Agenda packet — Colton City Council, February 17, 2026 (part 8 of 12)

City of Colton
Housing Element Update Program 10/11 Rezone and General Plan Amendment Mitigation Monitoring and Reporting Program FirstCarbon Solutions
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 7 Mitigation Measures

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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 Retention of Prior to issuance of City of Colton alter a building or structure greater than 45 years of age at professional qualified grading permit for Planning Division the time an application is submitted would be required to architectural historian or individual projects; undergo project-specific environmental review, in compliance historian who meets the ongoing during with CEQA Guidelines Section 15064.5, in order for the City to Secretary of the construction determine whether the building or structure may be a historic Interior’s Professionally activities resource and take appropriate action such as requiring Qualified Standards in additional site-specific or project-specific measures to reduce architectural history or any potential impacts. These measures are, but not limited to history by the following:
• Prior to project development that may affect historical applicant/owner/sponso
r (subject to City

resources (i.e., structures 45 years or older), a historical Planning Division resources assessment shall be performed by an approval) shall perform a architectural historian or historian who meets the historical resources Secretary of the Interior’s Professionally Qualified assessment; ongoing Standards in architectural history or history. This shall monitoring 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),

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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 Submittal of reports to Prior to issuance of City of Colton during construction. the City of Colton grading or building Planning Division The applicant and/or contractor associated with future Planning Division; The permits, whichever development of sites within the proposed project area shall City shall inspect the is sooner, for implement the following measures during construction and, worksite regularly to individual projects where specified below, shall submit reports demonstrating ensure compliance and ongoing compliance to the Planning Division for its review and monitoring approval.
• The applicant shall limit all equipment and delivery truck throughout
construction

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

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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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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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• 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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- 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 Implementation of the Prior to the City of Colton As required by the City Guidelines, transportation demand VMT reduction issuance of Planning Division management (TDM) strategies would be considered for the measures entitlements and in purpose of reducing potentially significant Vehicle Miles accordance with Traveled (VMT) impacts. California Air Pollution Control the City VMT Officers Association (CAPCOA) has published an update to Guidelines 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.

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• 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

• 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).

Exhibit A-2 of City
Council Resolution No.

R-14-26

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Exhibit A-2 of CC
Resolution No. R-14-26
General Plan Amendments to
2013 Land Use Element Update Land Use Map
DAP-001-744

• 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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Exhibit A-2 of CC
Resolution No. R-14-26
General Plan Amendments to
2013 Land Use Element Update Land Use Map
DAP-001-744

• 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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Exhibit A-2 of CC
Resolution No. R-14-26
General Plan Amendments to
2013 Land Use Element Update Land Use Map
DAP-001-744

• 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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Exhibit A-2 of CC
Resolution No. R-14-26
General Plan Amendments to
2013 Land Use Element Update Land Use Map
DAP-001-744

• 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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Exhibit A-2 of CC
Resolution No. R-14-26
General Plan Amendments to
2013 Land Use Element Update Land Use Map
DAP-001-744

• 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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Exhibit A-2 of CC
Resolution No. R-14-26
General Plan Amendments to
2013 Land Use Element Update Land Use Map
DAP-001-744

• 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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Exhibit A-2 of CC
Resolution No. R-14-26
General Plan Amendments to
2013 Land Use Element Update Land Use Map
DAP-001-744

• 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
Exhibit A-3
of City Council Resolution
No. R-14-26

FirstCarbon Solutions
Appendix H:

Land Use Text and Map Changes

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City 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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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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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 settlement 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 citrus 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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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 transportation -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 the 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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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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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:

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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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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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Figure LU-1:

Planning Area
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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 that 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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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, nonindustrial 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.

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Figure LU-3:

Land Use Distribution - 2012

Commercial
4%

Public/Institution
5%

Industrial

Railroad/Utility
2%

Open Space-
Recreation
1%
12% Open Space-Resource
13%

Residential
27% Vacant
36%

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.

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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

Delhi sands flower-loving fly
(Rhaphiomidas terminatus
abdominalis)
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 and 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.

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Figure LU-4 Factors Affecting Development (11x17)

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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 roadways. 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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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 River 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 an 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). To 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).

Figure LU-5:

Example of Floor-Area
Ratio (FAR)
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 reduced lot coverage. Figure LU -5 illustrates different FAR calculations.

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Figure LU-6 Land Use Plan (11x17)

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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 accessory 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 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. 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 character of the surrounding areas.

 Allowed Density: 16.1 to 30.0 dwelling units per acre

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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 provide 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, this density and FAR can be combined to yield the maximum permitted development envelope. Furthermore, sites that are designated as mixed-use can have 100% residential uses by right.

Mixed-Use: Downtown Colton
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 along 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 residentia l 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 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 residential 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.

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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 surrounding 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 areas 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, but only in selected areas. This overlay district applies to the areas shown in Figure LU -7.

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Citywide Reference Map Residential Overlay (Area 1)

0 Residential Overlay (Area 2)
Feet
6,000 12,000
Feet
0 300 600

Figure LU-7:

Residential
Overlays

Date: January 2012.

Map Prepared by: Hogle-Ireland, Inc.

Source: City of Colton, 2011.

OVERLAY DISTRICT

Feet
0 400 800

BASEMAP
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)
City Boundary
Sphere of Influence
Freeway

Major Road
Surface Water

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SANTO ANTONIO DR

GRANT AVE CITRUS AVE

Area 1

Area 2

LAUREL AVE

LAUREL ST

WASHINGTON ST WASHINGTON DR

MT VERNON AVE

CALIFORNIA AQ

HIGHLAND AVE RIALTO AVE

REDLANDS AVE

VIRGINIA DR

MT VERNON AVE

HOLLY AVE HOLLY DR

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Residential Overlay
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 Industria l. The Residential Overlay may also be extended to Colton adopted Specific Plans.

 Maximum Density: up to 40 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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P A G E - L U 3 4
Figure LU-8:

Specific Plans

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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 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

Colton Hub City Centre Specific
Plan

324

- 3,000
- 9,3003
- 1,797,503 3
-
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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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

D R A F T L A N D U S E E L E M E N T

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.

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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 stronger 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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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.

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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.

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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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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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 Ana 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, utilize sustainable materials, reduce waste stream, lower maintenance costs, decrease water use, and improve indoor air quality.

Altogether, these initiatives will move the City forward in its efforts to improve 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.

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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 State 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 utilize 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 meeting 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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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

D R A F T L A N D U S E E L E M E N T

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 infilling 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.

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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 owners 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 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 Code amortization requirements for nonconforming 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 Colton 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 Colton 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, such 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). The 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 Fault 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.

