proposed Piara Pizza will have a drive-through pick-up lane
with storage for eight (8) vehicles. Based on the operational information provided by
Piara Pizza, the drive-through lane is a pick-up only window. There is no ordering
menu or speakers within the drive-through lane and therefore no customer ordering in
the drive-through lane. Their concept is ready Premade Pizza ready to be picked up
without placing an order or waiting to be made. This operational concept allows for
the quick processing of vehicles within the drive-through, as it eliminates any waiting in
the drive-through lane, thus requiring less drive-through storage. The drive-through lane
will essentially function as a moving parking lot with eight (8) available spaces given
that the drive-through lane replaces the need for at least eight pick-up parking spaces.
Therefore, we conclude that the drive-through pick-up lane storage provided is adequate
and it is not anticipated that vehicles will queue back onto Barton Road based on the
operations of the proposed Piara Pizza, whose drive-through lane serves as a pick-up
only window for patrons.
CONCLUSION
Application of the above-referenced City parking code ratios to the development
totals results in a City-code parking requirement of 45 spaces. With a proposed
parking supply of 53 spaces (including the 8 space drive-through pick-up lane
storage capacity), the proposed Project will provide adequate parking with a surplus
of 8 spaces. It should be noted that the parking demand for the proposed Project
will likely be less than the aforementioned City-code requirement given the use of
food delivery services such as Uber Eats, DoorDash, etc., whose drivers have a
significantly shorter parking duration than customers. The parking demand for
the proposed Project will also likely be less given the potential for walk-in
customers to the site from the residential homes located within one-half mile of
the project site, which is considered a reasonable walking distance.
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Application of the other sources parking code ratios (City of Colton) to the
development totals results in a parking requirement of 28 spaces. With a proposed
parking supply of 53 spaces (including the 8 space drive-through pick-up lane
storage capacity), the proposed Project will provide adequate parking with a surplus
of 25 spaces.
The proposed Project is forecast to generate 1,572 daily trips, with 36 trips (19
inbound, 17 outbound) produced in the AM peak hour and 54 trips (29 inbound,
25 outbound) produced in the PM peak hour on a “typical” weekday. As a result,
based on the relatively low AM and PM peak hour project trip generation (i.e. <
100 peak hour trips), the proposed Project will not require a TIA which includes
LOS analysis based on the City of Grand Terrace Traffic Impact Analysis
Guidelines, dated July 2020. Therefore, we conclude that the trips associated
with the proposed Project will not significantly impact the existing surrounding
transportation network.
The proposed Project would screen out from a VMT analysis and be presumed to
have a less than significant impact on VMT, per the City’s guidelines (i.e. local-
serving retail less than 50,000 square feet).
Further, the proposed drive-through storage of eight (8) vehicles is adequate and it
is not anticipated that vehicles will queue back onto Barton Road based on the
operations of the proposed Piara Pizza, whose drive-through lane serves as a pick-
up only window for patrons.
We appreciate the opportunity to provide this parking analysis and traffic impact
assessment. Should you have any questions, please call us at 949.825.6175.
Sincerely,
Linscott, Law & Greenspan, Engineers
Daniel A. Kloos, P.E.
Associate Principal
California Registration: TR 2200
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TABLE 1
CITY CODE PARKING REQUIREMENT 1
22200 BARTON ROAD PROJECT, GRAND TERRACE
Project Description Size
City of Grand Terrace
Code Parking Ratio
Spaces
Required
Suite A – Piara Pizza 1,400 SF 1.0 space per 75 SF 19
Suites B, C and D 3,800 SF 1.0 space per 200 SF 19
Outdoor Dining 1,275 SF 1.0 space per 200 SF 7
Subtotal 45
City Code Parking Requirement 45
Parking Supply 2 53
Parking Surplus/Deficiency (+/-) +8
1 Source: City of Grand Terrace Municipal Code; Chapter 18.60 – Off-Street Parking.
2 The parking supply includes the eight (8) spaces within the proposed drive-through for Piara Pizza. Based on the proposed operations, the
drive-through lane will essentially function as a moving parking lot with 8 available spaces given that the drive-through lane replaces the need for
at least eight pick-up parking spaces.
