2 and completed significant coursework towards a Master’s in Public Administration from USC. Ms. Sapetto has also successfully completed the MIT/HARVARD program for developing community consensus.
Vice-President
Andrea Maloney has worked in the engineering and planning fields for over 24 years.
Ms. Maloney joined the Sapetto Real Estate Solutions team in 1996 and has served as Vice President. During her tenure, she has been directly responsible for a variety of small- and large-scale entitlement projects, including Master Plans, Conditional Use Permits, Park Plans, Affordable Housing Plans, Zone Changes and General Plan Amendments for commercial, industrial and residential projects. Many of these projects required extensive community outreach as well as public hearings. Ms. Maloney has a specialty in project management for development projects.
From 1983 until 1996, Ms. Maloney held positions of increasing responsibility, ultimately as Vice-President of Planning for RBF, a 400-person Civil Engineering/Planning firm in Irvine, California. Her responsibilities included project management for numerous residential subdivisions in Southern California, and involved feasibility analysis, due diligence, plan development, entitlement processing and supervision of infrastructure plan preparation. These projects required community outreach and public hearings with the cities of San Clemente, San Diego, Chino Hills and Laguna Niguel as well as the counties of Orange, San Bernardino, Riverside and Los Angeles.
Ms. Maloney is The Building Industry Association of Southern California, the Irvine and Santa Ana Chamber of Commerce and the American Planning Association. .
Andrea Maloney holds a B.A. in History from the University of San Diego and has completed coursework for a Master’s in Urban and Regional Planning from George Washington University.
PROJECTS
Commercial & Industrial
• Tesla, multiple sales, delivery and collision and repair centers in various locations:
Cities of Sunnyvale, Thousand Oaks, Irvine, Glendora, Kyle, Texas among other current project locations.
3 • Crown Enterprises, logistics centers in Colton, Rialto and Monterey Park. • The Irvine Spectrum owned by the Irvine Company Approximately 20 million square feet of commercial and industrial space
• Park Place owned by Maguire Properties, Irvine, California. 3,200,000 square feet of mixed use development with 3,090 residential units.
• Jamboree Research Center, Irvine, California. 1,400,000 square foot research and industrial park.
• University Research Park, Irvine, California. 1,400,000 square foot research and industrial park.
• Irvine Technology Center, Irvine, California. 1,350,000 square foot Business Park • Irvine Spectrum 8, Irvine, California. 10,800,000 square feet of commercial and industrial space.
• Koll Center Irvine North owned by The Koll Company, Irvine, California. 250,000 square feet of office space.
• Jamboree Center owned by The Irvine Company, Irvine, California. 1,500,000 square feet of hotel, commercial and office space.
• Koll Company Main and MacArthur owned by The Koll Company, Irvine, California. 250,000 square feet of office space.
• Irvine Plaza owned by Layton-Belling Associates, Irvine, California. Entitlement analysis, which resulted in additional entitlement, allocated to the site and approval of zone change to protect property rights.
• Orange County’s Credit Union Corporate Headquarters, Santa Ana, California. 200,000 square feet of commercial and office space.
• Opus West Fairview II, Brea, California. 250,000 square feet of office space in Brea • Hines, Irvine, California. Office tower on their 2211 Michelson property in Irvine. 266,000 square feet.
• MacArthur Place for Transwestern, Santa Ana, California. Key Mixed-Use site at the 55 Freeway and MacArthur.
• Carr-America, Costa Mesa, California. Development of new office in Costa Mesa in their holding on Bristol and 405 Freeway
• Centra Realty, Irvine, California. Redevelopment of Edison International Utility Rightof-Way land to 150,000 square feet of medical office and 7,000 square feet of support retail. Included a General Plan Amendment and Zone Change and extensive community outreach and consensus building.
• Jeffrey Office Park, Bake Office Park, Irvine, California. Over 1 million square feet of office, research and development and industrial uses at two locations in the City of Irvine.
• Roger’s Gardens, Irvine, California. Non-retail nursery operation in public utility right-of-way area.
4 • Dahn Mini-U-Storage, Irvine, California. Three locations in the City of Irvine for ministorage projects. • First Student, Certified Transportation, OC Recycling industrial projects in Santa Ana.
• 1085-1095 N Main, Orange, feasibility for highest and best reuse.
Retail
• Irvine Spectrum Center, Irvine, California. 980,000 square feet regional entertainment complex.
• Irvine Marketplace, Irvine, California. 1,500,000 square feet regional commercial center.
• Multiple Irvine Retail Properties Centers, Irvine, California. Woodbury Town Center, Orchard Hills, Portola Springs, Alton Square, Harvard and Main, Oak Creek, Trabuco Grove, Quail Hill, University Center, among others for over 2,000,000 square feet of commercial centers.
• Fashion Island, Newport Beach. Multiple tenant improvement permits. • Diamond Jamboree. Transfer of Development rights and Conditional Use Permit for a community commercial center at the intersection of Jamboree and Alton in Irvine. • CarMax, Irvine, California. 58,000 square foot wholesale and retail vehicle sales and service facility in Irvine Spectrum, work included approvals for modifications to Sign Program.
• BMW, Irvine, California. Retail vehicle sales and service center in Irvine Spectrum, included Sign Program modifications.
• Stoltz Management, Rolling Hills Estates, California. Promenade on the Peninsula retail center in Rolling Hills Estates, California
• Resort at Pelican Hill, Four Seasons, Aloft, Doubletree, Lowe Enterprises, Hyatt, The Marriott Homestead Village and Candlewood Hotels and Extended Stay America 200 to 500 room hotel lodging in Irvine, Santa Ana and Newport Beach. • Crossroads Center, Irvine, California. A 513,700 square foot retail center in Irvine Spectrum.
• Jamboree Promenade, Irvine, California Modifications to Sign Program.
Residential & Mixed Use
• Alliance Residential, 1,221 units, 15,000 sq feet of retail, 55,000 sq feet of Office, Santa Ana, California, General Plan Amendment and Zone Change.
5 • Equity Residential- 14 acres, Huntington Beach, due diligence and feasibility for redevelopment; City of San Diego and Rancho San Bernardo, City of Laguna Niguel, City of Lake Forest and City of Mission Viejo- actively advising re feasibility of redeveloping their properties.
• Legacy Partners Apartments- 233 units in South Coast Metro area in Santa Ana, General Plan Amendment and Zone Change
• Toll Brothers Apartments - 7 story - 220 units in downtown Santa Ana with retail at 4th and Main replacing the First American Title original headquarters, Master Plan • Pacific Group, AMG and Jamboree Housing, 418-unit affordable senior housing and 552 affordable family housing projects on First Street in Santa Ana, Master Plan and Affordable housing plans.
• SBLB Senior Assisted Living 226 units CUP/Master Plan approval- Huntington Beach • Fairfield Realty, Master Plan of 727 apartment and town homes on Town and Country, Orange.
• Garden Communities, the Trilogy, 876 residential units, with accessory retail In the Irvine Business Complex
• Garden Communities project on Campus and Jamboree- 1600 units in the Irvine Business Complex
• Main and Jamboree- 370 apartments for White Road Associates in Irvine in the Irvine Business Complex
• JH Real Estate Partners 452 units plus retail and medical use on 15 acres in Brea, California and strategical advice regarding entitlement of 132 units in San Juan Capistrano.
• Avalon Bay, Irvine, California 283 units in the Irvine Business Complex, Irvine, California.
• Boeing Properties, 260 acres conversion of the McDonald Douglas plant to mixed use commercial, industrial, retail and residential in Long Beach, California and consultation on their Seal Beach, California and Puget Sound Washington properties.
6 • BRE Properties, Santa Ana, California. Mixed use in Anaheim California’s Platinum Triangle and Santa Ana, California.
• Campus Centre/Watermarke owned by Prudential Insurance Company, Irvine Business Complex, Irvine, California. 550 residential units and 665,000 square feet of hotel, commercial and office space.
• Central Park West – Lennar Corporation, Irvine Business Complex, Irvine, California.
Managed the entitlement process for conversion of site to a mixed-use commercial, retail and residential project. Assisted in implementation of project approvals. • Hutton Place, Santa Ana, California. Key Mixed-Use site at the 55 Freeway and MacArthur.
• Kilroy Realty, Irvine Business Complex, Irvine, California. Converting office/industrial to mixed use with 469 multi-family residential units.
• KB Home, Irvine and Anaheim, California. Multifamily homes in Irvine and Anaheim. • Lambert Ranch, Irvine, California. Project planning and entitlement in North Irvine, for a 51-acre agricultural property to a 170-dwelling unit residential project with a cell site. • Legacy Partners, Irvine Business Complex, Irvine, California. 290 residential units, with 7,500 square feet of ground floor retail. The City of Irvine’s first vertically integrated mixed-use project.
• MetLife Residential, owned by MetLife Insurance,Irvine Business Complex, Irvine, California 481 multi-family unit urban in-fill project in the heart of the Irvine Business Complex, Irvine, California.
• Sares-Regis – Westgate Pasadena, California.
• Standard Pacific Homes, Long Beach, California. High-rise residential tower • Trammell Crow Residential. Multi-family units in Irvine and Anaheim, California. • West Millennium Homes, Residential and hotel complex on Ocean Blvd in Long Beach, California.
7 Golf Course & Recreation
• Oak Creek and Shady Canyon Golf Courses – Irvine, California Full service Tom Fazio golf courses.
• Los Angeles County South Coast Golf Course – Palos Verdes, California Public outreach and community issues resolution for proposed golf course facility on the former Palos Verdes Landfill site.
• Pretend City Children’s Museum, entitlement for a 28,000 square foot children’s museum in Irvine Spectrum.
• Waterworks Swim School, State-of-the-Art private swim school facility in Irvine, California.
• Private Gyms, LA Fitness and 24 Hour Fitness in various southern California locations • Palos Verdes Golf/Equestrian Center, Rolling Hills, California. Redevelopment options analysis.
• Cirque Du Soleil, Permit services.
• Pump It Up, Permit services in various locations.
Financial Institutions
• Alliance Bank
• I-Star Financial
• Orange County Teacher’s Credit Union (SchoolsFirst Federal Credit Union) • Plaza Bank
• Prudential Insurance
• Washington Mutual
• Pacific Business Bank
Institutional & Community
• Concordia University, Master Plan expansion and amendments • Westcliff University- various locations
• Oceans Church
• South Coast Chinese Cultural Center, Irvine, California. Master Plan for 3.8-acre campus including educational, gymnasium and performing arts facilities. • Chabad of Irvine, Irvine. California Master Plan including Worship and Preschool facilities.
• Mariners Church, Irvine, California. Master Plan for 47 acre campus with Worship, Educational and Recreation facilities and Sign Program modification. • Islamic Center of Irvine and New Horizons School, Irvine, Californi • Irvine Valley College
8 • Irvine Unified School District
• Coast Community College District, Costa Mesa, California • Education Management LLC for Argosy University, Orange, California Argosy University campus in Orange, California.
• The Art Institute of Orange County, Santa Ana, California 200,000 square foot educational facility.
• Senior Assisted Living Facilities in Tustin, Huntington Beach and Irvine, California.
Public/Private Partnerships
• Tustin Legacy, Tustin, California. Liaison between City and Centex/Shea in the conversion of former Marine Corps Air Station Tustin from Military use to civilian multiuse project. • Irvine Ranch Water District, Orange, California. Planned and Implemented outreach program to residents prior to annexation proceedings of local water district by IRWD.
Annexation successfully completed in 2008.
• Orange County Great Park, Irvine, California. Liaison between City of Irvine and Wildrivers in the negotiations to develop a Science/Water Education Park. • Stadium Project, Anaheim, California Served as liaison between City of Anaheim and Archstone/Smith/Hines for Stadium Project proposal.
• Omnitrans, San Bernardino, California Developing program and providing community outreach and consensus building services for the City of San Bernardino and Omnitrans on new multi-modal transportation center in downtown San Bernardino, California.
Public Policy & Issues Management
• Resolution of how to accommodate feasible development around Marine Corps Air Station (MCAS) El Toro and MCAS Tustin, California.
• Representing multiple property owners in the Irvine Business Complex Rezoning; advocacy, resolution of major issues for the 2,800 acre, 53 million square foot mixed-use business complex in Irvine California.
• Numerous General Plan Amendments and Zoning Updates throughout California and Washington State
• Designed and Conducted Public Workshop program on behalf of the Los Angeles Community Redevelopment Agency and the Metropolitan Transportation Agency to improve the Land Use Review Process for the City of West Hollywood, California.
EXHIBIT F
EXHIBIT G
City Council Ordinance O-08-25 with Exhibits A-1 (Addendum to Certified 2014 CHCCSP EIR) and A-1 (Amendments to
CHSSCP)
ATTACHMENT 4
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ORDINANCE NO. O-08-25
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
COLTON, CALIFORNIA AMENDING TITLE 18, SECTION 18.34.040 (COLTON’S HUB CITY CENTRE SPECIFIC PLAN – AMENDMENT
NO. 2) AMENDING TABLE OF CONTENTS AND VARIOUS
PROVISIONS OF SECTIONS 3, 4, 6, AND 7 PERTAINING TO LAND
USE, DEVELOPMENT STANDARDS & ADMINISTRATION OF TITLE
18 OF THE COLTON MUNICIPAL CODE TO COMPLY WITH THE
6 TH CYCLE HOUSING ELEMENT UPDATE (2021-2029) AND
ACCOMPANYING ADDENDUM TO THE ENVIRONMENTAL
IMPACT REPORT FOR THE COLTON HUB CITY CENTRE SPECIFIC
PLAN PROJECT (STATE CLEARINGHOUSE NO. 2008041067) (FILE INDEX NO. DAP24-0038)
WHEREAS, the City Council of the City of Colton desires to amend certain provisions of the Colton HUB City Centre Specific Plan (CHCCSP) and Zoning Code to ensure consistency with state law; and
WHEREAS, on November 21, 2014, the City Council of the City of Colton (“City Council”) adopted the Colton’s HUB City Centre Specific Plan (An Amendment of the West Valley Specific Plan); and
WHEREAS, the CHCCSP includes Community Planning & Design Goals, Land Use Plan & Components, Development Regulations, Community Design Guidelines & Objective Design Standards, Administration of the Specific Plan for the orderly development of the CHCCSP project area with a mix of land uses; and
WHEREAS, on June 10, 2025, the Planning Commission of the City of Colton (“Planning Commission”) conducted a duly noticed public hearing and recommend that the
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City Council adopted Specific Plan Amendment No. 2 (Case Index No. DAP24-0038) to amend Table of Contents, Sections 3, 4, 6 and 7 pertaining to Land Use & Components, Development Regulations, Community Design Guidelines & Objective Design Standards, and Administration and Voted 4-0-0 in their recommendation to the City Council. The Amortization Ordinance was removed from the recommendation to be studied further with the Planning Commission; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA) Guidelines Section 15164 and 15162, an addendum to a previously certified EIR may be prepared in cases where changes or additions occur with no new significant environmental impacts.
NOW, THEREFORE, the City Council of the City of Colton does ordain as follows:
SECTION 1. Incorporation. The recitals above are each incorporated by reference and adopted as findings by the City Council.
SECTION 2. CEQA. The City Council find that, under California Public Resources Code section 21080.17, the California Environmental Quality Act (“CEQA”), pursuant to the California Environmental Quality Act Guidelines, an Addendum to the 2014 EIR was prepared because the proposed modifications to the CHCCSP do not result in any of the circumstances requiring a Subsequent or Supplemental EIR contained in Exhibit A.1 attached hereto.
Although the proposed modifications would result in development that differs in use than what was assumed in the 2014 EIR, those modifications do not trigger the need for preparation of a Subsequent or Supplemental EIR under the criteria listed in CEQA Guidelines Sections 15162 and 15163, respectively. The Addendum to the 2014 EIR demonstrates that no substantial changes would result from the revised project modifications nor have the existing conditions in the project vicinity substantially changed such that major revisions to the 2014 EIR would be required. The project would not result in a new significant environmental effect or a substantial increase in the severity of previously identified significant effects. Specifically, the proposed
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development, as compared to the 2014 EIR, do not result in new or substantially greater significant impacts because the scale and nature of the proposed development is sufficiently similar to that analyzed in the 2014 EIR such that the impacts of the proposed development are within the levels and types of environmental impacts disclosed in the 2014 EIR.
SECTION 3. General Plan. The City Council hereby finds that the adoption of the Ordinance is consistent with the General Plan Land Use Policy LU-1.1, LU-1.2 and LU-1.8 Housing Element Program 10 (Mixed-Use Development), and 11 (Rezoning Sites) as a matter of law under Government Code section 66314(c) as further defined below:
Policy LU-1.1: Ensure that all new development conforms to all applicable provisions of the General Plan and Zoning Code; in that, the proposed changes are consistent with adopted 2021-2029 6th Cycle Housing Element Programs and as recommended for changes within Programs 10 (Update Zoning Standards) and 11 (Rezoning Sites).
Policy LU-1.2: Evaluate existing Specific Plans to ensure continued appropriateness in relation to the goals and policies of the General Plan and the City’s long‐term vision, and to reflect planned land use. After evaluation, maintain, amend, or repeal Specific Plans, as appropriate; in that, the proposed CHCCSP Map and Text Amendments are consistent with Policies within the City’s 2013 adopted Land Use Element and 2021- 2029 6th Cycle Housing Element as noted within this resolution.
Policy LU-1.8 Interpret the Land Use Plan in a manner that provides for compatibility between adjacent land uses, and that allows the City to achieve land use, design, and economic development objectives; in that, the proposed amendments to the Administrative Section of the CHCCSP address approval process that requires project compliance with
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Objective Design Standards (ODS) for projects reviewed ministerially and land use compliance with ODS and compatibility findings for projects requiring review by the Planning Commission.
Program 10. Update Zoning Standards; in that, the proposed amendment to the Colton HUB City Centre Specific Plan (CHCCSP) includes updating development standards, adding Objective Design Standards, and increasing allowable residential densities consistent with the City’s 2021- 2029 6th Cycle Housing Element.
Program 11. Rezoning Sites; in that, overall, the revised CHCCSP project, the changes pertaining to the 6th Cycle Housing Element “Programing,” would result in the rezoning of 17 parcels totaling approximately 93.86 acres within Planning Areas (PAs) 7, 8, 9, 12, 14, 15, 16, and 19 of the CHCCSP. The rezoning includes a projected 2,226 units as identified in the Housing Element (53% of the RHNA).
SECTION 4. Specific Plan Code and Map Amendment. Title 18, Section 18.34.040 (Colton’s HUB City Centre Specific Plan – Amendment No. 2) amending table of contents and various provisions of sections 3, 4, 6, and 7 pertaining to land use, development standards & administration of Title 18 of the Colton Municipal Code is hereby amended to read as provided in Exhibit “A-2,” attached hereto and incorporated herein by reference.
SECTION 5. Effective Date. This Ordinance takes effect 30 days after its adoption.
SECTION 6. HCD Submittal. In accordance with Government Code section 66326, the City Clerk is directed to submit a copy of this Ordinance to the California Department of Housing and Community Development within 60 days after adoption.
SECTION 7. Publication. The City Clerk is directed to certify to the adoption of this Ordinance and post or publish this Ordinance as required by law.
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SECTION 8. Custodian of Records. The custodian of records for this Ordinance is the City Clerk and the records comprising the administrative record are located at 650 N. La Cadena Drive, Colton, CA 92324.
SECTION 9. Severability. If any provision of this Ordinance or its application to any person or circumstance is held to be invalid by a court of competent jurisdiction, such invalidity has no effect on the other provisions or applications of the Ordinance that can be given effect without the invalid provision or application, and to this extent, the provisions of this Ordinance are severable. The City Council declares that it would have adopted this Ordinance irrespective of the invalidity of any portion thereof.
SECTION 10. CALIFORNIA ENVIRONMENTAL QUALITY ACT FINDING.
The City Council Finds that under California Public Resources Code section 21080.17, the California Environmental Quality Act (“CEQA”), pursuant to the California Environmental Quality Act Guidelines, an Addendum to the 2014 EIR was prepared because the proposed modifications to the CHCCSP do not result in any of the circumstances requiring a Subsequent or Supplemental EIR. Although the proposed modifications would result in development that differs in use than what was assumed in the 2014 EIR, those modifications do not trigger the need for preparation of a Subsequent or Supplemental EIR under the criteria listed in CEQA Guidelines Sections 15162 and 15163, respectively. The Addendum to the 2014 EIR demonstrates that no substantial changes would result from the revised project modifications nor have the existing conditions in the project vicinity substantially changed such that major revisions to the 2014 EIR would be required. The project would not result in a new significant environmental effect or a substantial increase in the severity of previously identified significant effects. Specifically, the proposed development, as compared to the 2014 EIR, do not result in new or substantially greater significant impacts because the scale and nature of the proposed development is sufficiently similar to that analyzed in the 2014 EIR such that the impacts of the proposed development are within the levels and types of environmental impacts disclosed in the 2014 EIR.
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SECTION 11. EFFECTIVE DATE. This ordinance shall go into effect and be in full force and operation from and after thirty (30) days after its final passage and adoption.
SECTION 12. PUBLICATION. The City Clerk shall certify to the adoption of this ordinance. Not later than fifteen (15) days following the passage of this ordinance, the ordinance, or a summary thereof, along with the names of the City Council members voting for and against the ordinance, shall be published in a newspaper of general circulation in the City of Colton.
SECTION 13. FILING. The City Clerk shall submit a copy of this ordinance to the Department of Housing and Community Development within 60 days after adoption. The City Clerk shall also submit a Notice of Determination within five days after adoption.
PASSED, APPROVED AND ADOPTED by the City Council of the City of Colton, California, at a regular meeting of the City Council held on the ___ day of _________, 2025 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
____________________________
FRANK J. NAVARRO, Mayor
ATTEST:
________________________________
ISAAC T. SUCHIL, City Clerk
Exhibit A-1 of CC Ordinance No. O-08-25
ATTACHMENT 4.1
PREPARED FOR:
CITY OF COLTON
PLANNING DIVISION
659 N. LA CADENA DRIVE
COLTON, CA 92324
PREPARED BY:
MICHAEL BAKER
INTERNATIONAL
40810 COUNTY CENTER
DRIVE, SUITE 200
TEMECULA, CA 92591
COLTON HUB CITY
CENTRE SPECIFIC PLAN
AMENDMENT
Excerpts of FINAL ENVIRONMENTAL
IMPACT REPORTADDENDUM
Introduction and
Project Information
This document is designed for double-sided printing to conserve natural resources.
FINAL
ENVIRONMENTAL IMPACT REPORT ADDENDUM
Colton Hub City Centre Specific
Plan Amendment
Lead Agency:
CITY OF COLTON
PLANNING DIVISION
659 N. La Cadena Drive
Colton, CA 92324
Contact: Mario Suarez, Planning Manager of Development Services Department Prepared by:
MICHAEL BAKER INTERNATIONAL
40810 County Center Drive, Suite 200
Temecula, CA 92591
Contact: Ms. Alicia Gonzalez
909-974-4933
May 2025
JN 202579
This document is designed for double-sided printing to conserve natural resources.
COLTON HUB CITY CENTRE SPECIFIC PLAN AMENDMENT
Final Addenum
May 2025 i Table of Contents
1.0 INTRODUCTION ........................................................................................................................... 1
1.1 PURPOSE OF AN ADDENDUM ................................................................................................ 1
1.2 PROJECT LOCATION ................................................................................................................ 3
1.2.1 ENVIRONMENTAL SETTING .......................................................................................... 4
1.3 PROJECT BACKGROUND ......................................................................................................... 4
1.3.1 CERTIFIED 2014 EIR .......................................................................................................... 4
1.3.2 STATE HOUSING ELEMENT REQUIREMENTS ............................................................ 5
1.3.3 CITY OF COLTON 6TH CYCLE HOUSING ELEMENT UPDATE ................................ 5
1.4 DOCUMENTS INCORPORATED BY REFERENCE ................................................................ 5
1.5 PROJECT DESCRIPTION ........................................................................................................... 6
1.6 DISCRETIONARY ACTIONS .................................................................................................... 8
2.0 PROJECT INFORMATION ......................................................................................................... 1
3.0 ENVIRONMENTAL ANALYSIS ................................................................................................. 1
3.1 AESTHETICS ............................................................................................................................... 3
3.2 AGRICULTURE AND FORESTRY RESOURCES .................................................................... 7
3.3 AIR QUALITY ............................................................................................................................. 9
3.4 BIOLOGICAL RESOURCES .................................................................................................... 23
3.5 CULTURAL RESOURCES ....................................................................................................... 31
3.6 ENERGY .................................................................................................................................... 35
3.7 GEOLOGY AND SOILS ............................................................................................................ 41
3.8 GREENHOUSE GAS EMISSIONS ........................................................................................... 47
3.9 HAZARDS AND HAZARDOUS MATERIALS ....................................................................... 57
3.10 HYDROLOGY AND WATER QUALITY ................................................................................ 63
3.11 LAND USE AND PLANNING .................................................................................................. 67
3.12 MINERAL RESOURCES .......................................................................................................... 69
3.13 NOISE ......................................................................................................................................... 71
3.14 POPULATION AND HOUSING ............................................................................................... 83
3.15 PUBLIC SERVICES ................................................................................................................... 87
3.16 RECREATION ........................................................................................................................... 91
3.17 TRANSPORTATION ................................................................................................................. 93
3.18 TRIBAL CULTURAL RESOURCES ........................................................................................ 99
3.19 UTILITIES AND SERVICE SYSTEMS .................................................................................. 101
3.20 WILDFIRE ............................................................................................................................... 105
3.21 MANDATORY FINDINGS OF SIGNIFICANCE ................................................................... 107
4.0 REFERENCES ............................................................................................................................. 1
COLTON HUB CITY CENTRE SPECIFIC PLAN AMENDMENT
Final Addenum
May 2025 ii Table of Contents
LIST OFAPPENDICES
APPENDIX A AIR QUALITY, ENERGY, AND GHG MODELING
APPENDIX B BIOLOGICAL RECORDS SEARCH
APPENDIX C CULTURAL RECORDS SEARCH
APPENDIX D NOISE MODELING
APPENDIX E TRIP GENERATION ASSESSMENT
LIST OF EXHIBITS
EXHIBIT 1: REGIONAL VICINITY ................................................................................................................... 9 EXHIBIT 2: PROJECT VICINITY .................................................................................................................... 11 EXHIBIT 3: EXISTING LAND USE PLAN ....................................................................................................... 13 EXHIBIT 3: PROPOSED LAND USE PLAN...................................................................................................... 15 EXHIBIT 5: NOISE MEASUREMENT LOCATIONS .......................................................................................... 71
LIST OF TABLES
TABLE 1-1: REVISED PROJECT SITES ............................................................................................................ 3 TABLE 1-2: 6TH CYCLE HOUSING ELEMENT ASSUMPTIONS ......................................................................... 7 TABLE 1-3: REVISED PROJECT BUILDOUT .................................................................................................... 7 TABLE 3-4: APPROVED PROJECT OVERLAPPING CONSTRUCTION EMISSIONS ............................................ 13 TABLE 3-5: APPROVED PROJECT ESTIMATED DAILY OPERATIONAL EMISSIONS ....................................... 14 TABLE 3-6: REVISED PROJECT ESTIMATED NET CHANGE OF DAILY OPERATIONAL EMISSIONS ............... 15 TABLE 3-7: ENERGY CONSUMPTION ........................................................................................................... 37 TABLE 3-8: ESTIMATED GREENHOUSE GAS EMISSIONS ............................................................................. 48 TABLE 3-9: CONSISTENCY WITH THE 2022 SCOPING PLAN: AB 32 INVENTORY SECTORS ........................ 50 TABLE 3-10: CONSISTENCY WITH THE 2020-2045 RTP/SCS ...................................................................... 51 TABLE 3-11: NOISE MEASUREMENTS ......................................................................................................... 75 TABLE 3-12 REVISED PROJECT’S DEVELOPMENT POTENTIAL COMPARED TO GENERAL PLAN BUILDOUT ASSUMPTIONS ............................................................................................................................................. 84 TABLE 3-13 REVISED PROJECT’S DEVELOPMENT POTENTIAL COMPARED TO SCAG GROWTH FORECASTS .................................................................................................................................................................... 84 TABLE 3-14: APPROVED PROJECT TRIP GENERATION .............................................................................. 93 TABLE 3-16: PROJECT TRIP COMPARISON ................................................................................................. 94
Colton Hub City Centre Specific Plan Amendment
Final Addendum
May 2025 1-1 Introduction
1.0 INTRODUCTION
This Addendum has been prepared in accordance with the California Environmental Quality Act (CEQA), as amended, to make minor technical changes and additions to the Environmental Impact Report for the Colton Hub City Centre Specific Plan Project (referenced herein as the “approved project”) prepared by The Altum Group (2014 EIR; State Clearinghouse No. 2008041067), certified in 2014.
One addendum to the 2014 EIR was prepared in March 2018 to address the NEC 10 Pepper Project. The NEC 10 Pepper Project proposed the construction of three restaurant/retail use buildings and outdoor dining areas totaling 14,435 square feet, along with associated on- and adjacent offsite improvements such as parking and landscape setbacks a 3-acre site within Planning Area 22.
