Agenda packet — Colton City Council, February 17, 2026 (part 6 of 12)

City of Colton—Housing Element Update Program 10/11 Rezone and General Plan Amendment CEQA Findings of Fact and Statement of Overriding Considerations

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Https://adecinnovations.sharepoint.com/sites/PublicationsSite/Shared Documents/Publications/Client (PN -JN)/0237/02370039/FOF/02370039 Colton Housing Element Update FOF.docx Construction noise impacts are potentially significant before mitigation; however, implementation of MM NOI-1, which includes mufflers, idling restrictions, quieter equipment, staging area placement, time-of-day limits, and temporary noise barriers, would reduce impacts to less than significant.

Operational noise impacts from traffic and stationary sources would also be less than significant (Draft Program EIR, Section 3.12, pages 3.12-15 to 3.12-20).

The Lead Agency finds that MM NOI-1 and MM NOI-2 are feasible, are adopted, and will further reduce impacts related to noise. Accordingly, the Lead Agency finds that, pursuant to Public Resources Code Section 21081(a)(1) and CEQA Guidelines Section 15091(a)(1), changes or alterations have been required in, or incorporated into, the proposed project that mitigate or avoid the potentially significant impacts as identified in the EIR. Therefore, impacts related to noise would be less than significant with mitigation incorporated.

1.6.14 - Impact NOI-2
Impact NOI-1: The proposed project could result in generation of excessive groundborne vibration or groundborne noise levels.

Finding: Less than significant impact with mitigation incorporated. (Draft Program EIR, Section 3.12, pages 3.12-21 to 3.12-23; Executive Summary, Table ES-1, page ES-33).

Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effects as identified in the EIR. (CEQA Guidelines § 15091(a)(1)).

Mitigation Measures
MM NOI-3 Construction Vibration Reduction Plan
• Prior to the issuance of entitlements for any future development projects that would necessitate the use of any of the following equipment operation conditions, the project sponsor shall retain a Noise Specialist to prepare a Construction Vibration Reduction Plan for submittal to City staff for review and approval that identifies specific techniques (such as the depth and location of temporary trenching) that would reduce potential vibration impacts to less than significant for the impacted structure. Upon approval by the City, the construction vibration reduction measures shall be incorporated into the construction documents. A note shall be provided on grading and building plans indicating that, during grading and construction, the property owner/developer shall be responsible for requiring contractors to implement these measures to limit construction-related vibration impacts.
• Precipitating equipment operation conditions include:
- Operation of pile-driving within 55 feet of an off-site structure. - Operation of large vibratory rollers within 26 feet of an off-site structure. - Operation of any heavy construction equipment within 15 feet of an off-site structure (such equipment includes, but it not limited to, bulldozers, hoe rams, caisson drilling, loaded trucks, or similar, that have reference vibration levels

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Https://adecinnovations.sharepoint.com/sites/PublicationsSite/Shared Documents/Publications/Client (PN -JN)/0237/02370039/FOF/02370039 Colton Housing Element Update FOF.docx greater than 0.07 inches per second (in/sec) peak particle velocity (PPV) at 25- feet).

Facts in Support of Finding: The proposed project could result in generation of excessive groundborne vibration or groundborne noise levels. The City of Colton does not have adopted vibration standards; therefore, the analysis uses Federal Transit Administration (FTA) vibration impact criteria. Construction activities associated with future development under the Program 10/11 Rezone/GPA could generate groundborne vibration that may affect nearby structures and occupants.

Of the equipment typically used during construction, impact pile drivers produce the highest vibration levels, up to 0.644 inch per second (in/sec) peak particle velocity (PPV) at 25 feet. This exceeds the FTA damage threshold of 0.2 in/sec PPV for nonengineered timber and masonry structures. Other equipment, such as large vibratory rollers and bulldozers, also generate vibration levels that could exceed thresholds if operated very close to structures. However, vibration levels attenuate with distance; for example, at 55 feet, vibration from an impact pile driver would decrease to 0.19 in/sec PPV, below the threshold. To ensure vibration impacts remain less than significant, MM NOI-3 requires preparation of a Construction Vibration Reduction Plan for any development project involving high-vibration equipment near sensitive receptors. This plan would identify techniques such as alternate equipment, adequate setbacks, or temporary trenches to reduce vibration levels. Operational vibration impacts would be less than significant because residential and mixed-use development would not introduce permanent vibration sources. With implementation of MM NOI-3, construction-related vibration impacts would be reduced to less than significant (Draft Program EIR, Section 3.12, pages 3.12-22 to 3.12-24).

The Lead Agency finds that MM NOI-3 is feasible, is adopted, and will further reduce impacts related to noise. Accordingly, the Lead Agency finds that, pursuant to Public Resources Code Section 21081(a)(1) and CEQA Guidelines Section 15091(a)(1), changes or alterations have been required in, or incorporated into, the proposed project that mitigate or avoid the potentially significant impacts as identified in the EIR. Therefore, impacts related to noise would be less than significant with mitigation incorporated.

1.6.15 - Cumulative Noise Impact
Cumulative Noise Impact
The proposed project would result in a less than significant cumulative impact related to noise.

Finding: Less than significant impact with mitigation incorporated. (Draft Program EIR, Section 3.12, pages 3.12-21 to 3.12-26; Executive Summary, Table ES-1, page ES-34).

Mitigation Measures
Implement MM NOI-1, MM NOI-2, and MM NOI-3

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Https://adecinnovations.sharepoint.com/sites/PublicationsSite/Shared Documents/Publications/Client (PN -JN)/0237/02370039/FOF/02370039 Colton Housing Element Update FOF.docx Facts in Support of Finding: Cumulative noise impacts consider the combined effect of the proposed project and other reasonably foreseeable development in the City of Colton and surrounding areas.

Cumulative construction noise would be temporary and localized, and while individual projects could generate high noise levels, these activities would occur at different times and locations. With implementation of MM NOI-1 and similar measures by other projects, cumulative construction noise impacts would be less than significant. Cumulative operational noise impacts from traffic would also be less than significant because the project’s contribution to area-wide traffic noise would be minimal (less than 1 dBA increase), and overall cumulative traffic growth would not cause substantial exceedances of applicable standards (Draft Program EIR, Section 3.12, pages 3.12-25 to 3.12-26).

Cumulative vibration impacts would be less than significant because vibration from construction equipment attenuates rapidly with distance, and simultaneous use of high-vibration equipment by multiple projects in close proximity is unlikely. Implementation of MM NOI-3 and similar measures would ensure that vibration levels remain below thresholds for structural damage and human annoyance (Draft Program EIR, Section 3.12, page 3.12-26).

Additionally, because the project site is not located within an airport land use plan or within two miles of a public airport or public use airport, and no other cumulative projects would alter this condition, there would be no related cumulative impacts. Therefore, cumulative noise impacts would be less than significant with mitigation incorporated where applicable (Draft Program EIR, Section 3.12, pages 3.12-25 to 3.12-26).

The Lead Agency finds that MM NOI-1, MM NOI-2, and MM NOI-3 are feasible, are adopted, and will further reduce cumulative impacts related to noise. Accordingly, the Lead Agency finds that, pursuant to Public Resources Code Section 21081(a)(1) and CEQA Guidelines Section 15091(a)(1), changes or alterations have been required in, or incorporated into, the proposed project that mitigate or avoid the potentially significant impacts as identified in the EIR. Therefore, cumulative impacts related to noise would be less than significant with mitigation incorporated.

1.6.16 - Impact TRANS-2
Impact TRANS-2: The proposed project would not conflict or be inconsistent with CEQA Guidelines Section 15064.3, subdivision (b).

Finding: Less than significant impact with mitigation incorporated. (Draft Program EIR, Section 3.16, pages 3.16-34 to 3.16-38; Executive Summary, Table ES-1, page ES-36).

Mitigation Measures
MM TRANS-1a VMT Reduction Strategies
As required by the City Guidelines, Transportation Demand Management (TDM) strategies would be considered for the purpose of reducing potentially significant Vehicle Miles Traveled (VMT) impacts. California Air Pollution Control Officers

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Https://adecinnovations.sharepoint.com/sites/PublicationsSite/Shared Documents/Publications/Client (PN -JN)/0237/02370039/FOF/02370039 Colton Housing Element Update FOF.docx Association (CAPCOA) has published an update to their VMT reduction measure guidance titled Handbook for Analyzing Greenhouse Gas Emission Reductions, Assessing Climate Vulnerabilities, and Advancing Health and Equity (CAPCOA 2024) (Handbook). Consistent with VMT reduction measures described within the Handbook, the following are applicable to future development pursuant to the proposed project:
• Provide pedestrian and bicycle network improvements within the development connecting to existing off-site facilities.
• Where applicable, ensure design of key intersections and roadways to encourage the use of walking, biking, and transit.
• Collaborate with the local transit agencies to determine the feasibility of providing new or re-routing existing transit services to the area.

MM TRANS-1b VMT Analyses
Each individual project shall undergo a project-level VMT analysis to assess potential transportation impacts. If significant VMT impacts are identified, appropriate mitigation measures will be required to reduce these impacts in accordance with City Guidelines, which specify the 15 percent below baseline conditions.

Facts in Support of Finding: The proposed project would not conflict or be inconsistent with CEQA Guidelines Section 15064.3, subdivision (b), which requires evaluation of transportation impacts based on VMT rather than Level of Service. Because the project is a land use plan, it does not qualify for VMT screening criteria; therefore, a full VMT analysis was conducted using the San Bernardino Transportation Analysis Model (SBTAM), version 3.2. VMT was calculated using the Production/Attraction method, which sums weekday home-based trips generated within the study area. The City’s existing VMT per capita is 15.2, and the City’s threshold for significance is 13.0 VMT per capita (15 percent below baseline). The proposed project would add approximately 2,279 households and 8,633 residents across multiple Traffic Analysis Zones (TAZs). As shown in Draft Program EIR, Section 3.16, Table 3.16-5, several TAZs would exceed the City’s VMT threshold, with values ranging from 13.7 to 15.6 VMT per capita, while others would remain below the threshold.

Overall, the project’s addition to baseline conditions exceeds the City’s adopted VMT impact threshold, resulting in a potentially significant impact before mitigation. To address this, MM TRANS- 1a requires implementation of TDM strategies such as pedestrian and bicycle network improvements, intersection design to encourage walking and transit use, and coordination with transit agencies to provide or reroute services. MM TRANS-1b requires each future development project to prepare a project-level VMT analysis and apply additional mitigation if necessary. With implementation of these measures, VMT per capita would be reduced to below the City’s threshold, and impacts would be less than significant. Additionally, the project establishes a framework for future growth rather than specific development; therefore, individual projects will undergo VMT analysis and mitigation as needed. The analysis also notes that Citywide VMT per capita would decrease from 15.2 to 14.9 with the project, indicating improved efficiency. Therefore, with

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The Lead Agency finds that MM TRANS-1a and MM TRANS-1b are feasible, are adopted, and will further reduce traffic impacts. Accordingly, the Lead Agency finds that, pursuant to Public Resources Code Section 21081(a)(1) and CEQA Guidelines Section 15091(a)(1), changes or alterations have been required in, or incorporated into, the proposed project that mitigate or avoid the potentially significant impacts as identified in the EIR. Therefore, impacts related to traffic would be less than significant with mitigation incorporated.

1.6.17 - Cumulative Traffic Impact
Cumulative Traffic Impact
The proposed project would not result in a significant and unavoidable cumulative impact related to transportation.

Finding: Less than significant impact with mitigation incorporated. (Draft Program EIR, Section 3.16, pages 3.16-33 to 3.16-43; Executive Summary, Table ES-1, page ES-37).

Mitigation Measures
Implement MM TRANS-1a and MM TRANS-1b.

Facts in Support of Finding: The cumulative transportation analysis evaluates whether the proposed project, in combination with other foreseeable development, would result in significant cumulative impacts. The Program 10/11 Housing Element Update Rezone/GPA does not propose site-specific development but facilitates residential growth already anticipated under the General Plan. As such, cumulative transportation impacts have been previously evaluated in conjunction with the approval of the General Plan, which considered long-range development assumptions and are less than significant (Draft Program EIR, Section 3.16, pages 3.16-33 to 3.16-34). Additionally, the proposed project’s contributions would not be cumulatively considerable.

With respect to a potential cumulative conflict or inconsistency with CEQA Guidelines Section 15064.3, subdivision (b)), cumulative VMT would increase as a result of regional growth. Any cumulative projects in the City may generate additional VMT, which would be added to the roadway network within the geographic context and could increase the VMT impact to levels that could exceed the City’s VMT thresholds. However, all cumulative projects would be required to comply with applicable federal, State, and local policies and ordinances and General Plan and Specific Plan programs and policies that address VMT, as well as mitigate impacts related to VMT, such as with MM TRANS-1a. However, the application of mitigation measures to individual future cumulative projects is too speculative to evaluate; as such, cumulative impacts to VMT would potentially significant. However, as demonstrated in the Draft Program EIR, the project includes mitigation measures to reduce VMT and improve transportation efficiency. Citywide VMT per capita would

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Https://adecinnovations.sharepoint.com/sites/PublicationsSite/Shared Documents/Publications/Client (PN -JN)/0237/02370039/FOF/02370039 Colton Housing Element Update FOF.docx decrease slightly with the project, and future projects would undergo VMT analysis and mitigation as needed. With mitigation, the proposed project would meet the City’s VMT threshold with implementation of TDM reduction strategies or other project-level mitigation, resulting in less than significant impacts. Accordingly, the proposed project would not exceed existing baseline conditions of the City’s adopted VMT impact threshold with VMT reduction strategies. CEQA requires that both a cumulative condition be present and that the project’s incremental contribution be considerable to make a finding of significance. Therefore, the City appropriately finds that potential cumulative impacts are less than significant because the proposed project’s incremental contribution to cumulative VMT impacts would be less than significant with incorporation of MM TRANS-1a and MM TRANS-1b (Draft Program EIR, Section 3.16, pages 3.16-39 to 3.16-40).

Cumulative development could introduce new access points and roadway modifications, but all projects are required to comply with City design standards and safety requirements. The proposed project does not include specific roadway designs and will be subject to review during future development approvals. Therefore, cumulative impacts related to hazards would be less than significant (Draft Program EIR, Section 3.16, page 3.16-40).

Cumulative development would increase demand on the roadway network, but emergency access would continue to be governed by City standards and Fire Department requirements. The project does not propose changes that would impede emergency response or evacuation routes. Therefore, cumulative impacts related to emergency access would be less than significant (Draft Program EIR, Section 3.16, page 3.16-40).

In summary, the proposed project would not have a cumulatively considerable contribution to any potential traffic impact and cumulative transportation impacts would be less than significant with mitigation incorporated where applicable (Draft Program EIR, Section 3.16, pages 3.16-39 to 3.16- 40).

The Lead Agency finds that MM TRANS-1a and MM TRANS-1b are feasible, are adopted, and will further reduce cumulative traffic impacts. Accordingly, the Lead Agency finds that, pursuant to Public Resources Code Section 21081(a)(1) and CEQA Guidelines Section 15091(a)(1), changes or alterations have been required in, or incorporated into, the proposed project that mitigate or avoid the potentially significant impacts as identified in the EIR. Therefore, cumulative impacts related to traffic would be less than significant with mitigation incorporated.

1.6.18 - Impact TCR-1
Impact TCR-1: Development consistent with the proposed project would not cause a substantial adverse change in the significance of a Tribal Cultural Resource that is listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code Section 5020.1(k).

Finding: Less than significant impact with mitigation incorporated. (Draft Program EIR, Section 3.17, pages 3.17-15 to 3.17-16; Executive Summary, Table ES-1, page ES-37).

Changes or alterations have been required in, or incorporated into, the project

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Mitigation Measures
Implement MM CUL-2 and MM CUL-3.

Facts in Support of Finding: On August 28, 2024, the City requested a Sacred Lands File (SLF) search from the NAHC for the Housing Element Update area, and on August 30, 2024, the NAHC confirmed that the SLF was negative for known Native American cultural resources. The NAHC provided a list of Tribal representatives for consultation; however, subsurface excavation could still encounter previously undiscovered TCRs that may be eligible for listing in the California Register of Historical Resources (CRHR). While the proposed project does not directly affect recorded TCRs, future development under Program 10/11 Rezone/GPA could impact unknown resources, creating a potentially significant impact. The General Plan includes policies requiring meaningful AB 52 and SB 18 consultation and identification and conservation of TCRs. Compliance with these policies, the Historic Preservation Ordinance, State and federal laws, and implementation of Mitigation Measures CUL-2 and CUL-3 will ensure appropriate review and treatment of any discovered resources, reducing potential impacts to TCRs to less than significant.

The Lead Agency finds that MM CUL-2 and MM CUL-3 are feasible, are adopted, and will further reduce impacts to TCRs. Accordingly, the Lead Agency finds that, pursuant to Public Resources Code Section 21081(a)(1) and CEQA Guidelines Section 15091(a)(1), changes or alterations have been required in, or incorporated into, the proposed project that mitigate or avoid the potentially significant impacts as identified in the EIR. Therefore, impacts related to TCRs would be less than significant with mitigation incorporated.

1.6.19 - Impact TCR-2
Impact TCR-2: Development consistent with the proposed project would not cause a substantial adverse change in the significance of a Tribal Cultural Resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1.

Finding: Less than significant impact with mitigation incorporated. (Draft Program EIR, Section 3.17, pages 3.17-17 to 3.17-18; Executive Summary, Table ES-1, page ES-37).

Mitigation Measures
Implement MM CUL-2 and MM CUL-3.

Facts in Support of Finding: On May 19, 2022, in compliance with AB 52 and SB 18, the City notified Tribal representatives of the proposed Housing Element Update and invited consultation. Responses

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Https://adecinnovations.sharepoint.com/sites/PublicationsSite/Shared Documents/Publications/Client (PN -JN)/0237/02370039/FOF/02370039 Colton Housing Element Update FOF.docx were received from the Yurok Serrano Morongo Nation (YSMN), Fort Yuma Quechan Indians, and Rincon Band of Luiseño Indians. The YSMN confirmed the site is within Serrano ancestral territory but expressed no conflict with the proposed zoning changes, noting that future projects may warrant additional consultation. The other Tribes indicated no concerns and deferred to local Tribes. On August 28, 2024, an SLF search was requested from the NAHC, and on August 30, 2024, the NAHC confirmed no known sacred sites within the project area, while providing a list of Tribal contacts for further consultation. At this time, no TCRs meeting the criteria of Public Resources Code Section 5024.1 have been identified; however, future development could encounter previously undiscovered TCRs. Compliance with General Plan policies, the Historic Preservation Ordinance, State and federal requirements, and implementation of Mitigation Measures CUL-2 and CUL-3 will ensure appropriate consultation and treatment of any discovered resources, reducing potential impacts to TCRs to less than significant.

1.7 - Impacts Identified in the EIR as Being Significant and Unavoidable Even After the Incorporation of All Feasible Mitigation Measures The Lead Agency hereby finds that, despite the incorporation of mitigation measures outlined in the EIR and the attached Mitigation Monitoring and Reporting Program (MMRP), the following impacts from the proposed project and related approvals cannot be fully mitigated to a less than significant level and a Statement of Overriding Considerations is therefore included herein.

1.7.1 - Impact AIR-2
Impact AIR-2: The proposed project would result in a cumulatively considerable net increase of any criteria pollutant for which the project region is nonattainment under an applicable federal or State ambient air quality standard.

Finding: Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effects as identified in the EIR. (CEQA Guidelines § 15091(a)(1)). However, impacts would still remain significant and unavoidable even with mitigation incorporated. Specific economic, legal, social, technological, or other considerations, including provision of employment opportunities for highly trained workers, make infeasible the mitigation measure or project alternatives identified in the EIR. (CEQA Guidelines § 15091(a)(3); Draft Program EIR, Executive Summary, page ES-12; Draft Program EIR, Section 3.2, pages 3.2-24 to 3.2-29).

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MM AIR-2a Implement measures to reduce construction-related criteria air pollutant emissions.

Prior to approval by the City for non-ministerial projects proposed in the areas defined by the proposed project, the applicant shall prepare and submit a technical assessment evaluating potential project construction-related air quality impacts to the Planning Division for review and approval. The evaluation shall be prepared in conformance with South Coast Air Quality Management District (South Coast AQMD) methodology for assessing air quality impacts. If construction-related criteria air pollutants are determined to have the potential to exceed the South Coast AQMD-adopted thresholds of significance, the City shall require that applicants for new development projects incorporate mitigation measures and/or project design features to reduce air pollutant emissions during construction activities. These identified measures shall be incorporated into all appropriate construction documents (e.g., construction management plans or construction drawings) submitted to the City and shall be verified by the City’s Building and Safety Division. While specific mitigation measures and/or project design features to reduce construction-related emissions would be determined during project-level analysis, potential mitigation could include, but is not limited to:
• Requiring fugitive dust control measures that exceed South Coast AQMD’s Rule 403, such as:
- Use of nontoxic soil stabilizers to reduce wind erosion. - Applying water every 3 hours to active soil-disturbing activities. - Tarping and/or maintaining a minimum of 24 inches of freeboard on trucks hauling dirt, sand, soil, or other loose materials.
• Using construction equipment rated by EPA as having Tier 3 (model year 2006 or newer) or Tier 4 (model year 2008 or newer) emission limits, applicable for engines between 50 and 750 horsepower.
• Ensuring that construction equipment is properly serviced and maintained to the manufacturer’s standards.
• Limiting nonessential idling of construction equipment to no more than 5 consecutive minutes
• Limiting on-site vehicle travel speeds on unpaved roads to 15 miles per hour. • Installing wheel washers for all exiting trucks or washing all trucks and equipment leaving the project area.
• Using super-compliant volatile organic compound (VOC) paints for coating of architectural surfaces whenever possible.

MM AIR-2b Implement measures to reduce criteria air pollutant emissions during operation Prior to approval by the City for non-ministerial projects proposed in the areas defined by the proposed project, applicants shall prepare and submit a technical

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Https://adecinnovations.sharepoint.com/sites/PublicationsSite/Shared Documents/Publications/Client (PN -JN)/0237/02370039/FOF/02370039 Colton Housing Element Update FOF.docx assessment evaluating potential project operation phase-related air quality impacts to the Planning Division for review and approval. The evaluation shall be prepared in conformance with South Coast Air Quality Management District (South Coast AQMD) methodology in assessing air quality impacts. If operational-related air pollutants are determined to have the potential to exceed the South Coast AQMD adopted thresholds of significance, the Planning Division shall require incorporation of mitigation measures and/or project design features to reduce air pollutant emissions during operational activities, to be included as part of the conditions of approval. Possible mitigation measures and/or project design features to reduce long-term emissions could include, but are not limited to, the following:
• Providing truck delivery and loading areas and truck parking spaces shall include signage as a reminder to limit idling of vehicles while parked for loading/unloading in accordance with ARB Rule 2845 (13 California Code of Regulations Chapter 10 § 2485).
• Providing changing/shower facilities as specified in Section A5.106.4.3 of the California Green Building Standards Code (CALGreen) (Nonresidential Voluntary Measures).
• Providing bicycle parking facilities per Section A4.106.9 (Residential Voluntary Measures) of CALGreen.
• Providing preferential parking spaces for low-emitting, fuel-efficient, and carpool/van vehicles per Section A5.106.5.1 of CALGreen (Nonresidential Voluntary Measures). Encouraging facilities to support electric charging stations per Section A5.106.5.3 (Nonresidential Voluntary Measures) and Section A5.106.8.2 (Residential Voluntary Measures) of CALGreen. • Providing appliances shall be Energy Star-certified appliances or appliances of equivalent energy efficiency (e.g., dishwashers, refrigerators, clothes washers, and dryers). Installation of Energy Star-certified or equivalent appliances shall be verified by Building & Safety during plan check.
• Equipping landscaped common areas with electrical outlets to enable use of electric landscaping equipment to the extent feasible.

Facts in Support of Findings: Impact AIR-2 addresses whether the proposed project would result in a cumulatively considerable net increase of criteria pollutants for which the South Coast Air Basin is in nonattainment. The analysis finds that both construction and operation of new residential and nonresidential development under the Program 10/11 Rezone/GPA would generate emissions of reactive organic gases (ROG), nitrogen oxides (NOx), carbon monoxide (CO), PM 10, and PM2.5.

Construction emissions would come from equipment exhaust, vehicle trips, and activities like grading and paving, while operational emissions would result from area sources, energy use, and increased vehicle trips. Modeling shows that, at full buildout, emissions of ROG, NOx, CO, PM10, and PM2.5 would exceed South Coast AQMD’s daily significance thresholds. Although mitigation measures (MM AIR-2a for construction and MM AIR-2b for operation) are required to reduce emissions through best practices and project design features, these measures are not sufficient to guarantee emissions would fall below significance thresholds. As a result, both construction and operational

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3.2-27).

The Lead Agency finds MM AIR-2a and MM AIR-2b are feasible, are adopted, and will reduce impacts to the greatest extent feasible. However, impacts would still remain significant and unavoidable even with mitigation incorporated.

1.7.2 - Impact AIR-3
Impact AIR-3: The proposed project would expose sensitive receptors to substantial pollutant concentrations.