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TABLE 2
PARKING REQUIREMENT PER OTHER SOURCES (CITY OF COLTON)3
22200 BARTON ROAD PROJECT, GRAND TERRACE
Project Description Size
City of Colton
Code Parking Use
City of Colton
Code Parking Ratio
Spaces
Required
Suite A – Piara Pizza 1,400 SF Take Out 1.0 space per 250 SF 6
Suites B, C and D 3,800 SF Take Out 1.0 space per 250 SF 16
Outdoor Dining 1,275 SF (575 SF) 4 Take Out 1.0 space per 100 SF 6
Subtotal 28
City Code Parking Requirement 28
Parking Supply 5 53
Parking Surplus/Deficiency (+/-) +25
3 Source: Olive Plaza Project, City of Colton (see attached letter from the City of Colton included in Appendix A).
4 Although the project’s outdoor dining area totals 1,275 SF, the City of Colton requires only the effective outdoor seating area space to be
included in the parking requirement (i.e. 575 SF parked at 1 space per 100 SF).
5 The parking supply includes the eight (8) spaces within the proposed drive-through for Piara Pizza. Based on the proposed operations, the
drive-through lane will essentially function as a moving parking lot with 8 available spaces given that the drive-through lane replaces the need for
at least eight pick-up parking spaces.
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TABLE 3
PROJECT TRAFFIC GENERATION FORECAST 6
22200 BARTON ROAD PROJECT, GRAND TERRACE
ITE Land Use Code / AM Peak Hour PM Peak Hour
Project Description Daily Enter Exit Total Enter Exit Total
Generation Rates:
930: Fast Casual Restaurant (TE/TSF) 315.17 67% 33% 2.07 55% 45% 14.13
934: Fast Food Restaurant with Drive Through
Window (TE/TSF) 470.95 51% 49% 40.19 52% 48% 32.67
Generation Forecasts:
Fast Casual Restaurant (3,800 SF) 1,198 5 3 8 30 24 54
Pass-By (Daily: 10%, AM: 10%, PM: 43%)7 -120 -1 0 -1 -13 -10 -23
Fast Casual Restaurant Subtotal 1,078 4 3 7 17 14 31
Piara Pizza (1,400 SF) 659 29 27 56 24 22 46
Pass-By (Daily: 25%, AM: 49%, PM: 50%)8 -165 -14 -13 -27 -12 -11 -23
Piara Pizza Subtotal 494 15 14 29 12 11 23
Total Proposed Net Project Trip Generation 1,572 19 17 36 29 25 54
Notes:
TE/TSF = Trip End per Thousand Square Feet
6 Source: Trip Generation, 10th Edition, Institute of Transportation Engineers, (ITE) [Washington, D.C. (2017)].
7 Source: Trip Generation Handbook, 3rd Edition. As there is no Fast Casual Restaurant recommended pass-by, High-Turnover Sit Down
Restaurant pass-by was utilized, which recommends a PM peak hour pass-by of 43%. The daily and AM peak hour pass-by is estimated to
be 10%.
8 Source: Trip Generation Handbook, 3rd Edition, which recommends an AM peak hour pass-by of 49% and a PM peak hour pass-by of 50%.
The daily pass-by is estimated to be 25%.
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LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-20-4341-1
22200 Barton Road Project, Grand Terrace
N:\4300\2204341 - 22200 Barton Road Project, Grand Terrace\Report\4341 - Dividers.doc
APPENDIX A
CITY OF COLTON LETTER – OLIVE PLAZA PROJECT
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TERRACE PLAZA
Conditional Use Permit 21-01
Site and Architectural Review 20-08
Variance 20-01
Sign Program 20-05
Environmental 20-08 March 18, 2021 Planning Commission
2030 Vision
Statement
Goal 3 to Promote
Economic Development
Goal 2.3. to provide a wide
range of retail and service
commercial opportunities
designated to meet the
needs of the City’s
residents, businesses, and
visitors while also providing
employment opportunities.
Proposal
The Applicant is proposing the construction of a 5,342 square foot integrated Multi-tenant Shopping Center measuring 0.88-acres.