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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

Center
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

The City aims to encourage a mix of civic, office, commercial, and residential uses in the geographic 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 (

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Colton 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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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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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 support 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. Development in Downtown Colton will respect and build upon the historic structures and character, and new development will complement this character.

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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.

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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 provide
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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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.).

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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 other supporting office uses. Businesses with environmental nuisances (noise, odor, dust/smoke, glare, etc.) will not be allowed.

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. Older 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 Colton 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 40 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 the 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.

D R A F T L A N D U S E E L E M E N T

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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 ofand 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.

D R A F T L A N D U S E E L E M E N T

Colton Hub City Centre Specific Plan

The Colton 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 Colton 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 playing in Colton. living and shopping environments that are missing in Colton. Housing opportunities will be created 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 3,000 residential units at varying densities and over 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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Goal LU-20: Establish a mixed-use village via the Colton 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 Colton 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.

D R A F T L A N D U S E E L E M E N T

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 encouraged 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 smaller -scale businesses selling new and used vehicles are not considered to be appropriate uses and will be discouraged.

The Colton 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.

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y
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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

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 6 3 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 Colton 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.

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Goal LU-21: Create a residential neighborhood in the Pellissier Ranch/La Loma Hills area that consists largely of low-density or clustered residential development, with support neighborhood
commercial uses, open space, and compatible uses that
complement the natural landscape, the Santa Ana River, and the La Loma Hills.

Policy LU-21.1: Allow for a diverse housing mix that is compatible to the hillsides area.

Policy LU-21.2: Allow residential density transfer to limit residential development on hillsides and transfer residential units to flatter land areas.

Policy LU-21.3: Provide adequate public, community, and educational facilities to meet residential needs.

Policy LU-21.4: Provide pedestrian linkages to surrounding neighborhoods and neighborhood commercial centers.

Policy LU-21.5: Establish community recreation and park facilities, including open space areas with hiking and bicycle trails.

Policy LU-21.6: Base allowable densities and intensities on infrastructure capacity, landform, and other physical constraints.

Policy LU-21.7: Ensure that roadway systems are adequate to accommodate new volumes, existing demands, and emergency response needs.

D R A F T L A N D U S E E L E M E N T

Riverside County line forming the southern border. The eastern edge of the area is bounded largely by neighborhoods located on the west side of La Cadena Drive.

The City envisions this area as a riverfront community consisting of low -density and medium-density housing, schools and parks, trails, community facilities, and a commercial area serving the neighborhood. (See the Circulation Element for key circulation components of the Pellissier Ranch/La Loma Hills.)

Neighborhood commercial and higher -density residential developments are appropriate closer to La Cadena Avenue and within flatter areas of land. Cluster development approaches and transfer of development rights are encouraged to preserve the hillsides and ridgelines, and to create opportunities for publicly accessible open space areas.

All new development in this focus area will complement the natural features of the La Loma Hills and the Santa Ana River, and will be required to minimize impacts to sensitive natural habitats. Opportunities for both active and passive recreation should be made available through neighborhood and pocket parks. Community trails will link to open space areas within the hillsides and connect to the Santa Ana River Trail.

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Policy LU-21.8: Ensure that safety services and sewer, water, and utility infrastructure are adequate to accommodate new development.

Policy LU-21.9: Require that new development assumes the full fair -share cost of public improvements which are necessitated by that development.

Policy LU-21.10:

Policy LU-21.11:

Look for opportunities to create public or publicly accessible open space areas within the focus area.

Allow for continued operation of industrial businesses along Center Street and the County line, and require that new development projects provide enhanced design detail and infrastructure improvements consistent with the Circulation Element and the Capital Improvement Program.

D R A F T L A N D U S E E L E M E N T

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City Council Ordinance No. O-05-26
Redline Copy
ATTACHMENT 6

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- 1 -
ORDINANCE NO. O-05-26

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF COLTON
TO AMEND THE CITY’S OFFICIAL ZONING MAP CHANGING

ZONING OF CERTAIN PROPERTY AND AMEND ING THE TEXT OF
CERTAIN SECTIONS OF TITLE 18 (ZONING CODE), SECTIONS

18.06.060 (USES PERMITTED IN EACH ZONE) OF CHAPTER 18.06 (ZONING DISTRICTS AND MAPS) CHAPTER 18.16 (R -3 AND R -4 MULTIPLE-FAMILY RESIDENTIAL) ZONE, CHAPTER 18.23 (MIXED - USE DOWNTOWN) ZONE, AND CHAPTER 18. 58 (ADMINISTRATION)

IN COMPLIANCE WITH GENERAL PLAN HOUSING ELEMENT

PROGRAMMING, AND ADOPTING ENVIRONMENTAL FINDINGS OF

FACT PURSUANT TO THE CALIFORNIA ENVIRONMENTAL

QUALITY ACT, ADOPTING A STATEMENT OF OVERRIDING

CONSIDERATIONS, CERTIFYING THE FINAL ENVIRONMENTAL
IMPACT REPORT (SCH # 2025010520), AND ADOPTING A MITIGATION MONITORING AND REPORTING PROGRAM (FILE NO. DAP-001-744) WHEREAS, on January 4, 2022, the General Plan 2021 -2029 6 th Cycle Housing Element was adopted by the City Council by Resolution No. R-4-22 (the “Housing Element Update”), in compliance with State housing law; and
WHEREAS, the Housing Element Update was adopted t o implement the standards and requirements established by recent State housing law, specifically related to the City’s adopted 2021 -2029 6th Cycle Housing Element Update; and
WHEREAS, the Housing Element Update is a Citywide Housing Plan which outlines the City’s Goals, Policies and Programs for the orderly development of local housing to meet needs; and WHEREAS, Programs 10 and 11 of the Housing Element Update require the City Council to subsequently rezone certain properties in the City’s Official Zoning Map to different zoning categories and to amend certain development standards in the City’s Zoning Code (Title 18 of the Colton Municipal Code) in order to facilitate the development of local housing , which are identified as land use Application No.

DAP-001-744 and attached hereto as Exhibits “B-2” and “B -3”) (the proposed “Zoning Map and Text Amendments”); and
WHEREAS, on January 13, 2026, the Planning Commission of the City of Colton ("Planning Commission") conducted a duly noticed public hearing and recommended by a vote of 5 to 0 to adopt Resolution R-01-26 recommending that the City Council adopt the Zoning Map and Text Amendments; and WHEREAS, on ____2026, the Colton City Council conducted a duly noticed public hearing to consider Zoning Map and Text Amendments and introduced the Zoning Map and Text Amendments; and WHEREAS, all other legal prerequisites to the adoption of this Ordinance have occurred.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF COLTON DOES ORDAIN AS FOLLOWS:

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SECTION 1. The City Council hereby adopts the recitals and findings set forth above and in the agenda report prepared in connection with this Ordinance.