Finding: Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effects as identified in the EIR. (CEQA Guidelines § 15091(a)(1)). However, impacts would still remain significant and unavoidable even with mitigation incorporated. Specific economic, legal, social, technological, or other considerations, including provision of employment opportunities for highly trained workers, make infeasible the mitigation measure or project alternatives identified in the EIR. (CEQA Guidelines § 15091(a)(3); Draft Program EIR, Executive Summary, page ES-14; Draft Program EIR, Section 3.2, pages 3.2-30 to 3.2-33).

Mitigation Measures
MM AIR-3 Health Risk Assessment
Prior to discretionary approval by the City of Colton, project applicants for new development projects that (1) have the potential to generate emissions of toxic air contaminants (TAC)s and/or diesel particle matter (DPM) emissions during construction or operation, and (2) are within 1,000 feet of a sensitive land use (e.g., residential, schools, hospitals, or nursing homes) as measured from the property line of the project to the property line of the nearest sensitive use, shall submit a Health Risk Assessment (HRA) to the City for review and approval. The HRA shall be prepared in accordance with policies and procedures of the California Office of Environmental Health Hazard Assessment (OEHHA) and the South Coast Air Quality Management District (South Coast AQMD). If the HRA shows that the incremental cancer risk and/or non-cancer hazard index exceed the respective thresholds, as established by the South Coast AQMD at the time a project is considered, the project applicant will be required to identify and demonstrate that best available control technologies for toxics (T-BACT), including appropriate enforcement mechanisms, are capable of reducing potential cancer and non-cancer risks to an acceptable level. T-BACTs identified in the HRA shall be identified as mitigation measures in the environmental document and/or incorporated into the site plan.

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Https://adecinnovations.sharepoint.com/sites/PublicationsSite/Shared Documents/Publications/Client (PN -JN)/0237/02370039/FOF/02370039 Colton Housing Element Update FOF.docx Facts in Support of Finding: Impact AIR-3 analyzes whether the proposed project would expose sensitive receptors—such as residents, schools, hospitals, and recreational users—to substantial localized air pollutant concentrations during construction and operation. The analysis finds that, because the timing and intensity of future development is uncertain and some projects may occur close to sensitive receptors, there is potential for construction equipment exhaust and fugitive dust to exceed South Coast AQMD’s Localized Significance Thresholds (LSTs), even with implementation of mitigation measure MM AQ-2a (requiring best practices to reduce construction emissions). Similarly, operational emissions from stationary sources (like natural gas combustion) could also exceed LSTs despite MM AQ-2b (requiring operational emission controls). For projects with potential to generate toxic air contaminants (TACs) or diesel particulate matter (DPM), MM AQ-3 requires a Health Risk Assessment (HRA) and use of best available control technologies if risks exceed thresholds. However, due to the programmatic nature of the EIR and uncertainty about specific future uses, the City conservatively concludes that significant and unavoidable impacts to sensitive receptors could occur during both construction and operation, even with mitigation. The analysis also finds that carbon monoxide (CO) “hot spots” are not expected, as local traffic volumes are well below levels of concern, and that asbestos risks from demolition would be less than significant with compliance to South Coast AQMD Rule 1403 (Draft Program EIR, Section 3.2, pages 3.2-30 to 3.2-33).

The Lead Agency finds MM AIR-3 is feasible, is adopted, and will reduce impacts to the greatest extent feasible. However, impacts would still remain significant and unavoidable even with mitigation incorporated.

1.7.3 - Cumulative Air Quality Impact
Cumulative Air Quality Impact
The proposed project would expose sensitive receptors to substantial pollutant concentrations.

Finding: Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effects as identified in the EIR. (CEQA Guidelines § 15091(a)(1)). However, impacts would still remain significant and unavoidable even with mitigation incorporated. Specific economic, legal, social, technological, or other considerations, including provision of employment opportunities for highly trained workers, make infeasible the mitigation measure or project alternatives identified in the EIR. (CEQA Guidelines § 15091(a)(3); Draft Program EIR, Executive Summary, page ES-15; Draft Program EIR, Section 3.2, pages 3.2-23 to 3.2-36).

Mitigation Measures
Implement MM AIR-2a, MM AIR-2b, and MM AIR-3
Facts in Support of Finding: The cumulative impact analysis for Impacts AIR-1, AIR-2, AIR-3, and AIR- 4 (Draft Program EIR, Section 3.2, pages 3.2-23 to 3.2-36) finds that the proposed project, together with other past, present, and reasonably foreseeable development in the region, would contribute to significant cumulative air quality impacts. The South Coast Air Basin is already in nonattainment for ozone and particulate matter, and cumulative emissions from construction and operation of new

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Https://adecinnovations.sharepoint.com/sites/PublicationsSite/Shared Documents/Publications/Client (PN -JN)/0237/02370039/FOF/02370039 Colton Housing Element Update FOF.docx development—including those facilitated by the Program 10/11 Rezone/GPA—would exceed South Coast AQMD’s significance thresholds for criteria pollutants (ROG, NOx, CO, PM10, PM2.5). Even with implementation of mitigation measures, these emissions cannot be reduced below significance thresholds, so cumulative impacts for AIR-1 (consistency with air quality plans), AIR-2 (criteria pollutant increases), and AIR-3 (exposure of sensitive receptors) are considered significant and unavoidable. For AIR-4 (odors and other emissions), cumulative impacts are less than significant because the types of land uses proposed are not expected to generate objectionable odors, and any odor impacts would be localized and temporary. Overall, the project’s incremental contribution to cumulative air quality impacts is considerable for criteria pollutants and sensitive receptor exposure, but not for odors (Draft Program EIR, Section 3.2, pages 3.2-23 to 3.2-36).

The Lead Agency finds MM AIR-2a, MM AIR-2b and MM AIR-3 are feasible, are adopted, and will reduce impacts to the greatest extent feasible. However, impacts would still remain significant and unavoidable even with mitigation incorporated.

1.7.4 - Impact CUL-1
Impact CUL-1: Development consistent with the proposed project would cause a substantial adverse change in the significance of a historical resource pursuant to Section 15064.5.

Finding: Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effects as identified in the EIR. (CEQA Guidelines § 15091(a)(1)). However, impacts would still remain significant and unavoidable even with mitigation incorporated. Specific economic, legal, social, technological, or other considerations, including provision of employment opportunities for highly trained workers, make infeasible the mitigation measure or project alternatives identified in the EIR. (CEQA Guidelines § 15091(a)(3); Draft Program EIR, Executive Summary, page ES-18; Draft Program EIR, Section 3.4, pages 3.4-28 to 3.4-29).

Mitigation Measures
MM CUL-1 Project-specific Environmental Review Individual development projects which propose to alter a building or structure greater than 45 years of age at the time an application is submitted would be required to undergo project-specific environmental review, in compliance with CEQA Guidelines Section 15064.5, in order for the City to determine whether the building or structure may be a historic resource and take appropriate action such as requiring additional site-specific or project-specific measures to reduce any potential impacts. These measures are, but not limited to the following:

Prior to project development that may affect historical resources (i.e., structures 45 years or older), a historical resources assessment shall be performed by an architectural historian or historian who meets the Secretary of the Interior’s Professionally Qualified Standards in architectural history or history. This shall include a records search to determine whether any resources that may be

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Https://adecinnovations.sharepoint.com/sites/PublicationsSite/Shared Documents/Publications/Client (PN -JN)/0237/02370039/FOF/02370039 Colton Housing Element Update FOF.docx potentially affected by the project have been previously recorded, evaluated, and/ or designated in the National Register of Historic Places (NRHP), California Register of Historical Resources (CRHR), or a local register. Following the records search, the qualified architectural historian shall conduct a survey in accordance with the California Office of Historic Preservation (OHP) guidelines to identify any previously unrecorded potential historical resources that may be potentially affected by the proposed project. The criteria for determining a historically significant building or structure shall meet one or more of the following criteria:

1. Is associated with events that have made a significant contribution to the broad patterns of local, regional, or national history; or

2. Is associated with the lives of persons significant in local, regional, or national history; or

3. Embodies the distinctive characteristics of a significant architectural style, property type, period, or method of construction; represent the work of an architect, designer, engineer, or builder who is locally, regionally, nationally significant, or it is a significant visual feature of the City; possess high artistic values, represent a significant and distinguishable entity whose components may lack individual distinction; or

4. That have yielded, or may be likely to yield, information important in prehistory or history.

Properties identified as historically significant resources, shall contain proper documentation meeting the Historic American Building Survey (HABS) Guidelines that shall be prepared and implemented, as approved by the qualified historian meeting the Secretary of the Interior’s Professional Qualifications Standards. Such documentation shall include drawings, photographs, and written data for each building/structure/element, and provide a detailed mitigation plan, including a monitoring program, recovery, rehabilitation, redesign, relocation, and/or in situ preservation plan. To ensure that projects requiring the relocation, rehabilitation, or alternation of a historical resource do not impact the resource’s significance, the Secretary of Interior’s Standards for the Treatments of Historic Properties shall be used to the maximum extent possible. The application of the standards shall be overseen by a qualified architectural historian or historic architect meeting the Professional Qualified Standards. Prior to any construction activities that may affect the historical resource, a report identifying and specifying the treatment of character-defining features and construction activities shall be provided to the City of Colton for review and approval.

If a proposed project would result in the demolition or significant alteration of historical resource, such demolition cannot be mitigated to a less than significant level. However, recordation of the resource prior to construction activities will assist in reducing adverse impacts to the resource to the greatest extent possible.

Recordation shall take the form of Historic American Buildings Survey, Historic

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Https://adecinnovations.sharepoint.com/sites/PublicationsSite/Shared Documents/Publications/Client (PN -JN)/0237/02370039/FOF/02370039 Colton Housing Element Update FOF.docx American Engineering Record, or Historic American Landscape Survey documentation and shall be performed by an architectural historian or historian who meets the Professional Qualified Standards. Documentation shall include an architectural and historical narrative; medium- or large-format black and white photographs, negatives, and prints; and supplementary information such as building plans and elevations, and/or historical photographs. Documentation shall be reproduced on archival paper and placed in appropriate local, State, or federal institutions. The specific scope and details of documentation are to be developed in coordination with the City of Colton.

Facts in Support of Finding: Development under the Program 10/11 Housing Element Update could result in a substantial adverse change to historical resources, as defined by CEQA, if existing homes or businesses that may be historic are demolished, altered, or relocated. While the General Plan and Historic Preservation Ordinance include robust policies and procedures for identifying, documenting, and protecting historic resources, and all projects affecting structures over 45 years old must undergo project-specific environmental review, there remains the potential for significant and unavoidable impacts if a historic resource is ultimately demolished. As the City receives development applications for subsequent development under the Program 10/11 of the Housing Element Update, those applications will be reviewed by the City for compliance with the goals and policies of the General Plan related to the protection of historical resources. However, to achieve and implement the stated policies and goals outlined in the General Plan, the following mitigation measures with regards to the historic built environment would apply. These measures are intended to minimize adverse effects to the extent feasible. However, due to the potential limitations of mitigation in fully offsetting impacts for certain individual projects, and in accordance with CEQA standards, such impacts may remain significant and unavoidable. Even with implementation of mitigation measures and adherence to City policies, some impacts to historic resources may not be fully avoidable, and the City conservatively concludes that future development could eliminate important examples of California history or prehistory or otherwise materially impair the significance of designated or eligible historic resources (Draft Program EIR, Section 3.4, pages 3.4-28 to 3.4-29).

The Lead Agency finds MM CUL-1 is feasible, is adopted, and will reduce impacts to the greatest extent feasible. However, impacts would still remain significant and unavoidable even with mitigation incorporated.

1.7.5 - Cumulative Cultural Impact
Cumulative Cultural Impact
Development consistent with the proposed project would cause a substantial adverse change in the significance of a historical resource pursuant to Section 15064.5.

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Https://adecinnovations.sharepoint.com/sites/PublicationsSite/Shared Documents/Publications/Client (PN -JN)/0237/02370039/FOF/02370039 Colton Housing Element Update FOF.docx employment opportunities for highly trained workers, make infeasible the mitigation measure or project alternatives identified in the EIR. (CEQA Guidelines § 15091(a)(3); Draft Program EIR, Executive Summary, page ES-24; Draft Program EIR, Section 3.4, pages 3.4-30 to 3.4-32).

Mitigation Measures
Implement MM CUL-1.

Facts in Support of Finding: As the City receives development applications for subsequent development consistent with the Program 10/11 Rezone/GPA, those applications would be reviewed by the City for compliance with the policies of the General Plan, the City’s Historic Preservation Ordinance, and other relevant federal, State, and local regulations that protect historical resources, including Section 15064.5 of the CEQA Guidelines and Sections 5024.1 and 5097 of the Public Resources Code. However, in the event that an individual development project proposed to demolish a property determined to be a historic resource, this would result in a significant and unavoidable impact that could not be mitigated. For these reasons, the City has conservatively concluded that the proposed project’s incremental contribution to the less than significant cumulative impacts would be considered cumulatively considerable. (Draft Program EIR, Section 3.4, pages 3.4-30 to 3.4-32.) For archaeological resources, the cumulative analysis notes that cumulative development could affect known or previously unidentified archaeological sites. Nevertheless, all projects must adhere to CEQA and Public Resources Code requirements for identification, evaluation, and mitigation of impacts to archaeological resources. This includes project-level analysis and consultation, which help ensure that cumulative impacts are less than significant and that the proposed project’s contribution is not cumulatively considerable (Draft Program EIR, Section 3.4, page 3.4-34 to 3.4-35).

Regarding human remains, the cumulative analysis explains that construction activities across multiple projects could encounter previously undiscovered human remains. Although the Housing Element Update is designed to encourage and facilitate new housing construction within the City, the Housing Element Update does not propose any specific development projects and therefore would not approve any construction and would not have any direct contribution to any cumulative impacts. Moreover, compliance with federal and State laws, including Health and Safety Code Section 7050.5 and Public Resources Code Section 5097, requires appropriate procedures for discovery, notification, and treatment of human remains. These requirements ensure that cumulative impacts are less than significant and that the project’s incremental contribution is not cumulatively considerable (Draft Program EIR, Section 3.4, page 3.4-37).

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1.7.6 - Impact PUB-4
Impact PUB-4: The proposed project would result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for parks.

Finding: Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effects as identified in the EIR. (CEQA Guidelines § 15091(a)(1)). However, no feasible mitigation is available. Specific economic, legal, social, technological, or other considerations, including provision of employment opportunities for highly trained workers, make infeasible the mitigation measure or project alternatives identified in the EIR. (CEQA Guidelines § 15091(a)(3); Draft Program EIR, Executive Summary, page ES-35; Draft Program EIR, Section 3.14, pages 3.14-15 to 3.14-17).

Mitigation Measures
No feasible mitigation.

Facts in Support of Finding: Future development projects that occur on the sites proposed for rezoning would be required to provide open space or recreational facilities or pay in lieu fees.

However, because of the limited size of the parcels, the provision of open space and recreational facilities on these parcels would not be sufficient to alleviate the City’s ongoing shortage of parkland.

As such, no feasible mitigation is available, and the proposed project’s impact on park facilities would be significant and unavoidable. As the City receives development applications for subsequent development consistent with the Program 10/11 Rezone/GPA, those applications would be reviewed by the City for compliance with the policies and program of the General Plan to ensure that parks and recreational facilities are adequate to serve the City’s population. In addition, development consistent with the Program 10/11 Rezone/GPA would be required to pay the capital facilities fee in accordance with the Municipal Code. However, because the City is in an ongoing deficit for parkland, any population increase in the City would exacerbate the existing deficit. Therefore, future development consistent with the Program 10/11 Rezone/GPA would have a significant and unavoidable impact related to the provision of parkland consistent with the City’s acreage goals. (Draft Program EIR, Section 3.14, pages 3.14-15 to 3.14-17.) The Lead Agency did not identify any feasible mitigation applicable to the proposed project and impacts would remain significant and unavoidable.

1.7.7 - Cumulative Parkland Impact
Cumulative Cultural Impact
The proposed project would result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in

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Https://adecinnovations.sharepoint.com/sites/PublicationsSite/Shared Documents/Publications/Client (PN -JN)/0237/02370039/FOF/02370039 Colton Housing Element Update FOF.docx order to maintain acceptable service ratios, response times or other performance objectives for parks.

Finding: Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effects as identified in the EIR. (CEQA Guidelines § 15091(a)(1)). However, no feasible mitigation is available. Specific economic, legal, social, technological, or other considerations, including provision of employment opportunities for highly trained workers, make infeasible the mitigation measure or project alternatives identified in the EIR. (CEQA Guidelines § 15091(a)(3); Draft Program EIR, Executive Summary, page ES-35; Draft Program EIR, Section 3.14, page 3.14-18).

Mitigation Measures
No feasible mitigation.

Facts in Support of Finding: The City of Colton currently has a significant parkland deficit, providing only about 0.92 acre per 1,000 residents compared to its goal of 5 acres per 1,000 residents.

Although new development, including that facilitated by the Program 10/11 Rezone/GPA, is required to pay development impact fees and there are plans for new and renovated parks (such as the proposed 42-acre Colton Habitat Park), these measures are not sufficient to address the existing and projected shortfall. The cumulative effect of population growth from the proposed project and other development would further increase demand on already limited park resources, potentially leading to deterioration of existing parks or the need for new park construction, which could have additional environmental impacts. Because payment of fees does not guarantee new parkland will be provided or that the deficit will be resolved, and because the size of new development parcels limits the ability to provide adequate open space, the cumulative impact on park facilities is considered significant and unavoidable (Draft Program EIR, Section 3.14, pages 3.14-15 to 3.14-18).

The Lead Agency did not identify any feasible mitigation applicable to the proposed project and impacts would remain significant and unavoidable.

1.8 - Findings Regarding Alternatives

1.8.1 - Introduction
This section presents findings regarding the following alternatives to the proposed project evaluated in the Draft Program EIR:
• Alternative 1–No Project Alternative: Under the No Project Alternative, the proposed project would not occur, and no updates to the General Plan Land Use Map, Zoning Map, Land Use Element, or Zoning Ordinance would be proposed.
• Alternative 2–Reduced Density Alternative: Under the Reduced Density Alternative, the same parcels identified for rezoning would be rezoned but at reduced densities as compared to the proposed project. This alternative would reduce the overall housing units that could be accommodated by approximately 497 units while still allowing the City to meet its RHNA.

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Https://adecinnovations.sharepoint.com/sites/PublicationsSite/Shared Documents/Publications/Client (PN -JN)/0237/02370039/FOF/02370039 Colton Housing Element Update FOF.docx Updates to the General Plan Land Use Map, Zoning Map, Land Use Element, and Zoning Ordinance would still be required for the Reduced Density Alternative, the same as for the proposed project.
• Alternative 3–Inclusionary Park Space Alternative: Under the Inclusionary Park Space Alternative, all development sites greater than 1 acre in size would be required to include space such as a tot lot, playground, courtyard, or plaza. Recreational space shall be included at a minimum of 10 percent of gross square footage of the individual project. This alternative would require updates to the General Plan Land Use Map, Zoning Map, Land Use Element, and Zoning Ordinance, similar to the proposed project.
• Alternative 4–Increased Park Space Alternative: This alternative would rezone some of the vacant parcels identified for rezone under the proposed project to allow for parks or other recreational space instead of housing. This alternative would include sufficient housing unit potential calculated at a reasonable potential yield to meet the City’s RHNA but would result in a reduction in the total number of dwelling units on the identified parcels. This alternative would require updates to the General Plan Land Use Map, Zoning Map, Land Use Element, and Zoning Ordinance similar to the proposed project.
• Alternative 5–Increased Density Alternative: The proposed project has calculated buildout of 1,953 dwelling units utilizing a reasonable yield ratio of 60 percent residential per site, as described in Chapter 2, Project Description. This alternative would allow the City to permit development on the identified parcels to be rezoned at a reasonable yield ratio of 70 percent residential per site (2,079 dwelling units compared to 1,953 units for the proposed project) and would increase the surplus of dwelling units needed to meet the City’s RHNA. This alternative would require updates to the General Plan Land Use Map, Zoning Map, Land Use Element, and Zoning Ordinance, similar to the proposed project.

In accordance with CEQA Guidelines Section 15126.6, the EIR contained a comparative impact assessment of alternatives to the proposed project. The primary purpose of this analysis is to provide decision-makers and interested agencies, organizations and individuals with information about a reasonable range of potentially feasible project alternatives, which could avoid or reduce any of the project’s significant adverse environmental effects. Important considerations for this alternatives analyses are noted below:
• An EIR need not consider every conceivable alternative to a project; • An EIR should identify alternatives that were considered by the lead agency, but rejected as infeasible during the scoping process;
• Reasons for rejecting an alternative include:
- Failure to meet most of the basic project objectives identified in Section 1.3.2, above; - Infeasibility; and
- Inability to avoid significant environmental effects.

CEQA does not require that an analysis of alternate sites always be included in an EIR. “[A]n EIR is not ordinarily an occasion for the reconsideration or overhaul of fundamental land use policy”

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Https://adecinnovations.sharepoint.com/sites/PublicationsSite/Shared Documents/Publications/Client (PN -JN)/0237/02370039/FOF/02370039 Colton Housing Element Update FOF.docx (Citizens of Goleta Valley v. Board of Supervisors [1990] 52 Cal.3d 553, 573). Since the proposed project consists of rezoning of certain parcels within City limits and proposes General Plan Land Use Element and Zoning Ordinance text amendments to provide consistency, the proposed project would achieve consistency with the General Plan’s regional land use policies. The parcels selected for rezoning were carefully chosen for feasibility and land use compatibility aimed at allowing the City to comply with the RHNA. Alternative locations would not reduce the significant impacts of the proposed project. Thus, an alternative location was rejected from further consideration as infeasible.

Alternative 1: No Project Alternative
Under this alternative, the proposed Housing Element Update Program 10/11 Rezone and General Plan Amendment would not occur. No updates to the General Plan Land Use Map, Zoning Map, Land Use Element, or Zoning Ordinance would be implemented (Draft Program EIR, Chapter 6, page 6-7).

The primary objective of the proposed project is to rezone parcels to provide sufficient capacity to meet the City’s RHNA allocation of 5,434 units for the 2021–2029 planning period. The No Project Alternative would retain existing zoning and land use designations, which the Housing Element analysis determined are inadequate to meet RHNA requirements (Draft Program EIR, Chapter 6, pages 6-7 and 6-13). The proposed project seeks to encourage infill development and efficient development patterns by rezoning underutilized and vacant parcels. Under Alternative 1, and without rezoning, these opportunities would not be realized, and the City would continue to face constraints on housing development (Draft Program EIR, Chapter 1, pages 1-31 and Chapter 6, page 6-13). The Housing Element requires zoning that supports a variety of housing types, including affordable housing. Under Alternative 1, existing zoning does not allow the densities necessary to accommodate lower-income housing (30 du/acre minimum). Therefore, the No Project Alternative would not meet State law requirements or the City’s goal to provide housing for all income levels (Draft Program EIR, Chapter 1, pages 1-31 to 1-32 and Chapter 6, page 6-13). Additionally, one of the City’s objectives is to reduce or remove constraints to housing development. Without rezoning and General Plan amendments, existing regulatory barriers remain, preventing the City from implementing best practices and facilitating streamlined housing approvals (Draft Program EIR, Chapter 1, page 1-32 and Chapter 6, page 6-13). Accordingly, Alternative 1 is rejected.

Alternative 2: Reduced Density Alternative
Under Alternative 2, the same parcels identified for rezoning under the proposed project would still be rezoned, but at reduced residential densities. This would lower the potential number of dwelling units compared to the proposed project, while still exceeding the City’s RHNA requirement.

The proposed project, in combination with other programs and projects in the City, would result in a RHNA surplus of 1,500 units. This alternative would result in a RHNA surplus of only approximately 497 units. (Draft Program EIR, Chapter 6, page 6-14). The purpose of this alternative was to address impacts associated with increased growth, such as air quality, GHG emissions, and transportation.

While some impacts would be slightly reduced (e.g., aesthetics, air quality, noise, utilities), the overall environmental footprint and site disturbance would remain similar because development would still occur on the same parcels. However, significant unavoidable impacts, such as those related to air quality (regional emissions and Air Quality Management Plan [AQMP] consistency) and

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Although Alternative 2 would meet most project objectives, it would not meet them as efficiently or to the same extent as the proposed project. While RHNA compliance would still be achieved, the surplus of units would be much smaller (497 vs. 1,500 units), limiting flexibility to accommodate future housing demand and market shifts (Draft Program EIR, Chapter 6, page 6-14). Lower densities reduce opportunities for diverse housing types and efficient land use patterns (Draft Program EIR, Chapter 6, page 6-18). Air quality impacts remain significant and unavoidable due to regional emissions and AQMP inconsistency, even with reduced density (Draft Program EIR, Chapter 6, pages 6-15 to 6-16). Cultural resource impacts also remain significant and unavoidable (Draft Program EIR, Chapter 6, page 6-15). The alternative does not maximize housing opportunities, which is a key goal of the Housing Element Update (Draft Program EIR, Chapter 6, page 6-20). Accordingly, because Alternative 2 does not achieve project objectives to the same degree as the proposed project and does not reduce significant unavoidable impacts to less than significant levels, it is considered undesirable under CEQA and rejected (Draft Program EIR, Chapter 6, page 6-20).