A second addendum to the 2014 EIR was prepared in April 2023 related to the Business Park at 2245 West Valley Boulevard (DAP-001-778) Project. The Business Park at 2245 West Valley Boulevard (DAP-001-778) Project proposed the redevelopment of nine net acres of land located within Planning Area 1, at Assessor Parcel Number (APN) 0254-041-04. Proposed redevelopment covered under the Addendum included four new buildings that would collectively provide approximately 175,031 square feet of warehouse space and approximately 14,174 square feet of office space and the subdivision of land from one lot to four lots (Tentative Parcel Map No. 20726).
This Addendum focuses on the current project proposal (referenced herein as the “revised project”), which includes an amendment to the Colton Hub City Centre Specific Plan (CHCCSP) in conformance with the 6th Cycle Housing Element Update (2021-2029). Specifically, the CHCCSP amendment will implement pieces of Programs 10, 11, and 18 to rezone sites in the CHCCSP area used to meet the City’s Regional Housing Needs Allocation (RHNA). This is necessary to bring the City’s Housing Element into full compliance with State Law; refer to Section 1.5, Project Description.
Based on the analysis herein, the revised project would not result in new or substantially more severe significant environmental impacts compared with the impacts disclosed in the certified 2014 EIR, nor are there any other circumstances that require the preparation of a subsequent EIR.
1.1 PURPOSE OF AN ADDENDUM
CEQA, a Statewide environmental law contained in Public Resource Code (PRC) Sections 21000–21177, applies to most public agency decisions which carry out, authorize, or approve actions that have the potential to adversely affect the environment. The CEQA Guidelines allow for updating and using a previously certified EIR for projects that have changed or are different from the previous project or conditions analyzed in the certified EIR. In cases where changes or additions occur with no new significant environmental impacts, an addendum to a previously certified EIR may be prepared, consistent with CEQA Guidelines Section 15164. This Addendum has been prepared in accordance with Section 21166 of CEQA and Sections 15162 and 15164 of the CEQA Guidelines.
Section 15164(a) of the CEQA Guidelines states that “the lead agency or a responsible agency shall prepare an addendum to a previously certified EIR if some changes or additions are necessary but none of the conditions described in Section 15162 calling for preparation of a subsequent EIR have occurred.” Pursuant to Section 15162(a) of the CEQA Guidelines, a Subsequent EIR or Negative Declaration is only required when:
1. Substantial changes are proposed in the project which will require major revision of the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects;
2. Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revision of the previous EIR due to the involvement of new significant environmental increase in the severity of previously identified significant effects; or
3. New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete, shows any of the following:
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(a) The project will have one or more significant effects not discussed in the previous EIR; (b) Significant effects previously examined will be substantially more severe than shown in the previous EIR;
(c) Mitigation measures or alternatives previously found not to be feasible would in fact be feasible, and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or (d) Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative. (CEQA Guidelines Section 15162[a])
The following describes the requirements of an Addendum, as defined by CEQA Guidelines Section 15164:
1. The lead agency or a responsible agency shall prepare an addendum to a previously certified EIR if some changes or additions are necessary but none of the conditions described in Section 15162 calling for preparation of a subsequent EIR have occurred.
2. An addendum to an adopted negative declaration may be prepared if only minor technical changes or additions are necessary or none of the conditions described in Section 15162 calling for the preparation of a subsequent EIR or negative declaration have occurred.
3. An addendum need not be circulated for public review but can be included in or attached to the final EIR or adopted negative declaration.
4. The decision-making body shall consider the addendum with the final EIR or adopted negative declaration prior to making a decision on the project.
5. A brief explanation of the decision not to prepare a subsequent EIR pursuant to Section 15162 should be included in an addendum to an EIR, the lead agency’s findings on the project, or elsewhere in the record. The explanation must be supported by substantial evidence.
If none of these circumstances are present, and only minor technical changes or additions are necessary to update the previously certified EIR, an Addendum may be prepared, consistent with CEQA Guidelines Section 15164.
This Addendum to the 2014 EIR has been prepared because the proposed modifications do not result in any of the circumstances requiring a Subsequent or Supplemental EIR. Although the proposed modifications would result in development that differs in use than what was assumed in the 2014 EIR, those modifications do not trigger the need for preparation of a Subsequent or Supplemental EIR under the criteria listed in CEQA Guidelines Sections 15162 and 15163, respectively. Section 2.0, Project Information, and Section 3.0, Environmental Analysis, of this Addendum demonstrate that no substantial changes would result from the revised project modifications nor have the existing conditions in the project vicinity substantially changed such that major revisions to the 2014 EIR would be required.
The project would not result in a new significant environmental effect or a substantial increase in the severity of previously identified significant effects. Specifically, the proposed development, as compared to the 2014 EIR, do not result in new or substantially greater significant impacts because the scale and nature of the proposed development is sufficiently similar to that analyzed in the 2014 EIR such that the impacts of the proposed development are within the levels and types of environmental impacts disclosed in the 2014 EIR.
In addition, no substantial changes in circumstances under Section 15162(a)(2) have occurred since the certification of the 2014 EIR for the adopted approved project that would result in new significant impacts or substantially increase the severity of significant impacts previously identified, since the background environmental conditions have not significantly changed since that time. The City of Colton has received no information indicating there has been a substantial change in any circumstances that would result in a new or substantially greater significant impact.
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Furthermore, no new information, which was not known and could not have been known at the time of the 2014 EIR preparation, has been revealed that shows new or substantially greater significant impacts would result (CEQA Guidelines Section 15162[a][3]). There are no new or different mitigation measures or alternatives that would substantially reduce one or more significant impacts of the adopted approved project but that are not adopted. The proposed modifications do not identify or require adoption of any further mitigation measures or alternatives beyond those provided in the 2014 EIR for the adopted approved project (CEQA Guidelines Section 15162[a][3]).
This Addendum relies on the 2014 EIR and the related administrative record, in addition to the additional documentation included to support the Addendum. The Addendum is to be included or attached to the 2014 EIR and is not to be considered as an independent or separate document. As this Addendum does not identify new or substantially greater significant impacts, circulation for public review and comment is not required under CEQA Guidelines Section 15164(c).
1.2 PROJECT LOCATION
The City is located in the southwest portion of the County of San Bernardino, within the Inland Empire region of the County; refer to Exhibit 1, Regional Vicinity. As shown in Exhibit 2, Project Vicinity, the revised project area is located within the boundaries of the Colton Hub City Centre Specific Plan (CHCCSP) Area. The CHCCSP Area consists of a 373-acre area bounded by San Bernardino Avenue to the north, the City of Rialto to the west, the Interstate-10 (I-10) freeway to the south, and Hermosa Avenue and the Union Pacific Railroad to the east. Regional access to the CHCCSP Area is provided by the I-10 freeway.
Specifically, the revised project includes 17 parcels totaling approximately 93.86 acres within Planning Areas (PA) 7, 8, 9, 12, 14, 15, 16, and 19 of the CHCCSP; refer to Table 1-1, Revised Project Sites.
TABLE 1-1: REVISED PROJECT SITES
APN CHCCSP Planning Area Existing CHCCSP
Land Use Existing Use Acreage
25406130 PA 9/12/14/15/16
Retail Mixed-Use
Retail
Res Medium – 1
Open Space Park
Non-Vacant, Golf
Course 51.4
25407162 PA 16 Retail Vacant 1.1
25407163 PA 16 Retail Vacant 1.1
25407165 PA 16 Retail Vacant 1
25407164 PA 16 Retail Vacant 1
25407161 PA 16 Retail Vacant 4.9
25405114 PA 7/8/9 Res Medium – 1
Retail Mixed-Use Vacant 20.6
25407158 PA 19 Office Mixed Use Non-Vacant 1.8
25405169 PA 4 Res Medium – 1 Vacant 2.76
25407149 PA 16 Retail Non-Vacant 1.1
25407147 PA 16 Retail Non-Vacant 0.3
25407127 PA 16 Retail Non-Vacant 4.1
25407150 PA 16 Retail Non-Vacant 0.3
25407143 PA 16 Retail Non-Vacant 0.5
25407144 PA 16 Retail Non-Vacant 0.8
25407125 PA 16 Retail Non-Vacant 0.3
25405113 PA 9 Retail Mixed-Use Non-Vacant 0.8
Total Revised Project Acreage 93.86
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1.2.1 ENVIRONMENTAL SETTING
The CHCCSP area is generally flat and ranges from 1,025 to 1,145 feet above mean sea level (msl). The terrain consists of a flat valley floor gently sloping downward from the San Bernadino and San Gabriel Mountains to the north. Mountain views are considered scenic vistas and can be seen from almost every direction. Vegetation in the project area is generally a mixture of native vegetation and ruderal vegetation.
Overall, the CHCCSP area features a variety of land uses, including residential, commercial, industrial, public use, and open space for recreation and habitat conservation.
As shown in Table 1-1, the 17 parcels evaluated for the revised project include a variety of vacant and nonvacant uses and are currently designated Colton Hub City Center Specific Plan (CHCCSP). Specifically, the CHCCSP currently designates PA 7 and 8 as Residential Medium M1 (RES – M1), PA 9 as Retail Mixed Use (RMU), PA 12 and PA 14 as Open Space/Park (OS/P), PA 15 as RES – M1, PA 16 as Retail (R), and PA 19 as Office Mixed Use (OMU); refer to Exhibit 3, Existing Land Use Plan.
Surrounding land uses include the I-10 freeway to the south and San Bernardino Avenue to the north. North of San Bernardino Avenue is a series of single-family residential neighborhoods and an apartment complex at the northwestern corner of the intersection and to the west. A retail center with a supermarket is located at the northeast corner of Pepper Avenue and San Bernardino Avenue with residential neighborhoods to the east.
1.3 PROJECT BACKGROUND
1.3.1 CERTIFIED 2014 EIR
The CHCCSP EIR (State Clearinghouse No. 2008041067) was prepared to evaluate the potential environmental impacts associated with the implementation of the CHCCSP. The Draft EIR was circulated for public review in May 2014. The Final EIR was certified on October 7, 2014, by the City of Colton City Council with the adoption of Resolution No. R-100-14.
The analysis presented in the CHCCSP EIR found that impacts to Air Quality and Public Services (Parks) would be significant and unavoidable on both a project and cumulative level. Specifically, the CHCCSP EIR analysis determined that in the long-term, project implementation would generate emissions of reactive organic gases (ROG), nitrous oxide (NOx), and carbon dioxide (CO2) that exceed the established thresholds. Therefore, in accordance with the South Coast Air Quality Management District’s (SCAQMD) criteria, future projects in the CHCCSP project area would contribute to significant and unavoidable project related construction and operational impacts as well as cumulative impacts. Accordingly, the CHCCSP would not be in conformance with the Air Quality Management Plan (AQMP). Concerning significant impacts to Public Services, the CHCCSP EIR found that project implementation would result in the replacement of an existing 10-acre park with a residential neighborhood. The CHCCSP compensated for the loss of parkland with a new 3.8-acre park and a 0.6-acre linear feature called a “land bridge,” totaling 4.4 acres of new parkland. This resulted in a 5.6-acre deficit resulting in significant and cumulative impacts.
Mitigation measures were implemented to reduce levels of significance to less than significant in the following areas:
Aesthetics, Air Quality, Biological Resources, Cultural Resources, Geology and Soils, Greenhouse Gas Emissions, Hazards and Hazardous Materials, Hydrology and Water Quality, Land Use and Planning, Noise, Public Services, Traffic and Circulation, and Utilities and Service Systems.
One addendum to the 2014 EIR was prepared in March 2018 to address the NEC 10 Pepper Project. The NEC 10 Pepper Project proposed the construction of three restaurant/retail use buildings and outdoor dining areas totaling 14,435 square feet, along with associated on- and adjacent offsite improvements such as parking and landscape setbacks a 3-acre site within Planning Area 22.
A second addendum to the 2014 EIR was prepared in April 2023 related to the Business Park at 2245 West Valley Boulevard (DAP-001-778) Project. The Business Park at 2245 West Valley Boulevard (DAP-001-778) Project proposed the redevelopment of nine net acres of land located within Planning Area 1, at APN 0254-041-04. Proposed redevelopment covered under the Addendum included four new buildings that would collectively provide
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approximately 175,031 square feet of warehouse space and approximately 14,174 square feet of office space and the subdivision of land from one lot to four lots (Tentative Parcel Map No. 20726).
1.3.2 STATE HOUSING ELEMENT REQUIREMENTS
The State of California requires jurisdictions to update their Housing Element every eight years. Housing Element State of California Government Code Section 65580-65589.11 outlines the necessary requirements and components to be included in the Housing Element to ensure compliance with State law.
Jurisdictions are required to submit their Housing Element to the California Department of Housing and Community Development (HCD) for review and for determination of whether the Housing Element achieves substantial compliance with State law. Once HCD has determined that a Housing Element meets the necessary requirements, it issues a letter of substantial compliance. Throughout preparation of a Housing Element, HCD provides guidance and technical assistance to jurisdictions to assist them in achieving compliance with applicable State laws.
HCD and the California Department of Finance are responsible for assessing the new housing needs of different regions across the State. The City of Colton is located within the Southern California Association of Governments (SCAG) region, which has a cumulative Regional Housing Needs Determination of 1,341,827 new units. SCAG has distributed these units to each jurisdiction within the region in a process known as the Regional Housing Needs Allocation (RHNA). Colton’s RHNA for the 2021-2029 planning period was determined by SCAG to be 5,434 housing units, including 1,318 units for very-low-income households, 668 units for low-income households, 906 units for moderate-income households, and 2,542 units for above-moderate-income households.
1.3.3 CITY OF COLTON 6TH CYCLE HOUSING ELEMENT UPDATE
The City of Colton began updating its 6th Cycle Housing Element in early 2021. A total of five meetings and workshops were help for the housing Element between February 2021 and January 2022, and two additional public meetings were held in October 2023. The Housing Element was adopted by the City Council on January 4, 2022 (Resolution R-04-23).
The Housing Element went through several rounds of review by the HCD throughout 2021 to 2023. The most recent letter from HCD was received on December 11, 2023. This letter states that once the rezoning efforts as outlined in Program 10 (Mixed-Use Development) and Program 11 (Rezoning Sites), and Program 18 (By-Right Approval of Projects with 20 Percent Affordable Units on “Reused” RHNA Sites) and completed and submitted, the Housing Element would comply with state law. The CHCCSP amendment implements pieces of Programs 10, 11, and 18 to rezone sites in the CHCCSP area used to meet the City’s RHNA. This would bring the City’s Housing Element into full compliance with State law.
1.4 DOCUMENTS INCORPORATED BY REFERENCE
The following documents were utilized during preparation of this Addendum and are incorporated into this document by reference. The documents are available for review at the City of Colton’s website (https://www.ci.colton.ca.us/782/Planning-Division) and at the City’s Planning Department located at 659 N. La Cadena Drive Colton, CA 92324.
• Colton Hub City Centre Specific Plan. The Colton Hub City Centre Specific Plan, as analyzed in the 2014 EIR, was developed to create a detailed land use, circulation plan, and design for the Specific Plan Area. The goals of the CHCCSP were to create a new employment center for the City, strengthen the City’s economic base, implement the goals and policies of the City of Colton’s General Plan, and to create a community where people are encouraged to walk or bicycle between homes, shopping, restaurants, entertainment and businesses.
• Colton’s Hub City Centre Specific Plan Environmental Impact Report. The Colton’s Hub City Centre Specific Plan Environmental Impact Report (Specific Plan EIR) prepared and approved in 2014 analyzed the implementation of a major amendment to the West Valley Specific Plan entitled Colton’s Hub City Centre Specific Plan. The Specific Plan EIR identifies potential significant environmental impacts of the
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amendment, alternatives with fewer adverse impacts, and potential ways to reduce or avoid environmental damage, thereby addressing significant environmental impacts and mitigation options. The Specific Plan EIR evaluates the proposed Specific Plan Area’s effect on the physical environment as it is now, and the impact on the environment that would exist under the proposed Specific Plan Area, including secondary and cumulative effects.
• City of Colton General Plan. The City of Colton General Plan (General Plan) was adopted by the City Council in 1987 and several of its elements have been updated since 1987. The General Plan is the City’s comprehensive, long-range planning and policy document that not only guides growth and change within Colton but also preserves and protects the unique qualities that the community values most. The General Plan goals and policies serve as a guide for future development and desired conditions in support of the City’s overall vision.
The General Plan is organized by elements. Each element includes an introduction to describe the element and its organization. Goals and policies are organized by topical areas specific to each element. The General Plan contains the following elements:
• Air Quality;
• Cultural Resources;
• Housing (last amended January 2022);
• Land Use;
• Mobility (last amended 2016);
• Noise;
• Open Space and Conservation; and
• Safety.
• City of Colton General Plan Update Environmental Impact Report. The City of Colton General Plan Update Environmental Impact Report (General Plan EIR) prepared and approved in 2013 analyzed updates to the General Plan Land Use, Housing, and Mobility Elements. The General Plan EIR identifies potential significant environmental impacts of General Plan Update proposals, alternatives with fewer adverse impacts, and potential ways to reduce or avoid environmental damage, thereby addressing significant environmental impacts and mitigation options. The General Plan EIR evaluates the proposed General Plan Update’s effect on the physical environment as it is now, and the impact on the environment that would exist under the proposed General Plan Update, including secondary and cumulative effects. • Colton Municipal Code. The Colton Municipal Code (Municipal Code) consists of all the regulatory and penal ordinances and administrative ordinances of the City of Colton. The Municipal Code is one of the City’s primary tools to implement control of land uses, in accordance with General Plan goals and policies.
The Colton Zoning Code, included as Municipal Code Title 18, Zoning, provides the legislative framework to implement and enhance the General Plan by classifying and regulating the uses of land and structures within the City. Additionally, Municipal Code Title 15, Buildings and Construction, specifies rules and regulations for construction, alteration, and building for uses of human habitation.
1.5 PROJECT DESCRIPTION
The revised project includes an amendment to the CHCCSP in conformance with the 6th Cycle Housing Element Update (2021-2029). Specifically, the CHCCSP amendment will implement pieces of Programs 10, 11, and 18 to rezone sites in the CHCCSP area used to meet the City’s Regional Housing Needs Allocation (RHNA). This is necessary to bring the City’s Housing Element into full compliance with State Law. Overall, the revised project would result in the rezoning of 17 parcels totaling approximately 93.86 acres within PAs 7, 8, 9, 12, 14, 15, 16, and 19 of the CHCCSP. Exhibit 4, Proposed Land Use Plan, shows the proposed zoning of the sites identified to achieve the City’s RHNA requirement.
The sites identified would be rezoned to RMU (Residential Mixed-Use) to allow a minimum density of 20 dwelling units per acre (du/ac) and a maximum density of 40 du/ac and to allow 100% residential use and require at least 50%
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of the total floor area to be occupied by a residential use. The rezone would accommodate the City’s minimum RHNA of 2,226 future residential units, as identified in the sites inventory and in Table 1-2, 6th Cycle Housing Element Assumptions.
TABLE 1-2: 6TH CYCLE HOUSING ELEMENT ASSUMPTIONS
APN Acreage
CHCCSP
Planning
Area
Proposed
CHCCSP
Land Use
Proposed
Min Density
Proposed
Max Density
Income
Category
Projected
RHNA Units
25406130 51.4 PA
9/12/14/15 Res-MU 20 40 Moderate 1,234
25407162 1.1 PA 16A Res-MU 20 40 Lower 26
25407163 1.1 PA 16A Res-MU 20 40 Lower 26
25407165 1 PA 16A Res-MU 20 40 Lower 24
25407164 1 PA 16A Res-MU 20 40 Lower 24
25407161 4.9 PA 16A Res-MU 20 40 Lower 118
25405114 20.6 PA 9 Res-MU 20 40 Moderate 494
25407158 1.8 PA 19A Res-MU 20 40 Lower 43
25405169 2.76 PA 4B R3/R4 20 30 Lower 50
25407149 1.1 PA 16A Res-MU 20 40 Lower 25
25407147 0.3 PA 16A Res-MU 20 40 Moderate 6
25407127 4.1 PA 16A Res-MU 20 40 Lower 97
25407150 0.3 PA 16A Res-MU 20 40 Moderate 6
25407143 0.5 PA 16A Res-MU 20 40 Lower 11
25407144 0.8 PA 16A Res-MU 20 40 Lower 18
25407125 0.3 PA 16A Res-MU 20 40 Moderate 6
25405113 0.8 PA 9 Res-MU 20 40 Lower 18
Total Projected RHNA Units (Minimum) 2,226
For the purposes of this addendum, a maximum buildout of 3,000 total residential dwelling units is evaluated for the revised project; refer to Table 1-3, Revised Project Buildout. This represents a net increase of 2,640 units as compared to the approved project.1
The revised project would reduce non-residential areas within the CHCCSP by approximately 634,234 square feet, for a total buildout of 1,797,503 square feet of non-residential uses.
TABLE 1-3: REVISED PROJECT BUILDOUT
Existing CHCCSP Buildout Revised Project Buildout Change Non-Residential Square Feet 2,431,737 1,797,503 -634,234 Residential Units 360 3,000 +2,640
In addition, the revised project amends the CHCCSP to account for recent (post-adoption of the 2014 CHCCSP) and planned development in the Specific Plan area, including development from anchor uses like the Arrowhead Regional Medical Center and medical campus.
Specific areas of the CHCCSP that have been amended include the following:
• Table 3.1 – Land Use Summary has been revised to include the new mixed-use zone • Table 3.2 – Planning Area Summary has been revised to include the new residential mixed-use zone, designation, target density (32 du/acre), target dwelling units, and density range (20 – 40 du/ac) • Figure 3-1 – Land Use Plan has been revised to show the new zone • Residential Mixed Use has been added to the Land Use Summary as an allowed use (Section 3.1). 1 For information purposes, the 6th Cycle Housing Element assumed a maximum residential buildout of 3,719 units.
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• A new set of development regulations will be created and added to Section 4.0, Development Regulations.
These regulations will outline the allowed uses and set development standards that allow high density housing. Permitted uses will include single-family, multi-family housing, residential care facilities, transitional and supportive housing, accessory dwelling units (ADUs), and assisted living facilities. Standards will include the minimum density of 20 du/acre, maximum density of 40 du/ac, and accommodate Government Code Section 65583.2(h) as outlined in Program 11 in the Housing Element. Specifically, Section 4 of the CHCCSP has been amended to include Objective Design Standards for the RES-MU zone in order to regulate building orientation and layout, site access and parking, building form, and height, massing, and articulation.
• Objective Development Standards (ODS) will be created and added to the Specific Plan. This amends and complements the existing Section 6.7, Residential Guidelines. Specifically, CHCCSP Section 6.8, Site Planning, has been revised to include requirements for building orientation and layout, site access and parking, and utilities and trash enclosures for the new RES-MU zone. In addition, CHCCSP Section 6.9, Building Design, has been amended to include Development Regulations for building form, height, massing, and articulation, open space, roof forms, entries, windows, and garages.
The project would also amend the General Plan Land Use Element to address minor consistency edits, including updating the buildout assumptions for the CHCCSP consistent with the Revised Project Buildout in Table 1-3 and revising Figure LU-6, Land Use Plan, to correct the legend from “West Valley Specific Plan” to “Colton Hub City Centre Specific Plan.”
1.6 DISCRETIONARY ACTIONS
The City of Colton is the Lead Agency under CEQA and has discretionary authority over the revised project. The project would be subject to various City approvals, including, but not limited to:
• California Environmental Quality Act review;
• Specific Plan Amendment; and
• General Plan Land Use Amendment.
Regional Vicinity
0 1 2
Miles
Source: ESRI, City of Colton, San Bernardino County, California Department of Transportation (Caltrans) Project Site
E 40th St
2423 ft
Gage Canal
S a n ta
An a R iv e r
W 5th St
L A L O M A
H I L L S
S H A N D I N HIL LS
N California St
N Riverside
Ave S Riverside Ave
Ayala Dr
N Willow Ave
W 9th St
Cedar Ave
W Mill St
S Waterman Ave
W Rialto Ave W Rialto Ave
N E St
N H St
W 30th St
W Valley Blvd
Del Rosa Ave
W Base Line Rd
S Cactus Ave
E Rialto Ave
R
ec
he
Canyon Rd
5th St
Grand Terrace
Loma Linda
Bloomington
Muscoy
Rialto
Colton
San
Bernardino
3085 ft
3083 ft
P I G E O N
P A S S
V A L L E Y
BOX
S PR I
NGS M O U N T A I NS
Center St
Iowa Ave
14th St
M agnolia Ave
Central Ave
University Ave
Main St
Spruce St
Riverside
Sterling Ave
San Bernardino
International
Airport
Bryn Ma
Heacock St
°
Exhibit 1
SAN
BERNARDINO
COUNTY
COLTON HUB CITY CENTRE SPECIFIC PLAN AMENDMENT
ENVIRONMENTAL IMPACT REPORT ADDENDUM
3/17/2025 JN 202579 //santca1hub/TEMECA1FS1/HROOT/pdata/202579/Environmental/07_Exhibits/ I
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Michael Baker
INTERNATIONAL
Colton Hub City Centre Specific Plan Amendment
Final Addendum
May 2025 1-10 Introduction
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E San Bernardino Ave
Rialto City Park
ExtraMile
Date Tree Rd
Wildrose
Ave
Lavender Ln
Sosa Ln
De Anza Dr
Woodpine Ave
Indigo Ave
De Carmen Dr
San Bernardino Ave
Colton Golf Club
George E Brown
Jr Park
Southern Pacific RR
10 10
W Valley Blvd
68 69
Visconti Dr
Green Cir
Plum Pl
Meridian S t
Meridian S t
W C S t
Violet S t
Serenata S t
Cantara S t
N Pepper Ave
San Bernardino Ave W Olive S t
Hermosa
Garden
Cemetery
Arrowhead
Regional
Medical Center
Southern Pacific RR
10 10
W Valley Blvd
S
Pepper Ave
W Valley Blvd
69 Southern Pacific RR Hermosa Ave
Jackson S t
Southern Pacific RR
W Valley Blvd
APN:
0254-061-30
APN:
0254-071-61
APN:
0254-071-64
APN:
0254-051-13
APN:
0254-071-65
APN:
0254-051-14
APN:
0254-071-58
APN:
0254-051-69
APN:
0254-071-63
APN:
0254-071-62
APN:
0254-071-47
APN:
0254-071-25
APN:
0254-071-49
APN:
0254-071-43
APN:
0254-071-27 APN:
0254-071-44
APN:
0254-071-50
°
Legend
Specific Plan Boundary Project Site
3/17/2025 JN 202579 //santca1hub/TEMECA1FS1/HROOT/pdata/202579/Environmental/07_Exhibits/ Source: ESRI, City of Colton, San Bernardino County, California Department of Transportation (Caltrans) Site Vicinity
Exhibit 2
COLTON HUB CITY CENTRE SPECIFIC PLAN AMENDMENT
0 500 1,000 ENVIRONMENTAL IMPACT REPORT ADDENDUM
US Feet
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Michael Baker
Colton Hub City Centre Specific Plan Amendment
Final Addendum
May 2025 1-12 Introduction
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PREPARED FOR:
CITY OF COLTON
PLANNING DIVISION
659 N. LA CADENA DRIVE
COLTON, CA 92324
PREPARED BY:
MICHAEL BAKER
INTERNATIONAL
40810 COUNTY CENTER
DRIVE, SUITE 200
TEMECULA, CA 92591
COLTON HUB CITY
CENTRE SPECIFIC PLAN
AMENDMENT
Excerpts of FINAL ENVIRONMENTAL
IMPACT REPORTADDENDUM
Introduction and
Project Information
This document is designed for double-sided printing to conserve natural resources.
FINAL
ENVIRONMENTAL IMPACT REPORT ADDENDUM
Colton Hub City Centre Specific
Plan Amendment
Lead Agency:
CITY OF COLTON
PLANNING DIVISION
659 N. La Cadena Drive
Colton, CA 92324
Contact: Mario Suarez, Planning Manager of Development Services Department Prepared by:
MICHAEL BAKER INTERNATIONAL
40810 County Center Drive, Suite 200
Temecula, CA 92591
Contact: Ms. Alicia Gonzalez
909-974-4933
May 2025
JN 202579
This document is designed for double-sided printing to conserve natural resources.