The improvements include:
four tenant suites
1,275 square-foot open dining/patio
drive-through lane -“pick-up only”
relocation of an OmniTrans bus stop/shelter
removal of minor trees and overgrown vegetation
parking, landscaping, trash enclosure, loading area, access, lighting, and street improvements
Conditional Use Permit proposing
extended hours of operation
Site and Architectural Review for the
construction of the proposed
development
Variance to deviate from the 20’ front
landscape setback requirement to
accommodate an open dining/patio
area
Sign Program to establish sign
regulations unique to the center
Applications
General Plan and Zoning Designation
Zoning General Plan Existing Land Uses
North R2-Low Medium Density
Residential
Medium Density Residential Single Family Residential and Multi -
Family Residential
East BRSP-General Commercial General Commercial Multi-Family Residential -Legal
Nonconforming Use
South BRSP-General Commercial General Commercial Barton Road Town Center
West BRSP-General Commercial General Commercial Medical Office
Surrounding Images
Site Plan
Easement
Building Location
Trash Enclosure
Perimeter Block
Wall
OmniTrans bus
stop/shelter
Bus stop will be
moved away from
the project
entrance
Bus shelter will be
relocated across
the street
Variance
Zoning requires a 20-
foot front landscape
setback
Proposing an open
dining/patio within 10-
feet of the front
landscape area
Project exceeds the
overall landscape
requirement
COVID-19 –Outdoor
Patio Demand
Similar existing
businesses have been
granted consideration
Access and
Parking
Barton Road –Major
Highway with 100-feet
right-of-way
Access
Drive-Through lane:
Exclusive order “pick-
up only”
No menu board and
no speaker box
No stacking issues
No noise concerns
Parking & Circulation Analysis
Conditional Use Permit
“Terrace Plaza” -Proposed Hours of Operation
Suite Indoor and Outdoor Dining
Hours
Pick-up and Delivery
Hours
Drive-Thru Pick-up
Lane Hours
A (“Piara Pizza”)6:00 a.m.-12:00 a.m.
*Outdoor patio/dining only
6:00 a.m. –12:00 a.m.6:00 a.m.-2:00 a.m.
B & C 6:00 a.m.-12:00 a.m.6:00 a.m. –12:00 a.m.N/A
D (“Wing Stop”)
6:00 a.m.-12:00 a.m.6:00 a.m. –12:00 a.m.N/A
The project will be equipped with exterior security cameras.
Lighting will be provided in the parking, walkway areas, and
building exterior.
The site will be regularly maintained to keep the landscaping,
collection of litter, and overall upkeep to the building exterior
and site.
A condition has been included for the Applicant to submit a
final operations plan.
Operation Hours -“Piara Pizza”
Multiple Locations
“Piara Pizza Fresh and Ready” Operation Hours
Location Days From To Days From To
Moreno Valley Sunday-Thursday 9:30 a.m.10:30 p.m.Friday-Sunday 9:30 a.m.10:30 p.m.
Rancho
Cucamonga
Sunday-Thursday 9:30 a.m.10:00 p.m.Friday-Sunday 9:30 a.m.10:30 p.m.
Pomona Sunday-Thursday 9:30 a.m.10:00 p.m.Friday-Sunday 9:30 a.m.11:00 p.m.
La Mirada Sunday-Thursday 9:30 a.m.10:00 p.m.Friday-Sunday 9:30 a.m.11:30 p.m.
Pico Rivera Sunday-Thursday 9:30 a.m.10:30 p.m.Friday-Sunday 9:30 a.m.11:30 p.m.
La Habra Sunday-Thursday 9:30 a.m.10:30 p.m.Friday-Sunday 9:30 a.m.11:30 p.m.
Huntington Park Sunday-Thursday 9:30 a.m.10:30 p.m.Friday-Sunday 9:30 a.m.11:30 p.m.
Los Angeles
(Beverly Blvd)
Sunday-Thursday 9:30 a.m.10:30 p.m.Friday-Sunday 9:30 a.m.11:30 p.m.
Whittier Sunday-Thursday 9:30 a.m.10:30 p.m.Friday-Sunday 9:30 a.m.11:30 p.m.