Alternative 3: Inclusionary Park Space Alternative
Under Alternative 3, all development sites greater than 1 acre would be required to include common open or recreational space (e.g., tot lot, playground, courtyard, or plaza) at a minimum of 10 percent of the gross square footage of the individual project. This alternative would affect 17 parcels and require updates to the General Plan Land Use Map, Zoning Map, Land Use Element, and Zoning Ordinance, along with additional modifications to design regulations to mandate the inclusion of recreational space (Draft Program EIR, Chapter 6, pages 6-21 to 6-22).

Overall development intensity would remain substantially similar to the proposed project, as reductions in residential space would be offset by decreasing commercial/mixed-use areas on certain parcels to maintain housing capacity. Impacts across most environmental topics—such as aesthetics, air quality, biological resources, cultural resources, noise, transportation, utilities, and wildfire—would be similar to the proposed project (Draft Program EIR, Chapter 6, pages 6-22 to 6- 26).

While Alternative 3 could introduce approximately 6.71 acres of additional parkland, the City’s parkland ratio deficiency (currently 0.92 acre per 1,000 residents versus the goal of 5 acres) would not be remedied. Therefore, impacts related to public services (parks) would be slightly reduced under this alternative, but would remain significant and unavoidable (Draft Program EIR, Chapter 6, page 6-25).

Although Alternative 3 would meet most project objectives, it would not meet them to the same extent as the proposed project. Alternative 3 offers limited improvement to the City’s parkland deficiency. The City’s goal is 5 acres of parkland per 1,000 residents, but Alternative 3 would only add approximately 6.71 acres, which is insufficient to address the existing deficit. Thus, significant and unavoidable impacts to park services remain (Draft Program EIR, Chapter 6, page 6-25).

Depending on how development applications are filed, this alternative could result in slightly fewer

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The inclusion of park space does not substantially lessen these impacts (Draft Program EIR, Chapter 6, pages 6-22 and 6-26). While the alternative promotes community amenities, it does not improve housing capacity or reduce major environmental impacts. Therefore, it does not meet project objectives as efficiently or effectively as the proposed project (Draft Program EIR, Chapter 6, pages 6- 26 to 6-27).

Accordingly, Alternative 3 is considered undesirable under CEQA because it does not reduce significant unavoidable impacts and does not meet project objectives to the same extent as the proposed project and is therefore rejected (Draft Program EIR, Chapter 6, pages 6-26 to 6-27).

Alternative 4: Increased Park Space Alternative
Alternative 4 would rezone one or more vacant parcels identified under the proposed project to allow for recreational space/parks (e.g., pocket parks, playgrounds, plazas) instead of residential or mixed-use development. While this alternative would reduce the number of dwelling units or commercial space on certain parcels, it would still provide sufficient rezoning to meet the City’s RHNA allocation of 5,434 units, though with a smaller surplus compared to the proposed project (Draft Program EIR, Chapter 6, page 6-27 to 6-36). The purpose of this alternative is to reduce impacts related to park facilities by introducing additional open space.

Although Alternative 4 meets most objectives, it does not meet them as efficiently or to the same extent as the proposed project. Importantly, although Alternative 4 would still allow the City to meet its RHNA, it would do so with a smaller surplus, limiting flexibility to accommodate future housing needs (Draft Program EIR, Chapter 6, page 6-36). Additionally, this Alternative does not reduce significant unavoidable impacts to below a level of significance. Air quality and cultural resource impacts remain significant and unavoidable. Parkland deficiency also remains significant despite added recreational space (Draft Program EIR, Chapter 6, page 6-36).

Alternative 4 introduces park space but reduces housing capacity and does not substantially lessen major environmental impacts. Therefore, it does not achieve project objectives as effectively as the proposed project (Draft Program EIR, Chapter 6, page 6-36). Accordingly, Alternative 4 is considered undesirable under CEQA because it does not reduce significant unavoidable impacts and does not meet project objectives to the same extent as the proposed project and is therefore rejected (Draft Program EIR, Chapter 6, page 6-36).

Alternative 5: Increased Density Alternative
Alternative 5 proposes increasing the residential yield ratio from 60 percent to 70 percent per site, resulting in approximately 2,079 dwelling units compared to 1,953 units under the proposed project.

This alternative would require updates to the General Plan Land Use Map, Zoning Map, Land Use Element, and Zoning Ordinance, similar to the proposed project. The purpose of this alternative is to meet project objectives to an even greater extent by providing additional housing units and

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Https://adecinnovations.sharepoint.com/sites/PublicationsSite/Shared Documents/Publications/Client (PN -JN)/0237/02370039/FOF/02370039 Colton Housing Element Update FOF.docx increasing the surplus beyond the City’s RHNA allocation of 5,434 units (Draft Program EIR, Chapter 6, pages 6-36 to 6-47).

While Alternative 5 would meet all project objectives and even exceed them by providing additional housing units, it is rejected because it does not reduce any significant unavoidable impacts and, in fact, increases several impacts compared to the proposed project. Alternative 5 would generate higher levels of criteria pollutants (ROG, NO
X, PM10, PM2.5) due to increased construction activity, vehicle trips, and energy consumption. These impacts would be significant and unavoidable and are greater than those of the proposed project (Draft Program EIR, Chapter 6, page 6-37). Higher residential density results in greater VMT, emergency access concerns, and increased demand for public services and utilities. Transportation impacts would be significant and unavoidable (Draft Program EIR, Chapter 6, pages 6-43 to 6-45).

Additionally, this alternative would not result in significant reductions to the proposed project’s significant and unavoidable impacts. Similar to the proposed project, cultural resources impacts remain significant and unavoidable. Alternative 5 does not mitigate these impacts to less than significant levels (Draft Program EIR, Chapter 6, page 6-38). Although the physical footprint remains the same, increased density leads to higher energy use, GHG emissions, noise, and utility demand, making overall environmental performance more impactful compared to the proposed project (Draft Program EIR, Chapter 6, pages 6-39 to 6-45).

Accordingly, Alternative 5 is considered undesirable under CEQA because, despite meeting project objectives to a greater extent, it increases environmental impacts and fails to reduce any significant unavoidable impacts and is therefore rejected (Draft Program EIR, Chapter 6, page 6-46).

Environmentally Superior Alternative
Section 15126.6(e)(2) of the CEQA Guidelines indicates that an analysis of alternatives to a proposed project shall identify an environmentally superior alternative among the alternatives evaluated in an EIR.

Each Alternative 1 through 4 would lessen the environmental impacts relative to the proposed project to a certain degree (as described above and further in the EIR). If the No Project Alternative is the environmentally superior alternative—which is the case here as it avoids all project impacts, but fails to satisfy any of the project objectives—the EIR must also identify another environmentally superior alternative among the remaining alternatives. Overall, based on these Findings, Alternative 4 balances environmental performance with partial attainment of project goals, offering modest reductions in significant impacts without introducing new adverse effects. Therefore, Alternative 4 is identified as the environmentally superior alternative among those that feasibly meet most of the project’s objectives, even though it fails to fully implement project objectives. (Draft Program EIR, Chapter 6, page 6-49.) Given its failure to fully implement project objectives, Alternative 4, the environmentally superior alternative, is rejected.

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1.9 - Findings Regarding Cumulative Impacts
Consistent with CEQA’s requirements, the EIR for the proposed project includes an analysis of cumulative impacts. As discussed above, except as to cumulative air quality impacts, cultural resources impacts and parkland impacts, as described below, all other cumulative impacts associated with the proposed project are less than significant or less than significant with the implementation of applicable mitigation and compliance with applicable regulations.

Cumulative air quality impacts remain significant even with incorporation of all feasible mitigation with respect to the following:
• Cumulatively Considerable Net Increase of Any Criteria Pollutant for Which the Project Region Is Nonattainment Under an Applicable Federal or State Ambient Air Quality Standard: As discussed under Impact AIR-1, the proposed project is inconsistent with the current air quality plan and impacts related to consistency with the air quality plan would be significant and unavoidable. Therefore, the proposed project’s incremental contribution would also be cumulatively considerable with regard to consistency with the air quality plan. The proposed project would contribute criteria pollutants to the area during temporary project construction and operation. When combined with the possible impacts of several individual projects in the area possibly under construction simultaneously, the generation of fugitive dust and pollutant emissions during construction could result in substantial short-term increases in air pollutants. However, each project would be required to comply with the South Coast AQMD’s standard construction emissions control measures and mitigation measures AIR-2a and AIR-2b. However, as the proposed project would have significant and unavoidable impacts related to the considerable net increase of any criteria pollutant for which the region is in nonattainment under an applicable federal or State ambient air quality standard, even after implementation of MMs AIR-2a and AIR-2b, it would also contribute to a cumulative impact. Therefore, cumulative impacts would be significant and unavoidable. • Expose Sensitive Receptors to Substantial Pollutant Concentration: Future development consistent with the proposed project would increase activities that may expose sensitive receptors to substantial pollutant concentrations. MM AQ-3 would ensure mobile and construction sources of TACs not covered under South Coast AQMD permits are considered during subsequent project-level environmental review by the City. Implementation of the proposed project would result in land uses that could generate TACs from both permitted and non-permitted (e.g., trucks) sources that could contribute to elevated levels in the Basin. All construction would be required to comply with South Coast AQMD rules regulating construction activities, and implementation of MM AQ-1 would serve to substantially reduce DPM emission from construction activities. While individual projects that are subject to the CEQA process or to South Coast AQMD permitting requirements would be required to comply with South Coast AQMD rules and regulations, the proposed project may introduce uses that could increase TAC emissions that would contribute to the higher levels of risk in the Basin.

Therefore, the proposed project’s cumulative contribution to health risk is significant and unavoidable.

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Https://adecinnovations.sharepoint.com/sites/PublicationsSite/Shared Documents/Publications/Client (PN -JN)/0237/02370039/FOF/02370039 Colton Housing Element Update FOF.docx • Cause a substantial adverse change in the significance of a historical resource pursuant to Section 15064.5: As the City receives development applications for subsequent development consistent with the Program 10/11 Rezone/GPA, those applications would be reviewed by the City for compliance with the policies of the General Plan, the City’s Historic Preservation Ordinance, and other relevant federal, State, and local regulations that protect historical resources, including Section 15064.5 of the CEQA Guidelines and Sections 5024.1 and 5097 of the Public Resources Code. However, in the event that an individual development project proposes to demolish a property determined to be a historic resource, this would result in a significant and unavoidable impact that could not be mitigated. For these reasons, the City conservatively finds that the proposed project’s incremental contribution to the less than significant cumulative impacts would be considered cumulatively considerable. • Park Services: The City has been operating with a parkland ratio deficiency for several years, and further population growth could increase the deficit. Facilities fees would be collected from development projects in order to collect sufficient funds to construct adequate park facilities and to refurbish and expand existing facilities to maintain existing levels of service.

However, given that the City has been operating at a parkland deficit for several years, increased population within the City could exacerbate the existing parks deficit. Potential future impacts to Colton parks could be reduced through the contribution of the capital facilities fee to ensure facilities are adequately maintained and sufficient to accommodate growth associated with cumulative development. However, despite the payment of development impact fees, the proposed project could increase the parks deficit, accelerate deterioration of existing parks and recreational facilities, and make a considerable contribution to cumulative impacts on parks. Therefore, the proposed project’s cumulative impacts associated with development would be significant and unavoidable.

1.10 - Findings Regarding Growth Inducement
CEQA Guidelines Section 15126.2(e) requires a discussion of the ways in which a proposed project could foster economic or population growth, or the construction of additional housing, either directly or indirectly, in the surrounding environment. Typical growth-inducing factors might be the extension of urban services or transportation infrastructure to a previously unserved or underserved area, or the removal of major barriers to development.

The Program 10/11 Rezone/GPA does not approve or entitle specific development projects and cannot predict when development will occur. It identifies sites for future housing to meet RHNA requirements and removes regulatory obstacles to planned growth. At full buildout, the project could accommodate approximately 3,255 net new housing units, increasing the City’s housing stock from 16,632 to 19,887 units. This equates to a population increase of about 3,260 people, which is considered planned growth under the Housing Element and SCAG projections (Draft Program EIR, Chapter 5, pages 5-8 to 5-9).

The project would not extend infrastructure outside city limits or the Sphere of Influence. Existing services and infrastructure (roads, utilities, public safety) are adequate, and future development would connect locally to existing systems. No substantial infrastructure extensions or removal of

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The Program 10/11 Rezone/GPA accommodates planned growth consistent with the General Plan and Housing Element. It does not result in unplanned direct or indirect population growth. Impacts are considered less than significant (Draft Program EIR, Chapter 5, page 5-9).

The Lead Agency finds that the proposed project would not result in unplanned growth.

1.11 - Findings Regarding Significant Irreversible Environmental Changes According to Sections 15126(c) and 15126.2(d) of the CEQA Guidelines, the Lead Agency must address any significant irreversible environmental changes that would occur should the proposed project be implemented. Generally, a project would result in significant irreversible environmental changes if any of the following would occur:
• The project would involve a large commitment of nonrenewable resources; • The primary and secondary impacts of the project would generally commit future generations to similar uses;
• The project involves uses in which irreversible damage could result from any potential environmental accidents; or
• The proposed consumption of resources are not justified.

The Program 10/11 Rezone/GPA would result in long-term changes to land use patterns by rezoning approximately 89.9 acres for residential and mixed-use development. Once developed, these lands would not likely revert to their previous uses (Draft Program EIR, Chapter 5, page 5-10).

Irretrievable Commitment of Resources: Construction and operation of future housing projects would involve irreversible consumption of nonrenewable resources, including fossil fuels, building materials, and energy. These commitments are typical of urban development and cannot be recovered once used (Draft Program EIR, Chapter 5, page 5-10).

Energy Use and GHG Emissions: Increased energy demand and associated GHG emissions would occur during construction and operation. Although mitigation measures and compliance with State regulations (e.g., Title 24, CALGreen) would reduce impacts, some level of resource use and emissions is unavoidable (Draft Program EIR, Chapter 5, page 5-10).

Infrastructure and Public Services: Development would require long-term use of water, wastewater, and solid waste systems. While these systems have capacity, their use represents an irreversible commitment of resources (Draft Program EIR, Chapter 5, page 5-10).

The proposed project would cause some irreversible environmental changes related to land use conversion, resource consumption, and energy use; however, these changes are considered typical for urban development and are consistent with the City’s General Plan and Housing Element

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The Lead Agency finds that the proposed project would cause significant irreversible environmental changes related to land use conversion, resource consumption, and energy use.

1.12 - Mitigation Monitoring and Reporting Plan
Pursuant to Public Resources Code Section 21081.6 and CEQA Guidelines Section 15091(d), the Lead Agency adopts the MMRP prepared for the proposed project, attached as Appendix A.

Implementation of the mitigation measures contained in the MMRP is hereby made a condition of approval of the proposed project. The MMRP is incorporated by reference in these Findings. In the event of any inconsistencies between the mitigation measures set forth herein and the MMRP , the MMRP shall control.

1.13 - Findings Regarding Recirculation
During the public review period after the Draft Program EIR was published, the Lead Agency received comment letters containing certain additional information. Lead Agency staff and consultants involved in preparing the various studies, reports and analyses included in the Draft Program EIR have also presented additional information since the publication of the Draft Program EIR during the City’s public hearings on the proposed project. Some of this information was contained in comments submitted on the Draft Program EIR, and in responses to those comments contained in the Final EIR.

Other information was presented at or before public meetings/hearings on the EIR. The EIR incorporates feasible mitigation, additions, clarifications, modifications, and other changes, in response to comments and as determined appropriate by Lead Agency staff and required under CEQA.

Under Laurel Heights Improvement Ass'n v. Regents of Univ. of Cal. (1993) 6 C4th 1112 (Laurel Heights II) and the CEQA Guidelines (14 California Code of Regulations [CCR] § 15088.5(a)(3)), when information added to the Final EIR consists of a suggested additional mitigation measure, recirculation is required only if the new mitigation measure meets all of the following criteria (South County Citizens for Smart Growth v. County of Nevada (2013) 221 CA4th 316, 330):
• It is feasible;

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• It would clearly lessen the project's significant environmental impacts; and • It is not adopted.

Recirculation is only required only if each of the above tests is met. (South County Citizens, supra at 330). Here, no information was introduced that meets any of these tests.

The Lead Agency has considered all relevant information including the opinions and comments of interested agencies, organizations and individuals. The Lead Agency finds that the additional information received by the City does not meet the test for recirculation. Additionally, the Lead Agency finds that none of the additional information provided during the public comment period demonstrates any of the following situations requiring recirculation identified in CEQA Guidelines Section 15088.5 have occurred:
• A new significant environmental impact that would result from the project (or any alternative) or from a new mitigation measure proposed to be implemented. • A substantial increase in the severity of an environmental impact would result unless mitigation measures are adopted that reduce the impact to a level of insignificance. • A feasible project alternative or mitigation measure considerably different from others previously analyzed would clearly lessen the significant environmental impacts of the project (or an alternative), but the project's proponents decline to adopt it. • The Draft Program EIR was so fundamentally and basically inadequate and conclusory in nature that meaningful public review and comment were precluded.

Based on the foregoing and as explained in more detail in the Final EIR, and having reviewed all the information in the record of proceedings, the Lead Agency hereby finds that this additional information does not constitute significant new information, nor does it require recirculation of the EIR. The additional information merely clarifies or amplifies an adequate EIR.

1.14 - Statement of Overriding Considerations
CEQA requires that a Lead Agency balance the benefits of a project against its unavoidable environmental risk in determining whether to approve the proposed project. If the benefits outweigh the unavoidable adverse effects, those effects may be considered “acceptable” pursuant to CEQA Guidelines Section 15093(a). CEQA requires that a Lead Agency support, in writing, the specific reasons for considering a project acceptable when significant impacts are infeasible to mitigate.

Those reasons must be based on substantial evidence in the EIR or elsewhere in the administrative record pursuant to CEQA Guidelines Section 15093(b). The Lead Agency’s written reasons are referred to as a Statement of Overriding Considerations.

As explained in the above Findings of Fact, most of the project’s impacts on the environment would either be insignificant or, through the incorporation of mitigation measures as conditions of approval

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Accordingly, as set forth below, the City of Colton hereby declares that the following benefits provided to the public through the approval and implementation of the proposed project outweigh the identified significant adverse environmental impacts of the proposed project that cannot be mitigated. The City of Colton finds that each of the project benefits separately and individually outweighs all of the unavoidable adverse environmental effects identified in the EIR and therefore finds those impacts to be acceptable.
• The project enables the City to meet its RHNA allocation for the 2021–2029 planning period, providing adequate sites for a range of income levels and ensuring compliance with State Housing Element Law.
• The project would benefit the human environment through cohesive design. • The project supports efficient land use, reduces sprawl, and leverages existing infrastructure, by prioritizing infill development on vacant and underutilized parcels. Prioritizing infill development also protects natural lands and open space and reduces fossil fuel consumption attributable to longer commuting distances and lack of transit options. • The project responds to the broad range of housing needs in the City and enables development of an adequate supply of housing for the City’s workforce, residents, and special needs populations by supporting a mix of housing types, densities, affordability levels, and designs. As required by State law, the project follows the principles of planning sustainable communities by meeting both the present and future housing needs of the City. • The project includes zoning amendments and General Plan updates that reduce or remove constraints to housing development, incorporate best practices, and streamline approvals for affordable housing.
• By increasing the housing supply, especially near employment centers and transit, the project supports local economic development, supports small businesses, helps attract and retain workforce, and improves the jobs-to-housing ratio in the City. • The project’s focus on infill, mixed-use, and higher-density development near transit and services is consistent with and advances the City’s commitment to greenhouse gas reduction, air quality improvement, and sustainable communities strategies. • The project encourages the inclusion of open space, recreational facilities, and parkland in new developments, improving community health and livability. • The project is consistent with the City’s General Plan, the South Colton Livable Corridor Plan, and the Southern California Association of Governments’ (SCAG) Connect SoCal 2024, supporting regional goals for housing, transportation, and sustainability.

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1.15 - Custodian of Record; Scope and Content of Record The documents and materials that constitute the record of proceedings on which these Findings are based are located at the City of Colton 659 North La Cadena Drive Colton, CA 92324. This information is provided in compliance with Public Resources Code Section 21081.6.

Various documents, information, testimony, reports, studies, analyses and other materials (both oral and written) constitute the record upon which the City bases these Findings and the basis for the City’s approval and/or adoption contained herein. These Findings cite specific pieces of evidence, but none of the City's findings are based solely on those cited pieces of evidence. Rather, these Findings are based upon the entire record, and the Lead Agency intends to rely upon all supporting evidence in the record for each of its conclusions contained herein.

The documents in the record include all items referenced in Public Resources Code Section 21167.6(e), and shall not include those items specifically excluded by the Public Resources Code or any other regulation.

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Appendix A:

Mitigation Monitoring and Reporting Program

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Mitigation Monitoring and Reporting Program
for the
City of Colton Housing Element Update Program 10/11 Rezone and General Plan Amendment
City of Colton, San Bernardino County, California
State Clearinghouse Number 2025010520
Prepared for:

City of Colton
659 North La Cadena Drive
Colton, CA 92324
909.370.5523
Contact: Mario Suarez, Planning Manager
Prepared by:

FirstCarbon Solutions
967 Kendall Drive, #A-537
San Bernardino, CA 92407
714.508.4100
Contact: Cecilia So, Project Director
Alison Rondone, Project Manager
Date: December 30, 2025

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City of Colton—Housing Element Update Program 10/11 Rezone and General Plan Amendment Mitigation Monitoring and Reporting Program Preface

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PREFACE
Section 21081.6 of the California Environmental Quality Act (CEQA) and CEQA Guidelines Section 15097 require a Lead Agency to adopt a Mitigation Monitoring and Reporting Program (MMRP) whenever it adopts a Mitigated Negative Declaration (MND) in conjunction with a project approval.

The purpose of the MMRP is to ensure compliance with the mitigation measures occurs during project implementation.

The Draft Program EIR prepared for the proposed Housing Element Update Program 10/11 Rezone and General Plan Amendment (proposed project) concluded that project implementation could result in potentially significant effects on the environment and mitigation measures were incorporated into the proposed project or are required as a condition of project approval that reduce these potential impacts to a less than significant level. This MMRP documents how and when the mitigation measures adopted by the Lead Agency will be implemented and confirms that potential environmental impacts are reduced to less than significant levels as identified in the Draft Program EIR.

This document does not discuss those subjects that the environmental analysis demonstrates would result in less than significant impacts and for which no mitigation was proposed or necessary.

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Housing Element Update Program 10/11 Rezone and General Plan Amendment Mitigation Monitoring and Reporting Program

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https://adecinnovations.sharepoint.com/sites/PublicationsSite/Shared Documents/Publications/Client (PN -JN)/0237/02370039/MMRP/02370039 Colton Housing Element Update Program 10.11 Rezone MMRP.docx Table 1: Housing Element Update Program 10/11 Rezone and General Plan Amendment Project Mitigation Monitoring and Reporting Program
Mitigation Measures Method of Verification Timing of Verification Responsible for
Verification
Verification of Completion
Date Initial

3.1 Air Quality
MM AIR-2a: Implement measures to reduce construction-
related criteria air pollutant emissions.

While specific mitigation measures and/or project design features to reduce construction-related emissions would be determined during project-level analysis, potential mitigation could include but is not limited to:
• Requiring fugitive-dust control measures that exceed South Coast AQMD’s Rule 403, such as:
- Use of nontoxic soil stabilizers to reduce wind erosion. - Applying water every 3 hours to active soil-disturbing activities.

Incorporation into all
appropriate project
construction documents,
including all grading,
utility, building,
landscaping, and
improvement plans.

City’s Building and Safety
Division shall review
construction plans and
conduct site inspections.

Prior to project
approval
City of Colton
Planning Division;
City of Colton
Building and Safety
Division

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Verification
Verification of Completion
Date Initial
- Tarping and/or maintaining a minimum of 24 inches of
freeboard on trucks hauling dirt, sand, soil, or other
loose materials.
• Using construction equipment rated by EPA as having Tier 3 (model year 2006 or newer) or Tier 4 (model year 2008 or newer) emission limits, applicable for engines between 50 and 750 horsepower.
• Ensuring that construction equipment is properly serviced and maintained to the manufacturer’s standards.
• Limiting nonessential idling of construction equipment to no more than 5 consecutive minutes
• Limiting on-site vehicle travel speeds on unpaved roads to 15 miles per hour.
• Installing wheel washers for all exiting trucks or washing all trucks and equipment leaving the project area.
• Using super-compliant volatile organic compound (VOC) paints for coating of architectural surfaces whenever
possible.

MM AIR-2b Implement measures to reduce criteria air
pollutant emissions during operation.