COLTON HUB CITY CENTRE SPECIFIC PLAN AMENDMENT
Final Addenum
May 2025 i Table of Contents
1.0 INTRODUCTION ........................................................................................................................... 1
1.1 PURPOSE OF AN ADDENDUM ................................................................................................ 1
1.2 PROJECT LOCATION ................................................................................................................ 3
1.2.1 ENVIRONMENTAL SETTING .......................................................................................... 4
1.3 PROJECT BACKGROUND ......................................................................................................... 4
1.3.1 CERTIFIED 2014 EIR .......................................................................................................... 4
1.3.2 STATE HOUSING ELEMENT REQUIREMENTS ............................................................ 5
1.3.3 CITY OF COLTON 6TH CYCLE HOUSING ELEMENT UPDATE ................................ 5
1.4 DOCUMENTS INCORPORATED BY REFERENCE ................................................................ 5
1.5 PROJECT DESCRIPTION ........................................................................................................... 6
1.6 DISCRETIONARY ACTIONS .................................................................................................... 8
2.0 PROJECT INFORMATION ......................................................................................................... 1
3.0 ENVIRONMENTAL ANALYSIS ................................................................................................. 1
3.1 AESTHETICS ............................................................................................................................... 3
3.2 AGRICULTURE AND FORESTRY RESOURCES .................................................................... 7
3.3 AIR QUALITY ............................................................................................................................. 9
3.4 BIOLOGICAL RESOURCES .................................................................................................... 23
3.5 CULTURAL RESOURCES ....................................................................................................... 31
3.6 ENERGY .................................................................................................................................... 35
3.7 GEOLOGY AND SOILS ............................................................................................................ 41
3.8 GREENHOUSE GAS EMISSIONS ........................................................................................... 47
3.9 HAZARDS AND HAZARDOUS MATERIALS ....................................................................... 57
3.10 HYDROLOGY AND WATER QUALITY ................................................................................ 63
3.11 LAND USE AND PLANNING .................................................................................................. 67
3.12 MINERAL RESOURCES .......................................................................................................... 69
3.13 NOISE ......................................................................................................................................... 71
3.14 POPULATION AND HOUSING ............................................................................................... 83
3.15 PUBLIC SERVICES ................................................................................................................... 87
3.16 RECREATION ........................................................................................................................... 91
3.17 TRANSPORTATION ................................................................................................................. 93
3.18 TRIBAL CULTURAL RESOURCES ........................................................................................ 99
3.19 UTILITIES AND SERVICE SYSTEMS .................................................................................. 101
3.20 WILDFIRE ............................................................................................................................... 105
3.21 MANDATORY FINDINGS OF SIGNIFICANCE ................................................................... 107
4.0 REFERENCES ............................................................................................................................. 1
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LIST OFAPPENDICES
APPENDIX A AIR QUALITY, ENERGY, AND GHG MODELING
APPENDIX B BIOLOGICAL RECORDS SEARCH
APPENDIX C CULTURAL RECORDS SEARCH
APPENDIX D NOISE MODELING
APPENDIX E TRIP GENERATION ASSESSMENT
LIST OF EXHIBITS
EXHIBIT 1: REGIONAL VICINITY ................................................................................................................... 9 EXHIBIT 2: PROJECT VICINITY .................................................................................................................... 11 EXHIBIT 3: EXISTING LAND USE PLAN ....................................................................................................... 13 EXHIBIT 3: PROPOSED LAND USE PLAN...................................................................................................... 15 EXHIBIT 5: NOISE MEASUREMENT LOCATIONS .......................................................................................... 71
LIST OF TABLES
TABLE 1-1: REVISED PROJECT SITES ............................................................................................................ 3 TABLE 1-2: 6TH CYCLE HOUSING ELEMENT ASSUMPTIONS ......................................................................... 7 TABLE 1-3: REVISED PROJECT BUILDOUT .................................................................................................... 7 TABLE 3-4: APPROVED PROJECT OVERLAPPING CONSTRUCTION EMISSIONS ............................................ 13 TABLE 3-5: APPROVED PROJECT ESTIMATED DAILY OPERATIONAL EMISSIONS ....................................... 14 TABLE 3-6: REVISED PROJECT ESTIMATED NET CHANGE OF DAILY OPERATIONAL EMISSIONS ............... 15 TABLE 3-7: ENERGY CONSUMPTION ........................................................................................................... 37 TABLE 3-8: ESTIMATED GREENHOUSE GAS EMISSIONS ............................................................................. 48 TABLE 3-9: CONSISTENCY WITH THE 2022 SCOPING PLAN: AB 32 INVENTORY SECTORS ........................ 50 TABLE 3-10: CONSISTENCY WITH THE 2020-2045 RTP/SCS ...................................................................... 51 TABLE 3-11: NOISE MEASUREMENTS ......................................................................................................... 75 TABLE 3-12 REVISED PROJECT’S DEVELOPMENT POTENTIAL COMPARED TO GENERAL PLAN BUILDOUT ASSUMPTIONS ............................................................................................................................................. 84 TABLE 3-13 REVISED PROJECT’S DEVELOPMENT POTENTIAL COMPARED TO SCAG GROWTH FORECASTS .................................................................................................................................................................... 84 TABLE 3-14: APPROVED PROJECT TRIP GENERATION .............................................................................. 93 TABLE 3-16: PROJECT TRIP COMPARISON ................................................................................................. 94
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1.0 INTRODUCTION
This Addendum has been prepared in accordance with the California Environmental Quality Act (CEQA), as amended, to make minor technical changes and additions to the Environmental Impact Report for the Colton Hub City Centre Specific Plan Project (referenced herein as the “approved project”) prepared by The Altum Group (2014 EIR; State Clearinghouse No. 2008041067), certified in 2014.
One addendum to the 2014 EIR was prepared in March 2018 to address the NEC 10 Pepper Project. The NEC 10 Pepper Project proposed the construction of three restaurant/retail use buildings and outdoor dining areas totaling 14,435 square feet, along with associated on- and adjacent offsite improvements such as parking and landscape setbacks a 3-acre site within Planning Area 22.
A second addendum to the 2014 EIR was prepared in April 2023 related to the Business Park at 2245 West Valley Boulevard (DAP-001-778) Project. The Business Park at 2245 West Valley Boulevard (DAP-001-778) Project proposed the redevelopment of nine net acres of land located within Planning Area 1, at Assessor Parcel Number (APN) 0254-041-04. Proposed redevelopment covered under the Addendum included four new buildings that would collectively provide approximately 175,031 square feet of warehouse space and approximately 14,174 square feet of office space and the subdivision of land from one lot to four lots (Tentative Parcel Map No. 20726).
This Addendum focuses on the current project proposal (referenced herein as the “revised project”), which includes an amendment to the Colton Hub City Centre Specific Plan (CHCCSP) in conformance with the 6th Cycle Housing Element Update (2021-2029). Specifically, the CHCCSP amendment will implement pieces of Programs 10, 11, and 18 to rezone sites in the CHCCSP area used to meet the City’s Regional Housing Needs Allocation (RHNA). This is necessary to bring the City’s Housing Element into full compliance with State Law; refer to Section 1.5, Project Description.
Based on the analysis herein, the revised project would not result in new or substantially more severe significant environmental impacts compared with the impacts disclosed in the certified 2014 EIR, nor are there any other circumstances that require the preparation of a subsequent EIR.
1.1 PURPOSE OF AN ADDENDUM
CEQA, a Statewide environmental law contained in Public Resource Code (PRC) Sections 21000–21177, applies to most public agency decisions which carry out, authorize, or approve actions that have the potential to adversely affect the environment. The CEQA Guidelines allow for updating and using a previously certified EIR for projects that have changed or are different from the previous project or conditions analyzed in the certified EIR. In cases where changes or additions occur with no new significant environmental impacts, an addendum to a previously certified EIR may be prepared, consistent with CEQA Guidelines Section 15164. This Addendum has been prepared in accordance with Section 21166 of CEQA and Sections 15162 and 15164 of the CEQA Guidelines.
Section 15164(a) of the CEQA Guidelines states that “the lead agency or a responsible agency shall prepare an addendum to a previously certified EIR if some changes or additions are necessary but none of the conditions described in Section 15162 calling for preparation of a subsequent EIR have occurred.” Pursuant to Section 15162(a) of the CEQA Guidelines, a Subsequent EIR or Negative Declaration is only required when:
1. Substantial changes are proposed in the project which will require major revision of the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects;
2. Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revision of the previous EIR due to the involvement of new significant environmental increase in the severity of previously identified significant effects; or
3. New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete, shows any of the following:
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(a) The project will have one or more significant effects not discussed in the previous EIR; (b) Significant effects previously examined will be substantially more severe than shown in the previous EIR;
(c) Mitigation measures or alternatives previously found not to be feasible would in fact be feasible, and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or (d) Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative. (CEQA Guidelines Section 15162[a])
The following describes the requirements of an Addendum, as defined by CEQA Guidelines Section 15164:
1. The lead agency or a responsible agency shall prepare an addendum to a previously certified EIR if some changes or additions are necessary but none of the conditions described in Section 15162 calling for preparation of a subsequent EIR have occurred.
2. An addendum to an adopted negative declaration may be prepared if only minor technical changes or additions are necessary or none of the conditions described in Section 15162 calling for the preparation of a subsequent EIR or negative declaration have occurred.
3. An addendum need not be circulated for public review but can be included in or attached to the final EIR or adopted negative declaration.
4. The decision-making body shall consider the addendum with the final EIR or adopted negative declaration prior to making a decision on the project.
5. A brief explanation of the decision not to prepare a subsequent EIR pursuant to Section 15162 should be included in an addendum to an EIR, the lead agency’s findings on the project, or elsewhere in the record. The explanation must be supported by substantial evidence.
If none of these circumstances are present, and only minor technical changes or additions are necessary to update the previously certified EIR, an Addendum may be prepared, consistent with CEQA Guidelines Section 15164.
This Addendum to the 2014 EIR has been prepared because the proposed modifications do not result in any of the circumstances requiring a Subsequent or Supplemental EIR. Although the proposed modifications would result in development that differs in use than what was assumed in the 2014 EIR, those modifications do not trigger the need for preparation of a Subsequent or Supplemental EIR under the criteria listed in CEQA Guidelines Sections 15162 and 15163, respectively. Section 2.0, Project Information, and Section 3.0, Environmental Analysis, of this Addendum demonstrate that no substantial changes would result from the revised project modifications nor have the existing conditions in the project vicinity substantially changed such that major revisions to the 2014 EIR would be required.
The project would not result in a new significant environmental effect or a substantial increase in the severity of previously identified significant effects. Specifically, the proposed development, as compared to the 2014 EIR, do not result in new or substantially greater significant impacts because the scale and nature of the proposed development is sufficiently similar to that analyzed in the 2014 EIR such that the impacts of the proposed development are within the levels and types of environmental impacts disclosed in the 2014 EIR.
In addition, no substantial changes in circumstances under Section 15162(a)(2) have occurred since the certification of the 2014 EIR for the adopted approved project that would result in new significant impacts or substantially increase the severity of significant impacts previously identified, since the background environmental conditions have not significantly changed since that time. The City of Colton has received no information indicating there has been a substantial change in any circumstances that would result in a new or substantially greater significant impact.
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Furthermore, no new information, which was not known and could not have been known at the time of the 2014 EIR preparation, has been revealed that shows new or substantially greater significant impacts would result (CEQA Guidelines Section 15162[a][3]). There are no new or different mitigation measures or alternatives that would substantially reduce one or more significant impacts of the adopted approved project but that are not adopted. The proposed modifications do not identify or require adoption of any further mitigation measures or alternatives beyond those provided in the 2014 EIR for the adopted approved project (CEQA Guidelines Section 15162[a][3]).
This Addendum relies on the 2014 EIR and the related administrative record, in addition to the additional documentation included to support the Addendum. The Addendum is to be included or attached to the 2014 EIR and is not to be considered as an independent or separate document. As this Addendum does not identify new or substantially greater significant impacts, circulation for public review and comment is not required under CEQA Guidelines Section 15164(c).
1.2 PROJECT LOCATION
The City is located in the southwest portion of the County of San Bernardino, within the Inland Empire region of the County; refer to Exhibit 1, Regional Vicinity. As shown in Exhibit 2, Project Vicinity, the revised project area is located within the boundaries of the Colton Hub City Centre Specific Plan (CHCCSP) Area. The CHCCSP Area consists of a 373-acre area bounded by San Bernardino Avenue to the north, the City of Rialto to the west, the Interstate-10 (I-10) freeway to the south, and Hermosa Avenue and the Union Pacific Railroad to the east. Regional access to the CHCCSP Area is provided by the I-10 freeway.
Specifically, the revised project includes 17 parcels totaling approximately 93.86 acres within Planning Areas (PA) 7, 8, 9, 12, 14, 15, 16, and 19 of the CHCCSP; refer to Table 1-1, Revised Project Sites.
TABLE 1-1: REVISED PROJECT SITES
APN CHCCSP Planning Area Existing CHCCSP
Land Use Existing Use Acreage
25406130 PA 9/12/14/15/16
Retail Mixed-Use
Retail
Res Medium – 1
Open Space Park
Non-Vacant, Golf
Course 51.4
25407162 PA 16 Retail Vacant 1.1
25407163 PA 16 Retail Vacant 1.1
25407165 PA 16 Retail Vacant 1
25407164 PA 16 Retail Vacant 1
25407161 PA 16 Retail Vacant 4.9
25405114 PA 7/8/9 Res Medium – 1
Retail Mixed-Use Vacant 20.6
25407158 PA 19 Office Mixed Use Non-Vacant 1.8
25405169 PA 4 Res Medium – 1 Vacant 2.76
25407149 PA 16 Retail Non-Vacant 1.1
25407147 PA 16 Retail Non-Vacant 0.3
25407127 PA 16 Retail Non-Vacant 4.1
25407150 PA 16 Retail Non-Vacant 0.3
25407143 PA 16 Retail Non-Vacant 0.5
25407144 PA 16 Retail Non-Vacant 0.8
25407125 PA 16 Retail Non-Vacant 0.3
25405113 PA 9 Retail Mixed-Use Non-Vacant 0.8
Total Revised Project Acreage 93.86
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1.2.1 ENVIRONMENTAL SETTING
The CHCCSP area is generally flat and ranges from 1,025 to 1,145 feet above mean sea level (msl). The terrain consists of a flat valley floor gently sloping downward from the San Bernadino and San Gabriel Mountains to the north. Mountain views are considered scenic vistas and can be seen from almost every direction. Vegetation in the project area is generally a mixture of native vegetation and ruderal vegetation.
Overall, the CHCCSP area features a variety of land uses, including residential, commercial, industrial, public use, and open space for recreation and habitat conservation.
As shown in Table 1-1, the 17 parcels evaluated for the revised project include a variety of vacant and nonvacant uses and are currently designated Colton Hub City Center Specific Plan (CHCCSP). Specifically, the CHCCSP currently designates PA 7 and 8 as Residential Medium M1 (RES – M1), PA 9 as Retail Mixed Use (RMU), PA 12 and PA 14 as Open Space/Park (OS/P), PA 15 as RES – M1, PA 16 as Retail (R), and PA 19 as Office Mixed Use (OMU); refer to Exhibit 3, Existing Land Use Plan.
Surrounding land uses include the I-10 freeway to the south and San Bernardino Avenue to the north. North of San Bernardino Avenue is a series of single-family residential neighborhoods and an apartment complex at the northwestern corner of the intersection and to the west. A retail center with a supermarket is located at the northeast corner of Pepper Avenue and San Bernardino Avenue with residential neighborhoods to the east.
1.3 PROJECT BACKGROUND
1.3.1 CERTIFIED 2014 EIR
The CHCCSP EIR (State Clearinghouse No. 2008041067) was prepared to evaluate the potential environmental impacts associated with the implementation of the CHCCSP. The Draft EIR was circulated for public review in May 2014. The Final EIR was certified on October 7, 2014, by the City of Colton City Council with the adoption of Resolution No. R-100-14.
The analysis presented in the CHCCSP EIR found that impacts to Air Quality and Public Services (Parks) would be significant and unavoidable on both a project and cumulative level. Specifically, the CHCCSP EIR analysis determined that in the long-term, project implementation would generate emissions of reactive organic gases (ROG), nitrous oxide (NOx), and carbon dioxide (CO2) that exceed the established thresholds. Therefore, in accordance with the South Coast Air Quality Management District’s (SCAQMD) criteria, future projects in the CHCCSP project area would contribute to significant and unavoidable project related construction and operational impacts as well as cumulative impacts. Accordingly, the CHCCSP would not be in conformance with the Air Quality Management Plan (AQMP). Concerning significant impacts to Public Services, the CHCCSP EIR found that project implementation would result in the replacement of an existing 10-acre park with a residential neighborhood. The CHCCSP compensated for the loss of parkland with a new 3.8-acre park and a 0.6-acre linear feature called a “land bridge,” totaling 4.4 acres of new parkland. This resulted in a 5.6-acre deficit resulting in significant and cumulative impacts.
Mitigation measures were implemented to reduce levels of significance to less than significant in the following areas:
Aesthetics, Air Quality, Biological Resources, Cultural Resources, Geology and Soils, Greenhouse Gas Emissions, Hazards and Hazardous Materials, Hydrology and Water Quality, Land Use and Planning, Noise, Public Services, Traffic and Circulation, and Utilities and Service Systems.
One addendum to the 2014 EIR was prepared in March 2018 to address the NEC 10 Pepper Project. The NEC 10 Pepper Project proposed the construction of three restaurant/retail use buildings and outdoor dining areas totaling 14,435 square feet, along with associated on- and adjacent offsite improvements such as parking and landscape setbacks a 3-acre site within Planning Area 22.
A second addendum to the 2014 EIR was prepared in April 2023 related to the Business Park at 2245 West Valley Boulevard (DAP-001-778) Project. The Business Park at 2245 West Valley Boulevard (DAP-001-778) Project proposed the redevelopment of nine net acres of land located within Planning Area 1, at APN 0254-041-04. Proposed redevelopment covered under the Addendum included four new buildings that would collectively provide
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approximately 175,031 square feet of warehouse space and approximately 14,174 square feet of office space and the subdivision of land from one lot to four lots (Tentative Parcel Map No. 20726).
1.3.2 STATE HOUSING ELEMENT REQUIREMENTS
The State of California requires jurisdictions to update their Housing Element every eight years. Housing Element State of California Government Code Section 65580-65589.11 outlines the necessary requirements and components to be included in the Housing Element to ensure compliance with State law.
Jurisdictions are required to submit their Housing Element to the California Department of Housing and Community Development (HCD) for review and for determination of whether the Housing Element achieves substantial compliance with State law. Once HCD has determined that a Housing Element meets the necessary requirements, it issues a letter of substantial compliance. Throughout preparation of a Housing Element, HCD provides guidance and technical assistance to jurisdictions to assist them in achieving compliance with applicable State laws.
HCD and the California Department of Finance are responsible for assessing the new housing needs of different regions across the State. The City of Colton is located within the Southern California Association of Governments (SCAG) region, which has a cumulative Regional Housing Needs Determination of 1,341,827 new units. SCAG has distributed these units to each jurisdiction within the region in a process known as the Regional Housing Needs Allocation (RHNA). Colton’s RHNA for the 2021-2029 planning period was determined by SCAG to be 5,434 housing units, including 1,318 units for very-low-income households, 668 units for low-income households, 906 units for moderate-income households, and 2,542 units for above-moderate-income households.
1.3.3 CITY OF COLTON 6TH CYCLE HOUSING ELEMENT UPDATE
The City of Colton began updating its 6th Cycle Housing Element in early 2021. A total of five meetings and workshops were help for the housing Element between February 2021 and January 2022, and two additional public meetings were held in October 2023. The Housing Element was adopted by the City Council on January 4, 2022 (Resolution R-04-23).
The Housing Element went through several rounds of review by the HCD throughout 2021 to 2023. The most recent letter from HCD was received on December 11, 2023. This letter states that once the rezoning efforts as outlined in Program 10 (Mixed-Use Development) and Program 11 (Rezoning Sites), and Program 18 (By-Right Approval of Projects with 20 Percent Affordable Units on “Reused” RHNA Sites) and completed and submitted, the Housing Element would comply with state law. The CHCCSP amendment implements pieces of Programs 10, 11, and 18 to rezone sites in the CHCCSP area used to meet the City’s RHNA. This would bring the City’s Housing Element into full compliance with State law.
1.4 DOCUMENTS INCORPORATED BY REFERENCE
The following documents were utilized during preparation of this Addendum and are incorporated into this document by reference. The documents are available for review at the City of Colton’s website (https://www.ci.colton.ca.us/782/Planning-Division) and at the City’s Planning Department located at 659 N. La Cadena Drive Colton, CA 92324.
• Colton Hub City Centre Specific Plan. The Colton Hub City Centre Specific Plan, as analyzed in the 2014 EIR, was developed to create a detailed land use, circulation plan, and design for the Specific Plan Area. The goals of the CHCCSP were to create a new employment center for the City, strengthen the City’s economic base, implement the goals and policies of the City of Colton’s General Plan, and to create a community where people are encouraged to walk or bicycle between homes, shopping, restaurants, entertainment and businesses.
• Colton’s Hub City Centre Specific Plan Environmental Impact Report. The Colton’s Hub City Centre Specific Plan Environmental Impact Report (Specific Plan EIR) prepared and approved in 2014 analyzed the implementation of a major amendment to the West Valley Specific Plan entitled Colton’s Hub City Centre Specific Plan. The Specific Plan EIR identifies potential significant environmental impacts of the
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amendment, alternatives with fewer adverse impacts, and potential ways to reduce or avoid environmental damage, thereby addressing significant environmental impacts and mitigation options. The Specific Plan EIR evaluates the proposed Specific Plan Area’s effect on the physical environment as it is now, and the impact on the environment that would exist under the proposed Specific Plan Area, including secondary and cumulative effects.
• City of Colton General Plan. The City of Colton General Plan (General Plan) was adopted by the City Council in 1987 and several of its elements have been updated since 1987. The General Plan is the City’s comprehensive, long-range planning and policy document that not only guides growth and change within Colton but also preserves and protects the unique qualities that the community values most. The General Plan goals and policies serve as a guide for future development and desired conditions in support of the City’s overall vision.
The General Plan is organized by elements. Each element includes an introduction to describe the element and its organization. Goals and policies are organized by topical areas specific to each element. The General Plan contains the following elements:
• Air Quality;
• Cultural Resources;
• Housing (last amended January 2022);
• Land Use;
• Mobility (last amended 2016);
• Noise;
• Open Space and Conservation; and
• Safety.
• City of Colton General Plan Update Environmental Impact Report. The City of Colton General Plan Update Environmental Impact Report (General Plan EIR) prepared and approved in 2013 analyzed updates to the General Plan Land Use, Housing, and Mobility Elements. The General Plan EIR identifies potential significant environmental impacts of General Plan Update proposals, alternatives with fewer adverse impacts, and potential ways to reduce or avoid environmental damage, thereby addressing significant environmental impacts and mitigation options. The General Plan EIR evaluates the proposed General Plan Update’s effect on the physical environment as it is now, and the impact on the environment that would exist under the proposed General Plan Update, including secondary and cumulative effects. • Colton Municipal Code. The Colton Municipal Code (Municipal Code) consists of all the regulatory and penal ordinances and administrative ordinances of the City of Colton. The Municipal Code is one of the City’s primary tools to implement control of land uses, in accordance with General Plan goals and policies.
The Colton Zoning Code, included as Municipal Code Title 18, Zoning, provides the legislative framework to implement and enhance the General Plan by classifying and regulating the uses of land and structures within the City. Additionally, Municipal Code Title 15, Buildings and Construction, specifies rules and regulations for construction, alteration, and building for uses of human habitation.
1.5 PROJECT DESCRIPTION
The revised project includes an amendment to the CHCCSP in conformance with the 6th Cycle Housing Element Update (2021-2029). Specifically, the CHCCSP amendment will implement pieces of Programs 10, 11, and 18 to rezone sites in the CHCCSP area used to meet the City’s Regional Housing Needs Allocation (RHNA). This is necessary to bring the City’s Housing Element into full compliance with State Law. Overall, the revised project would result in the rezoning of 17 parcels totaling approximately 93.86 acres within PAs 7, 8, 9, 12, 14, 15, 16, and 19 of the CHCCSP. Exhibit 4, Proposed Land Use Plan, shows the proposed zoning of the sites identified to achieve the City’s RHNA requirement.
The sites identified would be rezoned to RMU (Residential Mixed-Use) to allow a minimum density of 20 dwelling units per acre (du/ac) and a maximum density of 40 du/ac and to allow 100% residential use and require at least 50%
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of the total floor area to be occupied by a residential use. The rezone would accommodate the City’s minimum RHNA of 2,226 future residential units, as identified in the sites inventory and in Table 1-2, 6th Cycle Housing Element Assumptions.
TABLE 1-2: 6TH CYCLE HOUSING ELEMENT ASSUMPTIONS
APN Acreage
CHCCSP
Planning
Area
Proposed
CHCCSP
Land Use
Proposed
Min Density
Proposed
Max Density
Income
Category
Projected
RHNA Units
25406130 51.4 PA
9/12/14/15 Res-MU 20 40 Moderate 1,234
25407162 1.1 PA 16A Res-MU 20 40 Lower 26
25407163 1.1 PA 16A Res-MU 20 40 Lower 26
25407165 1 PA 16A Res-MU 20 40 Lower 24
25407164 1 PA 16A Res-MU 20 40 Lower 24
25407161 4.9 PA 16A Res-MU 20 40 Lower 118
25405114 20.6 PA 9 Res-MU 20 40 Moderate 494
25407158 1.8 PA 19A Res-MU 20 40 Lower 43
25405169 2.76 PA 4B R3/R4 20 30 Lower 50
25407149 1.1 PA 16A Res-MU 20 40 Lower 25
25407147 0.3 PA 16A Res-MU 20 40 Moderate 6
25407127 4.1 PA 16A Res-MU 20 40 Lower 97
25407150 0.3 PA 16A Res-MU 20 40 Moderate 6
25407143 0.5 PA 16A Res-MU 20 40 Lower 11
25407144 0.8 PA 16A Res-MU 20 40 Lower 18
25407125 0.3 PA 16A Res-MU 20 40 Moderate 6
25405113 0.8 PA 9 Res-MU 20 40 Lower 18
Total Projected RHNA Units (Minimum) 2,226
For the purposes of this addendum, a maximum buildout of 3,000 total residential dwelling units is evaluated for the revised project; refer to Table 1-3, Revised Project Buildout. This represents a net increase of 2,640 units as compared to the approved project.1
The revised project would reduce non-residential areas within the CHCCSP by approximately 634,234 square feet, for a total buildout of 1,797,503 square feet of non-residential uses.
TABLE 1-3: REVISED PROJECT BUILDOUT
Existing CHCCSP Buildout Revised Project Buildout Change Non-Residential Square Feet 2,431,737 1,797,503 -634,234 Residential Units 360 3,000 +2,640
In addition, the revised project amends the CHCCSP to account for recent (post-adoption of the 2014 CHCCSP) and planned development in the Specific Plan area, including development from anchor uses like the Arrowhead Regional Medical Center and medical campus.
Specific areas of the CHCCSP that have been amended include the following:
• Table 3.1 – Land Use Summary has been revised to include the new mixed-use zone • Table 3.2 – Planning Area Summary has been revised to include the new residential mixed-use zone, designation, target density (32 du/acre), target dwelling units, and density range (20 – 40 du/ac) • Figure 3-1 – Land Use Plan has been revised to show the new zone • Residential Mixed Use has been added to the Land Use Summary as an allowed use (Section 3.1). 1 For information purposes, the 6th Cycle Housing Element assumed a maximum residential buildout of 3,719 units.
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• A new set of development regulations will be created and added to Section 4.0, Development Regulations.
These regulations will outline the allowed uses and set development standards that allow high density housing. Permitted uses will include single-family, multi-family housing, residential care facilities, transitional and supportive housing, accessory dwelling units (ADUs), and assisted living facilities. Standards will include the minimum density of 20 du/acre, maximum density of 40 du/ac, and accommodate Government Code Section 65583.2(h) as outlined in Program 11 in the Housing Element. Specifically, Section 4 of the CHCCSP has been amended to include Objective Design Standards for the RES-MU zone in order to regulate building orientation and layout, site access and parking, building form, and height, massing, and articulation.
• Objective Development Standards (ODS) will be created and added to the Specific Plan. This amends and complements the existing Section 6.7, Residential Guidelines. Specifically, CHCCSP Section 6.8, Site Planning, has been revised to include requirements for building orientation and layout, site access and parking, and utilities and trash enclosures for the new RES-MU zone. In addition, CHCCSP Section 6.9, Building Design, has been amended to include Development Regulations for building form, height, massing, and articulation, open space, roof forms, entries, windows, and garages.
The project would also amend the General Plan Land Use Element to address minor consistency edits, including updating the buildout assumptions for the CHCCSP consistent with the Revised Project Buildout in Table 1-3 and revising Figure LU-6, Land Use Plan, to correct the legend from “West Valley Specific Plan” to “Colton Hub City Centre Specific Plan.”
1.6 DISCRETIONARY ACTIONS
The City of Colton is the Lead Agency under CEQA and has discretionary authority over the revised project. The project would be subject to various City approvals, including, but not limited to:
• California Environmental Quality Act review;
• Specific Plan Amendment; and
• General Plan Land Use Amendment.
Regional Vicinity
0 1 2
Miles
Source: ESRI, City of Colton, San Bernardino County, California Department of Transportation (Caltrans) Project Site
E 40th St
2423 ft
Gage Canal
S a n ta
An a R iv e r
W 5th St
L A L O M A
H I L L S
S H A N D I N HIL LS
N California St
N Riverside
Ave S Riverside Ave
Ayala Dr
N Willow Ave
W 9th St
Cedar Ave
W Mill St
S Waterman Ave
W Rialto Ave W Rialto Ave
N E St
N H St
W 30th St
W Valley Blvd
Del Rosa Ave
W Base Line Rd
S Cactus Ave
E Rialto Ave
R
ec
he
Canyon Rd
5th St
Grand Terrace
Loma Linda
Bloomington
Muscoy
Rialto
Colton
San
Bernardino
3085 ft
3083 ft
P I G E O N
P A S S
V A L L E Y
BOX
S PR I
NGS M O U N T A I NS
Center St
Iowa Ave
14th St
M agnolia Ave
Central Ave
University Ave
Main St
Spruce St
Riverside
Sterling Ave
San Bernardino
International
Airport
Bryn Ma
Heacock St
°
Exhibit 1
SAN
BERNARDINO
COUNTY
COLTON HUB CITY CENTRE SPECIFIC PLAN AMENDMENT
ENVIRONMENTAL IMPACT REPORT ADDENDUM
3/17/2025 JN 202579 //santca1hub/TEMECA1FS1/HROOT/pdata/202579/Environmental/07_Exhibits/ I
'
.