Inglewood Sunday-Thursday 9:30 a.m.11:00 p.m.Friday-Sunday 9:30 a.m.Midnight
Compton Sunday-Thursday 9:30 a.m.11:00 p.m.Friday-Sunday 9:30 a.m.Midnight
Los Angeles
(Normandie Ave)Open 24 Hours
Operation Hours -“Wing Stop”
Multiple Locations
“Wing Stop” Operation Hours
Location Days From To
Redlands, Stuart Avenue Sunday-Saturday 11:00 a.m.10:00 p.m.
San Bernardino Mills Sunday-Saturday 11:00 a.m.11:45 p.m.
San Bernardino, Highland Sunday-Saturday 11:00 a.m.11:45 p.m.
Rialto, Market Place Sunday-Saturday 11:00 a.m.11:45 p.m.
Rialto, Easton Street Sunday-Saturday 11:00 a.m.11:45 p.m.
Fontana, Sierra Avenue Sunday-Saturday 11:00 a.m.11:45 p.m.
Moreno Valley, Alessandro Sunday-Saturday 11:00 a.m.11:45 p.m.
Riverside, Arlington Sunday-Saturday 11:00 a.m.11:45 p.m.
Riverside, University
Avenue
Sunday-Saturday 10:00 a.m.Midnight
Jurupa Valley, Limonite
Ave
Sunday-Saturday 11:00 a.m.Midnight
Moreno Valley, Moreno
Beach Drive
Sunday-Saturday 11:00 a.m.Midnight
Riverside, Van Buren Blvd Sunday-Saturday 11:00 a.m.Midnight
Riverside, Lincoln Plaza Sunday-Saturday 11:00 a.m.Midnight
Rancho Cucamonga Sunday-Saturday 11:00 a.m.Midnight
Floor Plan
Full interior floor plans
will be provided
during the Building
and Safety stage to
allow each space to
be customized to
tenant specifications.
Piara Pizza
No dining proposed
Wing Stop
1,300 sq. ft. inside
dining
Preliminary
Landscape
TERRACE PLAZA -Sign Program
AGENCIES
COMMENTS
CEQA
NOTICING
PUBLIC
COMMENTS
The project was distributed to various
agencies for review.
The project qualifies for CEQA
exemption Section 15332, which
exempts infill projects.
Public notice was provided consistent
with State Law. Mailed to property
owners within 500-foot radius.
To date staff has received one
comment regarding this proposal.
Conclusion and Recommendations
The project is consistent with:
General Plan Designation and promotes economic development
Zoning Designation and overall goal to create a dynamic ‘downtown’
commercial area.
The Conditional Use Permit for the extended hours of operation provides
longer dining opportunities with regulations.
The Variance request activates the street and enhances the street
frontage with a clean modern design.
The parking circulation analysis demonstrates there are no anticipated
stacking issues, and the proposed parking is sufficient to service the
development.
The building architecture, landscaping, and sign program complements
the surrounding neighborhood.
Overall, the Project will be a vital addition to the Barton Road corridor.
Staff recommends the Planning Commission Consider
Approval of the Project, Adopting the Resolution.
Thank You!
TERRACE PLAZA
Conditional Use Permit 21-01
Site and Architectural Review 20-08
Variance 20-01
Sign Program 20-05
Environmental 20-08 March 18, 2021 Planning Commission
Conditions of Approval
26.The drive-through lane shall be utilized for “pick-up only.”Drive-through
speaker and menu are strictly prohibited.The Applicant shall identify on the
design plans that the drive-through lane will not include a menu and
speaker and shall be exclusively utilized for window “pick-up only”.
27.If parking problems arise,the property owner shall institute all
operational measures that are necessary to minimize or eliminate such
problems,including but not limited to providing free on-site valet service,
and/or acquisition of offsite parking area through a shared parking
agreement.
28.The Applicant or assignee shall,within 30 days of a parking issue
arising,provide an alternative offsite parking overflow plan.Said plan shall
be reviewed by the Director of Planning and Development Services.The
Applicant shall be required to secure offsite parking agreement should any
parking issues occur during operational hours.
Trash Enclosure
OmniTrans
Bus Stop/Shelter
Elevations
Color and Material
Board