Prior to approval by the City for non-ministerial projects proposed in the areas defined by the proposed project,
applicants shall prepare and submit a technical assessment evaluating potential project operation phase-related air quality impacts to the Planning Division for review and approval. The evaluation shall be prepared in conformance with South Coast Air Quality Management District (South Coast AQMD) methodology in assessing air quality impacts. If operational-related air pollutants are determined to have the potential to exceed the South Coast AQMD adopted
thresholds of significance, the Planning Division shall require incorporation of mitigation measures and/or project design features to reduce air pollutant emissions during operational activities, to be included as part of the conditions of approval.

Incorporation into all
appropriate project
construction documents,
including all grading,
utility, building,
landscaping, and
improvement plans.

City’s Building and Safety
Division shall review
construction plans and
conduct site inspections.

Prior to project
approval
City of Colton
Planning Division

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Verification
Verification of Completion
Date Initial
Possible mitigation measures and/or project design features to reduce long-term emissions could include but are not limited to the following:
• Providing truck delivery and loading areas and truck
parking spaces shall include signage as a reminder to limit idling of vehicles while parked for loading/unloading in accordance with CARB Rule 2845 (13 California Code of
Regulations Chapter 10 § 2485).
• Providing changing/shower facilities as specified in Section A5.106.4.3 of the California Green Building Standards Code (CALGreen) (Nonresidential Voluntary Measures).
• Providing bicycle parking facilities per Section A4.106.9 (Residential Voluntary Measures) of CALGreen.
• Providing preferential parking spaces for low-emitting, fuel- efficient, and carpool/van vehicles per Section A5.106.5.1 of CALGreen (Nonresidential Voluntary Measures).

Encouraging facilities to support electric charging stations per Section A5.106.5.3 (Nonresidential Voluntary
Measures) and Section A5.106.8.2 (Residential Voluntary Measures) of CALGreen.
• Providing appliances shall be Energy Star-certified
appliances or appliances of equivalent energy efficiency (e.g., dishwashers, refrigerators, clothes washers, and dryers). Installation of Energy Star-certified or equivalent appliances shall be verified by Building & Safety during plan check.
• Equipping landscaped common areas with electrical outlets to enable use of electric landscaping equipment to the
extent feasible
MM AIR-3: Prior to discretionary approval by the City, project applicants for new development projects that (1) have the potential to generate emissions of toxic air contaminants (TACs) and/or diesel particulate matter (DPM) emissions during construction or operation, and (2) are within 1,000 Preparation of Health
Risk Assessment (HRA)
by a qualified air quality
consultant for individual
projects and
The HRA shall be
submitted prior to
discretionary
approval by the
City. Mitigation
City of Colton
Planning Division

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Verification
Verification of Completion
Date Initial
feet of a sensitive land use (e.g., residential, schools, hospitals, or nursing homes), as measured from the property line of the project to the property line of the nearest sensitive use, shall submit a Health Risk Assessment (HRA) to the City for review and approval. The HRA shall be prepared in
accordance with policies and procedures of the California Office of Environmental Health Hazard Assessment (OEHHA) and the South Coast Air Quality Management District (South Coast AQMD). If the HRA shows that the incremental cancer risk and/or noncancer hazard index exceed the respective thresholds, as established by the South Coast AQMD at the time a project is considered, the project applicant will be required to identify and demonstrate that best available control technologies for toxics (T-BACT), including appropriate enforcement mechanisms, are capable of reducing potential cancer and noncancer risks to an acceptable level. T-BACTs identified in the HRA shall be identified as Mitigation Measures in the environmental document and/or
incorporated into the site plan.
incorporation of
appropriate measures
recommended by South
Coast AQMD during
project design and
operation, as applicable.

Submittal of HRA to City
of Colton Planning
Division for review and
approval.

Measures identified
in the HRA shall be
incorporated into
the environmental
document and site
plan prior to
issuance of grading
permit, or issuance
of a building
permit, whichever
is sooner.

3.3 Biological Resources
MM BIO-1 Biological Resources Assessment
Prior to the issuance of entitlements for any site in Areas 4, 4A, 5, and 6, which have potential to support sensitive biological resources such as special-status species, nesting native or migratory birds, jurisdictional features, or other sensitive resource, the project applicant or sponsor shall retain a qualified Biologist to prepare a Biological Resources Assessment (BRA). The BRA shall include a project-specific analysis of potential impacts on sensitive and regulated biological resources, including impacts on special-status species and their habitat, migratory birds and other protected nesting birds, roosting bats, rare plants, sensitive
communities and riparian habitats, protected waters and Qualified Biologist
and/or Wetland
Regulatory Specialist
preconstruction survey
results and submittal of
survey documents to the
City of Colton Planning
Division for review and
approval; on-site
inspection/monitoring
by the qualified biologist
if survey results
Prior to the
issuance of any site-
specific
entitlement;
ongoing during
construction
City of Colton
Planning Division;

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wetlands, wildlife corridors and nursery sites, and shall identify thresholds of significance with a significance conclusion and measures to reduce potential project
impact(s) to less than significant level(s). These measures shall be included as conditions of approval for building and grading permits issued for demolition and/or construction.

The project applicant or sponsor shall implement these
measures, as identified in the BRA, to avoid, minimize, and/or mitigate potential project impacts.

Future development consistent with the Program 10/11
Rezone/GPA may be required to undergo additional
environmental review and incorporate additional mitigation depending on results of future biological studies. This may include acquisition of take permits if any project proponent proposes take of federal or State-listed or candidate species.

If take is proposed, the project proponent shall consult with the California Department of Fish and Wildlife (CDFW) and/or the United States Fish and Wildlife Service (USFWS), as applicable, regarding an Incidental Take Permit (ITP) pursuant to Section 2081 of the California Endangered Species Act (CESA) or Sections 7 or 10 of the federal Endangered Species Act. Other measures may include focused surveys, regulatory permits, avoidance measures, and on-site mitigation. If on- site mitigation is not feasible in the City’s discretion, offsite mitigation shall be implemented within the City of Colton Planning Area whenever possible, with a priority given to existing habitat mitigation banks. Habitat mitigation shall be accompanied by a long-term management plan and
monitoring program prepared by a qualified Biologist and include provisions for protection of mitigation lands in perpetuity through the establishment of easements and
adequate funding for maintenance and monitoring; the time frame for the funding shall be detailed in the long-term management plan and monitoring program completed prior
determine special-status
species are present.

Notification to
appropriate regulatory
agency(ies) and habitat
mitigation pursuant to
long-term management
plan and monitoring
program to be prepared
by a qualified Biologist.

Site-specific measures
identified in the BRA
shall be incorporated as
conditions of approval
and incorporated in the
building and grading
permits prior to
issuance.

Verification of additional
environmental review
and additional
mitigation and
permitting, as
applicable.

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to disturbance of occupied habitat or water feature. If a water feature is found to be jurisdictional or potentially
jurisdictional, the applicant shall comply with the appropriate permitting process with each agency claiming jurisdiction prior to disturbance of the feature.

MM BIO-2: Nesting Bird Protection
Prior to the issuance of entitlements for projects
implemented in Areas 1, 2, or 3, the project applicant or sponsor shall retain a qualified Biologist to conduct a preconstruction survey for nesting birds if project
construction activities will be initiated during the avian nesting season (generally, raptor nesting season is January 1 through September 15; and passerine bird nesting season is February 1 through September 1). Pursuant to Fish and Game Code Sections 3503 and 3503.5, to prevent impacts to birds and their nests by the proposed project, the preconstruction survey will be conducted no more than 3 days prior to
commencement of project activities in all suitable areas including trees, shrubs, bare ground, buildings, burrows, cavities, and structures, at the appropriate time of day/night, during appropriate weather conditions to verify the absence of active nests. Preconstruction surveys should focus on both direct and indirect evidence of nesting, including nest locations and nesting behavior (e.g., copulation, carrying of food or nest materials, nestbuilding, removal of fecal sacks, flushing suddenly from atypically close range, agitation, aggressive interactions, feigning injury or distraction displays, or other behaviors).

If an active nest is located during a pre-construction survey, the City shall be notified about the status of the nest and the qualified Biologist shall immediately establish a conservative buffer surrounding the nest, as indicated below. Construction activities shall be restricted as necessary to avoid disturbance Qualified Biologist
survey results and
submittal of qualified
survey results and
survey documents to the
City of Colton Planning
Division for review and
approval; on-site
inspection/monitoring
by the qualified biologist
if survey results
determine nesting birds
are present during the
avian nesting season;
site inspection
Prior to the
issuance in
entitlements and
no more than 3
days prior to
commencement of
project activities
that occur during
avian nesting
season
City of Colton
Planning Division

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of the nest until it has been determined by a qualified Biologist that the juveniles have fledged or are independent of the nest.

Restrictions shall include the establishment of exclusion zones (no ingress of personnel or equipment at a minimum radius of 100-foot radius around an active bird nest), or at a distance determined by the qualified Biologist that will prevent project-related disturbances. The buffer zone will be
maintained around the active nest site(s) until the young have fledged and are foraging independently, as confirmed by the qualified Biologist.

3.4 Cultural Resources
MM CUL-1 Individual development projects which propose to alter a building or structure greater than 45 years of age at the time an application is submitted would be required to undergo project-specific environmental review, in compliance with CEQA Guidelines Section 15064.5, in order for the City to determine whether the building or structure may be a historic resource and take appropriate action such as requiring
additional site-specific or project-specific measures to reduce any potential impacts. These measures are, but not limited to the following:
• Prior to project development that may affect historical resources (i.e., structures 45 years or older), a historical resources assessment shall be performed by an
architectural historian or historian who meets the
Secretary of the Interior’s Professionally Qualified
Standards in architectural history or history. This shall include a records search to determine whether any
resources that may be potentially affected by the project have been previously recorded, evaluated, and/ or
designated in the National Register of Historic Places
(NRHP), California Register of Historical Resources (CRHR), Retention of
professional qualified
architectural historian or
historian who meets the
Secretary of the
Interior’s Professionally
Qualified Standards in
architectural history or
history by
applicant/owner/sponso
r (subject to City
Planning Division
approval) shall perform a
historical resources
assessment; ongoing
monitoring
Prior to issuance of
grading permit for
individual projects;
ongoing during
construction
activities
City of Colton
Planning Division

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or a local register. Following the records search, the
qualified architectural historian shall conduct a survey in accordance with the California Office of Historic
Preservation (OHP) guidelines to identify any previously unrecorded potential historical resources that may be
potentially affected by the proposed project. The criteria for determining a historically significant building or
structure shall meet one or more of the following criteria:
• Is associated with events that have made a significant contribution to the broad patterns of local, regional, or national history; or

1. Is associated with the lives of persons significant in local, regional, or national history; or

2. Embodies the distinctive characteristics of a significant architectural style, property type, period, or method of construction; represent the work of an architect,
designer, engineer, or builder who is locally, regionally, nationally significant, or it is a significant visual feature of the City; possess high artistic values, represent a
significant and distinguishable entity whose
components may lack individual distinction; or

3. That have yielded, or may be likely to yield,
information important in prehistory or history.
• Properties identified as historically significant resources, shall contain proper documentation meeting the Historic American Building Survey (HABS) Guidelines that shall be prepared and implemented, as approved by the qualified
historian meeting the Secretary of the Interior’s
Professional Qualifications Standards. Such documentation shall include drawings, photographs, and written data for each building/structure/element, and provide a detailed mitigation plan, including a monitoring program, recovery, rehabilitation, redesign, relocation, and/or in situ
preservation plan.

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• To ensure that projects requiring the relocation,
rehabilitation, or alternation of a historical resource do not impact the resource’s significance, the Secretary of
Interior’s Standards for the Treatments of Historic
Properties shall be used to the maximum extent possible.

The application of the standards shall be overseen by a qualified architectural historian or historic architect meeting the Professional Qualified Standards. Prior to any construction activities that may affect the historical
resource, a report identifying and specifying the treatment of character defining features and construction activities shall be provided to the City of Colton for review and
approval.
• If a proposed project would result in the demolition or significant alteration of historical resource, such demolition cannot be mitigated to a less than significant level.

However, recordation of the resource prior to construction activities will assist in reducing adverse impacts to the resource to the greatest extent possible. Recordation shall take the form of Historic American Buildings Survey,
Historic American Engineering Record, or Historic American Landscape Survey documentation, and shall be performed
by an architectural historian or historian who meets the Professional Qualified Standards. Documentation shall
include an architectural and historical narrative; medium- or large-format black and white photographs, negatives, and prints; and supplementary information such as
building plans and elevations, and/or historical
photographs. Documentation shall be reproduced on
archival paper and placed in appropriate local, State, or federal institutions. The specific scope and details of documentation are to be developed in coordination with
the City of Colton.

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MM CUL-2 To determine the archaeological sensitivity for individual development projects within the City, an
archaeological resources assessment shall be performed
under the supervision of an Archaeologist that meets the Secretary of the Interior’s (SOI) Professional Qualified Standards for their role. The assessment shall include a California Historical Resources Information System (CHRIS) records search at the South Central Coastal Information Center (SCCIC) and a search of the Sacred Lands File (SLF) maintained by the Native American Heritage Commission
(NAHC). The records searches shall determine if the proposed project has been previously surveyed for archaeological resources, identify and characterize the results of previous cultural resource surveys, and disclose any cultural resources that have been recorded and/or evaluated. A Phase I
pedestrian survey shall be undertaken in areas that are developed and undeveloped to locate any surface cultural materials.

If potentially significant archaeological resources are identified through an archaeological resources assessment, and impacts to these resources cannot be avoided, a Phase II Testing and Evaluation investigation shall be performed by an Archaeologist who meets SOI Standards prior to any
construction-related ground disturbing activities to determine significance. If resources determined significant or unique through Phase II testing, and site avoidance is not possible, a Phase III data recovery program shall be implemented by a qualified Archaeologist and performed in accordance with the California Office of Historic Preservation’s (OHP)
Archaeological Resource Management Reports (ARMR). The
Archaeologist must then prepare an archaeological data
recovery plan to be reviewed and approved by the lead
agency prior to the excavation of resources.

Retention of a
professional qualified
Archaeologist that meets
the Secretary of the
Interior’s (SOI)
Professional Qualified
Standards to perform
archaeological resources
assessment; ongoing
monitoring
Prior to issuance of
grading permit for
individual projects
ongoing during
construction
activities
City of Colton
Planning Division

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If the archaeological assessment did not identify potentially significant archaeological resources within the proposed project area but indicated the area to be highly sensitive for archaeological resources, this shall be followed by monitoring of all ground-disturbing construction and pre-construction activities in areas with previously undisturbed soil by a qualified Archaeologist. The Archaeologist shall inform all construction personnel prior to construction activities of the proper procedures in the event of an archaeological
discovery. The training shall be held in conjunction with the project’s initial on-site safety meeting and shall explain the importance and legal basis for the protection of significant archaeological resources. In the event that archaeological resources (artifacts or features) are exposed during ground- disturbing activities, construction activities within 100 feet of the discovery shall be halted while the resources are
evaluated for significance by an Archaeologist who meets SOI Standards. If the discovery proves to be significant, the qualified Archaeologist shall make recommendations to the Lead Agency (City of Colton) on the measures that shall be implemented to protect the discovered resources, including but not limited to excavation of the finds and evaluation of the finds in accordance with Section 15064.5 of the CEQA Guidelines.

If the archaeological assessment did not identify potentially significant archaeological resources but indicates the area to be of medium to low sensitivity for archaeological resources, an Archaeologist who meets the Professional Qualified
Standards shall be retained on an on-call basis. The
Archaeologist shall inform all construction personnel prior to construction activities about the proper procedures in the event of an archaeological discovery. The training shall be held in conjunction with the project’s initial on-site safety meeting and shall explain the importance and legal basis for

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the protection of significant archaeological resources. In the event that archaeological resources (artifacts or features) are exposed during ground disturbing activities, construction activities within 100 feet of the discovery shall be halted while the on-call Archaeologist is contacted. If the discovery proves to be significant, the qualified Archaeologist shall make recommendations to the Lead Agency (City of Colton) on the measures that shall be implemented to protect the discovered resources, including but not limited to excavation of the finds and evaluation of the finds in accordance with Section 15064.5 of the CEQA Guidelines.

Potentially significant cultural resources consist of but are not limited to stone, bone, fossils, wood, or shell artifacts or features, including hearths, structural remains, or historic dumpsites. Any previously undiscovered resources found
during construction within the project site should be
recorded on appropriate California Department of Parks and Recreation (DPR) 523 forms and evaluated for significance in terms of CEQA Guidelines. Appropriate mitigation measures for significant resources could include avoidance or capping, incorporation of the site in green space, parks, or open space, or data recovery excavations of the finds. No further grading shall occur in the area of the discovery until the Lead Agency (City of Colton) approves the measures to protect these resources. The excavation, study, curation, and/or
repatriation of archaeological artifacts recovered as a result of mitigation shall be undertaken in close consultation with the Lead Agency (City of Colton) and representatives from consulting Native American Tribes, as appropriate. All Reports and DPR forms shall be submitted to the Lead Agency (City of Colton), the SCCIC, and the OHP , as required.

MM CUL-3: In the event of the accidental discovery or
recognition of any human remains, CEQA Guidelines Section If human remains are
discovered, confirm
During ground-
disturbing activities
City of Colton
Planning Divisions

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15064.5; Health and Safety Code Section 7050.5; Public
Resources Code Section 5097.94 and Section 5097.98 must be followed. If during the course of any future development project there is accidental discovery or recognition of any human remains, the following steps shall be taken.

1. There shall be no further excavation or disturbance within 100 feet of the remains until the County Coroner is
contacted to determine whether the remains are Native
American and if an investigation of the cause of death is required. If the Coroner determines the remains to be
Native American, the Coroner shall contact the Native
American Heritage Commission (NAHC) within 24 hours,
and the NAHC shall identify the person or persons it
believes to be the Most Likely Descendant (MLD) of the
deceased Native American. The MLD may make
recommendations to the landowner or the person
responsible for the excavation work within 48 hours, for appropriate treatment and disposition of, with appropriate dignity, the human remains and any associated grave goods as provided in Public Resources Code Section 5097.98.

2. Where the following conditions occur, the landowner or his or her authorized representative shall rebury the Native American human remains and associated grave goods with
appropriate dignity either in accordance with the
recommendations of the MLD or on the project site in a
location not subject to further subsurface disturbance:
• The NAHC is unable to identify a MLD or the MLD failed to make a recommendation within 48 hours after being
notified by the commission.
• The descendant identified fails to make a
recommendation.
• The landowner or his authorized representative rejects the recommendation of the descendant, and mediation
evidence that the
County Coroner has
been contracted and
recommendations are
implemented

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by the NAHC fails to provide measures acceptable to the landowner.

Additionally, California Public Resources Code Section
15064.5 requires the following relative to Native American Remains:

When an initial study identifies the existence of, or the probable likelihood of, Native American Remains within a project site, a lead agency shall work with the appropriate Native Americans as identified by the NAHC as provided in Public Resources Code Section 5097.98. The applicant may develop a plan for treating or disposing of, with appropriate dignity, the human remains, and any items associated with Native American Burials with the appropriate Native
Americans as identified by the NAHC.

3.6 Geology, Soils, and Seismicity
MM GEO-1: A professional Paleontologist, approved by the City of Colton, shall conduct a site-specific paleontological resources survey on the potential sites for rezoning.

If any of the potential sites for rezoning are found to be underlain by any other soil with the potential to contain vertebrate fossils due to their high paleontological sensitivity for significant resources, applicants, owners and/or sponsors of all future development or construction projects shall be required to perform or provide paleontological monitoring, if recommended by the qualified Paleontologist. Should
significant paleontological resources (e.g., bones, teeth, well- preserved plant elements) be unearthed by a future project construction crew, project activities shall be diverted at least 15 feet from the discovered paleontological resources until a professional Paleontologist has assessed such discovered resources and, if deemed significant, such resources shall be salvaged in a timely manner. The applicant/owner/sponsor of Retention of a
professional
Paleontologist (subject
to City of Colton
Planning Division
approval) to perform
site-specific
paleontological
resources survey;
ongoing monitoring
Prior to issuance of
grading permit for
individual projects;
ongoing during
construction
activities
City of Colton
Planning Division

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said project shall be responsible for diverting project work and providing the assessment including retaining a
professional Paleontologist for such purpose. Collected fossils shall be deposited by the applicant/owner/sponsor in an appropriate repository (e.g., University of California Museum of Paleontology (UCMP), California Academy of Sciences) where the collection shall be properly curated and made available for future research.

3.7 Greenhouse Gas Emissions
MM GHG-1a: Implement GHG emission-reduction measures
during construction.

The applicant and/or contractor associated with future
development of sites within the proposed project area shall implement the following measures during construction and, where specified below, shall submit reports demonstrating compliance to the Planning Division for its review and
approval.
• The applicant shall limit all equipment and delivery truck idling times by shutting down equipment when not in use and reducing the maximum idling time to less than 3
minutes. The applicant shall also install clear signage regarding the limitation on idling time at the delivery driveway and loading areas.
• The applicant shall verify that all construction equipment is maintained and properly tuned in accordance with
manufacturers’ specifications. Prior to the commencement of construction activities using diesel-powered and/or
gasoline powered vehicles or equipment, the applicant
shall verify that all vehicles and equipment have been
checked by a certified mechanic and determined to be
running in proper condition prior to admittance into the delivery driveway and loading areas. The applicant shall submit a report by the certified mechanic of the condition Submittal of reports to
the City of Colton
Planning Division; The
City shall inspect the
worksite regularly to
ensure compliance
Prior to issuance of
grading or building
permits, whichever
is sooner, for
individual projects
and ongoing
monitoring
throughout
construction
City of Colton
Planning Division

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of construction-related vehicles and equipment to the
Planning Division prior to commencement of their use.
• The applicant shall use electric equipment where available and feasible.
• The applicant shall implement the use of Tier 4 equipment where available and feasible.

MM GHG-1b: Restrict use of natural gas in new
development.

Future development of sites within the proposed project area shall be all-electric, eliminating the use of any natural gas- fueled appliance or building feature.

Incorporation into
project construction
documents, including
applicable grading,
utility, building,
landscaping, and
improvement plans
Prior to issuance of
grading or building
permits, whichever
is sooner
City of Colton
Planning Division

MM GHG-1c: Implement all-electric landscaping equipment.

All landscaping equipment (e.g., leaf blower) used for
property management shall be electric-powered only. The property manager/facility owner shall provide documentation (e.g., purchase, rental, and/or services agreement) to the City’s Planning Division to verify, to the City’s satisfaction, that all landscaping equipment utilized will be electric powered.

Submittal of purchase,
rental, or services
agreement for the City’s
review and approval
Prior to acquisition
of landscape
equipment
City of Colton
Planning Division

MM GHG-1d: Require EV charging infrastructure that meets CALGreen Tier 2 voluntary requirements.

New residential buildings shall provide electric vehicle (EV) spaces as required by CALGreen Tier 2.

Inclusion of EV spaces in
all final construction and
building documents or
plans
Prior to issuance of
building permits for
individual projects
City of Colton
Planning Division

3.12 Noise
MM NOI-1: Construction Noise Reduction Plan
Prior to issuance of construction permits for development projects associated with the City of Colton Housing Element Update Program 10/11 Rezone and General Plan
Amendment, the following language shall be included,
verbatim, in the general notes section of all the civil plan construction documents.

Submittal and approval
of final site-specific
project-level
Construction Noise
Reduction Plan, and
incorporation of
measures into
During construction
and prior to the
issuance of grading
permits for
individual projects
Construction
Contractor; City of
Colton Planning
Division

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• The construction contractor shall ensure that all equipment driven by internal combustion engines shall be equipped with mufflers, which are in good condition and appropriate for the equipment.
• The construction contractor shall ensure that unnecessary idling of internal combustion engines (i.e., idling in excess of 5 minutes) is prohibited.
• The construction contractor shall utilize “quiet” models of air compressors and other stationary noise sources where technology exists.
• At all times during project grading and construction, the construction contractor shall ensure that stationary noise- generating equipment shall be located as far as practicable from sensitive receptors and placed so that emitted noise is directed away from adjacent residences.
• The construction contractor shall ensure that the
construction staging areas shall be located to create the greatest feasible distance between the staging area and noise-sensitive receptors nearest the project site.
• For construction activity that requires the use of heavy construction equipment within 50 feet of any noise-
sensitive receptors, the construction contractor shall
ensure that the operation of heavy construction equipment shall be limited to between the hours of 7:00 a.m. and 7:00 p.m. Monday through Friday and between 9:00 a.m. and
5:00 p.m. on Saturday and Sunday.
• The construction contractor shall designate a “disturbance coordinator” who would be responsible for responding to any complaints about construction noise. The disturbance coordinator shall determine the cause of the noise
complaint (e.g., a bad muffler) and shall require that
reasonable measures be implemented to correct the
problem.
construction documents;
implementation of
Construction Noise
Reduction Plan during
construction

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• For construction activity that requires the use of heavy construction equipment within 50 feet of any noise-
sensitive receptors, the project applicant shall provide one of the following:
- A temporary noise barrier shall be installed prior to the onset of construction activities that would require the use of heavy construction equipment. The barrier
shall be located between the construction zone and all
adjacent sensitive receptor land uses. The temporary
sound barrier shall provide a reduction in noise that
shall meet the City’s construction noise threshold of
55 A-weighted decibels (dBA) maximum noise level
(Lmax) as measured at the façade of the sensitive
receptor land uses. The noise barrier shall be a
minimum height of 8 feet and be free of gaps and
holes and must achieve a Sound Transmission Class
(STC) of 35 or greater. The barrier can be either (a) a

0.75-inch-thick plywood wall or (b) a hanging
blanket/curtain with a surface density or at least 2
pounds per square foot. For either configuration, the
construction side of the barrier shall have an exterior lining of sound absorption material with a Noise
Reduction Coefficient (NRC) rating of 0.7 or higher.
- A site-specific construction-related groundborne
vibration impact assessment shall be conducted by a
qualified Technical Specialist that demonstrates that
proposed construction activities, along with any
applicable project design features, would not result in an exceedance of an exterior threshold of 80 dBA 8-
hour equivalent sound level (Leq(8hr)) at residential
land uses, or of 85 dBA Leq(8hr) at commercial land
uses, and of 90 dBA Leq(8hr) at industrial land uses.