- - - - -,-- - ---------
Michael Baker
INTERNATIONAL
Colton Hub City Centre Specific Plan Amendment
Final Addendum
May 2025 1-10 Introduction
Page Intentionally Left Blank
E San Bernardino Ave
Rialto City Park
ExtraMile
Date Tree Rd
Wildrose
Ave
Lavender Ln
Sosa Ln
De Anza Dr
Woodpine Ave
Indigo Ave
De Carmen Dr
San Bernardino Ave
Colton Golf Club
George E Brown
Jr Park
Southern Pacific RR
10 10
W Valley Blvd
68 69
Visconti Dr
Green Cir
Plum Pl
Meridian S t
Meridian S t
W C S t
Violet S t
Serenata S t
Cantara S t
N Pepper Ave
San Bernardino Ave W Olive S t
Hermosa
Garden
Cemetery
Arrowhead
Regional
Medical Center
Southern Pacific RR
10 10
W Valley Blvd
S
Pepper Ave
W Valley Blvd
69 Southern Pacific RR Hermosa Ave
Jackson S t
Southern Pacific RR
W Valley Blvd
APN:
0254-061-30
APN:
0254-071-61
APN:
0254-071-64
APN:
0254-051-13
APN:
0254-071-65
APN:
0254-051-14
APN:
0254-071-58
APN:
0254-051-69
APN:
0254-071-63
APN:
0254-071-62
APN:
0254-071-47
APN:
0254-071-25
APN:
0254-071-49
APN:
0254-071-43
APN:
0254-071-27 APN:
0254-071-44
APN:
0254-071-50
°
Legend
Specific Plan Boundary Project Site
3/17/2025 JN 202579 //santca1hub/TEMECA1FS1/HROOT/pdata/202579/Environmental/07_Exhibits/ Source: ESRI, City of Colton, San Bernardino County, California Department of Transportation (Caltrans) Site Vicinity
Exhibit 2
COLTON HUB CITY CENTRE SPECIFIC PLAN AMENDMENT
0 500 1,000 ENVIRONMENTAL IMPACT REPORT ADDENDUM
US Feet
--- C l
Michael Baker
Colton Hub City Centre Specific Plan Amendment
Final Addendum
May 2025 1-12 Introduction
Page Intentionally Left Blank
1.0 | INTRODUCTION
LEGEND:
RES-M (Medium)
RES-M1 (Medium - 1)
BP Business Park
OMU Office Mixed Use
R Retail OS/P Open Space / Park
RMU Retail Mixed Use
OS/H Natural Habitat
San Bernardino Avenue
Interstate -10 Freeway
Valley Boulevard
Riverside Avenue
Pepper Avenue
Hermosa Avenue
Wildrose Avenue
Meridian Avenue
Sycamore Avenue
" C " t S t e e r
S
N
W E
City of Colton
PA 1
PA 21
BP
BP
OMU
W. Olive Street
City of Rialto
City of Rialto City of Rialto
City of Colton
City of Colton
City of Rialto
City of Colton
PA 3
9.0 Ac
15.7 Ac
10.0 Ac
OS/H 6.4 Ac
2.6 Ac
PA 6
OS/H
4.2 Ac
RES - M1
PA 7
25.0 Ac
RMU
PA 9
5.6 Ac
RES - M1
PA 4
14.9 Ac
BP
OS/P
PA 5
PA 10 BP 12.1 Ac
PA 17
10.6 Ac
OMU
PA 19
OS/H
PA 18
68.10 Ac
R
PA 16
R
7.4 Ac
PA 20 R
3.7 Ac
PA 22
9.4 Ac
PA 12
OS/P
12.2 Ac
OS/H
PA 11
43.8 Ac
RMU
PA 24
OMU
3.0 Ac
PA 23
3.91 Ac
Woodpine Avenue
Indigo Avenue
5.4 Ac
RES - M1
PA 8
0.6 Ac
PA 14
OS/P
27.2 Ac
RES-M 1 32.7
R 79.2
RMU 68.8
OMU 23.6
BP 51.7
OS/P 13.91
OS/H 48.34
COMPARISIO
FIGURE 1-9
Proposed Colton’s Hub City Center Land Use Plan N OF CHANGES TO CHCCSP
WVSP CHCCSP
PA 13
PA 15
RES - M1
6.8 Ac
10.7 Ac
RES - M1
PA 2
Revised March 2025
Existing Colton’s Hub City Center Land Use Plan
RES-M (Medium)
RES-M1 (Medium - 1)
BP Business Park
OMU Office Mixed Use
R Retail OS/P Open Space / Park
RMU Retail Mixed Use
OS/H Natural Habitat
Revised February 2025 3-2
3.0| LAND USE PLAN AND COMPONENTS
Table 3.1 — Land Use Summary
Description LandUse
Designation
Acres
Target
Dwelling
Units*
Target
Density*
Residential
Res Mixed Use RES-MU 93.8 2,176 20-40
DU/AC
Res Medium-1 RES-M1 22.9 243 5.1-14
DU/AC
R3/R4 R3/R4 2.8 50 20-30
DU/AC
Residential Subtotal 119.5 2,469
Commercial/Business
Retail R 27.6
RetailMixedUse RMU 45.0
OfficeMixedUse OMU 21.1
BusinessPark BP 52.4
Commercial Subtotal 146.1
Open Space
Open Space / Park OS/P 10.6
Open Space / Habitat OS/H 48.1
Open Space Subtotal 58.7
Other Public Uses
MajorStreetRights-of- 48.8
Other Uses Subtotal 48.8
Project Total 373.2 2,469***
* Refer to Section 7.3.5 for definition of Target Dwelling Units and Target Density.
Revised February 2025 3-3
Table 3.2 — Planning Area Summary
PA # Land Use Designation Acres
*
Target
density**
Target
Dwelling
Units**
Density Range
(DU/AC)***
1 Business Park BP 9.0
2 Res-Medium 1 RES-M1 11.3 11 DU/AC 118 5.1-14 DU/AC
3 Open Space/Habitat OS/H 2.6
4A Res-Medium 1 RES-M1 2.7 11 DU/AC 30 5.1-14 DU/AC
4B R3/R4 R3/R4 2.8 20 DU/AC 50 20-30 DU/AC
5 Business Park BP 14.6
6 Open Space/Habitat OS/H 6.3
7 Res-Medium 1 RES-M1 4.4 11 DU/AC 46 5.1-14 DU/AC
8 Res-Medium 1 RES-M1 4.5 11 DU/AC 49 5.1-14 DU/AC
9 Res-Mixed Use RES-MU 59.9 24 DU/AC 1,425 20-40 DU/AC
10 Business Park BP 16.7
11 Open Space/Habitat OS/H 12.3
12 Res-Mixed Use RES-MU 5.9 24 DU/AC 140 20-40 DU/AC
13 Open Space/Park OS/P 10.6
14 Res-Mixed Use RES-MU 0.6 24 DU/AC 15 20-40 DU/AC
15 Res-Mixed Use RES-MU 7.0 24 DU/AC 166 20-40 DU/AC
16A Res-Mixed Use RES-MU 18.6 24 DU/AC 387 20-40 DU/AC
16B Retail R 17.0
17 Business Park BP 12.2
18 Open Space/Habitat OS/H 26.8
19A Res-Mixed Use RES-MU 1.8 24 DU/AC 43 20-40 DU/AC
19B Office Mixed-Use OMU 7.2
20 Retail R 7.7
21 Office Mixed-Use OMU 10.5
22 Retail R 3.0
23 Office Mixed-Use OMU 3.4
24 Retail Mixed-Use RMU 45.0
Major Street
R.O.W’s
N/A 48.8
Totals 373.2 2,469****
*The acres of the individual planning areas are approximate. Precise boundaries and acreage will be established in conjunction with the tentative tract maps, parcel maps or other instruments with each development application. Minor boundary and acreage variations shall be permitted, subject to Section 7.3.9, Minor Modifications, without an amendment to the CHCCSP.
**Refer to Section 7.3 and 7.3.6 for definitions of Target Density and Target Dwelling Units. ***DU/AC - Dwelling units per acre
****Thistotal does not include live work dwelling units permitted in R and RMU land uses.
Revised Janua ry 2025
PA2
RES - Ml
PA6
OS/H
6.4 Ac
PA 11
OS/H
12.2 Ac PA3
OS/H
2.6 Ac Wood in_e Avenu
0 C:
� _g
0:: 8 '- '- 0 0
0 >, a G
.,_.,_, PA 5
BP
PA 1 14.9Ac
BP
9.0 Ac
··-··-··-··-··,
Jc:::
l
PA 8
RES- Ml
5.4 Ac
LEGEND:
!=i RES-M (Medium)
1111 RES-Ml (Medium - 1)
1111 RMU Retail Mixed Use
PA 18
OS/H
27.2 Ac
1111 R Retail
[=i OMU Office Mixed Use
1111 BP Business Park
PA 19
OMU
PA21
OMU
10.0 Ac
1111 OS/P Open Space / Park
[=i OS/H Natural Habitat
3.0 I LAND USE PLAN AND COMPONENTS
PA24
RMU
43.8 Ac
3-4
FIGURE 3-1
LAND USE PLAN
Civic Use
Hospital
Potential Hotel
Retail
Mixed Use
Residential
Live Work
Hub City Centre
CONCEPTUAL DESIGN
W San Bernardino Ave
W Valley Blvd
Wildrose Ave
N Pepper Ave
N Eucalyptus Ave
Retail
Mixed Use
Nature trails
Paseos
Shaded sidewalks
Hub City Centre
Mixed Use
Community Spaces
Housing Types
3-10
Residential Mixed-Use (RES-MU)
Residential Mixed-Use (RES-MU) uses total 93.8 acres and provides for housing, commercial, and office uses. The zone allows high density housing at 20 – 40 dwelling units per acre (du/ac). Stand-alone residential uses are allowed. Commercial, retail, and office uses are intended to encourage a mix of uses to serve the needs of local residents, employees, and visitors. Projects are encouraged to provide a mix of pedestrian-oriented housing and commercial uses. For mixed-use projects with residential uses, at least fifty percent (50%) of the floor area must be residential uses.
The land use is located in portions of Planning Areas 9, 12, 14, 15, 16a, and 19a. ResMU areas total 93.8 acres with a target density of 24 dwelling units per acre with a target of 2,176 dwelling units.
Revised February 2025
3-11
Multiple Family Residential (R-3/R-4)
The R-3 and R-4 Multiple-Family Zone with 2.8 acres is intended to accommodate multi-family housing and specifically housing development of a more intensive form, including condominiums, apartments, stacked flats, and senior housing.
Higher densities are intended for specialized housing, such as senior housing at locations where adequate support infrastructure exists. This zone occupies the planning area 4b and has a target density of 20-30 DU/AC, resulting in a target of 50 units.
Revised February 2025
Revised January 2025 4-29
4.2.6 Residential Mixed Use (Res-MU)
The Res-MU zone is intended to allow a mix of housing with commercial and office uses. The zone allows high density housing at 20 – 40 dwelling units per acre (du/ac). Stand-alone residential uses are allowed. Commercial, retail, and office uses are intended to encourage a mix of uses to serve the needs of local residents, employees, and visitors. Projects are encouraged to provide a mix of pedestrianoriented housing and commercial uses. For mixed-use projects with residential uses, at least fifty percent (50%) of the floor area must be residential uses. The land use is located in portions of Planning Areas 9, 12, 14, 15, 16a, and 19a. Res-MU areas total 94 acres with a target density of 24 dwelling units per acre with a target of 2,176 dwelling units.
Permitted Uses
Residential
1. Multiple-family dwellings, including Senior Housing
2. Live/Work Units
3. Residential Care Facilities (both small and large)
4. Assisted Living Facilities (both small and large)
5. Dwelling Unit, Second (ADUs)
6. Transitional and Supportive Housing
7. Single Room Occupancy Uses
Hospitality
1. Hotel, Motel
2. Bed and Breakfast
Cultural and Religious
1. Religious Institution
2. Museum or Public Library
Eating/Drinking
1. Restaurants, cafes, coffee shops, and other specialized food and beverage service establishments
Governmental/Educational
1. School – Private Day Care
2. Day Care
3. Municipal Uses including Fire or Police stations
4. Senior Center
Entertainment
1. Arcade, Game
2. Theaters, including Movie Theater
4.0 │ DEVELOPMENT REGULATIONS
Revised Janury 2025 4-30
3. Park, public / private
4. Recreational Facility / Health Club
General Commercial
1. Art Galleries
2. Book Stores
3. Convenience Store
4. General and Specialized Retail
5. Grocery Store
6. Newsstands
Service Commercial
1. Banks and Savings and Loan Institutions
2. Financial, Brokerage Offices, Credit Union, Loan Agencies
3. General: Computer repair, Locksmith Shop, Plumbing Shops
4. Mail, Shipping, Packaging Services
5. Medical Offices and Retail including medical, optical, dental, prescription pharmacies, and mental health services
6. Offices, Administrative, Business, Medical and Professional Offices
7. Personal Services: Dry Cleaning, Laundry, Hair / Nail Salon, Day Spa, Tailor Shops
8. Pet Care (Small Animals): Boarding, Grooming, Veterinary Services Other
Any other general or specialized residential or retail or other use not specifically identified as a conditionally permitted use, deemed compatible with other permitted uses by the Development Services Director or his / her designee.
Accessory and Temporary Permitted Uses
1. Automatic Teller Machines (ATMs)
2. Christmas Tree, Pumpkin Sales / Similar Seasonal Sales / Outdoor Events*
3. Construction Trailers and Containers (Temporary)
4. Home occupations in accordance with City of Colton development code
5. Monument signage and walls consistent with the Specific Plan design guidelines herein
6. Outdoor dining in rights of way directly adjacent and accessory to an approved restaurant use.
7. Outdoor Events, in accordance with City of Colton Special Events Permit requirements
8. Parking Lots
9. Patios and patio covers
10. Private park and recreation facilities, community center buildings
11. Private parks and clubhouse buildings
Revised January 2025 4-31
12. Satellite dishes and / or antennas shall be permitted pursuant to the City of Colton development code.
13. Swimming pools, spas, sports courts, and other similar outdoor recreational facilities
14. Temporary uses such as model homes, sales offices, and subdivision sales trailers, temporary construction offices and facilities, and real estate signs.
15. Utility buildings, structures, and facilities related to the provision of public services such as electricity, sewer, water, and telephone. Cell towers are subject to approval from the City of Colton Planning Commission
16. Utility Facilities
17. Wireless Telecommunication Facilities that are camouflaged or fully integrated into the architecture of structures
18. Other accessory uses as determined by the Planning Commission to be substantially compatible with principal permitted uses
Conditionally Permitted Uses
1. Amphitheater
2. Car Wash
3. Conference Center
4. Drinking Establishments that serve alcoholic beverages
5. Educational Institution
6. Equipment Rental (Indoor Only)
7. Liquor Stores or Grocery Stores that sell alcohol
8. Lodge or Private Club
9. New or Used Automobile Sales, Leasing and Rental (Indoor Only)
10. Night Clubs (Alcoholic beverages allowed)
11. Parking Structures
12. Performing Arts Center
13. Restaurants and Cafes with Entertainment and / or Dancing (Alcoholic beverages allowed)
14. Vehicle Repair (Indoor Only)
15. Other conditionally permitted uses as determined by the Planning Commission to be substantially compatible with principal permitted uses * Refer to Colton Municipal Code for additional standards.
Development Regulations
Refer also to Table 4-D for development regulations and standards. Objective design standards are provided in Chapter 6.
4.0 │ DEVELOPMENT REGULATIONS
Revised Janury 2025 4-32
Lot Requirements*
1. Minimum Lot Size: Two thousand square feet (2,000’)
2. Minimum Lot Width: Twenty-five feet (25’)
3. Minimum Lot Depth: Fifty feet (50’)
4. Maximum Lot Coverage: 80%
FAR and Density Standards
1. Floor Area Ratio (FAR) Up to 2.0 FAR maximum (all uses)
2. Allowed Residential Density 20 – 40 dwelling units per acre Maximum Block Size
Large sites greater than five (5) acres shall be subdivided to create blocks. Block perimeters shall have a maximum of fourteen hundred feet (1,400’), as measured around the combination of each block face along the primary or secondary street alley. The maximum dimension of each block face shall be no more than four hundred fifty feet (450’).
Maximum Building Height
Buildings and other structures shall not exceed sixty feet (60’) in height. Buildings exceeding that height are subject to a major variance.
Special architectural features such as towers, cupolas, chimneys, and other architectural projections may exceed the maximum building height by ten feet (10’). Taller features are permitted for prominent architectural features subject to the approval by the City of Colton’s Development Services Director.
Minimum Open Space and Landscape
All Res-MU residential developments shall provide private open space and common open space as follows.
Revised January 2025 4-33
1. Private Open Space. Private open space shall be provided for each unit as follows. Private open space may be provided in the form of patios, porches, balconies, or recessed areas open on at least one side. a. A minimum of one hundred (100) square feet of private open space per unit, with a minimum dimension of ten feet (10’) on the ground floor.
b. A minimum of fifty (50) square feet of private open space shall be provided for every four (4) units on any floors above the ground floor.
c. For SROs, Senior Housing, Residential Care Facilities, and Transitional and Support Housing uses, up to fifty percent (50%) of the required private open space can be provided through as common residential open space.
d. Subject to approval by the Development Services Director, common open space may be substituted for private open space at a ratio of 1.5:1.
i. For example, one hundred fifty (150) square feet of
improved common open space per unit may be substituted
for the one hundred (100) square feet of required provided open space. For example, seventy five (75) square feet of common open space per unit can be substituted for fifty (50) square feet of private open space.
2. Common Open Space. Common residential open space shall be provided at a minimum of twenty-five (25) square feet per unit. Common residential open space areas shall have a minimum dimension of ten feet (10’).
Common areas on building rooftops that are furnished with recreational amenities, landscaping, and shade structures can satisfy up to fifty percent (50%) of the common residential open space requirement. a. Shared Common Open Space. When common open space is
designed for shared public / private use, the minimum
requirement for common residential open space shall be reduced to twenty (20) square feet per unit. These common residential open space areas may be provided in the form of pools, playgrounds, recreation fields, or recreation buildings, but no less than fifty percent (50%) of the common residential open space area shall be outdoor, landscaped common residential open space.
3. Sidewalk connections shall be provided from homes to public sidewalks, and between homes and residential open space.
4. All landscape areas shall conform to the Community Design Guidelines and Plant Palette that are located in Section 6.0 of this document.
Parking and Circulation
1. Except as specified in these development regulations, parking in the CHCCSP project area shall be pursuant to the City of Colton Zoning Ordinance, Title 18 of the Municipal Code.
4.0 │ DEVELOPMENT REGULATIONS
Revised Janury 2025 4-34
The following parking shall be provided for residential uses:
One (1) space for studio or 1-bedroom units.
One and a half (1.5) spaces for 2+ bedroom units.
Guest parking at a rate of one (1) space for each six (6) units. Public or private on-street parking may be counted toward guest requirements.
The following parking shall be provided for commercial uses:
1. One (1) space per 500 square feet of commercial space.
2. Parking requirements may be met on local interior streets. Parallel parking stall dimensions shall be a minimum eight feet (8’) by twenty-two feet (22’).
The first stall measured from a curb return shall be no less than seven feet (7’) from the tangent (beginning point of curb radius).
3. A parking demand study prepared by a traffic engineer shall be provided to support any change in the parking requirements above and shall require approval by the Planning Commission.
4. The Development Services Director or his / her designee shall have the authority to grant the joint use of parking facilities for two or more uses without the need for a variance. Joint or reciprocal use of parking facilities may only occur when the uses / parties sharing the parking demonstrate that there is not a significant overlap in demand, and that the total number of spaces is sufficient to meet the peak parking demand of any combination of simultaneous uses.
5. A reduction in the required number of parking spaces may be permitted upon site approval by the Planning Commission without the need for a variance whenever, in the opinion of the Planning Commission, a retail use is designed to encourage and facilitate the internal circulation of public transit vehicles and the on-site, convenient, and safe loading and unloading of passengers.
a. Examples include but are not limited to: Omnitrans or other public transit with bus stops adjacent to or on-site; community tram / transit system; park and ride facilities; or facilities with disincentives to individual vehicle use; facilities with incentives encouraging other modes of transportation.
6. Driveway aisle widths shall be in conformance with the City of Colton Zoning Ordinance, Title 18 of the Municipal Code.
7. Vehicular access from the retail site in Planning Area 16 to N. Eucalyptus Avenue shall be provided. Access may be through private streets or aisles.
Assurances satisfactory to the City Engineer from the applicant will be required to ensure such access remains permanent.
8. Parking Stalls: Whenever the computation of the number of off-street parking spaces required by this section results in a fractional parking space, one (1) additional space shall be required for one-half (0.5) or more fractional parking space and any fractional space less than one-half (0.5) of a parking space shall not be counted.
Revised January 2025 4-35
9. Parking stalls perpendicular to the curb shall be 9 feet (9’) by 19 feet (19’) except for handicap(accessible) spaces which shall meet ADA and City requirements.
Walls and Fences
1. All walls and fences shall be designed to be consistent with the CHCCSP Community Design Guidelines set forth in Section 6.0. No wood fences are permitted within the CHCCSP project area, except for use as access gates in residential areas.
2. Walls and fences constructed on interior lot lines or at the rear of the required landscape setback areas shall not exceed six feet (6’) in height unless required by an acoustical study. Walls and fences constructed on perimeter lot lines shall not exceed six feet (6’) in height.
3. All privacy walls greater than three feet (3’) in height between two buildings facing a street shall be located behind the front of the structure by a minimum of four feet (4’).
4. All service, refuse, and storage areas shall be screened with a decorative block wall in conformance with the Community Design Guidelines.
5. All types of barbed or razor wire are prohibited. Chain link fencing is only allowed as a temporary use during construction for security purposes. A time limit for temporary use shall be determined by the Development Services Director or his / her designee.
Lighting
1. Exterior lighting layout plans for parking and other site areas are required at the Site Plan Review stage that identifies the preliminary layout and type of fixture and pole. If deemed appropriate, a plan that identifies the lighting foot-candles for any given area may be requested by the Development Services Director or his / her designee. Refer to Section 6.0, Community Design Guidelines, for additional lighting standards.
2. Lighting fixtures shall be properly shielded to prevent off-site glare. Spot fixtures shall be directed downward and / or upward, but not outward from the project area. Refer also to the Community Design Guidelines.
Mechanical Equipment
All mechanical / electrical equipment such as, but not limited to, air conditioning, heating, ventilating ducts and exhaust, and aboveground electrical equipment shall be screened. Screening shall be provided as an integral aspect of the building design. Screening shall be provided with landscape and / or decorative walls.
Landscape
1. All areas of the site not occupied by buildings, parking, service and storage areas, or otherwise utilized shall be fully landscaped in conformance with the Community Design Guidelines, Section 6.0, and as described below.
2. Any landscaped area shall be separated from an adjacent vehicular area by a wall or curb at least six inches (6”) higher than the adjacent vehicular area.
4.0 │ DEVELOPMENT REGULATIONS
Revised Janury 2025 4-36
3. All service, refuse, and storage area walls visible to the public shall be screened with plant materials. Vines shall also be required and shall not exceed seven feet (7’) on center spacing along required screen walls, minimum five (5) gallon size within minimum eighteen inch (18”) wide planting areas.
4. Parking area landscape requirements as follows. The intent of providing landscaping in parking areas is to offer relief to the monotony of rows of parked cars and to create an attractive overhead shade canopy. Parking lot trees are required to be located a maximum of every four (4) stalls on average (approximately every thirty-six feet [36’]) in cases where face-toface parking stalls occur. Planting “pockets” within the parking lots shall be a minimum four feet (4’) by four feet (4’) clear and may be oriented on a diagonal. At ends of parking rows, landscaped “islands” a minimum of six feet (6’) wide are required for the length of the parking stalls.
5. Along the perimeter of the site within building and parking setback areas, a minimum of one (1) tree per twenty five (25) linear feet of planting area is required. Trees may be grouped or spaced evenly.
6. All trees shall be fifteen (15) gallon minimum size. A minimum of twenty percent (20%) of all trees shall be twenty-four inch (24”) box size and a minimum of five percent (5%) of all trees shall be thirty-six inch (36”) box size. These shall be in addition to those trees planted within the parking lot “islands” and planting “pockets,” which shall be a minimum twenty-four inch (24”) box size. Selected trees in parking lots shall be ones that at maturity form a shade canopy. If palm trees are provided in parking lots, they shall be feather and not fan palms, which provide a greater shade canopy.
7. Screening of parking lots adjacent to street rights-of-ways is required.
Along the perimeter of all parking lots facing a public street or open space, the intent is to provide screening for the first three feet (3’) above the highest point that exists on either the street right-of-way or parking lot. A hedge, berm, decorative masonry wall, or combination of any two may be provided. If a hedge is provided, it shall be a continuous row of plants, five (5) gallon minimum size, equally spaced not to exceed three and one-half feet (3.5’) on center. Hedges should be set back from curbs to allow overhangs of parked cars. If a berm is provided, it shall not exceed a maximum of 3:1 grade on either side of the berm.
Revised January 2025 4-37
TABLE 4-D DEVELOPMENT REGULATIONS AND STANDARDS
RES-MU
Lot Requirements:
Minimum Parcel Size 2,000 s.f.
Minimum Parcel Width 25ʹ
Minimum Parcel Depth 50ʹ
FAR/Density Standards
Floor Area Ratio (FAR) Up to 2.0 maximum
Minimum Residential Density 20 du/acre
Maximum Residential Density 40 du/acre
Minimum Residential Floor Area 50% in Mixed Use Projects Minimum Setbacks (From ultimate R.O.W. or PL)
Front Building Setbacks:
From Valley Blvd. and San Bernardino Ave. 15ʹ
From Local Roads (Wildrose Ave, Street A,
N. Eucalyptus Ave.)
4ʹ
Side Building Setbacks
From Valley Blvd. and San Bernardino Ave. 15ʹ
From Local Roads (Wildrose Ave, Street A,
N. Eucalyptus Ave.)
4ʹ
Interior Lots 0ʹ
Maximum Front or Street Side Setback (From
ultimate R.O.W. or PL)
Minimum setback + 15ʹ, except that up to 40% of the
lot frontage beyond the minimum setback shall be
occupied by usable open space
Rear Building Setbacks
Interior Property Line or Alley 10ʹ
Minimum Sidewalk Width 10ʹ from the back of the landscaped parkway or 17ʹ from the back of the curb, whichever is greater
Good Neighbor Minimum Setbacks
Where the side of a lot abuts the R1, R2, or
Res-M1 zone
10ʹ
Where the rear of a lot abuts the R1, R2, or
Res-M zone
15ʹ
Portions of any building over 35’ that abut
the R1, R2, or Res-M zone
20ʹ
Ground Floor Transparency
For ground floor uses that are non-residential 65%
For ground floor uses that are residential 40%
Lot Coverage:
Maximum Coverage 80%
Maximum Building Height:
Primary Structures 60’
Accessory Structures 10ʹ below building height of primary structure but not less than 15ʹ
Maximum Block Perimeter 1,400 feet
Walls and Fences:
Maximum height in building setback area 3ʹ
Maximum height other locations 6ʹ
Parking:
Minimum Resident Parking 1 space for studio and 1-bedroom units;
1.5 spaces for 2+ bedroom units
Minimum Guest Parking 1 space for each 6 units. Public or private on-street parking may be counted toward guest requirements.
Minimum Commercial Parking 1 space per 500 square feet
4.0 │ DEVELOPMENT REGULATIONS
Revised Janury 2025 4-38
Notes to Tables 4-D:
1. All building setbacks are measured from the street rights-of-way shown in street sections or from the ultimate property line.
2. Setbacks along private streets shall be measured from back of sidewalk. If no sidewalk, then from face of curb.
3. Minimum parcel widths shall be measured at the front setback line.
4. Architectural projections may project a maximum of three feet (3’) into required front, rear, or side setback areas; however, in all cases, there shall be a minimum clearance of four feet (4’) to an opposing projection, including a building, wall, or fence. An architectural projection is defined as an element that articulates the building elevation such as eaves, window and door pop out surrounds, media niches, bay windows, pot shelves, chimneys, enhanced window sills, shutter details, window trim, and other similar elements.
5. Balconies, open covered porches, patio walls, and gates are permitted to project into the setbacks as indicated in the development regulations or as otherwise specified in this document.
6. The minimum depth of an open covered porch shall be five feet (5’). Clearance between opposing porches or balconies shall be fifteen feet (15’) in front-to-front building orientations, and ten feet (10’) in other conditions.
7. Side yard slopes of 2:1 or greater shall not encroach more than fifty percent (50%) into yard setback areas.
8. Shared use easements are permitted.
9. Recreational vehicle (RV) parking is prohibited for more than seventy-two (72) hours on residential streets.
10. Buildings three (3) stories or greater shall be subject to City of Colton Fire Department approval.
11. Building articulation is required on rear building elevations along alleyways.
12. Along a side yard adjacent to an alley, there shall be a minimum of two feet (2’) of planting area where a wall or fence is adjacent to an alley curb or sidewalk, whichever is closer to the wall or fence.
13. Wall and Fence measurements: The height of a wall or fence shall be measured from the highest ground level on either side of the wall or fence. In order to allow for variation in topography, the height of a wall or fence may vary in an amount not to exceed eight inches (8”) provided that in no event shall the average height of the wall or fence exceed the maximum height permitted.