SECTION 2. Based on the entire record before the City Council, including all written and oral evidence presented, the City Council hereby makes the Findings of Fact and adopts the Statement of Overriding Considerations in accordance with the California Environmental Quality Act (CEQA), as set forth in Exhibit B-1 attached hereto and incorporated herein by reference. The City Council finds that the Environmental Impact Report (EIR) for the project (State Clearinghouse No. 2025010520) has been completed in compliance with CEQA and reflects the independent judgment of the City. The Findings of Fact and Statement of O verriding Considerations identify significant environmental impacts that cannot be avoided, even with the implementation of all feasible mitigation measures, and set forth the specific economic, legal, social, technological, and other benefits that outweig h the unavoidable adverse environmental effects. The City Council therefore certifies the EIR and adopts the Findings of Fact and Statement of Overriding Considerations.

SECTION 3. The City’s’ Official Zoning Map is hereby amended to rezone certain property to different zoning classifications; and Sections 18.06.060 (Uses Permitted in each Zone) of Chapter

18.06 (Zoning Districts and Maps), Chapter 18.16 (R -3 and R -4 Multiple-Family Residential) Zone, Chapter 18.23 (Mixed-Use Downtown) Zone, and Chapter 18.58 (Administration) are hereby amended by deleting, modifying and/or adding the text as shown in the attached Exhibits B-2 and B-3) (New Text is shown Double Underline and deleted text is shown in strikethrough.)

SECTION 4. Severability. If any section, subsection, subdivision, sentence, clause, phrase, or portion of this Ordinance for any reason is held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council hereby declares that it would have adopted this Ordinance, and each section, subsection, subdivision, sentence, clause, phrase, or portion thereof, irrespective of the fact that any one or more sections, subsections, subdivisions, sentences, clauses, phrases, or portions thereof be declared invalid or unconstitutional.

SECTION 5. Certification/Publication. The City Clerk shall certify to the passage of the Ordinance and cause the same or a summary thereof to be published within fifteen (15) days after adoption in a newspaper of general circulation published and circulated in the City of Colton.

SECTION 6. This Ordinance shall become effective thirty (30) days after its adoption in accordance with the provisions of California law.

PASSED, APPROVED AND ADOPTED on this ___ day of ______, 2026.

___________________________________
Frank Navarro
Mayor

ATTEST:

__________________________________
Isaac T. Suchil
City Clerk
DAP-001-816 Ordinance No. O-05-26

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Administrative Final Environmental Impact Report (EIR)
a. Includes Introduction, Master Responses and Responses to Written Comments.
b. The Final EIR includes the following contents:
• Draft Program EIR - Found Electronically
• Draft Program EIR Appendices - Found Electronically
• Master Responses and Responses to Written Comments on the Draft Program EIR - Found Electronically
• CEQA Findings of Fact and Statement of Overriding - Found here within Exhibit B-1
• Considerations Mitigation Monitoring and Reporting Program - Found here within Exhibit B-1
All the above documents may be viewed at the following
electronic link:
https://www.coltonca.gov/779/Environmental-Documents
Exhibit A-1 of
Ordinance No. O-05-26

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CEQA Findings of Fact and
Statement of Overriding Considerations
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
Date: December 30, 2025

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City of Colton—Housing Element Update Program 10/11 Rezone and General Plan Amendment CEQA Findings of Fact and Statement of Overriding Considerations Table of Contents FirstCarbon Solutions iii
Https://adecinnovations.sharepoint.com/sites/PublicationsSite/Shared Documents/Publications/Client (PN -JN)/0237/02370039/FOF/02370039 Colton Housing Element Update FOF.docx Table of Contents
CEQA Findings of Fact and Statement Overriding Considerations ................................................... 1

1.1 - Introduction ....................................................................................................................... 1

1.2 - Statement of Findings ....................................................................................................... 1

1.3 - Project Summary ............................................................................................................... 2

1.4 - Background ........................................................................................................................ 4

1.5 - Potential Environmental Effects Which are Not Significant or Less than Significant ........ 5

1.6 - Potential Environmental Effects Which Can Be Mitigated Below a Level of Significance ................................................................................................................. 30

1.7 - Impacts Identified in the EIR as Being Significant and Unavoidable Even After the Incorporation of All Feasible Mitigation Measures .................................................... 57

1.8 - Findings Regarding Alternatives ...................................................................................... 67

1.9 - Findings Regarding Cumulative Impacts .......................................................................... 73

1.10 - Findings Regarding Growth Inducement ....................................................................... 74

1.11 - Findings Regarding Significant Irreversible Environmental Changes ............................. 75

1.12 - Mitigation Monitoring and Reporting Plan ................................................................... 76

1.13 - Findings Regarding Recirculation .................................................................................. 76

1.14 - Statement of Overriding Considerations ....................................................................... 77

1.15 - Custodian of Record; Scope and Content of Record ..................................................... 79 A
ppendix A: Mitigation Monitoring and Reporting Program

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City of Colton—Housing Element Update Program 10/11 Rezone and General Plan Amendment CEQA Findings of Fact and Statement of Overriding Considerations FirstCarbon Solutions 1
Https://adecinnovations.sharepoint.com/sites/PublicationsSite/Shared Documents/Publications/Client (PN -JN)/0237/02370039/FOF/02370039 Colton Housing Element Update FOF.docx

CEQA FINDINGS OF FACT AND STATEMENT OVERRIDING

CONSIDERATIONS

1.1 - Introduction
The State Guidelines (Guidelines) promulgated pursuant to the California Environmental Quality Act (CEQA) provide:

No public agency shall approve or carry out a project for which an EIR has been completed which identifies one or more significant environmental effects of the project unless the public agency makes one or more written findings for each of those significant effects, accompanied by a brief explanation of the rationale for each finding. The possible findings are:
(a) Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the Final EIR.
(b) Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by such other agency or can and should be adopted by such other agency.
(c) Specific economic, legal, social, technological or other considerations, including provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or project alternatives identified in the Final EIR.

Th
e required findings shall be supported by substantial evidence in the record (CEQA Guidelines § 15091).