Upon approval by the City, any identified construction

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Housing Element Update Program 10/11 Rezone and General Plan Amendment Mitigation Monitoring and Reporting Program

FirstCarbon Solutions 21
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Verification
Verification of Completion
Date Initial
noise reduction measures shall be incorporated into
the construction documents.

Compliance with this measure would ensure that potential construction-related noise impacts associated with
development that would occur under the Program 10/11
Rezone/GPA would be reduced to less than significant.

MM NOI-2: Stationary Source Noise Impact Reduction
Measure
Prior to issuance for entitlements for a project, for any development project on potential sites for housing that would include any noise-producing mechanical systems
located within 10 feet of a receiving property line, the project applicant shall retain a Noise Specialist to conduct a site- specific project level noise analysis to evaluate compliance with Section 18.42.040 of the Municipal Code, which
prohibits noise levels in excess of 65 A-weighted decibels (dBA) equivalent sound level (Leq(h)) when measured at the property line of the parcel generating the noise. If the analysis identifies that proposed mechanical system
operations could result in an exceedance of the City’s noise performance standards, then specific measures to attenuate the noise impact shall be identified. The analysis shall be submitted to City staff for review and approval prior to issuance of building permits. The final noise reduction measures shall be included on all final construction and building documents and/or construction management plans and submitted for verification to the City. Specific measures may include, but are not limited to, the following measures or design features:
• The project applicant shall utilize quieter mechanical systems that would not result in an exceedance of the
City’s operational noise standards.

Submittal of site-specific
project-level noise
analysis prior to issuance
of entitlements;
inclusion of applicable
noise reduction
measures in all final
construction and
building documents or
plans
Prior to issuance of
entitlements for
individual projects
City of Colton
Planning Division

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Housing Element Update Program 10/11 Rezone and General Plan Amendment Mitigation Monitoring and Reporting Program

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Verification
Verification of Completion
Date Initial
• The project applicant shall enclose mechanical systems in a sound-attenuating structure or shall install sound barriers adjacent to the proposed system that would reduce
operational noise levels to not exceed the City’s noise performance standards as measured at a receiving
property plane.

Compliance with this measure would ensure that potential stationary-source noise impacts associated with development that would occur under the Program 10/11 Rezone/GPA
would be reduced to less than significant.

MM NOI-3: Construction Vibration Reduction Plan
• Prior to the issuance of entitlements for any future
development projects that would necessitate the use of
any of the following equipment operation conditions, the project sponsor shall retain a Noise Specialist to prepare a Construction Vibration Reduction Plan for submittal to City staff for review and approval that identifies specific
techniques (such as the depth and location of temporary trenching) that would reduce potential vibration impacts to less than significant for the impacted structure. Upon
approval by the City, the construction vibration reduction measures shall be incorporated into the construction
documents. A note shall be provided on grading and
building plans indicating that, during grading and
construction, the property owner/developer shall be
responsible for requiring contractors to implement these measures to limit construction-related vibration impacts. • Precipitating equipment operation conditions include:
- Operation of pile driving within 55 feet of an off-site structure.
- Operation of large vibratory rollers within 26 feet of an off-site structure.

Submittal and approval
of final site-specific
project-level
construction vibration
reduction plan, when
applicable, and
incorporation of
measures into
construction documents;
implementation of
construction vibration
reduction plan
During construction
and prior to the
issuance of
entitlements for a
development
project
City of Colton
Planning Division

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Verification
Verification of Completion
Date Initial
- Operation of any heavy construction equipment
within 15 feet of an off-site structure (such equipment includes, but it not limited to, bulldozers, hoe rams,
caisson drilling, loaded trucks, or similar, that have
reference vibration levels greater than 0.07 inch per
second (in/sec) peak particle velocity (PPV) at 25 feet).

Compliance with this measure would ensure that potential construction-related groundborne vibration impacts
associated with development that would occur under the
Program 10/11 Rezone/GPA would be reduced to less than
significant.

3.16 Transportation
MM TRANS-1a: VMT Reduction Strategies
As required by the City Guidelines, transportation demand management (TDM) strategies would be considered for the purpose of reducing potentially significant Vehicle Miles Traveled (VMT) impacts. California Air Pollution Control Officers Association (CAPCOA) has published an update to their VMT reduction measure guidance titled Handbook for Analyzing Greenhouse Gas Emission Reductions, Assessing Climate Vulnerabilities, and Advancing Health and Equity (CAPCOA 2024) (Handbook). Consistent with VMT reduction measures described within the Handbook, the following are applicable to future development pursuant to the proposed project:
• Provide pedestrian and bicycle network improvements
within the development connecting to existing off-site
facilities.
• Where applicable, ensure design of key intersections and roadways to encourage the use of walking, biking, and
transit.

Implementation of the
VMT reduction
measures
Prior to the
issuance of
entitlements and in
accordance with
the City VMT
Guidelines
City of Colton
Planning Division

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Housing Element Update Program 10/11 Rezone and General Plan Amendment Mitigation Monitoring and Reporting Program

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Verification
Verification of Completion
Date Initial
• Collaborate with the local transit agencies to determine the feasibility of providing new or re-routing existing transit services to the area.

MM TRANS-1b VMT Analyses
Each individual project shall undergo a project-level Vehicle Miles Traveled (VMT) analysis to assess potential
transportation impacts. If significant VMT impacts are
identified, appropriate mitigation measures will be required to reduce these impacts in accordance with City Guidelines, which specify the 15 percent below baseline conditions.

Preparation of Vehicle
Miles Traveled (VMT)
analysis, in accordance
with the City VMT
Guidelines when
applicable, and
implementation of VMT
reduction measures
Prior to the
issuance of
entitlements
City of Colton
Planning Division

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General Plan Amendments to
2013 Land Use Element Update Land Use Map
DAP-001-744
Exhibit A-2 of City
Council Resolution No.

R-14-26
• Area 1: 500, 530 and 660 South La Cadena Drive (3 parcels) –Assessor’s Parcel Numbers (APNs): 0163-211-02, 05 and 25; Existing General Plan land use designation "General Commercial" amended to "Mixed Use –Downtown." Zoning Map amended from C-2 (General Commercial) to M-U/D (Mixed Use–Downtown).

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General Plan Amendments to
2013 Land Use Element Update Land Use Map
DAP-001-744
Exhibit A-2 of CC
Resolution No. R-14-26
• Area 2: 233 South La Cadena Drive (1 parcel)–APN: 0163-074-31; Existing General Plan land use designation "General Commercial" amended to "Mixed Use –Downtown." Zoning Map amended from C-2 (General Commercial) to M-U/D (Mixed Use–Downtown). • Area 3: 158 and 170 South La Cadena Drive, 115 and 131 East L Street (4 parcels) –APNs:
0163- 081-06, 07, 08, and 09; Existing General Plan land use designation "General Commercial" amended to "Mixed Use–Downtown." Zoning Map amended from C-2 (General Commercial) to M-U/D (Mixed Use–Downtown).

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General Plan Amendments to
2013 Land Use Element Update Land Use Map
DAP-001-744
Exhibit A-2 of CC
Resolution No. R-14-26
• Area 4: 1202, 1300, and 1500 East Fairway Drive and 1200, 1250, 1300, 1350, 1400, and 1500 Crossroads Drive (11 Parcels) –APNs: 0164-182-38, 41, 43, 46, 47, 48, 51, 53, 55, 57, and 58; Existing General Plan land use designation "Industrial Park" amended to "Mixed Use– Downtown." Zoning Map amended from 1 -P (Industrial Park) to M-U/D (Mixed Use– Downtown)."

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General Plan Amendments to
2013 Land Use Element Update Land Use Map
DAP-001-744
Exhibit A-2 of CC
Resolution No. R-14-26
• Area 4 -A: 1200 East Fairway Drive and 1200 Crossroad Drive (2 Parcels) –APNs:
0164-182- 52 and 54; Existing General Plan land use designation "Industrial Park" amended to "Mixed Use – Downtown." Zoning Map amended from 1 -P (Industrial Park) to M-U/D (Mixed Use– Downtown).

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General Plan Amendments to
2013 Land Use Element Update Land Use Map
DAP-001-744
Exhibit A-2 of CC
Resolution No. R-14-26
• Area 5: 1201 and 1301 East Fairway Drive (6 Parcels) –APNs: 0164-281-01, 02, 09, and 11 and APN(s): 0164-181-08, and 12; Existing General Plan land use designation "Industrial Park" amended to "Mixed Use–Downtown." Zoning Map amended from I- P (Industrial Park) to M-U/D (Mixed Use–Downtown).

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General Plan Amendments to
2013 Land Use Element Update Land Use Map
DAP-001-744
Exhibit A-2 of CC
Resolution No. R-14-26
• Area 6: E. Santo Antonio Drive and Mt. Vernon Avenue (2 Parcels)–PNs: 276-144-30 and 276- 144-31; Existing General Plan land use designation “General Commercial.” Zoning Map amended from C -2 (General Commercial) to C -2/R-O (General Commercial/Residential Overlay).

Not Applicable – Rezoning Ovelay only.

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General Plan Amendments to
2013 Land Use Element Update Land Use Map
DAP-001-744
Exhibit A-2 of CC
Resolution No. R-14-26
• Area 1-A: 609, 613, 645, 655 and 659 South 7th Street (5 parcels) –APNs: 0163-172- 46 and 47; Existing General Plan land use designation "Low Density Residential" amended to "Mixed Use– Downtown." Zoning Map amended from R-1 (Low Density Residential) to M -U/D (Mixed Use– Downtown). APNs: 0163 -172-48, 49, and 50; Existing General Plan land use designation "General Commercial" amended to "Mixed Use–Downtown." Zoning Map amended from C -2 (General Commercial) to M -U/D (Mixed Use–Downtown).

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General Plan Amendments to
2013 Land Use Element Update Land Use Map
DAP-001-744
Exhibit A-2 of CC
Resolution No. R-14-26
• Area 1-B: Herts Street and Congress Street (1 parcel) –APN: Includes 0163-272-01 changing from M-1 (Light Industrial) to M-U/D (Mixed Use – Downtown) and new lot Not Assigned with no current Assessor Parcel Number and no existing General Plan land use or Zoning designation; proposed to be amended with Mixed Use Downtown Land Use Designation and to M-U/D (Mixed Use– Downtown) Zone.

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City of Colton – Housing Element Update Program 10/11 Rezone and General Plan Amendment Draft Program EIR
FirstCarbon Solutions
Appendix H:

Land Use Text and Map Changes
Exhibit A-3
of City Council Resolution
No. R-14-26

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C
ity of Colton
General Plan
Land Use
Element
Updated by City Council on February 17, 2026
Resolution No. R-14-26
Originally Adopted by City Council on August 20, 2013
Resolution No. R-61-13

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CITY OF COLTON GENERAL
PLAN
PAGE - LU i

Table of
Contents

Framework for Land Use Planning .............................................................. LU-1 Community Vision ........................................................................................ LU-3

Land Use Element Scope and Context ...................................................... LU-5

Land Use Context......................................................................................... LU-8 Local Geography and Transportation Infrastructure ................................ LU-8 Our History .................................................................................................... LU-8 Colton in 2010 ............................................................................................ LU-10 Sphere of Influence and Planning Area .................................................. LU-11 Physical Conditions Affecting Development .......................................... LU-12

Land Use Plan ............................................................................................. LU-20

Goals and Policies ..................................................................................... LU-37

List of Tables

Table LU-1 Development and Population Projections ............................ LU-30

List of Figures

LU-1: Planning Area ....................................................................................LU -5 LU-2: Population Growth – 1890 to 2010 ...................................................LU -8 LU-3: Land Use Distribution - 2012 ..............................................................LU -9 LU-4: Factors Affecting Development .................................................... LU-11 LU-5: Example of Floor Area Ratio ........................................................... LU-18 LU-6: Land Use Plan .................................................................................. LU-19 LU-7: Residential Overlays ........................................................................ LU-27 LU-8: Specific Plans ................................................................................... LU-29 LU-9: Planning Focus Areas ...................................................................... LU-44

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PAGE - LU i

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CITY OF COLTON GENERAL
PLAN
PAGE - LU 1

Framework for
Land Use
Planning

Dating to over 300 years ago, the area that today comprises the City of Colton has served as a crossroads and center of regional activity . In the late 1700s, explorers from Mexico first passed through on their way north to Monterey. The first permanent settlem ent occurred in the early 1800s as the Jurupa and San Bernardino ranchos, which were Mexican land grants to private owners. The ranchos supported agricultural activity that was important to the growing region. The ranchos were gradually subdivided, and smaller ranches and ci trus orchards dotted the area. As the final transcontinental leg of the Southern Pacific Railway pushed through in 1875 on its way to Los Angeles, a formal town was laid out on a traditional grid street pattern, evidenced today in Colton’s downtown and the south Colton neighborhood south of Interstate 10. Activity associated with the railroad and the citrus orchards made Colton a busy place, with many businesses and residents working to support railroad operations. In south Colton, where many railroad workers lived, residents built their own homes often using the disassembled wooden crates from railroad shipments as building materials.

Undated photo of downtown Colton, south Colton, and rail lines

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DRAFT LAND USE ELEMENT
PAGE - L U 2 CITY OF COLTON GENERAL PLAN

Railroad activity ultimately was expanded so that both east-west and north-south regional lines crossed in Colton. With the waning of the citrus industry, other businesses dependent upon rail for materials delivery and shipment were established along the rail lines, thus creating large tracts of land devoted to industrial operations , many of which continue today. The original residential settlements remained adjacent to the rail and industrial operations, allowing local residents to walk to their jobs.

Many buildings standing today in downtown and south Colton date back to these early years. Proudly, the Colton Museum on La Cadena Drive, built in 1891 as a Carnegie Library, displays and describes those influences that shaped the Colton we see today. Following the relatively quiet period of during the 1920s and Great Depression, Colton again experienced a development boom. Construction of Interstates 10 and 215 through the City ― further defining the crossroads nature of the community ― attracted transport ation-based industries. The frenzied residential building period of post-World War II, followed 30 to 40 years later by explosive subdivision growth throughout the Inland Empire, created many new neighborhoods. A modest amount of commercial development followed to support demand for goods and services.

The Colton Carnegie Library was built in 1908 and now houses the Colton Area Museum

The urban pattern of Colton in th e twenty -first century reflects these varied building periods and significantly, the way that the railroads and freeways influenced development activity. In many parts of Colton, residential uses still abut rail lines and industrial activities.

Downtown supports a mix of civic, residential, and commercial uses. Major commercial businesses line the freeways to take advantage of regional traffic and customers. These historic influences create both opportunities to embrace and issues to resolve as Colton looks to reposition and reshape itself moving forward.

As of 2012 , over 52,000 people called Colton home, and over 630 businesses were operating in the City. The only vacant land remaining for significant business and

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CITY OF COLTON GENERAL PLAN PAGE - LU 3

neighborhood growth consists of properties challenged by topography, biological resource constraints, and limited access. Thus, the City now looks for creative ways to expand the local economy, house new residents, provide open spaces and community gathering places, and respond to broad -based concerns about relationships between land use, transportation, and environmental quality.

How do we envision Colton as we look toward 2030 and beyond? How do we plan for quality jobs? How does the City respond to the need for housing for all income levels? What policies and programs do we put in place to sustain our community’s economic and environmental health? This Land Use Element establishes the framework that City leaders and staff, residents, and the business community will use in discussions and decisions about land use and development.

This Element sets a planning horizon year of 2030. However, the total development capacity established by the Land Use Plan might not be achieved by that year due to market and other factors affecting the rate at which development progresses. The City’s objective for the Land Use Element is to establish the vision, indicate how that vision can be achieved through public and private development initiatives, and ensure balance between the Land Use Plan and the Circulation Plan, as well as the provision of infrastructure and services.

Community Vision
To understand the community’s vision for Colton, City leaders conducted several public workshops during 2007 -2011 to invite residents, property owners, and local business persons to share their concerns, hopes, and ideas for Colton. From these discussions, four overarching principles for land use planning and decision-making emerged which together, establish the Community Vision:

In Colton, the development, use, and maintenance of public and private lands will always:

 respect our heritage and historic resources,
 protect our traditional suburban development pattern and residential neighborhoods while accommodating new, more urban approaches to development,
 provide opportunities for diverse businesses that generate revenue and employment, and
 promote high-quality design.

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PAGE - L U 4 CITY OF COLTON GENERAL PLAN

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Land Use
Element Scope
and Context

This Land Use Element establishes policies for the use and development of properties in Colton, including the location, distribution, type, and intensity. In addition to addressing properties within the corporate City limits, this element also applies to lands within the City’s sphere of influence, which encompasses unincorporated properties in portions of Reche Canyon, an aggregate mine and associated industries south of Interstate 10, and a residential neighborhood just north of Interstate 10, between Hermosa Boulevard and Valencia Drive. Together, properties within the City limits and unincorporated sphere areas define the “planning area, ” shown on Figure LU-1. The planning area encompasses 18 square miles.

While the Land Use Element addresses all lands within the planning area, the City has developed specific policies and action programs for these focus areas:

Colton’s Historic Areas
1  Downtown Colton
 South Colton

Major Commercial Corridors

 Valley Boulevard
 Mount Vernon Avenue

Emerging Urban and Mixed-Use Districts

 West Valley (including the Colton Hub City Centre Specific Plan Area)

In addition to focusing on districts and corridors, the Land Use Element provides policy direction within a citywide context for all residential neighborhoods, commercial and industrial centers, parks, natural resource areas, and public facilities. Importantly, policies

1 The City has designated several areas within these focus areas and other parts of the community as official Historic Districts, including 9 th Street, Agua Mansa, Citrus Park, La Cadena, San Salvador, and Terrace. Refer to the Cultural Resources Preservation Element for discussion and policies.

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PAGE - L U 6 CITY OF COLTON GENERAL PLAN

reflect the City’s commitment to enhancing the community aesthetic by integrating land use and urban design, and to promoting sustainable building practices.

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CITY OF COLTON GENERAL PLAN PAGE - LU 7

Figure LU-1:

Planning Area

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PAGE - L U 8 CITY OF COLTON GENERAL PLAN

Land Use
Context
Local Geography and
Transportation Infrastructure
Colton has complex physical conditions that affect land use planning and land use decisions. The Colton area was one of the earlier communities established in the Inland Empire due to its proximity to the Santa Ana River. Water was an important resource for the first Native American inhabitants and early European settlers as well, providing for their daily needs and supporting agricultural activities. One of the earlier settlements in San Bernardino, Agua Mansa, was situated along the banks of this river.

In addition to the Santa Ana River, hillsides help define the southern area of Colton. The slopes and canyons of the Jurupa Hills, La Loma Hills, and Reche Canyon provide picturesque locations for homes but present challenges with regard to access and grading.

Another unique geological formation is the Colton Sand Dune system, considered at one point as one of the largest inland sand dune formations in Southern California. As the dunes provide habitat for a federally protected species, they have constrained development activity since 1993.

Railroads, which led to Colton’s establishment and which were integral to the consequential decisions that defined the San Bernardino Valley in the past, continue to play an important role in Colton. The Union Pacific and BNSF (formerly the Burlington Northern and Southern Pacific) Railroads move goods from the ports of Los Angeles and Long Beach to the rest of the United States directly through Colton. The many at -grade crossings and frequent train trips create traffic, noise, and air quality conditions th at significantly impact adjacent land uses. Similarly, the I -10 and I -215 freeways, while providing convenient access for residents and businesses, create noise and other impacts.

Our History
From a small settlement, to a small town, to the citrus processing industry and railroad enterprises, to what Colton is today, the City’s patterns of development reflect the decisions that were made throughout its history. The following provides an overview of Colton’s historic land use trends. Additional detail regarding the City’s history may be found in the Cultural Resources Preservation Element.

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Originally, the area we now call Colton was inhabited by Native American cultures. The Gabrielenos were the earliest known inhabitants, followed by the Cahuilla and Serrano Native Americans. California was made a colony of Spain in the 1700s, and the area became part of the Rancho Jurupa and Ranch San Bernardino.

Downtown Colton in 2011, from La Cadena at H Street looking toward Interstate 10

The town of Colton was founded in 1875 by the Southern Pacific Railroad with the intent of making it the railroad center of Southern California. The railroad had the greatest role in the development of Colton, which was named after a Southern Pacific Railroad official, David R. Colton. Incorporated in 1887, Colton began to be known as “the Hub City” because it was the point where the Santa Fe, Union Pacific, Burlington, and the Southern Pacific railroads all converged. Because of its hub location, Colton became an important shipping and distribution point, connecting the City to all of Southern California. Colton was also a rich citrus and farm area that gave rise to the large citrus processing industry. Local farmers cultivated fruit trees; after processing, access to the rail network allowed the shipping of harvest north and east. The network further expanded in 1886 after the Santa Fe Railway established a transcontinental link, which led to population growth and urban development. Although the Southern Pacific railroad line connected Colton to other areas of Southern California and provided accessible transport services, the rail lines unofficially divided the City into north and south Colton.

The City experienced relatively steady population growth from 1920 to 1980. The most dramatic growth occurred between 1980 and 1990, in which the population practically doubled. Figure LU-2 shows population growth in Colton between 1890 and 2010.

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PAGE - L U 10 CITY OF COLTON GENERAL PLAN

Figure LU-2:

Population Growth – 1890 to 2010

Colton in 2012
According to the U.S. Census, in 2010 Colton had a population of 52,154 residents. Colton is part of the vast Inland Empire, an area that encompasses Riverside and San Bernardino counties, and through the first decade of the twenty-first century, continued to be one of the fastest growing regions in the U.S. The significant residential growth in the Inland Empire fueled the building industry for many years, but the new millennium finally brought increased business growth, particularly in the logistics industry. As Colton moves toward 2030, its strategic location relative to major freeways and railroads, combined with relatively low land costs, will give the City the advantages it needs in a competitive region.

The land use pattern in Colton today reflects the City’s industrial roots (see Figure LU-3)..

In cities with major railways and highways, industrial land uses developed along these major corridors where there was a concentration of goods movement. Colton is a prime example, as most of its industrial uses are located along the BNSF railroad that runs north/south through the center of the City, and along the Union Pacific railroad parallel to I-10. As the population increased, non industrial development grew outward from these industrial clusters.

Residential uses are located throughout the planning area at varying development densities. The highest densities are in developments in the Cooley Ranch area and northwest of downtown. The lowest residential densities can be found in the hillside developments of Reche Canyon.

C
0 ':c;
.!!! :::s
Q.
i.
60,000
50,000
40,000
30,000
20,000
10,000
3,980
1,315 1,285 ~-----1.--
0 ------1890 1900 1910
4,282
1920
47,662
40,213
8,014
9,686
1930 1940 1950 1960 1970 1980 1990 2000 2010
Year

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Figure LU-3:

Land Use Distribution - 2012

Commercial uses have located primarily along the major roadway corridors of Mount Vernon Avenue and Valley Boulevard, and along I-215. Distinctions can be made between commercial uses that serve the local community and uses with a broader service area. Local commercial areas have been established primarily near residential neighborhoods and consist of low -scale, stand-alone commercial business and commercial centers, such as those on La Cadena Drive south of I-10. Shopping areas such as those in Cooley Ranch, just off I-215, support larger retail stores and restaurants that serve a regional market.

An important employment base has emerged on Colton’s west side as a result of the San Bernardino County Arrowhead Regional Medical Center. With City leaders’ focused campaign to work with federal agencies to release local protected habitat lands for development, the west side of Colton represents a key location to create a vibrant mixed- use business center.

Sphere of Influence and Planning
Area
Many issues addressed by the General Plan transcend City boundaries. The City’s land use decisions will also affect properties within its sphere of influence. California law requires that a General Plan “cover the territory within the boundaries of an adopting City…as well as any land outside its boundaries which in the planning agency’s judgment bears relation to its planning.”
2 Local Agency Formation Commissions (LAFCOs) are responsible for

2 California General Plan Guidelines. Governor’s Office of Planning and Research. 2003.

Commercial
4%
Railroad/Utility
2%
Public/Institution
5% Open Space-
Recreation
1%
Open Space-Resource
13%
Industrial
12%
Residential
27% Vacant
36%

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PAGE - L U 12 CITY OF COLTON GENERAL PLAN

delineating sphere of influence boundaries, which are updated every five years.