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SECTION 6
COMMUNITY DESIGN GUIDELINES
6.0 Community Design Guidelines and
Objective Design Standards
6.1 Purpose and Intent
The Colton’s Hub City Centre Specific Plan Amendment (CHCCSP) Community Design Guidelines provides standards and guidelines for all major community design elements: site planning, architecture, monumentation, landscape, signage, lighting and other improvements in order to implement the “Vision” and “Principles” identified in Section 2.0, Community Planning and Design Principles Additionally, the objective design standards set forth in Section 6.8 also provide standards including: site planning and building design to implement the “Vision” and “Principles” for residential mixed use development projects.
Sketches, exhibits and representative project photographs are intended as visual aids in conveying basic design intent. They are provided as a “palette” of design elements to guide the design of the various sites but are not to depict any actual lot or building design. Architects, engineers, landscape architects, developers, builders and others involved with project design of each individual parcel are encouraged to use creativity and imagination in developing their precise design proposals and to build upon these guidelines. Refer also to Section 4, Development Regulations, for each of the respective land use types.
All project applications shall be in substantial conformance with these guidelines.
As used in this section, “shall” indicates a requirement and “should” indicates a guideline that is strongly recommended and is subject to discretion by the Development Services Director or his / her designee and / or Planning Commission during the development application review process. The renderings and sketches that follow include the Specific Plan project name “Colton’s Hub City Centre”. The City Council has sole discretion to revise the project name at a future date.
Objective Design Standards set forth in Section 6.8 apply to new Res-MU development proposals within the boundary of the Specific Plan. For further discussion of applicability of the objective design standards see Section 7.3.3.
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6.2 Design Guideline Objectives and Objective
Standards
The primary objectives of these Guidelines are to:
1. Provide guidance and criteria to City staff, the Planning Commission and City Council in the review of future development applications.
2. Implement the Vision and Principles identified in Section 2.0, Community Planning and Design Principles, including the following:
¤ Establish design elements that create a village environment. ¤ Establish and encourage pedestrian connectivity among various land uses.
¤ Provide emphasis on the pedestrian and pedestrian scaled design elements.
¤ Create a community design that will add value for property owners, future residents, businesses, and the City as a whole.
¤ Implement the Housing Element programs and comply with state housing laws.
6.3 Community Identity / Village Environment
Most memorable communities with a village type environment share certain common characteristics. They are walkable, include quaint parks and beautiful tree shaded streetscapes with rich landscaping in residential and commercial / business areas. They have a distinct identity that comes through due to a combination of quality architectural and landscape design elements, including enhanced entry monumentation, street furnishings and signage. They are also pedestrian scaled: interior streets are primarily two lanes, architectural elements visible from the public domain are more highly detailed with special attention to building forms, roof lines, and entries, windows, and other elements that enrich the community. There is also a timeless quality, one that improves in character and charm over time. These types of village settings are frequently referred to as “Early California” vernacular. Examples of these settings can be found in many older communities such as Pasadena, Claremont, and Riverside.
This Early California vernacular has been selected as the guiding design influence for the CHCCSP. For residential areas, it opens the door to a wide diversity of architectural influences such as Monterey, Spanish Eclectic, Craftsman and Cottage styles, among others. Within the retail areas and particularly the Main Street elements, Early California influences provides a wide range of architectural elements, with pedestrian scaled store fronts that incorporate a rich variety of materials such as stone and brick. For the office and business parks, the village character can be achieved by providing a campus like setting, with tree shaded parkways in public streets and well landscaped project areas.
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The guidelines in this Section identify the quality and character envisioned for the CHCCSP to implement this Early California vernacular. All development proposals for the CHCCSP shall meet or exceed the quality shown.
The guidelines are organized into the following sections:
RETAIL
OFFICE
BUSINESS PARK
RESIDENTIAL
RESIDENTIAL MIXED USE
RESIDENTIAL SITE LANDSCAPE, WALLS, AND FENCES
COMMUNITY STREETSCAPE MASTER PLAN
COMMUNITY ENTRY MONUMENTS , WALLS AND FENCES
COMMUNITY LANDSCAPE GUIDELINES
OUTDOOR LIGHTING
6.4 Retail Guidelines
Objectives
The objective for Retail areas is to promote development of a vibrant walkable Village Center Hub that includes a “Main Street”, entertainment and hospitality components combined with large format department stores, large format national retail stores and other support uses. The many existing and planned uses near the Center will add to its vitality.
With the planned nearby office, Business Park and residential uses, there is likely to be a substantial number of people that will walk to the Retail areas. This is in addition to the potential use by many of those who are employed by or visit the ARMC. Therefore, during all phases of planning and development, a strong emphasis should be placed on creating pedestrian connectivity to the adjacent and nearby uses.
The Retail Guidelines are divided into several categories as follows:
Main Street
Northwest Corner of Pepper Avenue and Valley Boulevard Large Format Buildings
Hotel and Motels
Service Stations and Car Washes
Drive-through Businesses
Each of the above categories is subdivided into Site Planning / Landscape Guidelines and Architectural Guidelines below. Refer in particular to Section 4.0 Development Regulations, and to Section 7.3.4, for Master Planning requirements for all Retail (R) planning areas.
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6.8 Residential Mixed Use Objective Design
Standards – Site Planning
As described in the Community Vision in Section 1.5, the objectives for the residential mixed use neighborhoods are to create an attractive, pedestrianfriendly, mixed use environment with the charm and character of many older California communities detailed in Section 6.3. The standards and exhibits below provide the methods to accomplish these objectives.
Residential Mixed Use – Building Orientation and Layout
1. Building entries shall face the primary public street with pedestrian access provided from sidewalks to all building entries, parking areas, and publicly accessible open spaces. An exception, in the case of larger sites with multiple buildings, building entries may also be oriented to face internal common open spaces, paseos, and recreational amenities.
1. Building entry orientation
2. A minimum of 60% of the street frontage shall be devoted to buildings located between the minimum and maximum front setback lines. The remaining 40% may be devoted to public courtyards, plazas, recessed entries, and driveways.
3. For buildings located across the street from single family residential and Res-M1 zoned lots, parking lot areas shall not be located along the singlefamily neighborhood street frontages.
4. If adjacent to single family residential or Res-M1 zoned lots, windows, balconies, or similar openings shall be oriented so as not to have a direct line of sight into adjacent units or onto private patios or backyards adjoining the property line. This can be accomplished through the following: step backs of upper stories; window placement; use of clerestory windows, glass block, or opaque glass; or mature landscaping within the rear or side setback areas or other techniques.
5. Ground-floor residential fronting or siding onto major and secondary arterial roadways (i.e. Valley Boulevard and San Bernardino Avenue)
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shall be elevated at least 24 inches (24”) above the finished grade of the sidewalk.
6. Buildings shall be arranged so that they provide common open spaces as required in Chapter 4.0.
7. Surface parking shall be located to the sides and rear of the lot with building massing oriented to the street, to the greatest extent possible.
7. Parking location
8. Setbacks
a. Buildings with ground floor residential are permitted landscaping and protrusions including stairs, a porch, a stoop, a patio, a terrace, a forecourt, a courtyard and/or low wall located between the minimum and maximum front setback lines to
provide a transition space.
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8.a. Ground-floor residential setback
b. Buildings with non-residential ground floor uses shall have usable and accessible open space between the minimum and maximum front setback lines that accounts for forty percent (40%) of the setback and may include paved pedestrian spaces for patios and outdoor seating or usable lawn space. Landscaping or a low wall may be permitted within the forty percent (40%) of the setback but may not occupy the entire setback.
8.b. Ground-floor non-residential setback
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Residential Mixed Use – Site Access and Parking
1. Main entries and lobbies shall be oriented toward and visible from the primary street frontages or open space areas that connect directly to the primary street.
1. Main entry orientation and visibility
a. Where there are multiple buildings in a project or if the building is not located adjacent to a primary street, entries may also be oriented to internal circulation streets parking areas, internal pedestrian walkways, or common open spaces that connect directly to a street.
1.a. Alternative building entry orientation
2. Connections shall be provided between new projects and adjacent neighborhood streets and pedestrian and bicycle paths. Connecting streets shall be designed to discourage overloading traffic on existing streets.
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3. Building and Unit Entrances.
a. Ground-floor unit entrances shall be accessed via an internal corridor, porch, stoop, patio, terrace, forecourt, and courtyard served by a sidewalk or other designated walkway.
3.a. Ground-floor entrances
b. Upper-floor unit entrances shall be accessed via an internal corridor to avoid long, monotonous balconies and corridors.
4. Pedestrian access shall be provided from the sidewalk at the street frontage to building entries and parking areas.
5. Pedestrian connections shall be provided to adjacent amenities, paths or trails, and/or other connections to adjacent properties.
6. All end parking stalls shall be adjacent to landscape planters as set forth in Chapter 4.0.
7. Parking shall be screened from the street by landscaping, berms, low walls or fences, buildings or a combination of any two (2) as set forth in Section
6.10. 7. Parking screening
8. No more than forty percent (40%) of the public right-of-way frontage shall be used for parking access or driveways.
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9. Parking structures above ground shall be designed to meet the following standards:
a. Be lined or wrapped with residential or commercial uses with a minimum depth of twenty feet (20’) or the required active frontage depth for that location; or
9.a. Parking wrapped with residential
b. Be designed and treated with the same level of architectural detail, material quality, and facade articulation as other facade areas and/or screened with landscape screening (e.g., shrubs, trees, landscaped trellises) and/or ornamental screens.
9.b. Screened parking structure
c. Be below ground-floor residential or commercial units, garage walls shall not extend above finished grade. No portion of the parking structure shall be visible from a primary street.
10. Parking structures located on Valley Boulevard are limited to one (1) access point per 300 linear feet off Valley Boulevard, all other entries shall be limited to side or rear streets.
Residential Mixed Use –Utilities and Trash Enclosures
1. All utility equipment shall be located out of the pedestrian path of travel and purposefully and aesthetically placed adjacent to alleyways, within parking areas, rear or side yards, or within building “notch outs” and screened from public view.
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2. All electrical utility equipment, electrical meters, and junction boxes shall be placed within a utility room. If a utility room is not feasible, then all utility equipment shall be purposefully designed as an integral part of the building development, placed adjacent to alleyways, within parking areas, or within rear or side yards, and screened from public view.
3. Mechanical equipment shall be placed in the back of the unit and not visible from public view or screened with landscaping or placed on the roof and screened with architectural materials such as roof or parapet consistent with the overall architectural style.
3. Screened parking structure
4. Trash containers shall be stored within designated storage areas and located away from building fronts and major entries, and/or screened from view in fixed enclosures and comply with the City Zoning Ordinance Chapter 18.23.1.090.
4. Trash enclosure screening
5. Enclosures shall be separated from adjacent parking stalls with a minimum four foot (4’) wide planter area.
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6.9 Residential Mixed Use – Building Design
Residential Mixed Use – Building Form
1. The maximum length of any individual building shall be two hundred (200’) linear feet, regardless of the number of units.
2. At least two different architectural styles, as defined in Chapter 6.7, shall be included in projects with more than ten (10) buildings.
3. For residential projects three stories or taller, the development shall use one or more of the following strategies:
a. Utilize roof forms and low pitches between 2:12 and 4:12 as detailed in Chapter 6.7;
b. Integrate the upper floor units into the roof form;
c. Step back upper floors above the third story; or
d. Use a different material on the top floor walls to visually make the building seem lower.
1. & 3.c. Maximum building length & Step back
4. Buildings located at street corners shall include at least two of the following corner treatments:
a. Change in Fenestration Pattern. One (1) fenestration pattern (size, shape, and/or orientation or windows and doors) different from the rest of the façade.
b. Change in material. At minimum fifty percent (50%) of the corner area uses a different material than the rest of the building/façade.
c. Change in Height. A change in total height of at least four feet greater or less than the height of the abutting primary façade.
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d. Roof Line Variation. A different roof line than the rest of the façade.
e. Special Architectural Feature. A special architectural feature such as a tower or cupola.
4.a.b.c. 4.d.e
Residential Mixed Use – Height, Massing, and Articulation
1. Where a residential development is three stories or less, the vertical massing of buildings shall be articulated to express each individual unit.
2. Structures three stories or more should emphasize horizontal planes through the use of trim, awnings, eaves, other ornamentation, or a combination of complementary colors.
2. Horizontal planes
3. The upper story of buildings over two stories shall be stepped back at least four feet to reduce the scale of façades facing streets, courtyards, or open space areas.
4. Buildings over three stories shall have major massing breaks at least every one hundred feet (100’) along any street frontage, adjacent public park, publicly accessible outdoor space, or designated open space, through the use of varying setbacks and/or building entries. Major breaks shall be a minimum of five feet (5’) deep and twenty-five feet (25’) wide and extend the full height of the building.
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5. Buildings shall have a minor massing breaks at least every fifty feet (50’) feet along the street frontage through the use of varying setbacks, building entries and recesses, or structural bays. Minor breaks shall be a minimum of one foot (1’) deep and four feet (4’) wide and extend the full height of the building.
4. & 5. Major and minor massing breaks
6. The street-facing front façades of buildings shall provide at least three of the following articulation elements that are at least twelve inches (12’’) deep and spaced no more than thirty feet (30’) apart:
a. A covered porch;
b. A balcony;
c. A recessed entrance;
d. One or more dormer windows;
e. Columns, pillars, or posts;
f. Eaves projecting at least twelve inches (12”) from the façade plane;
g. Awnings or canopies;
h. Multiple windows with a trim at least four inches (4”) wide; or i. Integral planters that incorporate landscaped areas or places for sitting.
6. Building articulation
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7. A clear separation between the ground floor and floors above shall be provided, which may consist of any of the following:
a. A line of awnings or canopies over ground-floor storefronts or windows;
b. A change in material;
c. A change in the scale of openings; and/or
d. A change in building plane, with the middle of the building either recessed from or projecting over the ground floor.
7.b.c. 7.c.d.
8. Ground floor walls along sidewalks or publicly accessible outdoor space areas, that are blank (facades without doors, windows, landscaping treatments, or public art) shall span no more than thirty feet (30’) feet in length.
Residential Mixed Use – Open Space
1. Open space areas shall not be located directly next to arterial streets, service areas, or adjacent commercial development so as to ensure these open space areas are sheltered from the noise and traffic of adjacent streets or other incompatible uses. Alternatively, a minimum ten foot (10’) wide landscaping planter or hedge shall be provided as screening between the open space area and arterial street, service area, or commercial development.
2. Open space surfaces shall include a combination of lawn, garden, pavers, wood planking, concrete, or other serviceable surfacing. The slope shall not exceed ten percent (10%).
Residential Mixed Use – Roof Forms, Entries, and Windows
1. Rooflines shall be broken at intervals no greater than fifty feet (50’) in length without at least of the following:
o Provide variation in roof forms including gabled, hipped, or flat with a parapet wall.
o Provide variation in architectural elements, such as parapets, cornices, and chimneys.
o Provide variation of roof height of at least 18 inches (18”).
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2. When nonresidential and residential uses are located in a vertical mixed use structure, separate pedestrian entrances shall be provided for each use.
3. Long, monotonous balconies and corridors that provide access to multiple units shall be avoided. Instead, access points shall be clustered.
4. Main building entries shall be defined by the use of architecturally compatible elements detailed and set forth in Section 6.7 including but not limited to one or more of the following: canopies, arches, arcades, columns, awnings, decorative lights, small entry plazas, and vertical massing.
5. Building walls along all street frontages shall have windows at all floors above ground level.
6. Windows shall be articulated with sills, trim, shutters, or awnings authentic to the architectural style of the building as set forth in Section
6.7. 7. Glass shall be clear with a minimum of eighty-eight percent (88%) light transmission. Mirrored and deeply tinted glass or applied films that create mirrored windows and curtain walls are prohibited. To add privacy, reduce glare, and provide aesthetic variety to glass, fritted glass, spandrel glass, electrochromic glass, solar control glass, and anti-reflecting glass are appropriate.
Residential Mixed Use – Garages
1. Garages shall not be located adjacent to the primary street unless there is no other driveway access available onsite for residential parking. Where visible by the public or by other residents, garage doors shall be recessed a minimum of four inches (4”) and/or accompanied by projecting elements like porches, bay windows, trellises, architectural ornament, and/or landscaping.
2. Garage doors shall be designed consistent with the overall style of the building. Material, pattern, and color shall be coordinated with the architectural style as set forth in Section 6.7.
3. Garage entries, loading and service entries, utility rooms, stairs, elevators, and other similar inactive elements shall occupy no more than twenty percent (20%) of the width of a public street-facing building façade.
6.10 Residential - Site Landscape, Wall and Fence
Guidelines
Each residential site shall be required to adhere to the minimum following guidelines and standards in addition to those listed in Section 4.0, Development Regulations, and other Sections of the CHCCSP.
Multifamily and Residential Mixed Use development with public and common area landscaping:
1. Provide landscaping in all public and private common areas within the project site or as otherwise required by the Development Services
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Director. For private use areas enclosed by four feet (4’) to six feet (6’) high privacy walls or fences, separated by other similar architectural elements, no landscaping is necessary to be provided by the builder or developer.
2. Select plant materials for common areas from the Landscape Palette located in the Community Design Guidelines. Additional plant material may be selected if approved by the Development Services Director or his/her designee.
3. Provide a minimum of fifteen percent (15%) of the total site for common area landscaping. The fifteen percent (15%) is in addition to the landscape area within parkways between sidewalks and streets and any private yard areas enclosed by a wall exceeding a height of four feet (4’).
4. Select street trees for public rights-of-ways that are consistent with the landscape sections and Community Design Guidelines provided herein.
Provide 33% of total boxes at a minimum twenty-four inch (24”) box size and 67% of total boxes at 15 gallon size for street trees in parkways between a sidewalk and curb shall. Street trees are not intended to be included to satisfy the minimum twenty percent (20%) for the common areas.
5. In common areas, provide the following minimums: fifteen (15) gallon minimum tree sizes, with twenty percent (20%) of all trees a minimum of twenty-four inch (24”) box size and five percent (5%) of all trees a minimum of (36”) box size.
6. All areas used for private patios may be screened with a four feet (4’) to six feet (6’) high masonry wall or vinyl fence material pursuant the Community Design Guidelines. However, if less than eight feet (8’) occurs from a sidewalk to a wall where there are fronts or sides of homes adjacent to a public or private street, then the maximum wall height shall be three feet (3’). There shall be no less than two feet (2’) of planting area depth from the face of any wall of any height to a sidewalk or other paved surface, in order to allow for plant materials such as vines and hedges to be planted.
7. No wood fences are permitted within the CHCCSP project area, except for use as access gates in residential areas. Other walls or fences, such as those manufactured with composite materials shall be subject to approval by the Development Services Director or his / her designee. Refer also to Section
4.0, Development Regulations, for additional wall and fence requirements within each land use category.
Residential Privacy Walls and Fences
Where walls or fences occur for privacy between homes, along alleys adjacent to the open space areas, or on corner lots, provide a masonry or vinyl material that complements the building architecture. This includes slumpstone, split face block, stucco finished masonry walls, and vinyl fences. On masonry walls, provide a minimum three inch (3”) high masonry caps. Refer also to Section 4.0, Development Regulations, for additional wall and fence requirements within each land use category.
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Indigo Avenue and C Street
Parkway Tree: London Plane Tree: An upright deciduous tree that provides excellent shade during the hot summer months.
N. Eucalyptus Avenue
Parkway Tree: Evergreen Ash: An upright broad spreading shade tree.
Street A
Parkway Tree: Tipu Tree: A broad dome shade canopy with yellow seasonal flowers.
Parkway Tree: London Plane Tree. An upright stately tree that provides excellent shade during the hot summer months.
These two streets are near mirror images of each other on the land use master plan and are intended to include similar street trees. The evergreen Southern Magnolia, a stately tree that is well adapted to the area, will create a strong streetscape character. It is evergreen year round and flowers during the summer months.
Hermosa Street
Parkway Trees: Australian Willow: Similar leaf shape and character to a California Pepper, but much cleaner, less maintenance.
Wildrose Street
Parkway Trees: Australian Willow in residential areas to the north portion of the road and Southern Magnolia to the south in the Commercial / Business Park areas.
To differentiate commercial and residential areas, two trees are recommended with Southern Magnolia in the residential areas and Australian Willow in Commercial / Business Park areas.
6.13 Open Space Plan - Park and Habitat
A total of 48.4 acres of preserved habitat are provided in the plan in PA’s 3, 6, 11 and 18. While they provide open space for the community, they are reserved for protection of the Delhi Sands Fly and are not intended for public use.
Planning Area 13 is the site of an existing stormwater basin to accommodate flows from the north –side of San Bernardino Ave. This 9.4 acre site also doubles as a park. The site is enclosed with a wrought-iron fence and gate along San Bernardino Ave, and chain link along the remaining three sides. The park includes playing fields in the basin, and a parking lot and concrete pads with picnic tables, outside the basin. Future improvements to this park would be governed by guidelines set forth in Section 6.0, Community Design Guidelines.
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Figure 6-40
Open Space Plan
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7.2.1 DEVELOPMENT REVIEW PROCESS
Tentative Tract Maps, Parcel Maps and Site Plans or other applications for development within the CHCCSP area shall be submitted to the Development Services Development Services Director or his / her designee, or as otherwise determined by the Director, for review and processing for all projects. They shall be reviewed by the City for consistency with the Land Use Plan and all other provisions set forth in this document.
7.2.2 CONVEYANCE MAPS
In certain cases, there may be a need by property owners to parcelize their properties to conform to the Specific Plan land use boundaries or for other purposes. For example, one large property ownership may be designated for two or more different land uses such as retail and residential. In this case, the owner may be interested in legally dividing the parcel(s) but not be interested in developing any buildings, roads or other infrastructure at the time. In such cases, a Parcel Map or Tract Map for conveyance purposes or financing purposes, may be processed under the same application and process as a Tentative Tract Map.
However, since no building or infrastructure approvals are requested, the applicant would not be required to include any grading, sewer or water plans, other than property boundary information and related requirements, e.g., legal description, etc. In addition, no bonding or security would be required except for final monuments. For any such Maps, a condition of approval would be placed on the Map indicating it is for conveyance or financing purposes only. In all cases, the Subdivision Map Act requirements will prevail, including assurances that all parcels that are to be divided will have legal access acceptable to the City of Colton.
7.3 PROCEDURES FOR PROJECT REVIEWS,
APPROVALS, AND AMENDMENTS
The following procedures are to be used for the review and approval of development applications for individual planning areas, and to establish the requirements for making changes or additions to the Colton’s Hub City Centre Specific Plan (CHCCSP).
7.3.1 PLAN APPROVAL
The City of Colton’s development review procedures shall be employed for project implementation as described in the City of Colton Zoning Ordinance, Chapter
18.58, Administration, except as amended herein.
Housing developments in which at least 20 percent of the units are affordable to lower income households and that are located on sites that been rezoned to accommodate the lower-income RHNA shall be allowed by right. Pursuant to California Government Code Section 65583.2(i), by rights mean that no conditional use permit, planned unit development permit, or other discretionary local government review or approval that would constitute a “project” for purposes of Division 13 (commencing with Section 21000) of the Public Resources Code shall be required.
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7.3.2 DESIGN REVIEW
All projects in the CHCCSP are required to be reviewed and approved (or recommended for approval to Planning Commission) by the City Development Services Director or his / her designee (See Section 18.58.030(c)(3)) of the Municipal Code. The CHCCSP Design Guidelines and Objective Design Standards shall be used by the City of Colton’s Development Services Director or his / her designee to review each builder’s proposal for conformance with the overall community design objectives.
All projects that meet the RES-MU objective design standards and development regulations shall be processed ministerially, with the exception of projects that meet one or more of the three criteria below, for which Architectural and Site Plan Review by Planning Commission is required.
• Projects that have buildings longer than 200 feet.
• Projects that have a density greater than or equal to 31 du/ac. • Master Planned projects that are larger than 10 acres in area.
In addition to any standard City requirement for Site Plan or Design Review submittals, the following areas shall be addressed in any applicants submittal.
SITE PLANNING/LANDSCAPING
1. Building orientation / placement
2. Garage design and placement
3. Access and circulation
4. Parking areas
5. Site planning and design
6. Landscaping, private parks and open space as appropriate
7. Landscaping theme for project and for development edge
8. Plant materials that are drought tolerant
9. Fencing /screening / buffering
10. Perimeter and interior walls and fencing
11. Lighting for buildings, streets, alleys, parks or other common areas
12. Utilities and ancillary equipment
13. Fire safety access
14. Pedestrian connections
15. Streetscape design
16. Entry treatments
BUILDING DESIGN
1. Architectural styles for residential and residential mixed use (i.e., Monterey, Craftsman, etc.)
2. Architecture design and styles for commercial uses e.g., Retail, Office, Business Park, Hospitality
3. Preliminary design including elevations of all four sides of buildings
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4. Building massing, form and scale
5. Roof pitch
6. Windows and doors
7. Materials and colors
8. Signage consistent with the overall community character
9. Equipment screening
PROJECT SUBMITTAL
The findings below apply to all land use applications and are in addition to the findings required for approval of respective development applications (tract maps, architectural and site plan approvals, conditional use permits, etc.) by the City Zoning Ordinance. The findings are intended to ensure that the relationship of the proposed development layout, uses and building designs with respect to existing and future adjacent development are considered in the overall design of every land use application.
It is incumbent upon the applicant to supply the necessary materials, text and graphics to allow the City to make the required findings. The City may establish specifications for these submission requirements that augment standard City submittal requirements.
FINDINGS
1. The project complies with all provisions of the Colton’s Hub City Centre Specific Plan.
2. Areas intended for public use, such as public parks, recreational facilities and open space, are coordinated among neighborhoods and that the streetscape, landscape, hardscape and public amenities are mutually compatible.
3. The development proposal complies with the applicable community design guidelines of the CHCCSP, any applicable subsequent design guidelines and is compatible with surrounding areas, including, but not limited to building design and placement, colors, materials, height, and massing.
4. Consideration and application of public safety and security are incorporated into the project design.
5. Sustainability and conservation of resources are adequately addressed.
7.3.3 OBJECTIVE DESIGN STANDARDS FOR RESIDENTIAL MIXED
USE PROJECTS
SENATE BILL 35 (SB 25)
SB 35 requires cities and counties to streamline review and approval of eligible affordable housing projects through a ministerial process, exempting such projects from environmental review under the California Environmental Quality Act (“CEQA”). This process does not allow public hearings to consider the merits of the project; rather only design review or public oversight of the development is allowed, which must be objective and strictly focused on assessing compliance
Revised January 2025 7-5
with criteria required for streamlined projects as well as objective design review of the project (Section 65913.4(c)(1).
SB 35 requires the availability of a streamlined ministerial approval process for multifamily residential developments in jurisdictions that have not yet made sufficient progress toward meeting their regional housing need allocation (RHNA) goal for construction of above-moderate income housing and/or housing for units below 80% area median income (AMI).
As a part of this streamlining process, cities are required to establish objective design standards for multifamily residential development. Projects eligible for SB 35 streamlining include multifamily infill developments with a portion of affordable units. They must be consistent with underlying zoning and be evidenced to have no human health impacts or impacts to natural or historical resources.
Objective design standards for projects in the Res-MU zone are located in Chapter
6.0 of this document.
SENATE BILL 330 (SB 330)
Senate Bill 330 Housing Accountability Crisis Act of 2019 provides for a faster housing project review process. It states that all A local governments must provide a preliminary application for housing development projects seeking vesting rights.
The application allows applicants to provide a limited subset of information on the proposed project. After submitting the preliminary application to the local agency, applicants have 180 days to submit a full application or the preliminary application will expire.
SB 330 also established time limits for final application review. The law states that “Not later than 30 calendar days after any public agency has received an application for a development project, the agency shall determine in writing whether the application is complete.” SB 330 provides for an applicant appeal process, and limits review of the appeal by the jurisdiction to 60 days.
APPLICABILITY
Objective Design Standards set forth in Section 6.8 apply to new Res-MU development proposals within the boundary of the Specific Plan. According to the parameters set forth by Senate Bill 35, the Streamlined Ministerial Process shall be available to proposed projects having at least 10% of units priced to be affordable to households making at or below 80% of the Area Median Income level (AMI), prior to calculating any density bonus.
The project site must meet the “infill” requirements set forth in the California Government Code Section 65913.4 and be zoned for residential or mixed-use development. The applicant must also demonstrate that the site is not within Prime Farmland, or farmland within statewide importance, wetlands, a very high fire hazard severity zone, an earthquake fault zone, special flood hazard area, protected habitat area, or a conservation easement.
July 2025
Ordinance No. O-08-25
Colton’s Hub City Centre
Specific Plan
Prepared for
City of Colton
650 North La Cadena Drive
Colton, CA 92324
(909) 370-5167
Consultant Team
Land Planning and Community Design
JHA Consulting, Inc.
Jess Harris, Principal
17822 E. 17th Street
Suite 200
Tustin, CA 92780
Civil Engineers
Hall & Foreman, Inc.
Jon Bourgeois, Executive Vice President
17822 E. 17th Street
Suite 200
Tustin, CA 92780
1 1.0 Overview
TABLE OF CONTENT
1.1 Purpose .................................................................................. 1-2
1.2 Project Background ............................................................... 1-2
1.3 Context and Location ............................................................ 1-3
1.4 Specific Plan Amendment Area ............................................. 1-3
1.5 Community Vision ................................................................... 1-4
1.6 Summary of Benefits to the City of Colton .......................... 1-14
1.7 Authority for the Specific Plan ............................................ 1-15
1.8 Consistency with the General Plan ...................................... 1-16
1.9 CEQA Compliance .............................................................. 1-16
1.10Relationship of the Specific Plan to the City of Colton................