1.2 - Statement of Findings
An Environmental Impact Report (EIR) pursuant to CEQA has been prepared by City of Colton (Lead Agency). The Draft Program EIR for the Housing Element Update Program 10/11 Rezone and General Plan Amendment (proposed project) identifies significant effects on the environment, which may occur as a result of the proposed project. As discussed above, the City is required to make certain findings with respect to these impacts pursuant to CEQA Guidelines Section 15091. Accordingly, the City hereby makes these required findings, as set forth in this document (“Findings”).

For these Findings, the “EIR” shall consist of the Draft Program EIR, all appendices attached to the Draft Program EIR, and the Final EIR (consisting of the Introduction and Responses to Comments). All acronyms used within this document shall have the same meaning as defined in the Draft Program EIR.

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City of Colton—Housing Element Update Program 10/11 Rezone and General Plan Amendment CEQA Findings of Fact and Statement of Overriding Considerations 2 FirstCarbon Solutions
Https://adecinnovations.sharepoint.com/sites/PublicationsSite/Shared Documents/Publications/Client (PN -JN)/0237/02370039/FOF/02370039 Colton Housing Element Update FOF.docx The following sets forth all significant effects of the proposed project and, with respect to each effect, makes one or more of the findings set forth above in above in Section 1.1., and provides facts in support of such findings. These Findings do not attempt to describe the full analysis of each environmental impact contained in the EIR. Instead, the Findings provide a summary description of each impact, identify the applicable mitigation measures set forth in the EIR and adopted by the City, and state Findings on the significance of each impact after imposition of the adopted mitigation measures. A full explanation of these environmental Findings and conclusions is in the EIR, and these Findings hereby incorporate by reference the discussion and analysis in those documents supporting the EIR's determinations regarding mitigation measures and the proposed project's impacts and mitigation measures designed to address those impacts. The facts supporting these Findings are found in the record as a whole for the proposed project.

In making these Findings, the City ratifies, adopts and incorporates into these Findings the analysis and explanation in the EIR, and ratifies, adopts and incorporates into these Findings the determination and conclusions of the EIR relating to environmental impacts and mitigation measures, except to the extent that any such determinations and conclusions are specifically and expressly modified by these Findings. In the event of any inconsistency between these Findings and the EIR, the language in these Findings shall control.

The following sets forth all significant effects of the proposed project and with respect to each effect, makes one or more findings set forth in Section 1.1, Introduction, and provides facts in support of such findings.

1.3 - Project Summary

1.3.1 - Project Description
The City of Colton Housing Element Update Program 10/11 Rezone and General Plan Amendment (Program 10/11 Rezone/GPA, proposed project) is a citywide planning initiative designed to implement the 2021–2029 Housing Element and ensure compliance with State Housing Element Law. The proposed project encompasses amendments to the General Plan Land Use Map, Zoning Map, and related text changes to increase residential development capacity. Approximately 89.9 acres across six areas have been identified for rezoning to allow higher-density residential and mixed-use development. These changes include up-zoning the Mixed-Use Downtown (M-U/D) zone to permit up to 40 dwelling units per acre and revising the R3/R4 zone to allow up to 30 dwelling units per acre (Draft Program EIR, Chapter 1, pages 1-11 to 1-12; Executive Summary, page ES-2).

The proposed project responds to the Regional Housing Needs Assessment (RHNA) allocation adopted by the Southern California Association of Governments (SCAG), which assigns Colton a total of 5,434 housing units for the 2021–2029 planning period. This allocation includes 1,318 very low- income units, 668 low-income units, 906 moderate-income units, and 2,542 above moderate-income units (Draft Program EIR, Chapter 1, pages 1-9; Chapter 3.13, page 3.13-4 and Table 3.13-4). To meet this requirement, the City’s Housing Element identifies a shortfall of sites suitable for lower-income housing, necessitating rezoning actions under Program 10/11. The Draft Program EIR demonstrates that the proposed rezoning strategy will provide sufficient capacity to meet the RHNA allocation with

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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 a surplus of approximately 1,500 units (Draft Program EIR, Chapter 1, page 1-9; Executive Summary, page ES-2).

The rezoning program focuses on vacant and underutilized parcels located primarily along South La Cadena Drive and within the Fairway Drive/Crossroads Drive corridor. These areas currently include a mix of commercial, industrial, and low-density residential uses. Future development on these sites is anticipated to consist of multi-family residential projects and mixed-use developments with ground- floor commercial and upper-level residential units. The proposed changes will also implement recommendations from the South Colton Livable Corridor Plan, which seeks to revitalize South Colton through infill development and improved land use patterns (Draft Program EIR, Chapter 1, pages 1-1 to 1-2; 1-12 to 1-13).

In addition to rezoning, the project includes General Plan amendments to ensure consistency between the Land Use Element and the Housing Element. These amendments will update land use designations, density ranges, and zoning standards to reflect the proposed changes. The Zoning Ordinance will also be revised to align with the updated General Plan, including provisions for by- right approval of qualifying housing projects that include at least 20 percent lower-income units, as required by Government Code Section 65583.2(h) (Draft Program EIR, Chapter 1, page 1-31; Executive Summary, page ES-2).

Overall, the Program 10/11 Rezone/GPA represents a comprehensive strategy to expand housing opportunities in Colton, promote mixed-use development, and accommodate projected population growth. While no specific development projects are proposed at this time, the program establishes the regulatory framework necessary to facilitate future residential construction consistent with State law and regional planning objectives. Subsequent projects will undergo site-specific review and may tier from this Program EIR under CEQA streamlining provisions (Draft Program EIR, Chapter 1, pages 1-32 to 1-33; Executive Summary, page ES-2).

1.3.2 - Project Objectives
The underlying purpose of the Program 10/11 Rezone/GPA is to accommodate the RHNA and increase the inventory of land available for the development of housing compliant with State law and consistent with the General Plan. The objectives of the proposed project are to:
• Rezone parcels with sufficient area and development standards to accommodate the City’s RHNA allocation throughout the planning period.
• Promote infill development and encourage efficient development patterns. • Meet housing needs by encouraging a variety of housing development affordable at all income levels, including construction of Accessory Dwelling Units (ADUs). • Reduce, remove, and/or mitigate potential constraints to housing development and incorporate best practices related to land use.

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1.3.3 - Required Approvals
Discretionary approvals and permits are required for implementation of the proposed project. The proposed project would require the following discretionary approvals and actions, including:
• Certify the City of Colton 2023–2031 (6th Cycle) Housing Element Update Program EIR. • Approve amendments to the General Plan Land Use Element, including modifying the General Plan Land Use Map to indicate applicable designations for each housing site along with rezoning of land consistent with the programs contained in the Housing Element Update to expand the inventory of land available for the development of housing. Pursuant to State law, the City has up to 3 years following adoption of the Housing Element Update to rezone sites.