Delineating a sphere of influence discourages competition among agencies for developable land, and promotes efficient and effective service delivery for cities and special districts.

As noted above, this Land Use Element establishes the planning area that includes areas outside the City limits. Properties within the sphere of influence may be candidates for future annexation. Annexation is desired by LAFCO to ensure ongoing maintenance of infrastructure and services.

Physical Conditions Affecting
Development
Although Colton lies within one of the fastest growing regions in the country, certain physical conditions have placed limits on development activity. These development constraints include sensitive habitat, railroad infrastructure and operations, and earthquake and flood risk, as illustrated in Figure LU-4.

Delhi Sands Flower-Loving Fly Habitat

The Colton Sand Dune system referenced above is one
of the largest inland sand dune formations in Southern
California and is a critical natural habitat for several animal species. One such species is the Delhi sands
flower-loving fly (DSF), an endemic insect restricted to the semi-arid sand dunes in Southern California’s San
Bernardino and Riverside counties. The historical
distribution of the DSF included the City of Colton. The DSF was placed on the federal Endangered Species list
in 1993 by the U.S. Fish and Wildlife Service.

As shown in Figure LU -4, the DSF habitat area, as
defined in 2010, affects the western portion of Colton
in the area generally west of Cypress Street and north of the Santa Ana River. Land use development on these lands has been constrained by the presence of the DSF and the federal laws that govern the environment of the species, and unfortunately, most of the developable land in Colton is within proximity of potential species habitat. However, City leaders continue to diligently work with the U.S. Fish an d Wildlife Service to negotiate an agreement that is both beneficial to the species and facilitates development of this land that is vital to Colton’s local economy.

Delhi sands flower-loving fly
(Rhaphiomidas terminatus
abdominalis)

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CITY OF COLTON GENERAL PLAN PAGE - LU 13

Figure LU-4 Factors Affecting Development (11x17)

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PAGE - L U 14 CITY OF COLTON GENERAL PLAN

Back Page: Figure LU-4
Factors Affecting Development (11x17)

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Rail

Colton has retained its status as “the Hub City.” The Union Pacific Railroad main switching yard is located in the City, and a large intermodal hub for the BNSF Railroad is located just a few miles north of Colton, in the city of San Bernardino. With its prime location for transportation, trucking, and logistics operations, and the advantages available to industries that ship via rail, Colton can promote this infrastructure for business development. However, consideration must be given as well to long- established non - industrial uses near rail operations, with development decisions balanced to minimize land use incompatibilities.

Beginning in 2009, the City and railroads began to address three long- standing issues related to the intense rail operations through Colton: at-grade train conflicts, train conflicts with roadway traffic, and train horn noise. The north-south and east-west rail lines, owned by two separate operators, have long conflicted with regard to routes and scheduling. East- west train traffic would have to stop to allow north-south trains to move through, and vice versa, resulting in trains stopped across Colton’s roa dways. In 2008, over 110 freight and passenger trains moved daily through Colton Crossing, making it one of the busiest at grade train/train crossings in the United States. In addition, rail spurs serving the industrial areas in south Colton would block streets in the nearby residential neighborhoods. Consistent with safety requirements, trains traveling through Colton would have to sound their horns to alert drivers, given the many at-grade rail/roadway crossings.

Two major projects resolve these conflicts and the associated inconveniences put upon Colton residents. The Colton Crossing project involves elevating the east-west Union Pacific tracks over the north -south BNSF line along its extent through Colton. A second related project to establish a “quiet zone” through the City means that the closure of several at - grade road crossings of rail lines north of Interstate 10 will alleviate the need for train conductors to sound their horns along the north-south rail routes.

The Colton Crossing,
prior to construction of
improvements to
construct the UPRR fly-
over of the UPRR line.

Photo courtesy of the
San Bernardino
Association of
Governments, 2012

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PAGE - L U 16 CITY OF COLTON GENERAL PLAN

Santa Ana River Floodplain

The City of Colton participates in the National Flood Insurance Program (NFIP). The NFIP provides federal flood insurance subsidies and federally financed loans to qualifying property owners in flood-prone areas. Flood Insurance Rate Maps (known as FIRMs) are an important part of the NFIP and are prepared by the Federal Emergency Management Agency, or FEMA. FIRMs show potential flood zones for the 100-year and 500-year floods.

These are floods that, respectively, have a one percent and 0.2 percent chance of occurring every year. Flood risk information presented on FIRMs is based on historic, meteorological, hydrologic, and hydraulic data, as well as open space conditions, flood control works, and development.

Santa Ana River and trail near the La Loma Hills

Colton’s geographic location within the Santa Ana River floodplain contributes to the presence of flood risk for some portions of the City. Major flood control improvements to along the Santa Ana River have significantly reduced flood risks throughout most portions of Colton along the river. However, as shown in Figure LU-3, flood hazards continue to exist along portions of Fairway Drive and south of Fogg Street in south Colton, as well as along the Reche Canyon Channel, which drains into the Santa Ana Rive r and its tributaries.

Development within the floodplain may be susceptible to flood and mudslide hazards unless specific flood protection measures are taken.

San Jacinto Fault Zone

California is a highly seismic region, given its location on the edge of the Pacific and North American tectonic plates. A major geologic feature in the City is the San Jacinto Fault, which extends roughly 130 miles through Southern California. As the fault zone trends northwest- southeast through Southern California, it touches Colton along the northeast City

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boundary, as shown on Figure LU-4. The San Jacinto Fault, which was responsible for the 1918 San Jacinto earthquake , has not produced a catastrophic earthquake in Southern California during recorded history. Research suggests that this portion of the fault is capable of producing a probable magnitude 6.5 to 7.5 earthquake.

The San Jacinto Fault zone has been designated by the State as a n Alquist-Priolo Earthquake Fault Zone ,3 which indicates the active nature of the fault. This designation means that special geologic studies are required for any application to build a structure for human occupancy within the fault zone. If a fault trace is discovered during such studies, the structure cannot be placed over the trace and usually, must be set back by approximately 50 feet. These regulations will apply to any development in Colton proposed within the designated Alquist-Priolo Earthquake Fault Zone.

Other Regulations and Agencies
Affecting Land Use Decisions

Several other agencies either have jurisdiction over lands in Colton or have regulatory authority for specific types of permits related to land development. Also, broad-based state laws—and the California Environmental Quality Act, or CEQA, in particular— require that Colton consult with outside agencies when making land use decisions or reviewing development projects. The descriptions here are not inclusive, but indicate key regulations that the City and developers must consider in land use decisions.

California Environmental Quality Act

The California Environmental Quality Act (CEQA) was adopted by the California legislature in 1970 in response to a public mandate for thorough environmental review of projects.

The provisions of the law and environmental review procedures are described in the CEQA Law and Guidelines. CEQA is the instrument for ensuring that environmental impacts of local development projects are appropriately assessed and mitigated, and if not fully mitigated, ensuring that project benefits to the community are substantial.

U.S. Fish and Wildlife Service and
California Department of Fish and Game

Both the U.S. Fish and Wildlife Service and the California Department of Fish and Game have regulations that protect wildlife and plant species. Special permits are required for alteration, dredging, or any activity in a lake or stream, as well as other activities that may affect fish and game habitat. Future development in natural habitat areas, such as that

3 This nomenclature is derived from a 1972 act passed by the California legislature and the lawmakers who drafted the legislation. The 1972 act, which requires mitigation of hazards to structures for human occupancy associated with surface faulting , was a reaction to the significant damage resulting from the 1971 San Fernando earthquake.

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occupied by the Delhi sands flower-loving fly, that has the potential to affect those habitats will be subject to the regulations of both of these federal and state agencies.

Regional Water Quality Control Board,
Santa Ana Region

As part of a multi-pronged effort to improve the quality of water resources nationwide, the federal government authorized the State Regional Water Quality Control Board and its regional offices such as the Regional Water Quality Control Board, Santa Ana Region to set up programs to implement National Pollutant Discharge Elimination System (NPDES) goals.

Under the NPDES Stormwater Permit issued to the County of San Bernardino and Colton as co-permittees, most new development projects in the City are required to incorporate measures to minimize pollutant levels in stormwater runoff. Compliance is required at the time that construction permits are issued, as well as over the long term through periodic inspections.

The Regional Water Quality Control Board is also responsible for issuing permits for dredging and filling near water bodies, monitoring the quality of groundwater basins, managing the Santa Ana River watershed, and directing clean -up activities of leaking underground storage tanks (among other duties).

Local Agency Formation Commission for
San Bernardino County

The Local Agency Formation Commission for San Bernardino County, or LAFCO, was formed in response to state legislation in 1963 that established a mechanism to resolve jurisdictional conflicts of overlapping agencies in counties statewide. LAFCO’s broad charge is to study and make recommendations regarding agencies’ service areas and responsibilities. The San Bernardino LAFCO also is responsible for defining the spheres of influence for cities and reviewing annexation requests.

San Bernardino County Association of
Governments

The San Bernardino Association of Governments (SANBAG) is responsible for coordinating regional planning efforts of cities in San Bernardino County and the County itself, and most significantly, coordinating a multi- modal transportation system that serves all County residents. The SANBAG board, comprised of city council and board of supervisor representatives from all participating jurisdictions, meets monthly to discuss and address planning issues of regional interest and concern.

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City of Colton Capital Improvement Plan

The City’s Public Works Department maintains a five -year Capital Improvement Plan, or CIP, that identifies public works projects planned and funded on a rolling five -year basis.

The CIP includes anything from resurfacing of streets to major projects like remodeling public facilities and buildings, retrofitting /replacing bridges to meet seismic and safety standards, bike paths and trails, traffic signals, road widening and realignment. CIP projects respond to goals and policies in the Circulation Element, but also are used to support long- range land use plans by providing the infrastructure improvements needed.

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Land Use Plan

The foundation for this Land Use Element is the Land Use Plan, presented in Figure LU -6.

The Land Use Map identifies the planned geographic distribution of all land use types, identified as “land use designations,” that can be grouped into five general categories:

 Residential
 Commercial
 Mixed Use
 Industrial
 Public, Institutional, Utilities, and Open Space

All proposed new land uses and modifications to established uses must be consistent with the Land Use Plan, both in terms of how a property is used and developed.

Density and Intensity

When describing areas of Colton, we differentiate one area from another by the principal use, whether that use is homes (residential), shops, restaurants and offices (commercial), research and development or light industrial (business park), a park (open space), or a school (public/institutional). T o describe the intensity of use —how much development exists on a property or could be built —land use planners have developed quantitative measures of density and intensity. The term density typically applies to residential uses and refers to the allowed development capacity of a property. Density is defined in terms of dwelling units per acre of land (du/ac) and population per acre of land (pop/ac).

For commercial, industrial, and other nonresidential uses, intensity describes the degree to which a property is or can be developed.

The measure of intensity Colton has adopted is the floor-area ratio.

The floor-area ratio, or FAR, describes the relationship between the total square footage of development on a lot and the area of that lot. The FAR is determined by dividing the gross floor area of all buildings on a lot by the land area of that lot. FAR and factors such as building square footage, building height, and the percent of lot coverage are all interrelated. For example, a 20,000 square foot building on a 40,000 square -foot lot yields a 0.5 FAR. This 0.5 FAR can accommodate a single-story building that covers half the lot or a two -story building with r educed lot coverage. Figure LU -5 illustrates different FAR calculations.

Figure LU-5:

Example of Floor-Area
Ratio (FAR)

EE~~

0.25FAR
ED ~ ~

0.5 FAR
□ BJ~
l.OFAR
Floor />Jea Ratio (fAR)c Gross Buildir>J Area
lot />Joo

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Figure LU-6 Land Use Plan (11x17) Commented [SL1]: This figure will need to be updated to change the label on the map and in the legend from “West Valley Specific Plan” to “Colton Hub City Centre Specific Plan”

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PAGE - L U 22 CITY OF COLTON GENERAL PLAN

Back Page: Figure LU-6 Land Use Plan (11x17)

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Land Use Designations

Residential

Four residential land use designations are established to reflect the residential character of Colton homes. In addition to residential uses, limited nonresidential uses such as religious and charitable organizations may be permitted, as implemented through the City’s Zoning Ordinance. Each residential designation defines the representative development types, the maximum permitted development density, and an estimate of the population density based on an average household size of 3.209 persons (as reported in 2011 by the California Department of Finance).

Very Low Density Residential
The Very Low Density Residential designation provides for detached, single -family residences within a density range of 0.1 to 2.0 dwelling units per acre. Development is characterized generally by single-family detached homes on large, individual lots in areas where terrain, access, and the presence of natural resources may limit the extent to which development can occur. This designation applies generally to hillside areas, such as the La Loma Hills, the Pellissier Ranch area, and Reche Canyon. Within this designation, clustering of dwelling units may be allowed through a discretionary permit process to limit grading and provide opportunities to preserve natural open space. Other uses, such as access ory dwelling units and group homes and, may be permitted consistent with the zoning regulations for the implementing zone.

 Allowed Density: 0.1 to 2.0 dwelling units per acre
 Typical Population Density: 1 to 7 persons per acre

Low Density Residential
The Low Density Residential designation provides for detached, single -family residences within a density range of 2.1 to 8.0 dwelling units per acre. Development is characterized generally by single -family detached homes on individual lots that form a cohesive neighborhood. Residential subdivisions in this category are similar to those found in many of Colton’s established residential tracts. Within this designation, clustering of dwelling units may be allowed to provide additional opportunity for a diversity of housing types and architectural styles and common open space areas. New development must be compatible and similar in character to the surrounding residential neighborhoods within this designation. Other uses, such as accessory dwelling units, group homes, and child care services, may be permitted consistent with the zoning regulations for the R -1 and similar implementing zones.

 Allowed Density: 2.1 to 8.0 dwelling units per acre
 Typical Population Density: 7 to 26 persons per acre

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Medium Density Residential
The Medium Density Residential designation allows detached and attached units, townhouses, and condominiums. Development densities may range from 8.1 to 16.0 units per acre. Development is characterized generally by detached and attached single-family homes on small lots, alley -loaded homes, duplexes, triplexes, condominiums, and townhouses with common open space and small private patios or yards. Other uses such as mobile home parks and schools are permitted consistent with the City’s R -2 zone regulations.

The Medium Density Residential designation allows detached units and attached townhouses, condominiums, and apartments. Development densities range from 8.1 to

16.0 units per acre. Development is characterized generally by detached or attached houses on small lots, alley-loaded homes, duplexes, triplexes, condominiums, townhouses, and live/work lofts with common open space and small private patios or yards. Other uses such as mobile home parks and schools are permitted subject to a Conditional Use Permit consistent with the City’s R -2 zone regulations. Design objectives include elements that enhance the visual characteristics of the neighborhood through site planning, architecture, open space, and landscaping.

 Allowed Density: 8.1 to 16.0 dwelling units per acre
 Typical Population Density: 26 to 51 persons per acre

High Density Residential
The High Density Residential designation accommodates 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.

Other uses such as mobile home parks and child care services are permitted consistent with the City’s R-3 zone regulations.

Residential projects may be constructed at densities between 16.1 and 22.0 units per acre.

For projects developed exclusively for senior residents as income -subsidized housing, the City may allow densities of up to 60 dwelling units per acre through a discretionary permit process. Design elements such as architecture, site planning, and landscaping are critically important to create quality development. Maximum densities can only be achieved where exemplary design qualities are provided.

The High- Density Residential designation accommodates multi- family housing, and specifically housing development of a more intensive form, including condominiums, apartments, stacked flats, and senior housing. Density range includes 16 .1 to 22 30.0 dwelling units per acre. The higher densities are intended for specialized housing, such as senior housing, at locations where adequate support infrastructure exists. Other uses such as mobile home parks and large family day care homes may be permitted subject to a conditional use permit consistent with the City R-3/R-4 zone regulations. Design objectives include well-designed and visually pleasing buildings that contribute to creating a sense of community and take into consideration the scale proportion and chara cter of the surrounding areas.

 Allowed Density: 16.1 to 22 30.0 dwelling units per acre Formatted: Strikethrough

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 Typical Population Density: 52 to 71 persons per acre

Commercial

Colton’s commercial areas provide places where residents, businesses, and visitors to the community can purchase goods and services. Two commercial land use designations represent the variety of commercial uses desired in Colton: Neighborhood Commercial and General Commercial. The City will prioritize commercial development that benefits the City and residents through employment and revenue generation.

Neighborhood Commercial
The Neighborhood Commercial designation provides for a variety of retail, office, and service-oriented business activities that serve a local neighborhood area and population.

The approach to development incorporates a smaller scale, and commercial uses are lower intensity for compatibility with the character of surrounding residential neighborhoods.

Corner locations for Neighborhood Commercial uses are preferable to minimize disruption within residential neighborhoods. Neighborhood Commercial uses will be located along roadways traveled by localized or residential commuter traffic, and at intersections bisecting residential neighborhoods. Drive-through and auto service/repair businesses may be restricted through zoning regulations to minimize traffic and noise impacts on adjacent residential uses.

 Maximum Intensity: 0.5 FAR

General Commercial
The General Commercial designation permits a wide range of retail and commercial services, professional offices, and medical facilities. The General Commercial designation supports higher -intensity commercial uses such as fast -food and sit -down restaurants, offices, auto services, and community-wide and regional retail establishments. Since many of these uses tend to be large in scale, appropriate locations prov ide regional exposure, high traffic visibility, and contain sites capable of accommodating expansive floor area and customer parking. The General Commercial designation should not apply to areas along low-volume residential roadways or in the midst of a residential neighborhood.

 Maximum Intensity: 1.0 FAR

Mixed-Use
The Mixed -Use designations provide for mixed- use urban environments that offer opportunities for people to live, work, and shop within a compact area. Development approaches integrate residential, commercial, and/or office uses into one building or district. Mixed use in one building is typically referred to as vertical mixed use. For example, a mixed-use building of several floors could have lower floors dedicated to retail space and the upper floors for offices, apartments, and/or condominiums. Horizontal mixed use refers to a project where retail and residential uses are located in different buildings connected by pedestrian passageways.

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Because mixed-use developments provide both residential and commercial components, the maximum permitted intensity of use is expressed in terms of density and FAR. For any individual development, these density and FAR can be combined to yield the maximum permitted development envelope. The Mixed -U se designations provide for mixed -u se urban environments that offer opportunities for people to live, work, and shop within a compact area. Development approaches integrate residential, commercial, and/or office uses into one building or district. Mixed use in one building is typically referred to as vertical mixed use. For example, a mixed -u se building of several floors could have lower floors dedicated to retail space and the upper floors for offices, apartments, and/or condominiums. Horizontal mixed use refers to a project where retail and residential uses are located in different buildings connected by pedestrian passageways.

Mixed-Use: Downtown Colton
The Mixed-Use: Downtown Colton designation provides for a downtown district that integrates civic, public, commercial, office, and residential uses. Supporting convenience retail and personal service commercial uses are permitted to serve the needs of local residents, employees, and visitors. Higher-density residential uses are encouraged to add vibrancy and presence. Long- established, low-density residential areas containing homes dating to Colton’s early years are encouraged to retain their density and character.

Live/work development approaches are permitted as well where they contribute to the function and character of Downtown. All development within the district should reflect attractive, pedestrian -oriented design that complements the area’s historic character.

Public and shared parking facilities are encouraged.

The Mixed Use - Downtown Colton designation provides for the creation of a downtown district that integrates civic, public, commercial, office, and residential uses. The district is intended to accommodate a physical pattern of development often found alon g village main streets and in neighborhood commercial areas of older cities. Supporting convenience retail and personal service uses are permitted to serve the needs of residents, employees, and visitors. Higher-density residential uses are encouraged at select locations to add vibrancy and create a 24 -hour presence. Long-established, low-density residential areas containing homes dating to Colton’s early years will be encouraged to retain their density and character. Public and shared parking facilities are encouraged. Drive -through and motor vehicle service/repair businesses are specifically prohibited.

All development within the district will consist of attractive, pedestrian -oriented design that complements the area’s historic character and establishes a “village -like” environment. The density range is 2.0 to 40 units per acre.

For projects developed exclusively for senior residents as income -subsidized housing, the City may allow densities of up to 60 dwelling units per acre through a discretionary permit

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process.

 Residential densities at 2.0 to 430 units per acre
 Maximum Intensity: 2.0 FAR for nonresidential components  Typical Population Densities: 7 to 96 persons per acre

Mixed-Use: Neighborhood
The Mixed-Use: Neighborhood designation allows office, commercial, and residential uses within the same structure or adjacent to each other , including as live/work units . This designation is intended to preserve the established housing stock and residential character of a neighborhood while allowing for office or commercial opportunities and adaptive reuse of residential structures, and encouraging connections between res idential neighborhoods and commercial and civic land uses. In addition to residential u ses, the Mixed Use -Neighborhood designation provides opportunities for office and commercial uses similar to those allowed within the Business Park designation, provided compatibility with the scale and character of the established neighborhood can be achieved. Businesses with environmental nuisances (noise, odor, dust/smoke, glare, etc.) will not be allowed.

The Mixed Use - Neighborhood designation is intended to preserve the low-scale nature of older districts where residences and small local business have co -existed well for many years. Mixed Use Neighborhood areas allows for office, commercial, and residential uses within the same structure or adjacent to each other. This designation facilitates preservation of historic homes for either residential or office/commercial use (adaptive reuse of resid ential structures) and encourages connections between residential neighborhoods and civic land uses.

In addition to residential uses, the Mixed Use - Neighborhood designation provides opportunities for office and commercial uses similar to those allowed within the Neighborhood Commercial designation. Development standards require compatibility with the scale and character of the established neighborhood. Design objectives for the Mixed Use – Neighborhood are to protect and preserve the scale and architectural elements of established historical buildings. Consistent with the established character of these areas, the density range is 2.0 to 8.0 dwelling units per acre.

 Maximum Density: 2.0 to 8.0 dwelling units per acre
 Maximum Intensity: 1.0 FAR for nonresidential components  Typical Population Densities: 7 to 19 persons per acre

Industrial

Attracting employment- and revenue-generating land uses to Colton is a priority. Industrial land uses can help the City achieve both fiscal and employment objectives. The City’s location adjacent to major rail and transportation corridors is a significant advantage for retaining existing businesses and attracting new businesses. The following industrial land use designations take advantage of the highly diverse nature of manufacturing, mining, transportation, and warehousing industries in Colton and within its sphere of influence.

Formatted: Keep with next

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Industrial Park
This designation provides for single-tenant and multi-tenant office and industrial buildings that house professional offices, research and development, light industrial, and similar uses. Supporting retail and personal service commercial uses that are subordinate to and compatible with the Industrial Park environment may be permitted to serve the needs of the local business community. Commercial recreation and entertainment uses may be allowed, consistent with zoning regulations. Businesses that generate employment and sales or use tax revenues are preferred . Areas designated as Industrial Park should be visually attractive and reflect high-quality development and design standards within a park- like setting. They should also provide adequate buffering from less-intensive land uses and have adequate access to major transportation routes.

 Maximum Intensity: 0.5 FAR

Light Industrial
This designation supports a variety of fabrication, manufacturing, assembly, distribution, and warehouse uses and, to a lesser degree, supporting commercial and office uses. The Light Industrial designation is intended for uses that are compatible with those in nearby commercial and residential districts, and do not produce substantial environmental nuisances (noise, odor, dust/smoke, glare, etc.). Uses may include low -intensity packing, assembly, storage, and similar uses that do not adversely affect surro unding residential, office, educational or commercial land uses. Light Industrial developments should be visually attractive, reflect high-quality development standards, provide adequate buffering from less-intensive land uses, and have adequate access to major transportation routes.

 Maximum Intensity: 0.5 FAR

Heavy Industrial
Heavy Industrial uses may include heavy manufacturing, distribution, assembly, resource mining, storage, and similar activities not normally compatible near residential development due to environmental nuisances such as noise and air pollution. Within established areas, Heavy Industrial uses should be buffered from residential neighborhoods by Light Industrial or Business Park development wherever possible.

 Maximum Intensity: 0. 5 FAR

Public, Institutional, Utility, and Open Space

This broad set of land use designations provides for the regulation and protection of publicly owned properties, properties of private institutions, and properties restricted to park and recreation uses.

Public/Institutional
The Public/Institutional designation generally includes all major public, quasi- public, and institutional land uses, including the Civic Center, fire stations, hospitals, libraries, community centers, water treatment facilities, waste disposal facilities, and public schools.

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 Maximum Intensity: 0.5 to 2.0 FAR, depending upon the corresponding zoning

Railroad/Utility Corridor
The Railroad/Utility Corridor designation applies to all railroad corridors and associated railroad uses, as well as properties used for energy resource transmission and other utility lines. No FAR is established since no buildings are associated with this use type.

Open Space-Recreational
The Open Space-Recreational designation provides for diversified recreational interests on public lands, including parks, recreational activity fields, trails, and passive areas. This designation is intended to identify publicly owned parks and recreation facilities, as well as larger privately held facilities devoted to passive and active outdoor recreation.