Zoning Ordinance, Title 18 of the Municipal Code..................... 1-16
1.11Existing Site Conditions and Uses......................................... 1-17
1.12Property Ownership ............................................................ 1-17
1.13Project Surrounding Land Uses............................................. 1-17
1.14Document Organization ..................................................... 1-19
2.0 Community Planning and Design Goals
3.0 Land Use Plan andComponents
3.1 Land Use Summary ............................................................... 3-6
3.2 Other Major Components...................................................... 3-13
4.0 Development Regulations
4.1 General Provisions.................................................................... 4-1
4.2 Land Use Development Regulations...................................... 4-3
4.2.1 Retail (R) ............................................................................. 4-3
4.2.2 Retail MixedUse (RMU) .................................................. 4-10
4.2.3 Business Park (BP) ............................................................ 4-10
4.2.4 Office MixedUse (OMU) ................................................. 4-15
4.2.5 Residential Medium1 (RES-M1) ....................................... 4-21
4.2.6 Residential Mixed Use (RES-MU) .................................... 4-29
4.3 Open Space/Parks (OS/P) and Open Space Habitat (OS/H)4-39
4.4 Sign Regulations .................................................................. 4-39
2 5.0 Circulation, Public Facilities andServices
5.1 Circulation Plan .................................................................... 5-1
5.2 Infrastructure: Grading, Sewer, Water, Storm Drainage,.............
Utilities .................................................................................. 5-5
5.2.1 Overview............................................................................. 5-5
5.2.2 Master Grading Plan............................................................ 5-5
5.2.3 Master Sewer Plan ............................................................... 5-7
5.2.4 Master Water Plan ............................................................... 5-7
5.2.5 Master Storm Drain............................................................. 5-8
5.2.6 Utilities................................................................................ 5-9
5.3 Community Services ........................................................... 5-10
5.3.1 Police and Fire Protection.................................................. 5-10
5.3.2 Library Services................................................................. 5-10
5.3.3 Public Schools................................................................... 5-10
5.4 Capital Improvement Program ............................................ 5-10
5.5 Infrastructure Development Requirements ......................... 5-11
5.6 Maintenance............................................................................. 5-11
6.0 Community Design Guidelines
6.1 Purpose and Intent ................................................................. 6-1
6.2 Design Guideline Objectives ................................................. 6-2
6.3 Community Identity / VillageEnvironment.......................... 6-2
6.4 Retail Guidelines ................................................................... 6-3
6.5 Office Guidelines ................................................................ 6-23
6.6 Business Park........................................................................... 6-28
6.7 Residential Guidelines ........................................................ 6-35
6.8 Residential Mixed Use Objective Design Standards –
Site Planning ....................................................... 6-50
6.9 Residential Mixed Use – Building Design ........................... 6-57
6.10 Residential – Site Landscape, Wall and Fence Guidelines.. 6-61
6.11 Community Entry Monuments, Walls and Fences.......... 6-63
6.12 Community Streetscape Master Plan and Guidelines ......... 6-64
6.13 Open Space Plan – Park and Habitat .................................. 6-74
6.14 Landscape Planting Guidelines ........................................... 6-78
6.14.1 Plant Material Guidelines.................................................. 6-78
6.14.2 Plant Palette....................................................................... 6-79
6.14.3 Irrigation ............................................................................ 6-80
3 7.0 Administration
7.1 Colton’sHubCityCentre SpecificPlan (CHCCSP) Adoption and Applicability .............................................................................. 7-1
7.2 Implementation.......................................................................... 7-1
7.2.1 Development Review Process............................................. 7-2
7.2.2 Conveyance Maps.................................................................... 7-2
7.3 Proceduresfor Project Review, Approval and Amendment ..7-2
7.3.1 Plan Approval........................................................................... 7-2
7.3.2 Design Review .................................................................... 7-2
7.3.3 Objective Design Standards for Residential Mixed Use Projects ............................................................................... 7-4
7.3.4 Plan Consistency................................................................. 7-5
7.3.4 MasterPlanRequirementsforRetail (R), ....................................
Retail Mixed Use (RMU) or Office MixedUse (OMU)................... 7-5
7.3.5 Minimum and Maximum Residential Density Ranges......... 7-6
7.3.6 Commercial Buildings - Permitted Total Square Feet .......... 7-8
7.3.7 Specific Plan Amendments ................................................. 7-8
7.3.8 Findings for Approval of Specific Plan Amendments........... 7-8
7.3.9 Minor Modifications........................................................... 7-9
7.3.10 Effective Date...................................................................... 7-9
7.4 Nonconforming Uses Structures and Lots ............................. 7-10
7.4.1 Purpose And Intent ............................................................. 7-10
7.4.2 Definitions .......................................................................... 7-10
7.4.3 Nonconforming Uses............................................................... 7-10
7.4.4 Nonconforming Structures................................................ 7-11
7.4.5 Nonconforming Lots......................................................... 7-12
7.4.6 Other Nonconformities......................................................... 7-12
7.4.7 Repairs And Maintenance..................................................... 7-12
7.4.8 Abandonment.......................................................................... 7-13
7.4.9 Determination Of Nonconforming Status........................... 7-13
7.4.10 Nonconforming Uses Detrimental to Health and Safety... 7-14
7.4.11Appeals......................................................................... 7-14
7.5 Enforcement............................................................................. 7-14
7.6 Definitions ........................................................................... 7-15
8.0 Appendix
4 FIGURES
Figure 1-1 Regional Map................................................................... 1-5 Figure 1-2 Project Vicinity Map ....................................................... 1-6 Figure 1-3 Aerial Photo ................................................................. 1-7 Figure 1-4 Existing Conditions-Area A ......................................... 1-8 Figure 1-5 Existing Conditions-Area B ......................................... 1-9 Figure 1-6 Existing Conditions-Area C ....................................... 1-10 Figure 1-7 Topography...................................................................... 1-11 Figure 1-8 Colton’s Hub City Centre SpecificPlan Area ............. 1-12 Figure 1-9 Comparison of Changes to CHCCSP .......................... 1-13 Figure 1-10 Property Ownership Map........................................... 1-18 Figure 3-1 Land Use Plan .............................................................. 3-4 Figure 3-2 Conceptual Master Plan Rendering ............................. 3-5 Figure 4-1 Separations for Garden Court RES-M1 Detached Homes ........................................................................................... 4-27 Figure 5-1 Circulation Plan ........................................................... 5-3 Figure 5-2 Street Sections .............................................................. 5-4 Figure 5-3 Bike Lane and Sidewalk Master Plan ........................... 5-6 Figure 5-5 MasterSewer Plan ..................................................... 5-13 Figure 5-6 Master Storm Drain Plan ........................................... 5-15 Figure 5-7 Master Water Plan ...................................................... 5-17 Figure 6-1 MainStreet Guidelines ................................................. 6-5 Figure 6-2 Main StreetEntry Guidelines ....................................... 6-6 Figure 6-3 Retail Main Street Architecture Guidelines................... 6-7 Figure 6-4 Main Street Architectural Guidelines ........................... 6-8 Figure 6-5 MovieTheater Guidelines ............................................ 6-9 Figure 6-6 PedestrianWalkway Guidelines ................................. 6-11 Figure 6-7 Entry Monument / Fountain Concept ...................... 6-13 Figure 6-8 Large FormatStore Guidelines ................................... 6-15 Figure 6-9 Hospitality Guidelines ................................................ 6-17 Figure 6-10 ServiceStation Guidelines ....................................... 6-19 Figure 6-11 Drive-Thru Guidelines ............................................. 6-22 Figure 6-12 Office Guidelines ..................................................... 6-25 Figure 6-13 Office Guidelines ..................................................... 6-26 Figure 6-14 Office Guidelines ..................................................... 6-27
5 Figure 6-15 Business Park Guidelines ......................................... 6-30 Figure 6-16 Business Park Guidelines ......................................... 6-31 Figure 6-17 Business Park Guidelines ......................................... 6-32 Figure 6-18 Business Park Guidelines ......................................... 6-33 Figure 6-19 Business Park Guidelines ......................................... 6-34 Figure 6-20 Cottage Style Architecture Guidelines...................... 6-38 Figure 6-21 Craftsman Style Architecture Guidelines................... 6-39 Figure 6-22 Spanish Eclectic StyleArchitecture Guidelines......... 6-40 Figure 6-23 Monterey Style Architecture Guidelines.................... 6-41 Figure 6-24 Window Guidelines - Residential ............................ 6-42 Figure 6-25 Porches and Balconies Guidelines - Residential........ 6-43 Figure 6-26 Columns and Posts Guidelines - Residential ............ 6-44 Figure 6-27 Motorcourt Guidelines RES-M1 .............................. 6-45 Figure 6-28 Townhouse Guidelines RES-M1 .............................. 6-46 Figure 6-29 Garden Court Guidelines RES-M1 .......................... 6-47 Figure 6-30 Garden Court Guidelines RES-M1 .......................... 6-48 Figure 6-32 Community Wall/Entry Monument Master Plan.... 6-66 Figure 6-33 Community Entry Monument A .............................. 6-67 Figure 6-34 Entry Monument Guidelines .................................... 6-68 Figure 6-35 StreetscapeMaster Plan ........................................... 6-69 Figure 6-36 StreetscapeMaster Plan ........................................... 6-70 Figure 6-37 Streetscape Section .................................................. 6-71 Figure 6-38 Streetscape Section .................................................. 6-72 Figure 6-39 Streetscape Section .................................................. 6-73 Figure 6-40 Open Space Plan ...................................................... 6-75 Figure 6-41 Lighting Guidelines ................................................. 6-77
6 TABLES
Table 3.1 — Land Use Summary .................................................. 3-2 Table 3.2 — Planning Area Summary ........................................... 3-3 Table 4-A — Development Regulations and Standards RES-M1 Detached Homes ........................................................................... 4-24 Table 4-B — Development Regulations and Standards RES-M1 Attached Homes ............................................................................ 4-25 Table 4-D — Development Regulations and Standards RES-MU4-25 Table 5.1— Maintenance Responsibilities ..................................... 5-12 Table 6.1 — Plant Materials List .................................................. ..6-81
1-1
SECTION 1
Introduction
1.0 overvIew
In June 1996, the City of Colton adopted the formerly known West Valley Specific Plan in response to the opportunities for economic growth and revitalization associated with the construction of the new Arrowhead Regional Medical Center and the community’s desires to upgrade the overall appearance of the area. Since that time the region has matured with many new high quality developments to the east and west, while properties within the Specific Plan area have remained largely undeveloped.
In early 2007, the City staff revisited the Specific Plan land uses and overall plan-ning concepts and believed there was an opportunity to forge a new vision that would create a vibrant new community, one that would create new jobs, strengthen the City’s tax base, and provide opportunities for a mixed use community includ-ing a shopping center, business parks, housing and recreation. Based upon staff ’s recommendations, the City Council authorized an update of the Specific Plan and selected a team of consultants to assist the City in developing a new vision, focused on the areas west of Hermosa Avenue. In June 2007, a contract was ap-proved by the City Council for development of a Specific Plan Amendment. Due to the recession that began in late 2007, the project was placed on hold in late 2009. However, planning activities were re-activated in late 2010; a property-owner workshop was held in August 2011. In August of 2012, with signs that the economy was on the mend, the City Council approved a revision of the contract with the same consultant team that started in 2007. The contract provided an opportunity to update the draft Specific Plan to conform with the new habitat conservation areas identified in the draft Habitat Conservation Plan. The scope of the Specific Plan changed dramatically based on City Manager direction in November 2012, followed by input and direction received at a joint Planning Commission / City Council workshop held in January 2013. During the process, the project name was changed to Colton’s Hub City Centre Specific Plan to reflect the City’s vision to create a dynamic mixed use center where people can live, shop, work and play.
1-2
1.0 | Introduction
1.1 PurPose
The primary purpose of the Colton’s Hub City Centre Specific Plan (CHCCSP) is to implement the vision and policies of the City of Colton. The Specific Plan will update a portion of the Specific Plan that was previously adopted in 1996 as a separate, stand-alone Specific Plan.
Specifically, the purpose of this Specific Plan is to:
Articulate and implement the Vision that evolved during public workshops in 2007 / 2008, 2011 and 2013 with members of the community, city staff, Planning Commission and City Council, which includes the following:
• Establish a land use plan with comprehensive development regulations, community planning and design standards that will create a sense of community and a sense of place.
• Create a community that becomes a place where people are encouraged to walk or bicycle between homes, shopping, restaurants, entertainment and businesses.
• Assure that the area develops in a comprehensive and coordinated fashion with adequate consideration for infrastructure, public safety, public services, and resource management.
• Incorporate bus rapid transit (BRT) routes planned by Omnitrans along major streets within the CHCCSP project area.
• Create a new employment center for the City of Colton. • Strengthen the City’s economic base.
• Implement the goals and policies of the City of Colton General Plan.
1.2 Project Background
The previous West Valley Specific Plan, adopted on June 18, 1996, was prepared in response to the opportunities for economic growth and revitalization associated with the construction of the new Arrowhead Regional Medical Center and the community’s desire to upgrade the overall appearance of the area.
Since that time, the Inland Empire has experienced growth in all market sectors.
While other nearby communities along the I-10 Freeway corridor, such as Rancho Cucamonga, Ontario and Redlands have experienced much of this new growth, the Specific Plan area has lagged behind.
A large part of the delay has been the result of the presence of the Delhi Sands Flower Loving Fly, particularly on the western portion of the project area. Since the Fly is a federally listed “endangered species” and since development of land impacted by the Fly is prohibited by federal law unless certain requirements are met, development opportunities have been limited.
During the last three and one half years, a significant effort and investment by the City of Colton has occurred to address the mitigation needs of the Fly. A Habitat Conservation Plan (HCP) has been authorized by the City and has been submitted
1-3
to U.S Fish and Wildlife Service. This Specific Plan incorporates the conservation areas specified in the HCP. The HCP is an independent process and is proceeding concurrently with this Specific Plan.
As of October 2013, other reasons for the lag relate to the recession that began in 2007, a lack of sufficient infrastructure, an undefined time frame for the I-10 Freeway and Pepper Avenue interchange improvements (now scheduled for 2014) and the reluctance of the market place to move forward in a piecemeal manner without a comprehensive development program.
There are strong indicator’s that the market has turned the corner and is on the rebound. The adoption of this Specific Plan by the City Council will go a long way not only to establish a comprehensive community vision but set the foundation necessary for prospective developers and builders to bring that vision to reality.
1.3 context and LocatIon
The CHCCSP is located in the western part of the City of Colton in western County of San Bernardino. It is adjacent to and east of the City of Rialto boundary. Figures 1-1 through 1-9 in this section identify the relationship of the project area to the region, local vicinity and include current site uses and existing topography. From a regional perspective, this project site is located approximately one mile west of downtown Colton, four miles southwest of downtown San Bernardino, nine miles north of the City of Riverside, and fifty-five miles east of the City of Los Angeles.
The southern boundary of the CHCCSP area is located adjacent to the I-10 Freeway with primary access from an interchange at Pepper Avenue. A second interchange, at the I-10 Freeway and Riverside Avenue, is less than ¼ mile from the western boundary of the site. The northern boundary of the site is defined by San Bernardino Avenue, the east side by Hermosa Avenue, and the west side by the City of Colton and City of Rialto boundary.
1.4 sPecIfIc PLan amendment area
The previous West Valley Specific Plan consisted of two Subareas: the West Subarea of approximately 476 acres and the East Subarea of approximately 152 acres which are separated by an unincorporated island of land under jurisdiction of the County of San Bernardino. The West Subarea is bounded by San Bernardino Avenue on the north, the city boundary on the west, the I-10 Freeway on the south, and the Union Pacific Railroad on the east. The East Subarea is bounded by “C” Street on its uppermost northern parts, Grand Avenue on the west, the San Bernardino I-10 Freeway on the south, and the Burlington Northern and Santa Fe Railroad tracks near Pennsylvania Avenue on the east.
The Colton’s Hub City Centre Specific Plan is revising and amending a portion of the West Subarea of the previous West Valley Specific Plan area; the East Subarea will remain unaffected by this amendment. Of the West Subarea, approximately 373 acres of the total 476 acres is affected by this amendment. The difference of 103 acres is the result of excluding the areas encompassed by the Arrowhead Regional Medical Center and the existing Hermosa Memorial Cemetery, uses expected to
1-4
1.0 | Introduction
remain for the long term and that are compatible with the goals and policies of the City General Plan. Figure 1-8 identifies the previous West Valley Specific Plan boundary and the portion this project is amending. Figure 1-9 includes a side by side summary of the current and proposed land uses within the CHCCSP.
1.5 communIty vIsIon
The vision for the CHCCSP evolved out a series of steps during the formation of the Plan, each one building upon the other. These included: 1) a series of public outreach meetings and workshops with property owners, members of the com-munity, City Council, Planning Commission and representatives from the City of Rialto, which shares a boundary with the CHCCSP, 2) a site tour of multiple high quality communities within Southern California with representatives of the City Council, Planning Commission, and city staff, 3) discussions and meetings with representatives of the Arrowhead Regional Medical Center adjacent to the project boundary, 4) discussions with representatives of the development industry to listen to their input regarding land use and market considerations, 5) contact with local Indian tribes and, 6) meetings with city staff and various governmental agencies including the Rialto Unified School District, County of San Bernardino Flood Control District, West Valley Water District and Omnitrans representatives.
During earlier times within the City of Colton, movie theaters, small scale shopping districts, and other amenities created a once vibrant and inviting atmosphere that residents and visitors could enjoy. However, those uses have all but disappeared in the last 25+ years. Colton is not unique is this regard.
Small scale towns with vibrant Main Streets have all but disappeared in many communities throughout the nation. However, during the past decade there has been a resurgence in a large number of major metropolitan areas to revive traditional town planning principles that guided the original planning of small town centers, Main Streets, and quaint and charming neighborhoods that adjoined them.
The Vision for the CHCCSP is to restore the sense of community, vibrancy and vitality of the small town atmosphere. This includes incorporating a broad range of uses all within walking distance of one another, including shopping, restaurants, entertainment, hospitality, offices, housing, parks and open space. In addition, the Vision includes creating a new main street setting, new employment opportunities and establishing a new strong economic base for the City.
VISION TO REALITY
There are many reasons the CHCCSP is well positioned to see this Vision trans-formed into reality: 1. Location. The CHCCSP is strategically located with direct access and visibility from the I-10 Freeway / Pepper Avenue interchange and is within a short distance to the Riverside Avenue / I-10 Freeway interchange. Major improvements to the I-10 Freeway / Pepper Avenue interchange scheduled for 2014, including increasing the number of travel lanes, will enhance the desirability of the area.
1-5
Figure 1-1
REGIONAL MAP
1-6
1.0 | Introduction
Figure 1-2
PROJECT VICINITY MAP
1-7
Figure 1-3
AERIAL PHOTO
1-8
1.0 | Introduction
Figure 1-4
EXISTING CONDITIONS-AREA A
Transitional Assistance
Department
(CSM Bakery
Products)
1-9
Figure 1-5
EXISTING CONDITIONS-AREA B
(George Brown)
Former Vocational School
(Chadwick)
Baker’s Restaurant
1-10
1.0 | Introduction
Figure 1-6
EXISTING CONDITIONS-AREA C
ARMC Land
Arrowhead Regional
Medical Center (ARMC)
Colton Unified School District
Cemetery Land
Cemetery Hermosa Gardens
Child Care Center
(City - owned)
Dialysis Center / Medical Offices
1-11
1.0 | Introduction
1-11
Figure 1-7
TOPOGRAPHY
1-12
1.0 | Introduction
Figure 1-8
COLTON’S HUB CITY CENTRE SPECIFIC PLAN AREA
Colton’s Hub City Centre Specific Plan
1.0 | INTRODUCTION
LEGEND:
RES-M (Medium)
RES-M1 (Medium - 1)
BP Business Park
OMU Office Mixed Use
R Retail OS/P Open Space / Park
RMU Retail Mixed Use
OS/H Natural Habitat
San Bernardino Avenue
Interstate -10 Freeway
Valley Boulevard
Riverside Avenue
Pepper Avenue
Hermosa Avenue
Wildrose Avenue
Meridian Avenue
Sycamore Avenue
" C " t S t e e r
S
N
W E
City of Colton
PA 1
PA 21
BP
BP
OMU
W. Olive Street
City of Rialto
City of Rialto City of Rialto
City of Colton
City of Colton
City of Rialto
City of Colton
PA 3
9.0 Ac
15.7 Ac
10.0 Ac
OS/H 6.4 Ac
2.6 Ac
PA 6
OS/H
4.2 Ac
RES - M1
PA 7
25.0 Ac
RMU
PA 9
5.6 Ac
RES - M1
PA 4
14.9 Ac
BP
OS/P
PA 5
PA 10 BP 12.1 Ac
PA 17
10.6 Ac
OMU
PA 19
OS/H
PA 18
68.10 Ac
R
PA 16
R
7.4 Ac
PA 20 R
3.7 Ac
PA 22
9.4 Ac
PA 12
OS/P
12.2 Ac
OS/H
PA 11
43.8 Ac
RMU
PA 24
OMU
3.0 Ac
PA 23
3.91 Ac
Woodpine Avenue
Indigo Avenue
5.4 Ac
RES - M1
PA 8
0.6 Ac
PA 14
OS/P
27.2 Ac
RES-M 1 32.7
R 79.2
RMU 68.8
OMU 23.6
BP 51.7
OS/P 13.91
OS/H 48.34
COMPARISIO
FIGURE 1-9
Proposed Colton’s Hub City Center Land Use Plan N OF CHANGES TO CHCCSP
WVSP CHCCSP
PA 13
PA 15
RES - M1
6.8 Ac
10.7 Ac
RES - M1
PA 2
Revised March 2025
Existing Colton’s Hub City Center Land Use Plan
RES-M (Medium)
RES-M1 (Medium - 1)
BP Business Park
OMU Office Mixed Use
R Retail OS/P Open Space / Park
RMU Retail Mixed Use
OS/H Natural Habitat
1-14
2. Freeway Access and Visibility. The site includes over one mile of I-10 Freeway frontage with 200,000+ vehicles per day passing by the site with an interchange located at Pepper Avenue. It is located in the heart of the Inland Empire, within 3.5 miles of the I-215 Freeway and 10.5 miles of the I-15 Freeway.
3. Demographics. While the recession that began in 2007 slowed population growth, strong population growth in the Inland Empire is expected over the next 10 years. The CHCCSP will help serve the resulting demand for new homes, retail, office, hospitality and business uses.
4. ARMC. The Arrowhead Regional Medical Facility is located adjacent to the site near the I-10 Freeway / Pepper Avenue interchange. The hospital currently employs over 3,000 people and is projected to increase to 3,800 in the near future. This number of employees is expected to increase with the implementation of the federal Affordable Care Act. In addition, over 320,000 patient visits occur each year. Since no significant shopping, services or restaurants occur nearby to serve the hospital, many of the future uses in the Specific Plan are expected to benefit from this close proximity to this major facility.
5. Bus Rapid Transit. The Compass Blueprint Study, prepared in 2007 by the Southern California Association of Governments (SCAG) identifies planned future bus rapid transit (BRT) routes in the Inland Empire. Two or more stops are planned within the Specific Plan boundaries. With more and more people seeking out ways to avoid using their vehicles to commute and the desire of many to be more environmentally conscious, options such as bus rapid transit will only enhance the desirability of the Specific Plan area for businesses and homebuyers.
6. A Livable Community. A growing desire for a high quality mixed use community in the western Inland Empire.
1.6 Summary of Benefits to the City of Colton
The following summarizes the benefits that full implementation of the Colton’s Hub City Center Specific Plan will provide to the City:
1. Implements the City’s vision for creating a new “Hub” where people can live, work, shop and play.
2. Implements the City’s vision for quality development and creating a distinctive setting within the City.
3. Creates the foundation for a high quality office, business, retail and hospitality hub adjacent to the I-10 Freeway, Valley Boulevard and Pepper Avenue corridors.
4. Provides opportunities for high quality housing.
5. Provides a neighborhood and sets aside preserved habitat that will allow revitalization to occur.
6. Incorporates bus rapid transit options for those that live, work or visit the community, which in turn benefits the environment and reduces congestion on the freeways.
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1.0 | Introduction
7. Creates new employment opportunities.
8. Contributes to the balance of jobs and housing in the City by providing for a mix of residential, commercial, business park, general and medical office uses.
9. Brings significant public facility and infrastructure improvements, including streets, storm drains, sewers, curb, gutter and sidewalks and other utilities that benefit the project area and adjacent developing areas.
10. Generates opportunities for significant new sales and property tax revenue for the City, which in turn helps eliminate blight and benefits the local area.
11. In conjunction with adoption of a Habitat Conservation Plan, a majority of property owners within the Specific Plan Area that were economically constrained due to the impacts associated with the Delhi Sands Fly will now have development options.
1.7 Authority for the Specific Plan
Sections 65450 et seq. of the Government code sets forth basic requirements and provisions for specific plans. The Government Code specifically states:
“After the legislative body has adopted a general plan, the planning agency may, or if so directed by the legislative body, shall prepare specific plans for the systematic implementation of the general plan for all or part of the area covered by the general plan.”
Section 65451 of the Government Code requires that specific plans include text and a diagram or diagrams that specify all of the following:
1. The distribution, location and extent of the uses of land, including open space, within the area covered by the plan.
2. The proposed distribution, location, and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the plan.
3. Standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable.
4. A program of implementation measures including regulations, programs, public works projects and financing measures necessary to carry out the project.
5. A statement of the relationship of the Specific Plan Amendment to the General Plan.
The CHCCSP has been developed in conformance with the requirements of the State of California Government Code and the City of Colton General Plan.
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1.8 Consistency with the General Plan
The Colton’s Hub City Centre Specific Plan has been developed to implement the goals and policies of the City of Colton General Plan.
General Plan consistency is achieved when the land uses proposed within the specific plan are compatible with, and serve to achieve the objectives, policies, general pattern of land uses and programs set forth in the General Plan. The Governor’s Office of Planning and Research defines how a Specific Plan should be consistent with the General Plan:
“An action, program or project is consistent with the General Plan if, considering all its aspects; it will further the objectives and policies of the General Plan and not obstruct their attainment.”
1.9 CEQA Compliance
In addition to the CHCCSP, an Environmental Impact Report (EIR) is being prepared under the City’s authority in compliance with the California Environmental Quality Act (CEQA). The EIR serves as the program level environmental document for the CHCCSP. The EIR is intended to be an informational document designed to provide the City decision makers and general public with a full understanding of the potential environmental effects of the CHCCSP and provides appropriate mitigation measures.
Section 65457(a) of the Government Code provides that any development project, including any subdivision or any zoning change undertaken which is consistent with a Specific Plan for which an EIR has been certified, is exempt from further CEQA review, absent substantial changes or new information. Therefore, providing that future applications for development are consistent with the CHCCSP, no additional CEQA processes will be required for subsequent development. Additional technical reports or studies may be required by the city to assure compliance, such as acoustical studies to determine proper sound mitigation requirements.
1.10 Relationship of the Specific Plan to the City
of Colton Zoning Ordinance, Title 18 of the
Municipal Code
Development standards, regulations, guidelines and administrative procedures have been tailored to implement the vision for the CHCCSP. These will be used by the City of Colton with property owners, developers, and builders to implement development through future parcel and tentative tract maps, final maps, improvement plans, and other site design and administrative reviews.
These standards, regulations, guidelines and administrative procedures shall supercede the relevant portions of the City of Colton Zoning Ordinance, Title 18 of the Municipal Code. If the CHCCSP does not cover specific topics or uses covered in the Municipal Code, then the City code shall prevail. If there is a discrepancy
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1.0 | Introduction
between the City Zoning Ordinance and the Specific Plan, then the CHCCSP shall take precedence.
1.11 Existing Site Conditions and Uses
The CHCCSP area is located on a gently sloping alluvial plain varying in grade from approximately .5% to 1.5% across the property in a north / south direction.
Figure 1-7, Topography Map, identifies the existing topography of the site. Grading and terracing of various parts of the northwest section of the site have occurred in the past. Exhibits of existing uses are shown on Figures 1-4, 1-5 and 1-6 labeled Areas A, B and C, respectively. Existing major and local streets can be seen on each of the exhibits.
Area A in Figure 1-4 identifies the western portion of the CHCCSP area and shows the relationship to the City of Rialto boundary. Within Area A, a large portion is vacant land. Existing buildings include CSM Bakery Products, a vacant warehouse structure, various commercial buildings, a motel, and an office building formerly occupied by the San Bernardino County Transitional Assistance Department.
Area B in Figure 1-5 identifies the central portion of the site and shows the area just west of Pepper Avenue. A significant portion of this area is also vacant land.
A private golf course (Colton Golf Club) and George Brown park exist north of Valley Boulevard. Various commercial buildings occur to the north and south of Valley Boulevard, including a vacant former automobile dealership (Moss Brothers Ford) and other small businesses. Adjacent to the westside of Pepper Avenue is a former church facility (transitioning into a vocational school), a warehouse building and a trucking company.
Area C is shown on Figure 1-6 and includes the eastern portion of the Project Area. A major portion of the area directly east of Pepper Avenue is occupied by the County of San Bernardino’s Arrowhead Regional Medical Center and the Hermosa Gardens Memorial Cemetery, which are both outside the CHCCSP’s project area.