Addit
ional subsequent actions listed below that may be taken by the City with respect to the Housing Element Update would each require additional review for environmental compliance at the time development applications are received by the City. These subsequent actions may include:
• Approval of subsequent development applications for residential and mixed-use development, such as Planned Unit Development approval, and project-related approvals such as growth management approval, design review approval, tentative map approval, final map approval, and grading and building permit approval.
• Implementation of the programs set forth in the Housing Element Update. • Approval of subsequent public facility and roadway improvement projects in support of such residential and mixed-use development.

Sub
sequent ministerial actions and actions from local, regional, State, and federal agencies, would be required for the implementation of the proposed project and are discussed throughout the EIR. (See e.g., Draft Program EIR, Chapter 1, page 1-34.)

1.4 - Background
The City of Colton released a Notice of Preparation (NOP) for public review from January 17, 2025, to February 21, 2025 (35-day review period). The NOP and copies of comments received are included as Appendix A to the Draft Program EIR.

On February 11, 2025, a scoping meeting was held at the Colton City Council Chambers to solicit written and oral comments regarding the scope and content of the Draft Program EIR from public agencies and interested parties or persons.

The Draft Program EIR was circulated for a public review period between October 8, 2025 and November 21, 2025 for a 45-day review period. The Draft Program EIR was publicly available at City of Colton Development Services Department at 659 North La Cadena Drive Colton, CA 92324; the Colton Public Library–Main Branch at 656 North 9th Street Colton, CA 92324; and at the City Hall Information Booth at 650 North La Cadena Drive Colton, CA 92324. In addition, the Draft Program EIR was posted on the City of Colton website at: https://www.coltonca.gov/779/Environmental- Documents during the public review period. The Planning Commission held a study session at the November 25, 2025 Planning Commission Meeting.

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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 After the close of the public comment period, the City prepared a Final EIR, consisting of the comments received on significant environmental issues during the public review and comment period on the Draft Program EIR and written responses to those comments.

Subsequently, a public meeting was held on January 13, 2026, at the Planning Commission, during which individuals and organizations/agency representatives were invited to provide oral comments on the Final EIR.

The City of Colton subsequently considered all oral and written comments regarding environmental issues in the Final EIR and determined, based on all of the evidence presented, including but not limited to the EIR, written and oral testimony given at public meetings and hearings in connection therewith, and the submission of comments from the public, organizations and regulatory agencies, as well as all other relevant information in the administrative record, the following environmental impacts associated with the proposed project are: (1) less than significant and do not require mitigation; or (2) potentially significant but will be avoided or reduced to a level of insignificance through the identified mitigation measures; or (3) significant and cannot be fully mitigated to a level of less than significant but will be substantially lessened to the extent feasible by the identified mitigation measures.

The City of Colton concludes that implementation of the proposed project could result in potentially significant and significant adverse environmental impacts as discussed in Section 1.7. Accordingly, the Lead Agency hereby certifies that its Findings and determinations are based on all of the evidence contained in the EIR, as well as the evidence and other information in the record addressing the environmental impacts of the proposed project, and hereby elects to rely on the analysis and evidence set forth in the EIR.

1.5 - Potential Environmental Effects Which are Not Significant or Less than Significant
The City of Colton has heard, been presented with, reviewed, and considered all of the information and data in the administrative record, including the Draft and Final EIR, and all oral and written evidence presented to it during all meetings and hearings. The EIR reflects the independent judgment of the City of Colton and is deemed adequate for purposes of making decisions on the merits of the proposed project.

Consistent with Public Resources Code Section 21002.1 and Section 15128 of the CEQA Guidelines, the EIR focused its analysis on potentially significant impacts, and limited discussion of other impacts for which it can be seen with certainty there is no potential for significant adverse environmental impacts. CEQA Guidelines Section 15091 does not require specific findings to address environmental effects that an EIR identifies as “no impact” or a “less than significant” impact and for which no mitigation is necessary.

The City of Colton agrees with the characterization in the EIR of all project-specific impacts identified as “no impact” or “less than significant” and finds that those impacts have been described accurately and either have no impact on the physical environment or a less than significant impact,

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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 as described in the EIR. The City of Colton further finds that no substantial evidence was submitted or identified during the public comment period indicating that the proposed project would have a potentially significant impact with respect to the environmental impacts or topical categories listed below.

Therefore, based on its independent judgment and the entire administrative record before it, the City of Colton has determined and finds that the following environmental impacts will not exceed any established thresholds, will have either no impact or less than significant effects and no mitigation is necessary.

1.5.1 - Aesthetics
Impact AES-1: The proposed project would not have a substantial adverse effect on a scenic vista.

Finding: Less than significant impact.

Facts in Support of Finding: None of the proposed sites for rezoning under the proposed project are located directly on, or in proximity to, a scenic vista, and foreseeable future development would be required to undergo architectural and site plan review to ensure compliance with the General Plan and Municipal Code. The proposed project would have a less than significant impact on scenic vistas.

All future individual development projects from the implementation of the proposed project would be required to undergo project-specific environmental review, which may require site- and project- specific measures to reduce potential impacts to scenic vistas and would ensure impacts are less than significant (Draft Program EIR, Section 3.1, pages 3.1-11 to 3.1-13).

Impact AES-2: The proposed project would not conflict with applicable zoning and other regulations governing scenic quality.

Finding: Less than significant impact.

Facts in Support of Finding: No mitigation measures are required because compliance with existing City regulations and design standards ensures that scenic quality will be maintained (Draft Program EIR, Section 3.1, pages 3.1-14 to 3.1-15). The project consists of rezoning and land use amendments for infill sites within an urbanized setting. None of the proposed sites are located within designated scenic corridors or areas subject to special scenic resource protections. The City’s design review process (Municipal Code Chapter 18.58.030) and General Plan policies (e.g., LU-2.3 and Open Space and Conservation Element Principle 7) require that development be visually compatible and avoid adverse effects on scenic quality. Because these requirements apply to all future development, the potential for conflict with scenic regulations is minimized, and impacts remain less than significant without mitigation (Draft Program EIR, Section 3.1, pages 3.1-14 to 3.1-15).

Impact AES-3: The proposed project would not create a new source of substantial light or glare which would adversely affect day or nighttime views in the area.

Finding: Less than significant impact.