Open Space-Resource
The Open Space -Resource designation applies to open space areas necessary for the protection and preservation of unique areas for such purposes as groundwater recharge, flood control, wildlife habitat conservation, and hillside protection. Designated a reas include the Santa Ana River and its floodplain, storm drain channels, conservation areas designated for the protection of the Delhi Sands Flower-Loving Fly, and steep hillsides and rock outcroppings within the La Loma Hills and Reche Canyon areas. Complementary uses within the Open Space -Resource designation include cemeteries and recreation and equestrian uses.

Overlay District

An overlay district is an additional land use regulation that is placed on a property but does not change the underlying land use designation. Overlay districts are used to impose additional development restrictions or allow for expanded uses or development intensities in specific locations, in addition to the base land use designation. The Residential Overlay will allow additional opportunity for new residential development in the City, bu t only in selected areas. This overlay district applies to the areas shown in Figure LU-7.

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D R A F T L A N D U S E E L E M E N T
C I T Y O F C O L T O N G E N E R A L P L A N P A G E - L U 31

HOLLY AVE

BORDWELL AVE

LA CADENA DR

CITRUS AVE

MT VERNON AVE

RIVERSIDE AVE

LAUREL ST

GRANT AVE

HOLLY DR

TENTH ST

LAUREL AVE

RIALTO AVE VIRGINIA DR

HIGHLAND AVEREDLANDS AVE
Date: January 2012.

Map Prepared by: Hogle-Ireland, Inc.

Source: City of Colton, 2011.

BASEMAP
City Boundary
Sphere of Influence
Freeway
Major Road
Surface Water
Area 1
Area 2

GAGE CNL

SANTO ANTONIO DR

MT VERNON AVE

CALIFORNIA AQ

WASHINGTON STWASHINGTON DR

CALIFORNIA AQ

MT VERNON AVE
Residential Overlay (Area 1)
Residential Overlay (Area 2)
Citywide Reference Map

OVERLAY DISTRICT
Residential Overlay District (up to 30.0 DU/AC)

GENERAL PLAN DESIGNATIONS
General Commercial
Business Park
Light Industrial
Mixed Use-Neighborhood (2.1-6.0 DU/AC, 0.5 FAR)
0 6,000 12,000
Feet
0 300 600
Feet
0 400 800
Feet
Figure LU-7:

Residential
Overlays

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Residential Overlay
The Residential Overlay designation provides, in addition to the base land use, the opportunity to develop residential uses in areas where convenient access to transit and neighborhood-serving uses is available. Together, the base land use designation and the overlay allow for a combination of commercial or office uses with higher-density residential development. The overlay is intended to promote high-quality market rate and affordable housing construction, as well as assisted living facilities, in areas where residents can easily walk to shops, services, schools, and transit stops. Residential development can either occur as part of a mixed -use development or as stand -alone, attractive multi- family housing. Design must include pedestrian -friendly spaces such as plazas, courtyards, and other amenities. The Residential Overlay may apply to four base land use designations:

General Commercial, Mixed- Use Neighborhood, Industrial Park, and Light Industrial.

The Residential Overlay is established to promote higher -density residential uses along major corridors in the City, specifically along Mount Vernon Avenue. This overlay works in concert with underlying designations to create an active mixed -use, pedestrian-friendly environment with supporting convenience retail and service uses that serve the needs of residents. Design objectives are to provide high -quality development that provides pedestrian-friendly spaces such as plazas, courtyards, and other amenities. Densities of up

40.0 units per acre will be permitted for developments meeting affordability performance criteria contained in the zoning regulations. The increased density offered by the Residential Overlay is not a discretionary incentive in return for concessions from a developer but will be available to all projects that meet design and other pertinent criteria established in the Residential Overlay development standards under the Zoning Code.

Where designated, the Residential Overlay may apply to four base land use designations:

General Commercial, Mixed-Use Neighborhood, Industrial Park, and Light Industrial . The Residential Overlay many also be extended to Colton adopted Specific Plans.

 Maximum Density: up to 430 dwelling units per acre
 Typical Population Densities: 96 persons per acre

Specific Plans and Planned Communities

The preparation and adoption of specific plans and community plans are permitted by California planning law for any area that requires special consideration or treatment.

Specific plans are appropriate for areas requiring special attention due to location, unique challenges facing development (i.e. sensitive habitat), or where opportunities exist for development of an integrated mix of uses around key activity generators. In Colton, the City historically adopted several specific plans to craft unique regulations for permitted uses, development standards (setbacks, heights, landscape, architecture, etc .), and circulation and infrastructure improvements. Figure LU-8 shows the location of adopted and planned specific plans.
4 On the Land Use Policy Map (Figure LU-6 ), specific plans are shown as unique areas, with readers directed to consult the individual specific plans for

4 Prior specific plans and community plans that have been rescinded or planned for elimination include the Cooley Ranch Community Plan, Santa Ana River Specific Plan, and Agua Mansa Specific Plan (a multijurisdictional plan adopted in the 1980s).

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land use regulations, as well as development standards and required infrastructure improvements.

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Figure LU-8:

Specific Plans
Commented [SL2]: This map outline is correct - West Valley name needs to change to HCCSP.

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Implications of Land Use Policy

Over time, as properties transition from one use to another or property owners rebuild, land uses and intensities will gradually shift to align with the intent of this Land Use Element. Table LU- 1 summarizes the land use distribution by acreage. Based on an assumed average level of development, Table LU-1 also indicates the amount of residential and nonresidential development that can be expected with implementation of land use policies established by this Land Use Element. Most new development is intended to occur within the Pellissier Ranch area and the Colton Hub City Centre West Valley Specific Plan area.

Table LU-1:

Development and Population Projections
Land Use Designations
Net Acres Projected
Dwelling Units1
Projected
Population1
Projected Non-
Residential
Square Feet
City2 SOI2 City SOI City SOI City SOI
Very Low Density Residential 600 - 961 - 3,043 - - -
Low Density Residential 1,430 166 7,863 915 24,913 2,900 - - Medium Density Residential 339 - 4,344 - 13,763 - - -
High Density Residential 184 3 3 61 10,123 193 - -
Neighborhood Commercial 47 195 - - - 405,500 -
General Commercial 314 9 - - - - 4,107,800 111,700
Residential Overlay 56 15 391 103 1,239 326 547,500 144,100 Mixed-Use Neighborhood 29 - 149 473 38,300 -
Residential Overlay 7 - 158 501 8,700 -
Mixed-Use Downtown 46 - 476 1,508 1,375,200 -
Industrial Park 205 - - 1,784,700 -
Light Industrial 1,059 - - 9,226,400 -
Heavy Industrial 785 582 - 3,418,500 2,533,400
Public/Institution 541 - - - - - - -
Railroad/Utility/ROW 159 12 - - - - - -
Open Space-Recreation 46 - - - - - - -
Open Space-Resource 1,173 - - - - - - -
Reche Canyon Specific Plan 1,480 321 2,405 611 7,621 1,934 56,100 20,100

West ValleyColton Hub City Centre
Specific Plan 324 - 3,0001,2
62 - 9,3003,
998 - 1,797,5032
,322,900 -
Total 8,824 1,109 21,204 1,690 67,182 5,354 23,291,600 2,809,300 Notes:

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1) Population projections are based on an average household size of 3.460 persons per household and a vacancy rate of 8.4%, based on 2010 data from the U.S. Census Bureau. Colton Hub City Centre Specific Plan uses a household size of 3.1 persons per household based on 2023 data from the U.S.

Census Bureau.
2) City refers to incorporated City of Colton. SOI refers to Colton Sphere of Influence (see Figure LU-1).

This Land Use Element has a planning horizon year of 2030. However, the total development capacity established by the Land Use Plan might not be achieved by 2030.

Market and other factors will continue to affect the rate at which development progresses.

The City’s objective for the Land Use Element is to establish its vision for land use patterns, types, and intensities, and to provide the capacity for that vision to be achieved through public and private development initiatives. The City will monitor growth against this plan, with the intention also of ensuring that the transportation network, infrastructure, and public services continue to support and are in balance with the Land Use Plan.

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Goals and
Policies

Goals are broad statements of community desires. Policies are statements that support the achievement of a specific goal. These goal and policy statements will guide the City Council, Planning Commission, other appointed City commissions, committees and boards, and City staff in their review of land use proposals and their decisions relative to growth and development. They are structured to address:

 Citywide objectives
 Strategies for particular land uses
 Focus areas

Citywide Goals and Policies

Citywide goals and policies reflect the policy direction based on particular issues that apply to the entire City of Colton, rather than a specific area.

Land Use Diversity and Compatibility

To remain a balanced and economically healthy city, Colton will continue to plan for and accommodate a broad range of land uses. High-quality development will be the standard for all new projects, with the objective of creating a distinctive character for Colton.

Conditions on development will be applied uniformly with this objective in mind. Also, focused attention will be paid to addressing the long- existing interfaces between residential and industrial uses to improve conditions in neighborhoods while respecting the important contributions that industrial businesses make to local employment and revenues.

Goal LU-1: Achieve a balance of land use types that create diverse opportunities for housing, employment, commerce, recreation, and civic engagement.

Policy LU-1.1: Ensure that all new development conforms to all applicable provisions of the General Plan and Zoning Code.

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

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reflect planned land use. After evaluation, maintain, amend, or repeal Specific Plans, as appropriate.

Policy LU-1.3: Ensure that the zoning map, Zoning Code, Specific Plans, and other applicable development-related ordinances are brought into conformance with the Land Use Element as soon as practical following adopted or amendment.

Policy LU-1.4: Pursue the annexation of unincorporated islands within the City’s boundaries wherever possible and financially advantageous to the City.

Policy LU-1.5: Encourage the assemblage of small lots to create more cohesive development sites.

Policy LU-1.6: Ensure that new development projects are compatible with permitted, well - maintained uses and buildings in the surrounding neighborhood or district.

Policy LU-1.7: Require that new development assume the full fair -share cost of public improvements which are necessitated by that development.

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.

Policy LU-1.9: Apply a Special Development Area overlay zone on industrially zoned properties that abut properties zoned for residential uses, and apply appropriate conditions through the discretionary review process to minimize impacts.

Policy LU-1.10 Require that Crime Prevention through Environmental Design (CPTED) approaches be used in the design and development of all new projects and substantial remodeling projects.

Goal LU-2: Create great places in Colton through use of high-quality streetscapes and design requirements.

Policy LU-2.1: Pay critical attention to the appearance of properties at the City’s major gateways, as identified in Figure LU-5.

Policy LU-2.2: Require that private development at the gateways locations create a stron ger sense of City identity. Improve the public realm to reinforce this image.

Policy LU-2.3: Apply rigorous and transparent design review practices to all development applications.

Policy LU-2.4: Protect structures of historical and architectural significance.

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Economic Development

While the Land Use Plan accommodates a broad range of commercial and industrial uses, the many opportunities available to businesses looking to locate in the Inland Empire mean that the City must ensure a favorable business environment. A diversity of businesses will provide for more local jobs at all income ranges and create greater surety of tax revenues to fund City services.

Goal LU-3: Ensure a strong and diversified economic base to provide for fiscal stability and sustainability.

Policy LU-3.1: Provide for land uses that allow a variety of retail, service, manufacturing, institutional, office, and recreational businesses to locate in Colton.

Policy LU-3.2: Retain industrial land for businesses that provide jobs for manufacturing and processing of goods, and that create local revenue sources.

Policy LU-3.3: Continue to use creative financing tools for City-initiated revitalization and to spark private investment.

Policy LU-3.4: Pursue a variety of funding approaches, including grants, impact fees, assessments, and transportation funds, to support public services, municipal programs, and capital investments that support City businesses.

Policy LU-3.5: Establish a list of commercial and industrial uses that are needed in the City, and work towards bringing those businesses to Colton.

Policy LU-3.6: Identify and revitalize areas within the City which, through deterioration of structures, high vacancy rates, vandalism, or health and safety concerns, merit special attention.

Sustainable Development and Building
Practices

Sustainable development means designing, constructing, and operating buildings and cities to meet the present day needs of the community without compromising the ability of future generations to meet their needs . For Colton, this means protecting groundwater resources, conserving energy, encourage reuse of materials, preserving open space for habitat and other beneficial uses, and creating alternative mobility options for vehicles. By employing sustainable development practices, the community can reduce the adverse impacts on the natural environment, while improving the quality of life and economic well- being for all in the City.

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As the City of Colton is the primary purveyor of water and electricity for the community, it has the ability to promote and enact water and energy conservation programs that ensure managed use of these resources for long-term viability. Ensuring Colton has access to clean and plentiful water resources from the Upper Santa A na Valley groundwater basin will provide the community long-term reassurance regarding the availability of water. Creating walkable neighborhoods and a pedestrian -friendly downtown district will encourage residents to walk and use transit, thus minimizing vehicle use and reducing greenhouse gas emissions. Encouraging developers of new and retrofitted buildings to implement green principles will allow for greater energy efficiency, u tilize sustainable materials, reduc e waste stream, lower maintenance costs, decreas e water use, and improv e i ndoor air quality.

Altogether, these initiatives will move the City forward in its efforts to improv e environmental quality and provide for sustainable development practices to become standard. As a good environmental steward and advocate of creating places that promote healthy people and businesses, the City will lead by example.

Goal LU-4: Incorporate green building and other sustainable building practices into development projects.

Policy LU-4.1: Require that new development projects reflect the principles of Traditional Neighborhood Development: walkable street patterns, pedestrian amenities, access to transit, a mix of complementary uses, comfortable and accessible open spaces, a range of housing types and densities, and quality design.

Policy LU-4.2: Facilitate the use of green building standards and Leadership in Energy and Environmental Design (LEED) or similar programs in both private and public projects.

Policy LU-4.3: Promote sustainable building practices that go beyond the requirements of Title 24 of the California Administrative Code, and encourage energy -efficient design elements.

Policy LU-4.4: Support sustainable building practices that integrate building materials and methods that promote environmental quality, economic vitality, and social benefit through the design, construction, and operation of the built environment.

Policy LU-4.5: Promote adaptive reuse of existing buildings as an alternative to new construction.

Policy LU-4.6: Require that land divisions and development projects incorporate designs and practices that respect natural site features and provide for groundwater recharge.

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Goal LU-5: Reduce use of energy resources citywide, with a key goal of reducing the City’s carbon footprint.

Policy LU-5.1: Require the incorporation of energy conservation features into the design of all new construction and site development, as required by S tate law and local regulations.

Policy LU-5.2: Provide incentives, as funding opportunities become available, for the installation of energy conservation features in existing multi-family residential and commercial developments, including technical assistance and possible low interest loans.

Policy LU-5.3: Educate the public using a variety of outreach channels regarding the need for energy conservation, techniques which can be employed, and systems which are available.

Policy LU-5.4 Support the ongoing efforts of the California Air Resources Board to implement AB32 and SB375, and fully follow any new AB32 and SB375-related regulations.

Policy LU-5.5: Develop and implement greenhouse gas emissions reduction measures, including discrete, early-action greenhouse gas reducing measures that are technologically feasible and cost effective.

Policy LU-5.6: Require detailed air quality and climate change analyses for all applications that have the potential to adversely affect air quality, and incorporate the analyses into applicable CEQA documents. Projects with the potential to generate significant levels of air pollutants and greenhouse gases, such as manufacturing facilities and site development operations, shall be required to incorporate mitigation into their design and operation, and to utili ze the most advanced technological methods feasible.

Policy LU-5.7: Work with the South Coast Air Quality Management District and the Southern California Association of Governments to implement the Air Quality Management Plan (AQMP) and Regional Transportation Plan/Sustainable Communities Strategy, with the objective of meet ing federal and state air quality standards for all pollutants. To ensure that new measures can be practically enforced in the region, participate in future amendments and updates of the AQMP.

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Residential Neighborhood Preservation and
Protection

The Colton neighborhoods that grew up around the railroads in the early 1900s provided housing for rail workers . Simultaneously, the presence of rail attracted rail- dependent industrial businesses that built their manufacturing and processing plants right next door to the neighborhoods. The adverse effects of these rail/homes and industrial/residential adjacencies — noise, odors, dust — have always existed, but the impacts have become increasingly pronounced with increased truck traffic and the gradual infillin g of vacant residential properties. The values and conditions of homes in some neighborhoods have declined as a result, and deferred maintenance compounds deteriorating neighborhood conditions.

These neighborhoods provide homes for many long-time Colton residents who have deep community roots. Also, the development patterns are at a scale reflective of traditional neighborhood design. These neighborhoods have the potential to be rehabilitated as healthy, stable places if particular land use conflicts can gradually be resolved and owners have incentives to better maintain their properties. A key initiative of the City is to preserve and protect long-standing Colton neighborhoods.

Goal LU-6: Minimize or eliminate land use conflicts where residences are in close proximity to rail lines, freeways, and industrial businesses.

Policy LU-6.1: Protect residential neighborhoods adjacent to industrial areas pursuant to the policy direction provided in Policy LU-1.9.

Policy LU-6.2: Discourage the establishment of incompatible uses in proximity to each other.

Policy LU-6.3: Use land use designations and zones to buffer incompatible uses.

Policy LU-6.4: Promote the use of buildings, setbacks, walls, landscaping, and other design features to buffer and reduce conflicts between adjacent properties.

Policy LU-6.5: As properties recycle from one use to another, ensure that the new use is consistent with the Land Use Plan and policy directives that support this Goal LU -

6. Policy LU-6.6: Require that industrial businesses adjacent to residential neighborhoods adopt and implement truck routing plans that avoid use of local streets to the greatest extent practical.

Policy LU-6.7: Require that specific types of industrial uses—as defined in the Zoning Code and at the time a development or building permit application is filed—that are proposed to locate within 1,000 feet of existing or planned residential development include preparation of an air quality analysis that , at a minimum , analyzes the potential

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impacts of toxic air contaminants and cancer risks on existing or potential residents or sensitive receptors.

Policy LU-6.8: Require that any residential use or sensitive receptor use—at the time a development or building permit application is filed —that is proposed to locate within 1,000 feet of an existing industrial use or within 500 feet of a freeway include preparation of an air quality analysis that , at a minimum , analyzes the potential impacts of toxic air contaminants and cancer risks on the future residents or sensitive receptors.

Goal LU-7: Provide opportunities for all neighborhoods in Colton to be in a healthy and attractive physical condition.

Policy LU-7.1: Stress the importance of property maintenance and rehabilitation activities to improve neighborhood conditions.

Policy LU-7.2: Enforce City codes to minimize the construction of illegal additions and structures in residential neighborhoods.

Policy LU-7.3: Allow nonconforming residential units in residential neighborhoods and mixed-use districts (including units nonconforming due to lot size), in the event of damage or total destruction, to be rebuilt at the density and with the same setbacks that existed prior to such an event.

Policy LU-7.4: Work with property owner s of illegally constructed second dwelling units to achieve building code compliance for those units, where such units are permitted by zoning regulations.

Policy LU-7.5: Facilitate recycling of underutilized properties for infill developments in residential areas.

New Residential Neighborhoods

Opportunities exist in the Colton Hub City Centre West Valley Specific Plan and Pellissier Ranch/La Loma Hills areas for new neighborhoods to be built. New subdivisions can be expected in Reche Canyon as well, and on other large vacant tracts of land with residential and mixed use designations. The City will insist upon quality development that complements existing neighborhoods and at compatible densities. The goal is to improve the overall housing stock in the community.

Goal LU-8: Create new attractive residential neighborhoods throughout Colton that provide a range of quality housing.

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Policy LU-8.1: Consider the maximum densities set forth for each of the residential land use designations as maximums that can only be achieved by those developments that exhibit the highest design quality and provide definable community benefit.

Policy LU-8.2: Require that the architectural design and scale of new residential developments respect and enhance the character of established neighborhoods.

Policy LU-8.3: Encourage the provision of a range of housing types and sizes to accommodate the varied needs of all socioeconomic segments of the community.

Policy LU-8.4: Pursue opportunities to locate higher -density residential development near activity centers such as parks and recreation facilities, commercial areas, employment centers, and transit.

Policy LU-8.5: Avoid residential development in environmentally sensitive or hazardous areas unless mitigating measures are adequately implemented.

Policy LU-8.6: Require that multi-family residential development and major subdivisions include amenities such as common open space or community facilities.

Policy LU- 8.7: Establish a density bonus program to incentivize well-designed, affordable housing developments with appropriate amenities in multiple-family zoned areas.

Commercial Districts

Colton has outstanding freeway visibility from I-10 and I-15 that commercial users find very attractive. These properties can support businesses with regional draws. Commercial properties in Downtown and south Colton, and along Mount Vernon Avenue and portions of Valley Boulevard, cater more generally to local needs. This mix of regional- and local- serving commercial districts benefits the City, and the City’s goal is to take better advantage and create opportunities for more productive and attractive commercial tenants. Strategic initiatives will include : 1) improving access (as described in the Mobility Element), 2) establishing and implementing standards for quality site planning and design, 3) updating the zoning regulations to make sure desired uses are accommodated and undesirable uses not allowed, and 4) pursing economic development programs to attract new businesses.

Goal LU-9: Maintain a diverse mix of commercial uses that benefit the community in terms of needed commercial services, tax
revenue, and employment opportunities.

Policy LU-9.1: Encourage and facilitate an appropriate mix of goods and service offered in community and neighborhood commercial centers.

Policy LU-9.2: Discourage proliferation of strip commercial development approaches.

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Policy LU-9.3: Encourage a unified architectural character in commercial areas, and vigorously enforce commercial land use standards, including but not limited to landscaping, signage, and property maintenance to enhance the visual appearance of the City’s commercial areas.

Policy LU-9.4: Maintain the integrity and appearance of commercial properties by streamlining and simplifying the application process for new businesses occupancies and by encouraging updating of the visual appearance of a property whenever possible.

Policy LU-9.5: Establish Zoning C ode am ortization requirements for non conforming uses in commercial areas.

Policy LU-9.6: Pursue removal of nonconforming signs.

Policy LU-9.7: Explore opportunities to increase commercial amenities in underserved neighborhoods.

Policy LU-9.8: Diversify the types of commercial uses available in Colton to ensure the City’s fiscal well-being. Create a balanced mix of restaurants and retail stores that offer a varied selection of dining and shopping opportunities.

Mixed-Use Districts

Consistent with the goal of pursuing more sustainable development approaches and reinvigorating Downtown Colton, the Land Use Plan provides for mixed use districts in the West ValleyColton Hub City Centre Specific Plan area, in Downtown, and along portions of La Cadena Drive and Colton Avenue. While the planned scale and intensities vary among the districts, the overall objective is to create pedestrian -oriented, exciting places with a mix of residences, retail and office businesses, restaurants, schools, civic functions, and public spaces. Streetscape enhancements will add to district character.

Goal LU-10: Create new mixed-use, walkable districts that are great places to live and exciting destinations.

Policy LU-10.1: Implement the land use policies for Downtown Colton set forth in this Land Use Element via a Specific Plan or similar document, and actively seek out developers to build in the Downtown consistent with City objectives.

Policy LU-10.2: Adopt a new Neighborhood Mixed-Use zone.

Policy LU-10.3: Implement the West ValleyColton Hub City Centre Specific Plan.

Policy LU-10.4: Establish land use patterns and provide pedestrian amenities within the mixed- use districts that minimize the need for vehicle travel among the uses within a district.

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Industrial Districts

Railroads and industry served by rail were the foundation of Colton. Industry provides jobs for people of many skill levels . Given Colton’s strategic location businesses dependent on rail and ready freeway access — and recognizing the employment base industry can provide — the Land Use Plan provides for a continued and robust presence of industrial businesses. From large-scale manufacturing and processing applications to research spaces for emerging technologies, ample space will be available to accommodate industry at appropriate locations.

Goal LU-11: Achieve and maintain a strong and highly competitive industrial base that provides attractive, high-quality
developments and varied employment opportunities.

Policy LU-11.1: Require that the construction and rehabilitation of industrial sites incorporate innovative site planning and attractive water- and energy-efficient landscaping and building design.

Policy LU-11.2: Pursue opportunities to locate labor-intensive industrial uses near regional public transportation routes in order to facilitate employment access to Colton facilities.

Policy LU-11.3: Increase and diversify local employment opportunities, and retain and accommodate industrial development that is compatible with City objectives for safety, environmental and visual quality, and employment and revenue generation.

Policy LU-11.4: Explore economic opportunities based on access to freeways and railroads, s uch as the creation of an intermodal facility or inland port.

Policy LU-11.5: Work with developers to encourage heavy industrial uses and uses incompatible with residential or commercial development to locate along the Agua Mansa Road corridor (defined as that area along the Santa Ana River south to South Riverside Avenue, with West Agua Mansa Road on the west).

Open Space

Colton has an abundance of natural resource areas that are dedicated open spaces for flood control and habitat preservation purposes. These provide a welcome visual complement to the urban scene but generally cannot be used for recreation (except for the multi -use trail along the Santa Ana River). T he parks scattered throughout the community provided places for active recreation. With growing participation by persons of all ages in recreation programs sponsored by the City and other organizations, the limited park areas have become strained. Thus, the key aim for open space is to increase open space resources for recreation.

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Goal LU-12: Provide for open space and recreation areas that meet the needs of Colton residents.

Policy LU-12.1: Preserve and protect the City’s established recreational and open space uses.

Policy LU-12.2: Pursue opportunities for providing additional open space and recreation areas for residents, working toward the goal of having a City park within one -half mile of every residential neighborhood in Colton.