Vacant land occupies a significant portion of Area C between Meridian Street and Hermosa Avenue with commercial retail uses at the southeastern corner of the site. Several residences and the Colton Unified School District’s Slover Mountain High School are located along Hermosa Avenue.
1.12 Property Ownership
The CHCCSP Specific Plan area includes over sixty property owners. Refer to Figure 1-10 for the Property Ownership Map.
1.13 Project Surrounding Land Uses
Adjacent and surrounding land uses near the project area are summarized below.
They are also shown in Figure 1-3.
North: Above San Bernardino Avenue, mostly single-family residential homes exist along the northern boundary. An apartment complex occurs at the northPage 396 of 1440 1-18
Figure 1-10
PROPERTY OWNERSHIP MAP
1-19
1.0 | Introduction
western corner of the project area. A retail center with a supermarket is located at the northeast corner of Pepper Avenue and San Bernardino Avenue adjacent to the northern boundary of the CHCCSP.
East: The existing County of San Bernardino Arrowhead Regional Medical Center and the Hermosa Gardens Cemetery border the Plan area. At the far eastern edge of the boundary is a Southern Pacific railroad right of way.
West: The City of Rialto is adjacent to the project boundary on the west. A combination of conditions occur, including vacant land, commercial retail areas, a senior citizens center and residential uses associated with a senior care facility.
South: The I-10 Freeway borders the southern project boundary. A full freeway interchange exists at Pepper Avenue.
1.14 Document Organization
The following Sections are included in this Specific Plan document:
1.0 Introduction
2.0 Community Planning and Design Principles
3.0 Land Use Plan and Components
4.0 Development Regulations
5.0 Circulation, Public Facilities and Services
6.0 Community Design Guidelines
7.0 Administration
8.0 Appendix
1.15 2025 MIXED-USE ZONE AMENDMENTS
This plan was updated in 2025 following adoption of the City's 6th Cycle Housing Element to ensure consistency with the the City's General Plan.
Amendments includes the creation and implementation of the RES-MU Zone.
2-1
SECTION 2
Community Planning and Design Principles
2.0 Community Planning and Design Goals
A series of community planning and design goals are listed below. They provide the foundation for the formulation of the Land Use Plan and all sections that follow in this Specific Plan. These goals further define the Vision described in Section 1.0.
2.1 Create a Vibrant Community With a Rich
Diversity of Uses Including Retail, Office,
Business Park, Entertainment, Hospitality,
Residential, Park, and Open Space Uses.
Provide opportunities in the Land Use Plan for development of a major City Hub, one that is sufficient in size to support a mix of uses ranging from large department stores to small stores, that also includes professional and medical offices, business parks, housing, parks and open space. Encourage creation of a “Main Street” shopping area with cafes and shops.
2.2 Create a Walkable Community
Establish planning and design guidelines to provide connectivity among all uses through walkways and bikeways. Cluster and interconnect the various land uses where practical so most homeowners, office and business park users can walk to shopping and restaurant areas in approximately ten minutes.
2.3 Provide High Quality Design Standards to
Ensure a High Quality Community
In order to create a community that will improve in desirability and beauty for generations to come, establish design guidelines for planning, architecture and
2-2
2.0 | Commu nity Planning and Desi gn Pr inciples
landscape architecture for all land uses. Ensure that the guidelines take into account the many uses in the community and seek to establish a comprehensive design standard that will complement each other to create a unified plan.
2.4 Promote Smart Transportation
Incorporate Bus Rapid Transit (BRT) routes identified by Omnitrans in its Compass Blueprint Report to encourage commuting in an environmentally sustainable manner.
2.5 Apply Crime Prevention Through Environmental
Design (CPTED) Principles to Promote Safety
Throughout the Community
CPTED principles provide police, fire and other city departments a multi-disciplinary approach to enhance public safety. This can be achieved by coordinating final development plans with police, fire and other safety officials.
2.6 Create a Prosperous Community with a High
Quality of Life
The ultimate goal is to create a community that offers a high quality of life, a sense of place, sense of belonging and community pride; one that revitalizes the area, creates jobs, and strengthens the City’s tax base.
2.7 Provide Opportunities for Housing
Implement housing element programs by providing opportunities for a diverse housing stock. Maintain consistency with the City's Housing Element and General Plan as well as California state housing laws.
3-1
3.0 Land Use Plan and Components
The Community Vision, Community Planning and Design Principles described in Sections 1.0 and 2.0 have formed the basis for creating the Land Use Plan and Components for Colton’s Hub City Centre. A summary of each of the land uses follows. Renderings and photographs shown throughout this chapter are provided to convey the type of uses included in the Plan and are not intended to represent a specific design solution. Refer to Sections 4.0 and 6.0 for greater detail regarding building development regulations and design guidelines.
The Land Use Plan, Figure 3-1, and Land Use Summary, Table 3.1, identifies the uses planned and their respective acres for the Specific Plan area. They include Retail, Business Park, Retail Mixed Use, Office Mixed Use, Residential, Residential Mixed Use, Open Space, Habitat and Park Uses. In the case of residential areas, the total dwelling units and density is also shown in the Table. Table 3.2 provides a detailed planning area summary for all uses.
A rendering illustrating the overall land use concept is shown in Figure 3-2. This bird’s eye perspective view, looking north from the I-10 Freeway, also includes the existing Arrowhead Regional Medical Center on the far right for reference purposes. While specific building locations shown are conceptual, the intent is to graphically illustrate the general character of land uses in the Plan and to identify their relationship to one another and to the surrounding context.
SECTION 3
LANDUSE PLANAND COMPONENTS
Revised February 2025
Revised February 2025 3-2
3.0| LAND USE PLAN AND COMPONENTS
Table 3.1 — Land Use Summary
Description LandUse
Designation
Acres
Target
Dwelling
Units*
Target
Density*
Residential
Res Mixed Use RES-MU 93.8 2,176 20-40
DU/AC
Res Medium-1 RES-M1 22.9 243 5.1-14
DU/AC
R3/R4 R3/R4 2.8 50 20-30
DU/AC
Residential Subtotal 119.5 2,469
Commercial/Business
Retail R 27.6
RetailMixedUse RMU 45.0
OfficeMixedUse OMU 21.1
BusinessPark BP 52.4
Commercial Subtotal 146.1
Open Space
Open Space / Park OS/P 10.6
Open Space / Habitat OS/H 48.1
Open Space Subtotal 58.7
Other Public Uses
MajorStreetRights-of- 48.8
Other Uses Subtotal 48.8
Project Total 373.2 2,469***
* Refer to Section 7.3.5 for definition of Target Dwelling Units and Target Density.
Revised February 2025 3-3
Table 3.2 — Planning Area Summary
PA # Land Use Designation Acres
*
Target
density**
Target
Dwelling
Units**
Density Range
(DU/AC)***
1 Business Park BP 9.0
2 Res-Medium 1 RES-M1 11.3 11 DU/AC 118 5.1-14 DU/AC
3 Open Space/Habitat OS/H 2.6
4A Res-Medium 1 RES-M1 2.7 11 DU/AC 30 5.1-14 DU/AC
4B R3/R4 R3/R4 2.8 20 DU/AC 50 20-30 DU/AC
5 Business Park BP 14.6
6 Open Space/Habitat OS/H 6.3
7 Res-Medium 1 RES-M1 4.4 11 DU/AC 46 5.1-14 DU/AC
8 Res-Medium 1 RES-M1 4.5 11 DU/AC 49 5.1-14 DU/AC
9 Res-Mixed Use RES-MU 59.9 24 DU/AC 1,425 20-40 DU/AC
10 Business Park BP 16.7
11 Open Space/Habitat OS/H 12.3
12 Res-Mixed Use RES-MU 5.9 24 DU/AC 140 20-40 DU/AC
13 Open Space/Park OS/P 10.6
14 Res-Mixed Use RES-MU 0.6 24 DU/AC 15 20-40 DU/AC
15 Res-Mixed Use RES-MU 7.0 24 DU/AC 166 20-40 DU/AC
16A Res-Mixed Use RES-MU 18.6 24 DU/AC 387 20-40 DU/AC
16B Retail R 17.0
17 Business Park BP 12.2
18 Open Space/Habitat OS/H 26.8
19A Res-Mixed Use RES-MU 1.8 24 DU/AC 43 20-40 DU/AC
19B Office Mixed-Use OMU 7.2
20 Retail R 7.7
21 Office Mixed-Use OMU 10.5
22 Retail R 3.0
23 Office Mixed-Use OMU 3.4
24 Retail Mixed-Use RMU 45.0
Major Street
R.O.W’s
N/A 48.8
Totals 373.2 2,469****
*The acres of the individual planning areas are approximate. Precise boundaries and acreage will be established in conjunction with the tentative tract maps, parcel maps or other instruments with each development application. Minor boundary and acreage variations shall be permitted, subject to Section 7.3.9, Minor Modifications, without an amendment to the CHCCSP.
**Refer to Section 7.3 and 7.3.6 for definitions of Target Density and Target Dwelling Units. ***DU/AC - Dwelling units per acre
****Thistotal does not include live work dwelling units permitted in R and RMU land uses.
Revised Janua ry 2025
PA2
RES - Ml
PA6
OS/H
6.4 Ac
PA 11
OS/H
12.2 Ac PA3
OS/H
2.6 Ac Wood in_e Avenu
0 C:
� _g
0:: 8 '- '- 0 0
0 >, a G
.,_.,_, PA 5
BP
PA 1 14.9Ac
BP
9.0 Ac
··-··-··-··-··,
Jc:::
l
PA 8
RES- Ml
5.4 Ac
LEGEND:
!=i RES-M (Medium)
1111 RES-Ml (Medium - 1)
1111 RMU Retail Mixed Use
PA 18
OS/H
27.2 Ac
1111 R Retail
[=i OMU Office Mixed Use
1111 BP Business Park
PA 19
OMU
PA21
OMU
10.0 Ac
1111 OS/P Open Space / Park
[=i OS/H Natural Habitat
3.0 I LAND USE PLAN AND COMPONENTS
PA24
RMU
43.8 Ac
3-4
FIGURE 3-1
LAND USE PLAN
Civic Use
Hospital
Potential Hotel
Retail
Mixed Use
Residential
Live Work
Hub City Centre
CONCEPTUAL DESIGN
W San Bernardino Ave
W Valley Blvd
Wildrose Ave
N Pepper Ave
N Eucalyptus Ave
Retail
Mixed Use
Nature trails
Paseos
Shaded sidewalks
Hub City Centre
Mixed Use
Community Spaces
Housing Types
3-6
3.1 Land Use Summary
Retail (R)
In order to create a new shopping hub in the City of Colton, 27.6 acres has been designated for Commercial Retail (R) uses along the I-10 Freeway and Valley Boulevard corridor. The objective is to provide for development of a vibrantwalk- able Village Shopping Center / Hub that includes entertainment and hospitality components, combined with department stores, large format national retailstores as well assmallscale shops and servicesin a “Main Street” setting.
The Pepper Avenue / I-10 freeway interchange provides optimum freeway access and serves as the “front door” to the Retail uses. Major improvements scheduled for 2014 will add travel lanes and greatly improve the interchange.
Revised February 2025
3-7
3.0 | LAND USE PLAN AND COMPONENTS
Office Mixed Use (OMU)
Office Mixed Use, with 21.1 acres, provides opportunities for corporate, executive, professional offices, banking, savings and loan institutions, medical facilities, laboratories, pharmacies, durable medical equipment sales and leasing. The three planning areas designated OMU are located along 6- lane major arterials north and south of the Arrowhead Regional Medical Center (ARMC).
The OMU designation provides for uses complementary to ARMC, e.g., opportunities for medical related offices, research and development, and services such as pharmacies, medical and equipment supplies. To promote other compatible uses, the land use designation includes flexibility to incorporate BusinessParksandRetail.
Revised February 2025
3-8
Business Park (BP)
Business Park (BP) uses totaling 52.4 acres are located along the I-10 Freeway and Valley Boulevard corridors. With excellent freeway visibility, frontage and direct access along Valley Boulevard, this location is well suited to single and multi-tenant users, point of sale, flex space and incubator uses.
Revised February 2025
3-9
3.0| LAND USE PLAN AND COMPONENTS
RetailMixedUse (RMU)
Retail Mixed Use totaling 45.0 acres is located along the I-10 Freeway and Valley Boulevard corridors. With its location and visibility along major transportation corridors, it is conducive to a mix of retail, office and business uses. While retail is preferred as the primary land use, the RMU designation is intended to provide broad flexibility to respond to both the City’s vision and market needs of the region.
Revised February 2025
3-10
Residential Mixed-Use (RES-MU)
Residential Mixed-Use (RES-MU) uses total 93.8 acres and provides for housing, commercial, and office uses. The zone allows high density housing at 20 – 40 dwelling units per acre (du/ac). Stand-alone residential uses are allowed. Commercial, retail, and office uses are intended to encourage a mix of uses to serve the needs of local residents, employees, and visitors. Projects are encouraged to provide a mix of pedestrian-oriented housing and commercial uses. For mixed-use projects with residential uses, at least fifty percent (50%) of the floor area must be residential uses.
The land use is located in portions of Planning Areas 9, 12, 14, 15, 16a, and 19a. ResMU areas total 93.8 acres with a target density of 24 dwelling units per acre with a target of 2,176 dwelling units.
Revised February 2025
3-11
Multiple Family Residential (R-3/R-4)
The R-3 and R-4 Multiple-Family Zone with 2.8 acres is intended to accommodate multi-family housing and specifically housing development of a more intensive form, including condominiums, apartments, stacked flats, and senior housing.
Higher densities are intended for specialized housing, such as senior housing at locations where adequate support infrastructure exists. This zone occupies the planning area 4b and has a target density of 20-30 DU/AC, resulting in a target of 50 units.
Revised February 2025
3‐12
Residential Medium and Residential M1 (Res‐M & Res‐M1)
Residential Medium 1 (RES-M1) uses total 22.9 acres and provides for singlefamily and attached dwelling units. This land use provides opportunities for small lot single family detached homes, duplex / paired homes and attached townhomes. As is the case in the RES-M designation, this land use will also provide housing opportunities for the general area, future commercial and business uses and many professionals associated with the Arrowhead Regional Medical Center. Refer to Section 6.7 for the variety of home types planned in these two categories.
Within RES-M1 Planning Areas 7 and 8, higher densities are permitted for senior housing subject to a Conditional Use Permit as identified in Section
4.2.6. Revised February 2025
3-13
3.0| LAND USE PLAN AND COMPONENTS
Open Space / Parks (OS/P)
Planning Area 13 is the site of an existing stormwater basin to accommodate flows from the north side of San Bernardino Avenue. This 9.4 acre site also doubles as a park. The site is improved with a wrought-iron fence and gate along San Bernardino Avenue, and chain link along the remaining three sides. The park includes playing fields in the basin, and a paved parking lot and concrete pads with picnic tables, outside the basin. Future improvements to this park would be governed by guidelines set forth in Section 6.0, Community Design Guidelines.
Improvements to the OS/P Planning Areas would be made to combine the three Planning Areas into a large park site, but still keeping the basin separate.
Revised February 2025
3-14
Open Space / Habitat (OS/H)
There are four planning areas, PA’s 3, 6, 11 and 18, with preserved habitat in the northerly portion of the site comprising 48.1 acres. The location and total acres preserved was based on requirements of the U.S. Department of Fish and Wildlife. Access will be restricted to avoid disturbance to habitat areas. A habitat “land bridge in PA 14 has been provided to link the major habitat areas east and west of N. Eucalyptus Avenue.
Existing Development
Existing development within the Specific Plan boundaries is permitted to remain indefinitely. Any improvements to buildings and / or land will be subject to conditions provided under Non-Conforming uses in the General Provisions of Development Regulations, Section 4.0, and other City of ColtonTitle 18 Municipal Code requirements as applicable.
Revised February 2025
3‐15
3.0| LAND USE PLAN AND COMPONENTS
3.2 OtherMajorComponents
Circulation
The Circulation Plan in Section 5, Figure 5-1, identifies the primary roads in the Specific Plan boundary. The two major roads, Pepper Avenue, and Valley Boulevard and San Bernardino Avenue are each planned as 6-lane major arterials with a raised median. Except for San Bernardino Avenue and Meridian Avenue, a planned 4-lane collector road secondary arterials, all other roads are 2-lanes.
Special emphasis is placed on providing attractive and inviting streetscapes that encourage walking to and from all uses. Major arterial and interior roads will all include sidewalks, parkways and landscape medians. Refer to Section 5.0, Figure 5-3, Bike Plan and Sidewalk Master Plan and Section 6.0, Figures 6-378 and 6-39 for the Streetscape Master Plan.
Revised February 2025
Revised January 2025 4-1
SECTION 4
DEVELOPMENT REGULATIONS
4.0 Development Regulations
The following section sets forth Development Regulations for all land uses within the Colton’s Hub City Centre Specific Plan (CHCCSP).
4.1 General Provisions
The development regulations contained in this Section are set forth in accordance with the vision, goals and objectives of the CHCCSP. This section has been prepared in accordance with California Government Code Section 65450, et seq. and the City of Colton Zoning Ordinance, Title 18 of the Municipal Code.
These development regulations provide the basic criteria that govern all uses and development within the boundaries of the Specific Plan project area*. Any regulation or standard of the City of Colton Zoning Ordinance not covered by the CHCCSP shall be applicable to this Specific Plan. Should there be a discrepancy between the development regulations and the City Zoning code the CHCCSP shall govern. Application of these regulations is intended to provide the most appropriate use of the land, to establish compatibility between land uses both adjacent to and within the Plan, and to protect the health, safety and general welfare of the community.
*The Colton Joint Unified School District currently operates a school in Planning Area 24. As school districts are governed by the State of California, any school related uses are exempt from requirements of this document.
Planning Area Boundaries
The boundaries and acres of the individual planning areas shown on the Land Use Plan, Figure 3-1, are approximate. Precise boundaries and acreage will be established in conjunction with the tentative tract maps, parcel maps or other instruments with each development application. Minor boundary and acreage variations shall be permitted, subject to Section 7.3.9, Minor Modifications, without an amendment to the CHCCSP.
Non-Conforming Uses and Structures
Refer to Section 7.0 and the City of Colton Zoning Ordinance, Title 18, of the Municipal Code for treatment of non-conforming uses and structures within the CHCCSP.
Off-Street Parking And Loading
Except as specified in this document, parking and loading requirements shall be pursuant to the City of Colton Zoning Ordinance, Title 18 of the Municipal Code.
4.0 │ DEVELOPMENT REGULATIONS
Revised January 2025 4-2
Conditions, Covenants And Restrictions (CC&R’S)
CC&Rs shall be provided to the City for review and approval upon submittal of an application for improvement plans and / or a final map, whichever comes first.
Among other requirements, all CC&Rs shall establish recreational vehicle (RV) parking requirements on private streets, driveways and parking lots. Such CC&Rs shall at a minimum limit RV parking to no longer than seventy-two (72) hours on any private or public street, driveway or other location in a residential or commercial areas, unless such commercial area is specifically permits such use.
Any private streets or alleys on a development application shall include provisions to assure they are permanently reserved and maintained for their intended purpose by a means acceptable to and enforceable by the City of Colton.
Severability
In the event that any regulation, condition, program, portion or policy of the CHCCSP or the application thereof to any person or circumstance is held to be invalid or unconstitutional by any court of competent jurisdiction, such portions shall be deemed separate, distinct and independent provisions and shall not affect the validity of the remaining provisions of the CHCCSP or applications thereof which can be implemented without the invalid provision or application.
Interpretation
Any ambiguities related to the implementation of the provisions of the CHCCSP shall be resolved by the City of Colton’s Development Services Director or his/her designee. Such interpretations shall take into account the stated goals and intent of the CHCCSP. Any interpretation made by the Development Services Director may be appealed to the Planning Commission. The decision of the Planning Commission shall be final unless appealed to the City Council.
Definitions
Unless otherwise specified herein, terms used in this document shall have the same definitions provided in the City of Colton Zoning Ordinance, “Definitions.” Technology
Builders are urged to incorporate and make available the latest technological advances, such as fiber optics and expanded bandwidth and high-speed Internet connections.
Community Design Guidelines
All buildings, landscape, site improvements, fixtures, exterior furnishings, lighting, and signage shall be designed and built in substantial conformance with the development regulations below and provided in Section 6.0, Community Design Guidelines.
Revised January 2025 4-3
4.2 Land Use Development Regulations
Development Regulations for each of the land uses included in the Colton’s Hub City Centre Specific Plan (CHCCSP) are summarized below.
4.2.1 Retail (R)
This designation includes general retail, hospitality and entertainment uses. The intent is to create a vibrant commercial retail hub. In order to assure orderly development within each of the planning areas where Retail is a permitted use, a master plan is required to be submitted with each development review application. Refer to Section 7.0 for master plan submittal requirements.
Permitted Uses:
Hospitality
1. Hotel, Motel
2. Bed and Breakfast
Cultural and Religious
1. Religious Institution
2. Museum or Public Library
Eating/Drinking
1. Restaurant, Sit Down
2. Restaurant, Fast Food (Drive-thru)*
3. Restaurant, Fast Food (No drive-thru)
*Requires a conditional Use Permit within 300’ of the northwest corner of Pepper Avenue and Valley Boulevard.
Governmental Educational
1. School – Private Day Care
2. Day Care
3. Municipal Uses including Fire or Police stations
4. Senior Center
Entertainment
1. Arcade, Game
2. Movie Theater
3. Park, public / private
4. Recreational Facility / Health Club
5. Swim Club
6. Tennis Club
7. Carnival / Circus*
4.0 │ DEVELOPMENT REGULATIONS
Revised January 2025 4-4
General Commercial
1. Book Stores
2. Convenience Store
3. Department Store
4. Food Courts
5. General and Specialized Retail
6. Newsstands
7. Art Galleries
8. Salons and Spas
9. Christmas Tree, Pumpkin Sales / Similar Seasonal Sales / Outdoor Events* Service Commercial
1. Banks and Savings and Loan Institutions
2. Offices, Administrative, Business, Medical and Professional Offices
3. Financial, Brokerage Offices, Credit Union, Loan Agencies
4. General: Computer repair, Locksmith Shop, Plumbing Shops
5. Mail, Shipping, Packaging Services
6. Optician Service and Optical Goods
7. Personal Services: Dry Cleaning, Laundry, Hair / Nail Salon, Day Spa, Tailor Shops
*Refer to Colton Municipal Code for additional standards.
Other
Any other general or specialized retail or other use, including Live / Work Dwelling Units, not specifically identified as a conditionally permitted use, deemed compatible with other permitted uses by the Development Services Director or his / her designee.
Accessory and Temporary Permitted Uses
1. Utility Facilities
2. Automatic Teller Machines (ATMs)
3. Construction Trailers and Containers (Temporary)
4. Parking Lots
5. Sales Office (Temporary)
6. Signage in conformance with this Specific Plan
7. Utility structures and facilities related to the provision of public services such as electricity, sewer, water, telephone
8. Wireless Telecommunication Facilities that are camouflaged or fully integrated into the architecture of structures
9. Outdoor Event
10. Other accessory uses as determined by the Planning Commission to be substantially compatible with permitted uses
Revised January 2025 4-5
Temporary uses shall be limited to reduce impacts on adjacent properties and uses as defined in the City of Colton Zoning Ordinance, Title 18 of the Municipal Code.
Limitations may be imposed by the Development Services Director or his / her designee include, but are not limited to: Number of consecutive days of use / event, location, date and time, hours of operation, requirements for additional permits or clearances, advertising displays, use of sound systems, parking and security controls, provision of sanitary facilities, surety or cleaning deposits as deemed appropriate to ensure proper clean-up of site after temporary use is completed.
Conditionally Permitted Uses
1. Amphitheater
2. Antique or Second Hand Stores
3. Car Wash
4. Conference Center
5. Drinking Establishments that serve alcoholic beverages
6. Equipment Rental (Indoor Only)
7. Liquor Stores or Grocery Stores that sell alcohol
8. Lodge
9. New or Used Automobile Sales, Leasing and Rental
10. Night Clubs (Alcoholic beverages allowed)
11. Outdoor Storage
12. Outdoor Sales except nursery sales in association with retail store.
13. Parking Structures
14. Performing Arts Center
15. Restaurants and Cafes with Entertainment and / or Dancing (Alcoholic beverages allowed)
16. Restaurant- Fast Food within 300’ of the northwest corner of Pepper Avenue and Valley Boulevard
17. Retail Nursery
18. Service and Gas Stations (Prohibited at northwest corner of Pepper Avenue and Valley Boulevard)
19. Vehicle Repair
20. Residential Care Facility (Large)
21. Assisted Living Facility (Large)
22. Single Room Occupancy Uses
23. Other conditionally permitted uses as determined by the Planning Commission to be substantially compatible with principal permitted uses * Refer to Colton Municipal Code for additional standards.
4.0 │ DEVELOPMENT REGULATIONS
Revised January 2025 4-6
Development Regulations
Lot Requirements*
1. Minimum Lot Size: One acre
2. Minimum Lot Width: One hundred thirty feet (130’)
3. Minimum Lot Depth: One hundred thirty feet (130’)
4. Maximum Lot Coverage: No maximum, subject to meeting all required building and parking setbacks
and landscape requirements.**
5. Floor Area Ratio (F.A.R.) Up to 1.0 FA. maximum. FARs greater than
1.0 requires a major variance.**
Note: Master planned multi-tenant developments may have smaller lot requirements provided they share reciprocal facilities such as parking and access and provided it can be demonstrated that they comply with all the standards of this section. Also refer to Master Plan requirements above.
Minimum Building &Parking Setbacks*Building Parking***
1. Setback from Valley Blvd.: Thirty-Five Feet (35’) Twenty-Five Feet (25’) (First 200’ west of Pepper Ave R/W)
2. Setback from Valley Blvd.: Twenty-Five Feet (25’) Twenty Feet (20’) (Except First 200’ west of Pepper Ave. R/W)
3. Setback from Pepper Ave.: Thirty-Five Feet (35’) Twenty-Five Feet (25’) (North of Valley Blvd. first 200’ from R/W)
4. Setback from Pepper Ave (north of Valley Blvd):
(Except first 200’ north of Valley Blvd. R/W.)Twenty-Five Feet (25’) Twenty Feet (20’)
5. Setback from Pepper Ave.: Thirty-Five Feet (35’) Twenty-Five Feet (25’) (South of Valley Boulevard)
6. Setback from other Public Roads: Twenty Feet (20’) Fifteen Feet (15’)
7. Setback from Residential: Twenty-Five Feet (25’) Fifteen Feet (15’)
8. Setback from Open Space: Ten Feet (10’) Fifteen Feet (15’)
9. Building Separation Requirement: Ten Feet (10’) N/A
*All setback dimensions from the shortest dimension to the public right of way or property line. ** Refer to Section 7.3.6 for maximum building square feet permitted based on traffic impacts. ***Setbacks also apply to service alleys and drive aisles including those in drive- thru restaurants.
Maximum Building Height
Buildings and other structures shall not exceed sixty feet (60’) in height. Buildings exceeding that height are subject to a major variance.
Tower features, architectural features, chimneys, and other architectural projections may exceed the maximum building height by ten feet (10’). Taller features are permitted for prominent architectural features subject to the approval through the City of Colton’s Development Services Director.
Parking and Circulation
Except as provided herein, off-street parking within the CHCCSP area is required per the City of Colton Zoning Ordinance, Title 18 of the Municipal Code.
Revised January 2025 4-7
Parking:
Ten (10) spaces per 1,000 square feet for general restaurants. Thirteen (13) spaces per thousand square feet for fast food restaurants. Five (5) spaces per thousand for stores under 50,000 square feet. Four and one half (4.5) spaces per thousand for stores 50,000 square feet or larger.
One (1) space per 4 seats for movie theaters plus fifteen (15) stalls for employees.
Compact parking is permitted for up to ten percent (10%) of the total number of required spaces. If provided, compact cars shall be distributed throughout the parking area and not concentrated in any one location.
In the event a retail center is proposed of 500,000 square feet or more of gross leaseable area in one development application, the above parking requirements may be reduced to approximately 4.5 spaces per 1,000 square feet on a blended average inclusive of all large and small stores, restaurants, movie theaters and other support uses. A parking demand study prepared by a traffic engineer shall be provided to support any change in the parking requirements above and shall require approval by the Planning Commission.
The Development Services Director or his / her designee shall have the authority to grant the joint use of parking facilities for two or more uses without the need for a variance. Joint or reciprocal use of parking facilities may only occur when the uses / parties sharing the parking demonstrate that there is not a significant overlap in demand, and that the total number of spaces is sufficient to meet the peak parking demand of any combination of simultaneous uses.
Pursuant to energy conservation and air quality goals promulgated by State and Federal agencies, whenever in the opinion of the Planning Commission, a retail use is designed to encourage and facilitate the internal circulation of public transit vehicles and the on-site, convenient and safe loading and unloading of passengers, a reduction in the number of parking spaces required by the Zoning Ordinance may be permitted upon Site approval by the Planning Commission without the need for a variance. Examples of facilities that may permit a justification a reduction in off-street parking include, but are not limited to the following:
Omnitrans or other public transit with bus stops adjacent to or on-site; community tram / transit system, park and ride facilities, or facilities with disincentives to individual vehicle use.
Driveway aisle widths shall be in conformance with the City of Colton Zoning Ordinance, Title 18 of the Municipal Code.