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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: New development would be required to comply with Title 24 Part 6 of the California Code of Regulations, Building Energy Efficiency Standards for Residential and Nonresidential Buildings, which provides mandatory requirements for indoor and outdoor lighting for multi-family buildings and nonresidential uses, and local regulations such as Municipal Code Sections 18.42.090 and 18.42.100, which require new sources of light and glare from development to be arranged and designed in a manner to prevent intrusion onto adjacent properties and the surrounding area. Future specific projects as a result of the Program 10/11 Rezone/GPA would be subject to architectural and site plan review and approval by either the Development Services Director or Planning Commission prior to construction, which would include reviewing compliance with Municipal Code Sections 18.42.090 and 18.42.100. Since any new development after the approval of the Program 10/11 Rezone/GPA would be required to abide by State and local rules and regulations such as Title 24, Part 6 of the California Code of Regulations and the Municipal Code and would undergo architectural and site plan review prior to approval, impacts related to generating a substantial new source of light or glare would be less than significant (Draft Program EIR, Section 3.1, pages 3.1-16 to 3.1-17).

Impact: The proposed project would not substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a State Scenic Highway.

Finding: No impact.

Facts in Support of Finding: Caltrans manages the State Scenic Highway Program to protect scenic corridors, but there are no officially designated or eligible State Scenic Highways within the City of Colton’s planning area. The nearest eligible scenic highway, State Route 38, is about 6.3 miles away.

All development under the Program 10/11 Rezone/GPA would occur on vacant or underutilized infill sites already surrounded by urban uses, so no scenic resources along a State Scenic Highway would be affected. Therefore, there would be no impact. (Draft Program EIR, Chapter 4, page 4-1).

Cumulative Aesthetics
The proposed project would have a less than significant cumulative impact on aesthetics, light, and glare.

Finding: Less than significant impact.

Facts in Support of Finding: The cumulative analysis concludes that, because all foreseeable development would be subject to similar design review and regulatory safeguards, the Program 10/11 Rezone/GPA’s incremental contribution to any potential cumulative impact on scenic vistas would not be cumulatively considerable and the cumulative impact would be less than significant (Draft Program EIR, Section 3.1, page 3.1-14). Cumulative impacts related to aesthetics, including scenic vistas, scenic resources, and light and glare, would be less than significant (Draft Program EIR, Section 3.1, pages 3.1-14, 3.1-16, 3.1-17). No mitigation measures are required. The Draft Program EIR’s cumulative analysis evaluates whether the Housing Element Update Program, in combination with other past, present, and reasonably foreseeable projects, would result in significant cumulative aesthetic impacts. The proposed project involves rezoning and land use amendments for infill

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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 within an already urbanized setting. Scenic vistas and resources in the City of Colton (e.g., San Bernardino and San Gabriel Mountains, Jurupa Hills, La Loma Hills, and Slover Mountain) are largely preserved through existing General Plan policies and Municipal Code requirements, which apply to all future development. Additional sources of light and glare introduced by future development would be typical of residential and mixed-use projects and subject to Title 24 and City lighting standards, minimizing spillover and glare. No designated State Scenic Highways or other formally protected scenic corridors occur within the planning area. Because regulatory safeguards apply to all cumulative development and the project does not introduce unique or large-scale visual changes, cumulative aesthetic impacts would remain less than significant without mitigation (Draft Program EIR, Section 3.1, pages 3.1-10 to 3.1-18).

1.5.2 - Air Quality
Impact AIR-4: The proposed project would not result in other emissions (such as those leading to odors) adversely affecting a substantial number of people.

Finding: Less than significant impact.

Facts in Support of Finding: The proposed project does not include specific development. However, during construction, development consistent with the proposed project would be required to comply with South Coast Air Quality District (South Coast AQMD) Rule 1113 standards for paint applications and Rule 1108 standards regarding application of asphalt as a matter of regulatory policy. Thus, the proposed project would not introduce a new odor source near existing receptors.

Therefore, the proposed project would have less than significant impacts during construction.

Land uses generally associated with long-term (i.e., operational) objectionable odors include agricultural uses, wastewater treatment plants, food processing plants, chemical plants, composting operations, refineries, landfills, dairies, and/or various heavy industrial uses. As previously stated, residential and commercial land uses have not been identified as being as sources of objectionable odors. The proposed project would result in the addition of mobile source emissions from vehicles associated with residential and/or commercial uses. Minor sources of odors, such as exhaust from mobile sources, are not typically associated with odor complaints, but potential odors would be temporary and insignificant. Therefore, the proposed project would have less than significant odor impacts during operation. (Draft Program EIR, Section 3.2, pages 3.2-34 to 3.2-35).

1.5.3 - Agricultural and Forestry Resources
Impact: T he proposed project would not convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland).

Finding: No impact.

Facts in Support of Finding: Most of the City is mapped as “Urban and Built-up Land” by the California Department of Conservation Farmland Mapping and Monitoring Program, and there is no Prime Farmland, Unique Farmland, Farmland of Statewide Importance, or Farmland of Local importance on the project site or within any of the potential rezoning sites. In addition, development

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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 consistent with Program 10/11 of the Housing Element Update would not convert any farmland to nonagricultural use since none of the potential rezoning areas are designated for agricultural uses.

Therefore, no impact would occur. (Draft Program EIR, Chapter 4, page 4-2).

Impact: The proposed project would not conflict with existing zoning for agricultural use, or a Williamson Act Contract.

Finding: No impact.

Facts in Support of Finding: None of the potential sites for rezoning are zoned for agricultural use and none are under a Williamson Act Contract. Accordingly, no impact would occur. (Draft Program EIR, Chapter 4, page 4-2).

Impact: The proposed project would not conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code Section 12220(g)), timberland (as defined by Public Resources Code Section 4526), or timberland zoned Timberland Production (as defined by Government Code Section 51104(g)).

Finding: No impact.

Facts in Support of Finding: None of the areas for potential rezoning are zoned for forestland, timberland, or timberland zoned for production. Therefore, there would be no impact. (Draft Program EIR, Chapter 4, page 4-2).

Impact: The proposed project would not result in the loss of forest land or conversion of forest land to non-forest use.

Finding: No impact.

Facts in Support of Finding: None of the potential rezoning sites contain any forest land, timberland, or timberland zoned for production. Development consistent with the Housing Element Update would not result in the loss of forest land or conversion of forest land to non-forest uses. Therefore, there would be no impact. (Draft Program EIR, Chapter 4, page 4-2).

Impact: The proposed project would not involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to nonagricultural use or conversion of forest land to non-forest use.

Finding: No impact.

Facts in Support of Finding: None of the potential sites for rezoning or surrounding areas contains Farmland or forest land. Therefore, development consistent with the Housing Element Update would not result in the conversion of Farmland or forest land from agricultural or timberland uses to nonagricultural or non-forest land uses. (Draft Program EIR, Chapter 4, page 4-2).