Policy LU-12.3: Prioritize the development of a regional park and/or sports park within City limits.

Policy LU-12.4: Provide five acres of park space for every 1,000 residents.

Goal LU-13: Protect open space lands necessary for flood control and habitat preservation purposes, and to provide buffers from identified earthquake faults and other public safety hazards.

Policy LU-13.1: Continue to monitor any changes to the flood zone boundaries of the Santa Ana River made by federal agencies, and modify Figure LU-4 as appropriate to reflect the most current Federal Emergency Management Agency (FEMA) flood maps.

Policy LU-13.2: Prohibit development within designated flood plain areas, as shown on Figure LU- 4 and more specifically as shown on adopted Flood Insurance Rate Maps published by FEMA. Figure LU-4 is incorporated into the Safety Element with this reference and policies LU-13.1 and LU-13.2.

Policy LU-13.3: Work with the U.S. Fish and Wildlife Service and California Department of Fish and Game to establish and maintain the minimal area needed for Delhi sands flower- loving fly habitat.

Policy LU-13.4: Require formal fault investigations for development of properties along the San Jacinto F ault zone consistent with State law. For areas where development is prohibited due to fault restrictions, require that such space be set aside a open space to the maximum extent feasible by law.

Public Facilities

Public facilities in Colton include public schools, fire stations, City Hall and the Police Station, City maintenance facilities, the power plant, the wastewater treatment plant, and Hermosa Gardens cemetery. These facilities are critical to daily civic life, and residents and businesses expect services to be continuous and reliable.

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Goal LU-14: Ensure adequate land area is available to support desired levels of City-provided public facility services.

Policy LU-14.1: Review City public facilities physical plants and sites on a regular basis to determine whether adjustments are needed consistent with the Land Use Plan adopted City policies and ordinances.

Planning Focus Areas

Land use focus areas cover specific areas or neighborhoods in Colton. Particular areas have been identified because of their distinguishing characteristics, common issue(s), architectural styles or form, and/or development patterns. Land Use Element policies aim to preserve the qualities that make areas unique and special, and to also address the issues and concerns that have prevented certain neighborhoods and districts from achieving their full potential. Figure LU-8 identifies the focus areas.

Downtown Colton

Since Colton’s incorporation in 1887, many changes have occurred on properties beyond the original downtown. However, Colton’s downtown has remained the community center.

Today, the City’s historic core — bounded roughly by Valley Boulevard to the south, 6th Street to the west, 9th
Street to the east, and
C Street on the north
— serves as the City’s
civic core. City Hall,
the library, the Colton
Museum, Fleming
Park, and the Police
and Fire departments
are all located
downtown.

Colton Civic
Center

The City aims to encourage a mix of civic, office, commercial, and residential uses in the g
eographic center of the City. This area will function as a Central Business District for Colton, re -establishing downtown as a community focal point. Delineating a business district can help focus efforts to revitalize and bring new energy into the area. Attracting professional uses to downtown will not create competition for other activity centers (West --+

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ValleyColton Hub City Centre Specific Plan, Cooley Ranch), as those areas focus largely on retail uses.

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Figure LU-9:

Planning Focus
Areas

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The intent of the business district will be to create opportunities for small-scale office and professional uses in a vibrant, walkable downtown setting. Residential uses will create the opportunity for activity in the area after business hours and will su pport the commercial uses along Valley Boulevard Gateway. Signage at downtown entry locations, particularly along Valley Boulevard, will help to create and enhance the downtown identity as an historic and attractive destination.

In addition to civic uses, some of the most distinctive features of this area are the historic homes surrounding the Civic Center, many of which are located within the historic districts identified in the Cultural Resources Preservation Element. Developmen t in Downtown Colton will respect and build upon the historic structures and character, and new development will complement this character.

Goal LU-15: Recreate downtown Colton as a vibrant, pedestrian- friendly, and attractive district that integrates civic, public, residential, office, and commercial uses.

Policy LU-15.1: Pursue attractive new developments and redevelopment within downtown to revitalize the commercial and residential areas. Encourage new development on vacant sites to achieve quality infill development consistent with surrounding uses.

Policy LU-15.2: Keep government, public, and cultural uses in downtown. Locate future cultural uses, including a performing arts center, community center, theaters, art galleries, and civic uses, such as government facilities, in the downtown district.

Policy LU-15.3: Promote adaptive reuse of historic residential structures for office or commercial uses to maintain the district’s character.

Policy LU-15.4: Encourage a balance of land uses to encourage activity each day of the week and after business hours.

Policy LU-15.6: Prohibit inappropriate commercial uses such as warehouses, liquor stores, and drive-through restaurants, and promote uses that encourage significant pedestrian activity, such coffee houses and restaurants with outdoor dining.

Policy LU-15.7: Encourage the development of gateway features that include landscaping, entry features, signage, street furniture, and public art and other design features.

Policy LU-15.8: Expand new development upward by selectively increasing building heights, where appropriate.

Policy LU-15.9: Encourage high -quality, attractive, higher- density housing that complements office and commercial uses in the area.

Policy LU-15.10: Enhance City Hall as an expanded civic area, with public gathering places and easily accessible City services.

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Policy LU-15.11: Require preservation of significant historic buildings and resources in downtown, and discourage the use of generic architecture styles used by corporate and franchise businesses that may undermine downtown’s character.

Policy LU-15.12: Prepare a Specific Plan or similar document that provides a comprehensive vision and implementation plan for Downtown Colton.

La Cadena Drive

La Cadena Drive runs through the
historic core of Colton between the
downtown and Laurel Street. Historic
homes and small office buildings along
La Cadena Drive contribute to its
unique character, as many of the
homes have been converted to
professional office uses. This
transformation has created
opportunities for small professional
businesses to locate near the Civic Center in an attractive residential atmosphere. To encourage this trend, La Cadena Drive between Laurel Street and C Street has a General Plan designation of Mixed Use Neighborhood. The process of adaptive reuse of homes in this neighborhood will extend the life of these structures while retaining their historic and aesthetic features.

The Mixed Use Neighborhood designation will encourage and accommodate small professional offices and commercial uses within existing residential structures. The La Cadena Drive corridor is envisioned as a pedestrian -friendly district, with office and civic uses and enhancements inviting to pedestrians, such as landscaping, street furniture, well- marked crosswalks, and wide sidewalks. Civic
uses bring people to downtown, and a mixed
use environment along La Cadena Drive will
link to downtown activity and pro vide
expanded opportunities for residents to shop,
do business, and visit restaurants. The homes
along La Cadena Drive contribute significantly
to the attractive character of the area, and
preserving the historic character of the
structures is a priority.

Ideal uses include financial institutions, real
estate offices, and professional office uses
such as legal and medical. In addition to office
and residential uses, supporting retail and
personal service commercial uses are
appropriate to serve the needs of local

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residents, employees, and visitors. Commercial establishments are required to maintain the low-scale historic character of the district. Preferred commercial uses include small- scale cafes and restaurants that cater to the local business community, and oth er supporting office uses. Businesses with environmental nuisances (noise, odor, dust/smoke, glare, etc.) will not be allowed.

Goal LU-16: Create an attractive, diverse mixed-use district along La Cadena Drive.

Policy LU-16.1: Promote a mix of offices and local businesses that encourage street activity, and provide for connections to established lower-density residential neighborhoods to create a dynamic mixed-use setting.

Policy LU-16.2: Discourage uses that may be disruptive to the area’s general residential character, such as businesses with noise or traffic issues.

Policy LU-16.3: Encourage quality building façades appropriate for pedestrian scale and visual interest.

Policy LU-16.4: Work with business owners to facilitate shared parking.

Policy LU-16.5: Provide incentives for preservation of historic homes, and encourage revitalization of deteriorating structures, as well as adaptive reuse of historic buildings.

Policy LU-16.6: Develop and implement a cohesive urban design and streetscape plan for the district.

Policy LU-16.7: Encourage gathering spaces and plaza areas for general use.

Policy LU-16.8: Link projects and downtown with public transit and/or trails (bus rapid transit, bike lanes, etc.).

Valley Boulevard Corridor

Valley Boulevard is Colton’s main east-west corridor, with excellent frontage along I-10 and freeway access at Rancho Avenue, 9th Street, and Mount Vernon Avenue. Valley Boulevard often serves as an alternate travel route between cities in west San Bernardino County when the I -10 experiences congestion. Many commercial and industrial buildings exhibit deferred maintenance, and design quality has not been a priority. O lder residential structures are intermixed with the commercial and industrial uses. The City has implemented extensive street improvements east of 9th Street and has assisted with façade improvements and new development at the gateway to downtown.

This busy commercial corridor presents opportunities for enhanced and new commercial development. The corridor has the potential to support regional -serving commercial uses

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given its freeway visibility and orientation. Underutilized and aging industrial properties should be encouraged to transition to uses that can increase tax revenues and attract regional customers.

The goal is to attract and facilitate more intense commercial development that is currently lacking in the City and that would provide mid-level, sit-down restaurants and commercial uses with a regional appeal. Uses such as self-storage or warehouses that do not contribute to the economic development of the area by providing increased revenue or creating employment opportunities will be discouraged. To facilitate larger, deeper sites that are appropriate for commercial development, lot consolidation, street vacation, and the use of similar actions or incentives to consolidate property will be encouraged.

The visual appeal of a major corridor like Valley Boulevard is important, and the City will extend the enhancements that have occurred at the east end to cover the length of the boulevard (consistent with CIP scheduling), visually tying the east end to new development within the West ValleyColton Hub City Centre Specific Plan Amendment area. By coupling property redevelopment initiatives with more vigorous code enforcement activity, the City will help transform the use and appearance of private properties along this critical corridor.

Mount Vernon Avenue Corridor

The Mount Vernon Avenue Corridor has direct access to I-10 via an off-ramp, and connects Colton and the City of San Bernardino to the north. A key use anchoring the corridor’s north end, but located in San Bernardino, is San Bernardino Valley College. Prior City planning efforts have sought to encourage lower -scale mixed use along Mount Vernon Avenue, in part to reflect a pattern of small auto -related business and restaurants intermixed with older single -family homes and duplexes. However, very little private investment has occurred, due in part to the narrow, shallow lots under multiple ownership. City leaders have identified two key goals for the corridor: 1) eliminate blighting conditions associated with marginal uses and ill- maintained properties, and 2) create focused opportunities for higher-density housing.

To achieve these goals, public and private reinvestment will be required. In addition, Zoning Code changes are necessary to provide for a gradual transition to uses and development approaches that better serve surrounding neighborhoods and create a more aesthetically pleasing travel corridor.

In the Mount Vernon Avenue Corridor, the General Commercial designation applies only to locations where larger parcel sizes can support well- planned, cohesive shopping centers.

The Neighborhood Commercial designation applies to all other commercial properties to maintain development at a smaller scale compatible with parcel size and adjacent residential neighborhoods. In addition, the Residential Overlay, which allows densities up to 340 units per acre, is applied near the San Bernardino Valley College and on properties just north of Laurel Street.

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Residential Overlay

Neighborhood Commercial

To overcome the challenges to new development posed by the shallow lot widths and depths along Mount Vernon, lot consolidation incentives such as adjustments to setback requirements, provisions for reduced on- site parking, and other modified development standards will be used as a tool to encourage private investment. Commercial buildings will be encouraged to be built to the sidewalk line to create a pedestrian -friendly streetscape that also incorporates landscaping with street trees and planted areas in t he street right- of-way. Where lot consolidation or lot size is limiting, the City will consider remote parking areas, so long as they are within walking distance to the new development served. Zoning regulations may be revised to address sign clutter.

The City has previously invested in attractive, vintage -style street lamps along Mount Vernon Avenue, including extensive median treatments. Further public realm improvements could be pursued over time to include coordinated street furniture and enhanced pedestrian crossings.

Goal LU-17: Revitalize Valley Boulevard and Mount Vernon Avenue as attractive and economically healthy commercial
corridors.

Policy LU-17.1: Attract and retain a wide range of commercial businesses that offer goods and services to both the local and regional markets, increase tax revenue, and create employment opportunities.

Policy LU-17.2: Attract full-service, mid-scale restaurants to complement the variety of fast -food restaurants already available in the City.

Policy LU-17.3: Support development proposals that will revitalize aging, underutilized, and poorly maintained properties along Valley Boulevard and Mount Vernon Avenue.

Policy LU-17.4: Encourage the gradual transition of long -established residential uses along Valley Boulevard and Mount Vernon Avenue to desired commercial uses.

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Policy LU-17.5: Facilitate development of regional-serving commercial uses along Valley Boulevard to take advantage of freeway visibility and accessibility.

Policy LU-17.6: Reduce the visual and environmental impacts of expansive parking lots along major corridors by encouraging a street-oriented development pattern that encourages pedestrian activity, with buildings sited at or near the sidewalk edge.

Policy LU-17.7: Discourage used auto sales businesses from locating on Mount Vernon Avenue.

Policy LU-17.8: Require the use of landscaping, lighting, site design, and similar design elements to improve the appearance of commercial sites.

Policy LU-17.9: Provide creative and innovative parking solutions for commercial development on Mount Vernon Avenue, including shared parking facilities and remote parking strategies.

Policy LU-17.10: Encourage and facilitate revitalization of properties along Mount Vernon Avenue and Valley Boulevard through lot mergers, street vacations, and City -sponsored programs.

Policy LU-17.11: Vigorously enforce City codes, including building and safety, zoning and land use regulations, and property maintenance codes, to improve the visual appearance of properties along Valley Boulevard and Mount Vernon Avenue.

Policy LU-17.12: Develop and implement a coordinated marketing strategy to define the image, identity, and market position to enhance opportunities for businesses, to attract chain stores, and to increase commercial activity.

Policy LU-17.13: Monitor traffic conditions along major commercial corridors in the City, and complete intersection and roadway improvements to support economic activity.

Policy LU-17.14: Accommodate high -quality, multi-family housing development at selected locations on Mount Vernon Avenue, Valley Boulevard and adopted Specific Plans, as indicated by the Residential Overlay on the Land Use Policy Map.

Policy LU-17.15: Encourage food service, retail, and similar uses at the north end of Mount Vernon Avenue to take advantage of the proximity of San Bernardino Valley College.

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South Colton

South Colton embodies the culture and history of the City. Residents show obvious pride in their homes and neighborhoods. Built concurrently with development of the local railroad industry, south Colton is a compact, historic residential neighborhood that shares streets and property lines with industrial businesses, railroad lines, and retail commercial uses along La Cadena Drive. The boundaries for south Colton, shown on Figure LU-8, extend roughly south of I-10, west of the Santa Ana River, and east of Rancho Avenue.

Homes in south Colton

The area’s many industrial businesses create employment opportunities, but their proximity to residences also creates conflicts such as truck traffic, noise issues, and dust and vibration impacts. The railroads that connect the region to the rest of the country are a significant regional and local economic asset, but they too create impacts to the residential area, including train traffic, compromised air quality, pedestrian safety, train noise, and vibrations and overall decreased quality of life. Due to the proximity to industrial uses and major railroads, many residential uses share a property line or street with an industrial use. This proximity poses quality of life issues for residents. Many industrial uses, including heavy trucking and warehousing uses, create truck traffic impacts through residential areas, particularly along streets that immediately serve both industrial and residential uses. The challenge is striking a balance in creating a residential neighborhood that is safe with limited impacts and promoting a positive business-friendly attitude toward industrial businesses.

In residential neighborhoods, specifically north of Congress Street, neighborhood protection, revitalization, and economic development will be a priority. The Low Density Residential designation has been applied to most of the area in recognition of the limitations posed by small lots, and also as a measure to preserve the intimate character

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of this historic neighborhood. This Plan encourages rehabilitation and beautification programs, and the addition of much needed local-serving commercial uses. Land use policy maintains established industrial businesses south of Congress Street, provided existing conflicts are appropriately addressed and no new incompatible uses are introduced.

Circulation policies address street improvements and street maintenance, strict enforcement of truck routes, safety for pedestrians, and increased safety measures at railroad crossings. Figure M-2 in the Mobility Element identifies the planned realignment of Congress Street and elimination of the 9th Street rail spur to mitigate circulation conflicts with residential land uses.

Goal LU-18: Revitalize south Colton as a healthy, vibrant community with quality housing and commercial and community services that meet residents’ needs.

Policy LU-18.1: Preserve and maintain established single-family homes in south Colton.

Policy LU-18.2: Encourage and facilitate property maintenance and rehabilitation to improve neighborhood conditions.

Policy LU-18.3: Use City economic development programs to attract neighborhood-serving uses to south Colton that meet residents’ needs.

Policy LU-18.4: Continue to provide and expand the recreational and community services at Veteran’s Park and the Luque Community Center.

Policy LU-18.5: Provide recreational and community amenities, including fields and facilities for active recreation, consistent with the needs and desires of south Colton residents.

Policy LU-18.6: Establish creative methods for funding the maintenance of and improvements to aging infrastructure.

Goal LU-19: Minimize conflicts between industrial activity and residential neighborhoods in south Colton.

Policy LU-19.1: Require that new and expanded industrial and commercial uses adjacent to residential neighborhoods use physical design features such as buffering, landscaping, setbacks, screening, operational standards, and other methods to minimize light, glare, noise, dust, odor, vibration, traffic, and other impacts. Apply the buffering approach identified in Policy LU-8.2.

Policy LU-19.2: Provide logical transitions between industrial development and adjacent single - family neighborhoods through careful treatment of scale, massing, and the location of services that respond sensitively to adjacent residential uses.

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Policy LU-19.3: Prohibit through truck traffic on residential streets in south Colton, and develop programs, such as traffic calming, to discourage use of neighborhood streets for commercial vehicle traffic.

Policy LU-19.4: Work with the railroad to eliminate the 9th Street railroad spur.

Policy LU-19.5: Improve safety measures at railroad crossings through the use of railroad crossing signs or grade separations.

Policy LU-19.6: Implement the roadway safety improvements identified in the Circulation Element.

Policy LU-19.7: Prepare a specific plan or similar regulatory document that identifies comprehensive circulation and land use strategies to address and avoid long - standing land use conflicts in the south Colton area.

Colton Hub City Centre Specific Plan West
Valley Specific Plan

The West ValleyColton Hub City Centre Specific Plan area represents a major opportunity area for comprehensive reuse and redevelopment. The City’s goal is to create a distinct activity center with the look and feel of an “urban village.” This concept is intended to provide an environment where people can both live and work; enjoy complementary residential, commercial, and recreational uses; access alternative modes of transportation; and feel pride in their distinctive community identity. Through the West ValleyColton Hub City Centre Specific Plan, land use policies will integrate urban village and mixed-use concepts to create an environment for living, working, shopping, and pl aying in Colton. living and shopping environments that are missing in Colton. Housing opportunities will be created for residents looking for either a single -family suburban character or housing within a more urban context by allowing a wide variety of housing types and densities, including mixed -use housing projects . Development goals include creating economic development opportunities by attracting retail and office uses. Successful completion of high-quality mixed-use and residential projects will assist the City in accomplishing multiple housing, circulation, land use, and recreation objectives.

The West Valley Boulevard area is bounded by the City’s western boundary, San Bernardino Avenue to the north, the Burlington Northern Santa Fe railroad to the east, and I-10 to the south (see Figure LU-7). The Arrowhead Regional Medical Center, with 373 beds and a 24- hour emergency department, is the most prominent use. Other major land uses include the 33-acre Hermosa Gardens Cemetery and a 55 -acre golf course. Commercial and industrial businesses front on Valley Boulevard.

A major barrier to development is the presence of Delhi Sands Flower- Loving Fly (DSF) habitat, as delineated by the U.S. Fish and Wildlife Service. Although the area has tremendous economic development potential, the City has lost significant potential tax

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revenue due to presence of the habitat. Any development proposal requires close coordination with federal agencies to protect the habitat consistent with established regulations. Although the area has significant constraints, it represents one of the City’s major opportunities for economic development and new housing. The City has and will continue to negotiate with federal officials to reach agreement on strategies that can both achieve habitat protection goals within the region and allow Colton to plan for and realize critically important economic growth. A Habitat Conservation Plan (HCP), prepared by the City in consultation with the U.S. Fish and Wildlife service, will reflect the agreed upon strategies to protect DSF habitat while managing economic development.

The area presents many opportunities for new land uses that will complement the Arrowhead Medical Center and take advantage of freeway access. Mixed-use development approaches may consist of either horizontal or vertical integration, providing for a blend of uses to create a great place to live, work, shop and play within a pedestrian -oriented community. Upon build-out, the area will accommodate approximately almost 1,3003,000 residential units at varying densities and over two approximately 1.7 million square feet of retail, office, and business park development, in addition to active and passive parks, and preserved habitat for the DSF.

Townhomes, lofts, and live/ work housing

Pedestrian-friendly retail

Business park and light industrial

Hospitality

Commercial uses will be comprised of small-format retail anchors, supporting retail uses, casual sit -down restaurants, and entertainment uses such as theaters and bookstores.

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Entertainment uses will allow the City to capture sales tax revenue that is being spent in the nearby cities of Ontario, Rancho Cucamonga, and Redlands.

New office development can provide support services for the hospital and allow doctors to establish offices near the hospital. The proximity and ease of access to I-10 will make office uses attractive to employers who may be priced out of office properties in the western part of the County.

While residential neighborhoods in Colton are predominately of single -family character, this area provides opportunities for a mix of housing types with unified architectural themes, higher densities, common open spaces, and linkages to commercial and office uses. Mixed-use and higher density residential is encourage d through development standards and objective design guidelines. This type of new development can attract younger professionals looking for housing in the growing Inland Empire job market, and appeal to the growing market for a compact, walkable, high -quality living and work environment. It also provides for increased housing capacity and opportunity to meet a wide range of housing needs across the community.

The properties on the south side of Valley Boulevard adjacent to the freeway will remain designated for General Commercial uses to better leverage visibility from the freeway and accessibility from the Pepper Avenue and Riverside Avenue freeway exits. Vehicle sales have traditionally been an important part of this area and can again make a significant contribution to the City revenue stream. Large-scale, new vehicle sales businesses will continue to be allowed along this part of Valley Boulevard, but smalle r-scale businesses selling new and used vehicles are not considered to be appropriate uses and will be discouraged.

The West Valley SpecificColton Hub City Centre Specific Plan offers significant development potential that is appropriate for creating “place making,” where all uses are integrated into a memorable village setting that is walkable and pedestrian -oriented, where people can live, work, shop and play. New dining, shopping, and entertainment establishments will generate significant new sales tax revenue for the City by attracting residents and employees in Colton and other neighboring cities. New quality development that creates a distinctive setting within the City will also generate additional property tax revenue and upgrade an important City gateway.

Goal LU-20: Establish a mixed-use village via the West ValleyColton Hub City Centre Specific Plan that provides a complementary mix of commercial, residential, and office uses.

Policy LU-20.1: Ensure developments possess a distinct quality and character that differentiates the West ValleyColton Hub City Centre Specific Plan area from other newly built commercial activity centers in the region.

Policy LU-20.2: Balance residential, commercial, and office land uses to establish a sustainable economic foundation.

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Policy LU-20.3: Establish land uses compatible with and complementary to the Arrowhead Regional Medical Center, such as office developments, commercial laboratories, medical equipment sales and services, and hospitality and dining establishments that cater to hospital visitors and employees.

Policy LU-20.4: Attract small-format commercial anchors and dining and entertainment establishments with a regional appeal that are lacking in neighboring communities and along the I-10 freeway corridor.

Policy LU-20.5: Emphasize commercial and revenue -generating uses that complement and balance the land uses encouraged in other activity centers in the City, particularly Cooley Ranch.

Policy LU-20.6: Include a diverse housing mix, emphasizing a variety of attractively designed higher-density homes with common open space and added amenities.

Policy LU-20.7: Locate higher-density residential uses and commercial centers around the area’s major access points to facilitate access by residents and freeway drivers.

Policy LU-20.8: Locate higher -intensity uses closer to Valley Boulevard, and provide buffers or design transitions to minimize noise and traffic impacts to the residential neighborhoods located north of the West Valley Boulevard area.

Policy LU-20.9: Create connections between neighboring land uses that make alternatives to the automobile safe and attractive. Provide pedestrian linkage to surrounding neighborhoods, and require that development plans and designs facilitate both pedestrian and bicycle use.

Policy LU-20.10: Provide parks, public spaces, plazas, and open space that are consistent with adopted design themes and that all residents can enjoy.

Policy LU-20.11: Require that roadway systems are adequate to accommodate new volumes, existing demands, and emergency response needs.

Policy LU-20.12: Avoid piecemeal development of the West Valley Specific PlanColton Hub City Centre area by requiring development to occur within the context of a master plan.

Policy LU-20.13: Use gateway monuments or distinguishing gateway features at key points of arrival into the City, and at major developments, to convey civic pride and identity.

Pellissier Ranch/La Loma Hills

The Pellissier Ranch/La Loma Hills area, located at the southern edge of the City (see Figure LU-9), covering approximately 1,450 acres, represents the largest remaining developable area in Colton. The Santa Ana River defines the north and western boundaries, with the

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Colton City CouncilFebruary 17, 2026

Colton City Council
February 17, 2026