Vehicular access from the retail site in Planning Area 16 to N. Eucalyptus Avenue shall be provided. Access may be through private streets or aisles. Assurances satisfactory to the City Engineer from the applicant will be required to assure such access remains permanent.
Parking Stalls: Whenever the computation of the number of off-street parking spaces required by this Section results in a fractional parking space, one additional
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Revised January 2025 4-8
space shall be required for one-half or more fractional parking space and any fractional space less than one-half of a parking space shall not be counted.
Parking stalls perpendicular to the curb shall be 9 feet (9’) x 19 feet (19’) except for handicap spaces which shall meet ADA and City requirements. Compact spaces shall be a minimum of 8 feet (8’) x 17 feet (17’) and labeled compact stall in white painted letters on each stall.
Walls and Fences
1. All perimeter walls and fences shall be designed to be consistent with the CHCCSP Community Design Guidelines set forth herein.
2. Walls and fences constructed on perimeter lot lines shall not exceed six feet (6’) in height. All walls along Eucalyptus or Street A shall be setback from the right of way a minimum of eight feet (8’) to provide an area for landscape and screening.
3. All service, refuse and storage areas shall be screened with a decorative block wall in conformance with the Community Design Guidelines. Walls shall be a minimum of six feet (6’) and a maximum of seven feet (7’) in height. Refuse and storage areas visible from public streets or within shall include a minimum two feet (2’) wide planting area including curb on all four sides, except where access is required for doors, gates, etc.
4. All types of chain link, barbed or razor wire are prohibited. Chain link fencing is only allowed as a temporary use during construction for temporary security purposes. A time limit for temporary use shall be determined by the Development Services Director or his / her designee.
Lighting
1. Exterior lighting layout plans for parking and other site areas are required at the Site Plan Review stage that identifies the preliminary layout and type of fixture. If deemed appropriate, a plan that identifies the lighting footcandles for any given area may be requested by the Development Services Director or his / her designee.
2. Lighting fixtures shall be properly shielded to prevent off-site glare. Spot fixtures shall be directed downward and / or upward, but not outward from the project area. Refer also to the Community Design Guidelines.
Mechanical Equipment
All mechanical / electrical equipment such as, but not limited to, air conditioning, heating, ventilating ducts and exhaust, shall be screened. Screening shall be provided as an integral aspect of the building design.
Landscape
1. All areas of the site not occupied by buildings, parking, service and storage areas, or otherwise utilized shall be fully landscaped in conformance with the Community Design Guidelines, Section 6.0, and as described below.
Revised January 2025 4-9
2. Separation. Any landscaped area shall be separated from an adjacent vehicular area by a wall or curb at least six inches (6”) higher than the adjacent vehicular area.
3. All service, refuse and storage areas walls visible from the public shall be screened with plant materials. Vines shall also be required and shall not exceed seven feet (7’) on center spacing along required screen walls, minimum five (5) gallon size within minimum eighteen inch (18”) wide planting areas.
4. Parking area landscape requirements. The intent of providing landscaping in parking areas is to offer relief to the monotony of rows of parked cars and to create an attractive overhead shade canopy. Parking lot trees are required to be located a maximum of every four (4) stalls on average (approximately every 36’) in cases where face-to-face parking stalls occur.
Planting “pockets” within the parking lots shall be a minimum four feet (4’) by four feet (4’) clear and may be oriented on a diagonal. At ends of parking rows landscaped “islands” a minimum six feet (6’) wide are required for the length of the parking stalls.
5. Along the perimeter of the site within building and parking setback areas, a minimum of one (1) tree per twenty five (25) linear feet of planting area is required. Trees may be grouped or spaced evenly.
6. All trees shall be fifteen (15) gallon minimum size. A minimum of twenty percent (20%) of all trees shall be twenty-four inch (24”) box size and a minimum of five percent (5%) of all trees shall be thirty six inch (36”) box size. These shall be in addition to those trees planted within the parking lot “islands” and planting “pockets”, which shall be a minimum twenty-four inch (24”) box size. Selected trees in parking lots shall be ones that at maturity form a shade canopy. If palm trees are provided in parking lots, they shall be feather and not fan palms, which provide a greater shade canopy.
7. Screening of parking lots adjacent to street rights-of-ways is required.
Along the perimeter of all parking lots facing a public street or open space, the intent is to provide screening for the first three feet (3’) above the highest point that exists on either the street right-of-way or parking lot. A hedge, berm, decorative masonry wall, or combination of any two may be provided. If a hedge is provided, it shall be a continuous row of plants five (5) gallon minimum size equally spaced not to exceed three and one half feet (3.5’) on center. Hedges should be setback from curbs to allow overhangs of parked cars. If a berm is provided, it shall not exceed a maximum of 3:1 grade on either side of the berm.
4.2.1 Retail Mixed Use (RMU)
RMU encourages greater diversity in retail areas with the goal of integrating office and point of sale business park uses. The intent is to expand the vitality of the commercial retail hub in PA’s 16, 20 and 22.
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Permitted Uses:
All provisions included in principal permitted uses, accessory permitted uses, and conditionally permitted uses within the Retail (R) and Office Mixed Use (OMU) are applicable to RMU. All development regulations of the respective land use shall apply, e.g., for any office use, all OMU development regulations apply, and for retail, hospitality and entertainment uses, all Retail (R) development standards shall apply. All uses permitted in Business Park (BP) shall also be permitted providing the business is a point of sale operation. A point of sale operation is defined as any business whose primary purpose is to sell merchandise, as opposed to operating principally to provide services and other functions. All BP development regulations shall apply for this land use.
In order to assure orderly development within each of the planning areas where RMU is a permitted use, a master plan is required to be submitted with each development review application. Refer to Section 7.0 for master plan submittal requirements.
4.2.2 Business Park (BP)
This designation includes a range of business related uses intended to complement retail, office and residential uses in the Plan. The regulations are intended to ensure compatibility with adjacent uses and the overall character of the CHCCSP project area. Maximum building floor areas have been defined to avoid “big box” warehousing and distribution uses in order to ensure that the scale of the new development will be compatible with other planned uses and to protect the health, safety and general welfare of the community.
For all uses, the maximum gross leasable area of a freestanding building, whether one or more users / tenants, shall not exceed fifty thousand (50,000) square feet.
Permitted Uses:
Industrial Uses
1. Light manufacturing plants and facilities
2. Assembly plants and facilities
General business uses including, but not limited to, the following:
1. Research laboratories and facilities
2. Product development facilities
3. Testing laboratories and facilities
4. Corporate headquarters and General Office
Service businesses including, but not limited to, the following:
1. Repair, maintenance or servicing of appliance, component parts
2. Tooling and small machine shops
3. Testing shops
4. Photo finishing and photographic processing facilities
Revised January 2025 4-11
5. Blueprinting, reproduction and copying services, photoengraving, printing, publishing and bookbinding
6. Dry cleaning and laundry plants
7. Wholesale Businesses
8. Municipal uses including water facilities, fire and police stations Other
Any other general or specialized business park use not specifically identified as a conditionally permitted or prohibited use, deemed compatible with other permitted uses by the Development Services Director or his / her designee.
Accessory and Temporary Permitted Uses
1. Construction Trailers and Containers (Temporary)
2. Parking Lots and Structures
3. Sales Office (Temporary)
4. Signage in conformance with this Specific Plan
5. Utility structures and facilities related to the provision of public services such as electricity, sewer, water, telephone
6. Other accessory uses as determined by the Planning Commission to be substantially compatible with principal permitted uses
7. Wireless Telecommunication Facilities that are camouflaged or fully integrated into the architecture of structures
Temporary uses shall be limited to reduce impacts on adjacent properties and uses as defined in the City of Colton Zoning Ordinance, Title 18 of the Municipal Code.
Limitations may be imposed by the Development Services Director or his / her designee include, but are not limited to: Number of consecutive days of use / event, location, date and time, hours of operation, requirements for additional permits or clearances, advertising displays, use of sound systems, parking and security controls, provision of sanitary facilities, surety or cleaning deposits as deemed appropriate to ensure proper clean-up of site after temporary use is completed.
Conditionally Permitted Uses:
1. Service Stations
2. Retail uses included in the Retail (R) designation
3. Rental and sales agencies for garden and home equipment
4. Rental and sale agencies for agricultural, industrial and construction equipment
5. Sports Facilities
6. Parking Structures
7. Other conditionally permitted uses as determined by the Planning Commission to be substantially compatible with principal permitted uses
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Revised January 2025 4-12
Development Regulations
Lot Requirements*
1. Minimum Lot Size: .75 Acre
2. Minimum Lot Width: One hundred thirty feet (130’)
3. Minimum Lot Depth: One hundred thirty feet (130’)
4. Maximum Lot Coverage: No maximum, subject to meeting all required building and parking setbacks.**
5. Floor Area Ratio (F.A.R.) No maximum, subject to meeting all required building and parking setbacks and landscape
requirements.**
Minimum Building & Parking Setbacks* Building Parking***
1. Setback from Valley Blvd. Twenty-five Feet (25’) Fifteen Feet (15’)
2. Setback from other Public Roads: Twenty Feet (20’) Fifteen Feet (15’)
3. Setback from RMU : Ten Feet (10’) Five Feet (5’)
4. Setback from Open Space: Ten Feet (10’) Five Feet (5’) *All setback dimensions from the shortest dimension to the public right of way or property line. **Refer to Section 7.3.6 for maximum building square feet permitted based on traffic impacts. ***Setbacks also apply to service alleys and drive aisles including those in drive-thru restaurants.
Maximum Building Height
1. Buildings and other structures shall not exceed fifty feet (50’) in height.
Taller buildings are subject to a conditional use permit.
Parking and Circulation
For buildings under 20,000 square feet: One (1) space per two hundred fifty (250) square feet of gross floor area for office and one (1) space per one thousand (1,000) square feet of gross floor area for warehouse /storage.
For buildings over 20,000 square feet or over: One (1) space per two hundred fifty square feet of gross floor area for office and one (1) space per two thousand (2,000) square feet for all remaining gross building area. A minimum of 20% of the gross building area shall be considered office for calculating parking space requirements.
See Office Mixed Use (OMU) and Retail (R) Development Regulations Section for their respective requirements. For other uses not covered above, refer to the City Zoning Ordinance, Title 18 of the Municipal Code.
The Development Services Director or his / her designee shall have the authority to grant the joint use of parking facilities for two or more uses without the need for a variance. Joint or reciprocal use of parking facilities may only occur when the uses / parties sharing the parking demonstrate that there is not a significant overlap in demand, and that the total number of spaces is sufficient to meet the peak parking demand of any combination of simultaneous uses.
Pursuant to energy conservation and air quality goals promulgated by State and Federal agencies, whenever in the opinion of the Planning Commission, a business
Revised January 2025 4-13
park use is designed to encourage and facilitate the internal circulation of public transit vehicles and the on-site, convenient and safe loading and unloading of passengers, a reduction in the number of parking spaces required by the Zoning Ordinance may be permitted upon site plan approval by the Planning Commission. Examples of facilities that may permit a justification a reduction in off-street parking include, but are not limited to the following: Omnitrans or other bus system with bus stops adjacent to or on-site; community tram / transit system, park and ride facilities, disincentives to individual vehicle use.
Driveway aisle widths are as required per the City of Colton Zoning Ordinance, Title 18 of the Municipal Code or as otherwise required by the City engineer.
Parking Stalls: Whenever the computation of the number of off-street parking spaces required by this Section results in a fractional parking space, one (1) additional space shall be required for one-half (.5) or more fractional parking space and any fractional space less than one-half (.5) of a parking space shall not be counted. Parking stall sizes shall be 9 feet (9’) x 19 feet (19’) except for handicap spaces which shall meet ADA and City requirements.
Walls and Fences
1. All perimeter walls and fences shall be designed to be consistent with Section 6.0, Community Design Guidelines and as set forth herein.
2. Walls and fences constructed on perimeter lot lines, shall not exceed eight feet (8’) in height. However, a maximum of six feet (6’) in height is permitted within ten feet (10’) of any public road right-of-way.
3. All service, refuse and storage areas shall be screened with a decorative block wall in conformance with the Community Design Guidelines. Walls shall be a minimum of six feet (6’) and a maximum of seven feet (7’) in height. Refuse and storage areas visible from public streets or within shall include a minimum two feet (2’) wide planting area including curb on all four (4) sides, except where access is required for doors and gates.
4. All types of chain link, barbed or razor wire are prohibited. Chain link fencing is only allowed as a temporary use during construction for temporary security purposes. A time limit for temporary use shall be determined by the Development Services Director or his / her designee.
Lighting
1. Exterior lighting layout plans are required at the Design Review stage that identify the layout, intensity and type of fixture. If deemed appropriate, a plan that identifies the lighting foot-candles for any given area may be requested by the Development Services Director or his / her designee.
Lighting plans shall be reviewed pursuant to the City of Colton Zoning Ordinance.
2. Lighting fixtures shall be properly shielded to prevent off-site glare. Spot fixtures shall be directed downward and / or upward, but not outward from the project area. Refer also to the Community Design Guidelines.
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Revised January 2025 4-14
Loading
All loading and maneuvering shall be performed on the site. Loading platforms and areas shall be screened from view from adjacent public streets and residential areas.
Mechanical Equipment
All mechanical / electrical equipment such as, but not limited to, air conditioning, heating, ventilating ducts and exhaust, shall be screened. Screening shall be provided as an integral aspect of the building design.
Landscape
1. All areas of the site not occupied by buildings, parking, service and storage areas, or otherwise utilized shall be fully landscaped in conformance with the Community Design Guidelines Section 6.0 and as described below.
2. All service, refuse and storage area walls shall be screened with plant materials. Vines shall also be required and shall not exceed seven feet (7’) on center spacing along required screen walls, minimum five (5) gallon size within minimum eighteen inch (18”) wide planting areas.
3. Front, side and rear setback areas. All unpaved, non-work areas not utilized for parking or storage shall be landscaped.
4. Separation. Any landscaped area shall be separated from an adjacent vehicular area by a wall or curb at least six inches (6”) higher than the adjacent vehicular area.
5. Parking area landscape requirements. The intent of providing landscaping in parking areas is to offer relief to the monotony of rows of parked cars, to create an overhead shade canopy and to create a campus atmosphere.
Parking lot trees are required to be located a maximum every four (4) stalls on average (approximately every thirty-six feet (36’) in cases where face-toface parking stalls occur. Planting “pockets” within the parking lots shall be a minimum four feet (4’) x four feet (4’) clear plus curbs and may be turned on a diagonal. At ends of parking rows a minimum six feet (6’) wide clear planting area is required for the length of the parking stalls, plus curbs.
6. Along the perimeter of the parking lot adjacent to the building (excluding loading dock and storage areas) and along the perimeter edge of the parking lot, landscape islands are required a minimum of every seven (7) stalls. These planting area “fingers” shall be a minimum six feet (6’) wide clear width plus curbs for the length of the parking stall. Minimum tree sizes in all planting “fingers” and “pockets” shall be a twenty-four inch (24”) box.
7. Adjacent to buildings where parking or drive aisles occur, a minimum of eight and one half feet (8.5’) of clear planting area, (not including the curb width) shall occur, except if there are building entries, loading docks or garage doors. Areas between side by side garage doors also do not require landscape. Sidewalks, where provided, shall not encroach into the eight and one half feet (8.5’) landscape area. Handicap sidewalks and ramps may
Revised January 2025 4-15
occur within the eight and one half feet (8.5’), not to exceed forty feet (40’) in total length and five feet (5’) in width, or the minimum width to meet ADA requirements. Vehicles shall be permitted to overhang landscaped areas adjacent to buildings providing either a low growing ground cover or turf is provided within two feet (2’) of the curb face.
8. Adjacent to buildings, a minimum of one (1) tree per thirty (30) linear feet average of planting area is required. Along the planting areas within the perimeter of the site, a minimum of one (1) tree per twenty-five (25) linear feet average of planting area is required.
9. All trees shall be fifteen (15) gallon minimum size. A minimum of twenty percent (20%) of all trees shall be twenty-four inch (24”) box size and a minimum of five percent (5%) of all trees shall be thirty six inch (36”) box size. These shall be in addition to those trees planted within the parking lot “islands” and planting “pockets”, which shall be a minimum twenty-four inch (24”) box size. Selected trees in parking lots shall be ones that at maturity form a shade canopy. If palm trees are provided in parking lots, they shall be feather and not fan palms, which provide a greater shade canopy.
10. Screening of parking lots adjacent to streets is required. Along the perimeter of all parking lots facing a public street or open space, the intent is to provide screening for the first three feet (3’) above the highest point that exists on either the street right-of-way or parking lot. A hedge, berm, decorative masonry wall, or combination of any two may be provided. If a hedge is provided, it shall be continuous row of plants (five gallon minimum size) equally spaced not to exceed three and one half feet (3.5’) on center. Hedges should be setback from curbs to allow overhangs of parked cars. If a berm is provided, it shall not exceed a maximum of 3:1 grade on either side of the berm.
4.2.3 Office Mixed Use (OMU)
The intent for the office designation is to provide for a broad range of administrative, executive, professional and medical uses.
Permitted Uses
1. Offices, Administrative, Executive, Business, Medical and Professional Offices
2. Medical complex including medical, dental, and health related services of all types for humans, including laboratories
3. Municipal Uses, including Fire or Police Stations
4. Telecommute Centers
5. Banks and Savings and Loan Institutions, Credit Companies
6. Oculists, opticians, optometrists, prescription pharmacies and durable medical equipment sales / rental, located in a building containing the office of four or more medical practitioners
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Other
Any office and administrative uses not specifically identified as a conditionally permitted or accessory permitted uses, deemed compatible with other permitted uses by the Planning Commission.
Accessory Permitted Uses
1. Utility Facilities
2. Automatic Teller Machines (ATMs)
3. Construction Trailers and Containers (Temporary)
4. Parking Lots and Structures
5. Sales or Leasing Office (Temporary)
6. Signage in conformance with this document
7. Utility structures and facilities related to the provision of public services such as electricity, sewer, water, telephone
8. Wireless Telecommunication Facilities that are camouflaged or fully integrated into the architecture of structures
9. Other accessory uses as determined by the Planning Commission to be substantially compatible with principal permitted uses
Temporary uses shall be limited to reduce impacts on adjacent properties and uses as defined in the City of Colton Zoning Ordinance, Title 18 of the Municipal Code.
Limitations may be imposed by the Development Services Director or his/her designee include, but are not limited to: Number of consecutive days of use/event, location, date and time, hours of operation, requirements for additional permits or clearances, advertising displays, use of sound systems, parking and security controls, provision of sanitary facilities, surety or cleaning deposits as deemed appropriate to ensure proper clean-up of site after temporary use is completed.
Conditionally Permitted Uses
1. Retail (R)
2. Business Park (BP)
3. New or Used Vehicular Sales, Leasing and Rental
4. Medical, Dental and Health related Schools
5. Residential Care Facilities (Large)
6. Assisted Living Facilities (Large)
7. Vehicle Repair, Boats and Recreational Vehicles
8. Parking Structures
9. Other conditionally permitted uses as determined by the Planning Commission to be substantially compatible with principal permitted uses.
Revised January 2025 4-17
Lot Requirements*
1. Minimum Lot Size: .75 Acre
2. Minimum Lot Width: One hundred thirty feet (130’)
3. Minimum Lot Depth: One hundred thirty feet (130’)
4. Maximum Lot Coverage: No maximum, subject to meeting all required building and parking setbacks.**
5. Floor Area Ratio (F.A.R.) No maximum, subject to meeting all required building and parking setbacks and landscape
requirements.**
Minimum Building & Parking Setbacks* Building Parking***
1. Setback from Valley Blvd. Twenty-five Feet (25’) Fifteen Feet (15’) Pepper Blvd. or San Bernardino Ave.
2. Setback from Meridian Avenue. Fifteen Feet (15’) Fifteen Feet (15’)
3. Setback from other Public Roads: N/A N/A
4. Setback from Property Line Fifteen Feet (15’) Fifteen Feet (15’
5. Building Separation Requirements:
One Story Fifteen Feet (15’) N/A
Two Story Twenty Feet (20’) N/A
Three Story or more Twenty-Five Feet (25’) N/A
*All setback dimensions from the shortest dimension to the public right of way or property line. ** Refer to Section 7.3.6 for maximum building square feet permitted based on traffic impacts. ***Setbacks also apply to service alleys and drive aisles including those in drive- thru restaurants.
Development Regulations
Maximum Building Height
1. Buildings and other structures shall not exceed sixty feet (60’) in height.
2. Tower features, architectural features, chimneys, and other architectural projections may exceed the maximum building height by twenty feet (20’).
Tower features exceeding this height are permitted for prominent architectural features subject to the approval through Colton’s Development Services Director or his / her designee.
Parking And Circulation
1. General Office: one (1) space per two hundred fifty (250) square feet of gross floor area. Medical Office: one (1) space per two hundred (200) square feet of gross floor area Banks, Savings and Loans: one (1) space per two hundred (200) square feet of gross floor area.
2. The Development Services Director or his / her designee shall have the authority to grant the joint use of parking facilities for two or more uses without the need for a variance. Joint or reciprocal use of parking facilities may only occur when the uses / parties sharing the parking demonstrate that there is not a significant overlap in demand, and that the total number
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Revised January 2025 4-18
of spaces is sufficient to meet the peak parking demand of any combination of simultaneous uses.
3. Pursuant to energy conservation and air quality goals promulgated by State and Federal agencies, whenever in the opinion of the Planning Commission, a business park use is designed to encourage and facilitate the internal circulation of public transit vehicles and the on-site, convenient and safe loading and unloading of passengers, a reduction in the number of parking spaces required by the Zoning Ordinance may be permitted upon Site approval by the Planning Commission. Examples of facilities that may permit a justification of a reduction in off-street parking include, but are not limited to the following: Omnitrans or other bus system with bus stops adjacent to or on-site; community tram / transit system, park and ride facilities, or other projects with disincentives to individual vehicle use.
4. Driveway aisle widths are as required per the City of Colton Zoning Ordinance, Title 18 of the Municipal Code.
5. Parking Stalls: Whenever the computation of the number of off-street parking spaces required by this Section results in a fractional parking space, one (1) additional space shall be required for one-half (.5) or more fractional parking space and any fractional space less than one-half (.5) of a parking space shall not be counted.
Parking stall sizes shall be 9 feet (9’) x 19 feet (19’) except for handicap spaces which shall meet ADA and City requirements.
Walls and Fences
1. All perimeter walls and fences shall be designed to be consistent with Section 6.0, Community Design Guidelines.
2. Walls and fences constructed on perimeter lot lines, or at the rear of the required landscape setback area, shall not exceed six feet (6’) in height.
3. All service, refuse and storage areas shall be screened with a decorative block walls. Walls shall be a minimum of six feet (6’) and a maximum of seven feet (7’) in height. Refuse and storage areas visible from public view shall include a minimum one and one half feet (1.5’) wide planting area including curb on all four (4) sides, except where access is required for doors, gates, etc.
4. All types of chain link, barbed or razor wire are prohibited. Chain link fencing is only allowed as a temporary use during construction for temporary security purposes. A time limit for temporary use shall be determined by the Development Services Director or his / her designee.
Lighting
1. Exterior preliminary lighting plans are required at the Design Review stage that identify the layout, intensity and type of fixture. If deemed appropriate, a plan that identifies the lighting foot-candles for any given area may be requested by the Development Services Director or his / her designee.
Revised January 2025 4-19
2. Lighting fixtures shall be properly shielded to prevent off-site glare. Refer to the Community Design Guidelines for additional standards.
LOADING
All loading and maneuvering shall be performed on the site. Loading platforms and areas shall be screened from view from adjacent public streets and residential areas.
Mechanical Equipment
All mechanical / electrical equipment such as, but not limited to, air conditioning, heating, ventilating ducts and exhaust, shall be screened. Screening shall be provided as an integral aspect of the building design.
Landscape
1. All areas of the site not occupied by buildings, parking, service and storage areas, or otherwise utilized shall be fully landscaped in conformance with the Community Design Guidelines Section 6.0 and as described below.
2. All service, refuse and storage areas walls shall be screened with plant materials. Vines shall also be required and shall not exceed seven feet (7’) on center spacing along required screen walls, minimum five (5) gallon size within minimum eighteen inch (18”) wide planting areas.
3. Front, side and rear setback areas. All unpaved, non-work areas not utilized for parking or storage shall be landscaped.
4. Separation. Any landscaped area shall be separated from an adjacent vehicular area by a wall or curb at least six inches (6”) higher than the adjacent vehicular area or in some manner shall be protected from vehicular damage subject to approval by the Development Services Director or his/her designee.
5. Parking area landscape requirements. The intent of providing landscaping in parking areas is to offer relief to the monotony of rows of parked cars, to create an overhead shade canopy and to create a campus atmosphere.
Parking lot trees are required to be located a maximum of every four (4) stalls on average (approximately every 36’) in cases where face-to-face parking stalls occur. Planting “pockets” within the parking lots shall be a minimum four feet (4’) x four feet (4’) clear plus curbs and may be turned on a diagonal. At ends of parking rows a minimum six feet (6’) wide clear planting area is required for the length of the parking stalls, plus curbs.
6. Along the perimeter of the parking lot adjacent to the building (excluding loading dock and storage areas) and along the perimeter edge of the parking lot, landscape islands are required a minimum of every seven (7) stalls. These planting area “fingers” shall be a minimum six feet (6’) wide clear width plus curbs for the length of the parking stall. Minimum tree sizes in all planting “fingers” and “pockets” shall be a twenty-four inch (24”) box.
7. Adjacent to buildings where parking or drive aisles occur, a minimum of eight and one half feet (8.5’) of clear planting area, (not including the curb
4.0 │ DEVELOPMENT REGULATIONS
Revised January 2025 4-20
width) shall occur, except if there are building entries, loading docks or garage doors. Areas between side by side garage doors also do not require landscape. Sidewalks, where provided, shall not encroach into the eight and one half feet (8.5’) landscape area. Handicap sidewalks and ramps may occur within the eight and one half feet (8.5’), not to exceed forty feet (40’) in total length and five feet (5’) in width, or the minimum width to meet ADA requirements. Vehicles shall be permitted to overhang landscaped areas adjacent to buildings providing either a low growing ground cover or turf is provided within two feet (2’) of the curb face.
8. Adjacent to buildings, a minimum of one (1) tree per thirty (30) linear feet average of planting area is required. Along the planting areas within the perimeter of the site, a minimum of one (1) tree per twenty-five (25) linear feet average of planting area is required.
9. All trees shall be fifteen (15) gallon minimum size. A minimum of twenty percent (20%) of all trees shall be twenty-four inch (24”) box size and a minimum of five percent (5%) of all trees shall be thirty six inch (36”) box size. These shall be in addition to those trees planted within the parking lot “islands” and planting “pockets”, which shall be a minimum twenty-four inch (24”) box size. Selected trees in parking lots shall be ones that at maturity form a shade canopy. If palm trees are provided in parking lots, they shall be feather and not fan palms, which provide a greater shade canopy.
10. Screening of parking lots adjacent to streets is required. Along the perimeter of all parking lots facing a public street right-of-way or open space, the intent is to provide screening for the first three feet (3’) above the highest point that exists on either the street right-of-way or parking lot. A hedge, berm, decorative masonry wall, or combination of any two may be provided. If a hedge is provided, it shall be continuous row of plants (fivegallon minimum size) equally spaced not to exceed three and one half feet (3.5’) on center. Hedges should be setback from curbs to al- low overhangs of parked cars. If a berm is provided, it shall not exceed a maximum of 3:1 grade on either side of the berm.
Revised January 2025 4-21
Residential Development Regulations
4.2.5 Residential Medium1 (Res-M1)
The housing types for this land use category, located in Planning Areas 2, 4, 7, 8 and 15, permits single-family detached homes, patio homes, courtyard homes and single family attached homes. RES-M1 areas total 32.7 acres with a target density of 11 dwelling units per acre with 360 target dwelling units.
Permitted Uses
1. Single-family detached homes and attached homes*
2. Private parks and clubhouse buildings
3. Residential Care Facilities (Six or fewer residents)
4. Dwelling Unit, Second
5. Transitional and Supportive Housing
6. Assisted Living Facilities (Six or fewer residents)
*Condominium and / or fee simple ownership is permitted for detached or attached homes.
All common area landscape, paving in alleys, private streets or motor courtyards, including other private common areas in any parcel, shall be included and maintained within a homeowners association.
The following pertains to both RES-M and RES-M1 uses. Refer to Section 7.0, Administration, for a description of target density and target dwelling units.
Accessory and Temporary Permitted Uses
1. Parking areas.
2. Home occupations in accordance with City of Colton development code.
3. Private park and recreation facilities, community center buildings.
4. Patios and patio covers.
5. Swimming pools, spas, sports courts, and other similar outdoor recreational facilities.
6. Monument signage and walls consistent with the Specific Plan design guidelines herein.
7. Temporary uses such as model homes, sales offices, and subdivision sales trailers, temporary construction offices and facilities, real estate signs.
Other accessory uses as determined by the Development Services Director or his / her designee to be substantially compatible with principal permitted residential use.
8. Utility buildings, facilities and structures related to the provisions of public services such as sewer, water, electricity and telephone. Cell towers are subject to approval from the City of Colton Planning Commission.
9. Satellite dishes and / or antennas shall be permitted pursuant to the City of Colton development code.
10. Other accessory uses as determined by the Planning Commission to be substantially compatible with principal permitted uses