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1.5.4 - Biological
Impact BIO-5: The proposed project could conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance.

Findings: Less than significant impact.

Facts in Support of Finding: Development consistent with the proposed project may contain trees protected under the City of Colton Municipal Code Chapter 12.20.041. All departments, agencies and personnel of the City shall consult with the Public Works Director prior to engaging in any action that would require the removal of, or which would otherwise substantially affect or seriously jeopardize the health of any existing public tree. Future development consistent with the Program 10/11 Rezone/GPA would be subject to these applicable local policies and regulations related to the protection of trees.

Compliance with these goals, programs, and State and federal requirements would reduce impacts to less than significant. (Draft Program EIR, Section 3.3, pages 3.3-53 to 3.3-53).

Impact BIO-6: The proposed project would not conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or State Habitat Conservation Plan.

Findings: Less than significant impact.

Facts in Support of Finding: Impact BIO-6 evaluates whether the Housing Element Update Program would conflict with the provisions of an adopted Habitat Conservation Plan (HCP), Natural Community Conservation Plan (NCCP), or other approved local, regional, or State Habitat Conservation Plan. The Draft Program EIR concludes that the City of Colton is not located within the boundaries of any adopted HCP or NCCP , nor are the proposed rezoning areas subject to any regional habitat conservation planning requirements. The project consists of rezoning and land use amendments for infill development within an urbanized setting, which does not include or affect lands under conservation planning. Future development will remain subject to standard biological resource regulations and project-level CEQA review, ensuring consistency with applicable State and federal requirements. Because there are no adopted habitat conservation plans applicable to the planning area, and the project does not introduce conflicts with regional conservation efforts, impacts would remain less than significant without mitigation (Draft Program EIR, Section 3.3, page

3.3-54; Executive Summary, Table ES-1, page ES-18).

1.5.5 - Energy
Impact ENER-1: The proposed project would not result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation.

Findings: Less than significant impact.

Facts in Support of Finding: During construction, new development would be subject to energy conservation requirements in the California Energy Code (Title 24, Part 6, of the California Code of Regulations, California’s Energy Efficiency Standards for Residential and Nonresidential Buildings)

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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 and CALGreen (Title 24, Part 11 of the California Code of Regulations). The construction of housing, public infrastructure, and mixed-use development would require the use of heavy-duty construction equipment. However, this equipment is required to comply with applicable California Air Resources Board (ARB) and the United States Environmental Protection Agency (EPA) engine emissions standards, which improve combustion efficiency and reduce unnecessary fuel consumption. None of the future developments anticipated as a result of implementation of the proposed project would be expected to require an unusual or extraordinary amount of energy consumption during construction, as could occur with large industrial facilities such as power plants or large infrastructure facilities such as highway projects or dams. Furthermore, construction activities for future development would be temporary in nature and would not result in a long-term demand on energy resources.

Compared to large-scale industrial or infrastructure projects, the type of development envisioned by the proposed project (primarily residential and neighborhood-serving mixed-use) would not involve energy-intensive construction methods. In addition, the operation of construction equipment would be required to comply with the latest EPA and ARB engine emissions standards. These emissions standards require highly efficient combustion systems that maximize fuel efficiency and reduce unnecessary fuel consumption. Construction activities would also be required to comply with anti- idling regulations, which will reduce fuel use.

MM GHG-1b would prohibit the use of natural gas and future development within the proposed project area and development as a result of the rezone would be all-electric, thereby eliminating the use of natural gas-fueled appliances or building features. Furthermore, all future development facilitated by the proposed project would be required to comply with the most recent Title 24 Building Energy Efficiency Standards, as well as CALGreen provisions under the California Building Code. Electricity would be provided by CE, which in 2023 (the most recently available Power Content Label published by the California Energy Commission) delivered 64.6 percent of its power from eligible renewable sources, including solar, wind, geothermal, and small hydro. CE is also required to meet California’s Renewable Portfolio Standard. Operational transportation energy use would also be consistent with federal and State fuel economy standards. Infill development and mixed-use zones enabled by the zoning amendments of the proposed project may reduce Vehicle Miles Traveled (VMT) by allowing future residents to live closer to commercial, transit, and community amenities. In addition, the proposed project supports California’s long-term climate goals established under AB 32 and SB 32 by promoting infill housing, compact development, and land use patterns that encourage energy efficiency and reduced VMT.

All future development under the Housing Element Update would be subject to State and local energy efficiency requirements.

Because the proposed project is a policy-level planning document that does not directly permit development, specific operational-related energy consumption impacts would be addressed as part of subsequent project-level environmental review consistent with CEQA. Future development would be required to comply with all applicable federal, State, and local regulations. As such, future development facilitated by the proposed project would not result in wasteful, inefficient, or unnecessary energy use during operation. Impacts from operation would be less than significant. (Draft Program EIR, Section 3.5, pages 3.5-9 to 3.5-11).

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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 Impact ENER-2: The proposed project would not conflict with or obstruct a State or local plan for renewable energy or energy efficiency.

Findings: Less than significant impact.

Facts in Support of Finding: The project supports State and local energy goals by facilitating infill development and reducing VMT compared to sprawl development. Compliance with Title 24, CALGreen, and the City’s General Plan Energy Conservation policies ensures consistency with renewable energy and energy efficiency plans. Therefore, the project would not conflict with or obstruct any adopted energy plan, and impacts would be less than significant (Draft Program EIR, Section 3.5, page 3.5-4; Executive Summary, Table ES-1, page ES-24).

Cumulative Energy Impact
The proposed project would have a less than significant cumulative impact related to energy.

Findings: Less than significant impact.

Facts in Support of Findings: As discussed in Section 3.5 (Energy) of the Draft Program EIR, the Housing Element Update Program would incrementally increase energy demand through construction and operation of new housing units. However, all future development under the program must comply with California Building Standards Code (Title 24) and CALGreen, which mandate energy-efficient building design, lighting, and appliance standards. Moreover, construction energy use would be temporary and typical of urban infill projects, and operational energy demand would be consistent with residential and mixed-use development patterns.

Southern California Edison and Southern California Gas Company have sufficient capacity to serve anticipated growth, and the project would not require new energy infrastructure or result in wasteful or inefficient energy use. Cumulatively, other regional projects are subject to the same State and local energy efficiency regulations, ensuring that overall energy consumption remains efficient and consistent with adopted plans. These regulatory requirements ensure that cumulative energy impacts remain less than significant (Draft Program EIR, Executive Summary, Table ES-1, page ES-24).

Therefore, cumulative energy impacts would remain less than significant without mitigation (Draft Program EIR, Section 3.5, pages 3.5-1 to 3.5-4)

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1.5.6 - Geology, Soils, and Seismicity
Impact GEO-1: The proposed project would not directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury or death involving:
i) Rupture of a known earthquake fault, as delineated on the most recent Alquist- Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42.
ii) Strong seismic ground shaking.
iii) Seismic-related ground failure, including liquefaction. iv) Landslides.

Findings: Less than significant impact.

Facts in Support of Findings: The project involves rezoning and land use amendments for infill development within an urbanized area. While the planning area is located in a seismically active region, future development will be required to comply with the California Building Standards Code (CBC) and the City of Colton Municipal Code, which include structural design standards to minimize seismic risks. No development is proposed on active fault traces, and site-specific geotechnical investigations will be conducted at the project level. Therefore, impacts related to seismic hazards would be less than significant (Draft Program EIR, Section 3.6, pages 3.6-17 to 3.6-18; Executive Summary, Table ES-1, page ES-24).

Impact GEO-2: Development consistent with the proposed project would not result in substantial soil erosion or the loss of topsoil.

Findings: Less than significant impact.

Facts in Support of Findings: The Draft Program EIR finds that development consistent with the proposed project would not result in substantial soil erosion or the loss of topsoil. Construction activities such as grading, excavation, and paving could disturb soils, but all projects disturbing one or more acres are required to comply with the National Pollutant Discharge Elimination System (NPDES) General Permit, which mandates preparation of a Storm Water Pollution Prevention Plan (SWPPP) and implementation of Best Management Practices (BMPs) to control erosion and sedimentation. The City’s Municipal Code also requires landscape and grading design plans to minimize erosion, and mandates BMPs for all construction sites. Compliance with these regulatory requirements ensures that potential impacts related to soil erosion and topsoil loss would be less than significant, and no mitigation is required (Draft Program EIR, Section 3.6, pages 3.6-18 to 3.6- 19; Executive Summary, Table ES-1, page ES-24).

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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 Impact GEO-3: Development consistent with the proposed project would not be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse.

Findings: Less than significant impact.

Facts in Support of Findings: The planning area is generally flat and urbanized, with no steep slopes or landslide-prone areas. While liquefaction potential exists in some areas, compliance with CBC seismic design standards and site-specific geotechnical studies will ensure structural stability. No unique geologic hazards beyond those addressed by existing regulations are present. Therefore, impacts related to unstable soils would be less than significant (Draft Program EIR, Section 3.6, pages

3.6-20 to 3.6-21; Executive Summary, Table ES-1, page ES-25).

Impact GEO-4: The proposed project would not be located on expansive soil, as defined in Table 18-1- B of the Uniform Building Code (1994), creating substantial direct or indirect risks to life or property.

Findings: Less than significant impact.

Facts in Support of Findings: The planning area consists of urbanized infill sites where expansive soils may occur in isolated locations. However, future development will be required to comply with the CBC and the City of Colton Municipal Code, which mandate geotechnical investigations and appropriate engineering design to address soil conditions. These regulatory requirements ensure that any potential risks associated with expansive soils are minimized. Therefore, impacts related to expansive soils would be less than significant (Draft Program EIR, Section 3.6, page 3.6-22; Executive Summary, Table ES-1, page ES-25).

Impact GEO-5: The proposed project would not be located on expansive soil, as defined in Table 18-1- B of the Uniform Building Code (1994), creating substantial direct or indirect risks to life or property.

Findings: Less than significant impact.

Facts in Support of Findings: The proposed Housing Element Update Program does not include or require the use of septic systems or alternative wastewater disposal systems. All future development will connect to the existing municipal sewer system, which has adequate capacity to serve anticipated growth. Because septic systems are not proposed or permitted, there is no potential for impacts related to soil suitability for wastewater disposal. Therefore, the project would result in no impact (Draft Program EIR, Section 3.6, page 3.6-23; Executive Summary, Table ES-1, page ES-25).

1.5.7 - Hazardous and Hazardous Materials
Impact HAZ-1: The proposed project would not create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials.

Findings: Less than significant impact.

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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 Findings: The proposed project would not create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials.

While construction and operation of new development may involve the use of hazardous materials such as fuels, solvents, and paints, these activities are typical for residential and commercial projects and are regulated by federal, State, and local laws. All handling, transport, and disposal of hazardous materials must comply with applicable laws, policies, and programs set forth by various federal, State, and local agencies and regulations. Development consistent with the proposed project would be required to comply with all applicable regulations for management of hazardous materials during construction. Demolition and construction activities associated with future housing development consistent with the Program 10/11 Rezone/GPA could require transport of hazardous materials (e.g., ACM, lead-based paint, and/or contaminated soils). This transport would be limited in duration and would be required to comply with numerous federal, State, and local regulations that establish specific guidelines regarding the use, transportation, and disposal of hazardous materials.

Hazardous materials used as part of development may vary but would likely be limited to small quantities of fertilizers, herbicides, pesticides, solvents, cleaning agents, and similar materials used for daily residential and commercial operations and maintenance activities. These types of materials are common for residential and commercial developments and represent a low risk to people and the environment when used as intended. Further, compliance with federal, State, and local law and applicable plans and regulations, including General Plan goals and policies—including Policy S-6.5 of the Safety Element, which requires due diligence studies for new developments in sensitive areas or areas of heavy industrial use—would provide public protection from hazards associated with the use, transport, treatment, and disposal of hazardous substances. The Program 10/11 Rezone/GPA, as a policy document, would not significantly increase impacts related to the exposure of hazardous materials to the public and the environment. Therefore, impacts related to hazardous materials transport, use, or disposal during construction or operation would be less than significant. (Draft Program EIR, Section 3.8, pages 3.8-13 to 3.8-14).

Impact HAZ-2: The proposed project would not create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the likely release of hazardous materials into the environment.

Findings: Less than significant impact.

Facts in Support of Findings: The planning area is urbanized and not near high-risk facilities. Program 10/11 of the Housing Element Update itself, as a policy document, would not significantly increase the exposure of hazardous materials to the public or the environment. Additionally, compliance with applicable federal, State, and local laws, and plans and regulations as described above, would provide public protection from hazards associated with the use, transport, treatment, and disposal of hazardous substances during construction and operation of future development consistent with the Program 10/11 Rezone/GPA. Therefore, impacts would be less than significant (Draft Program EIR, Section 3.8, pages 3.8-16 to 3.8-17; Executive Summary, Table ES-1, page ES-27).

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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 Impact HAZ-3: The proposed project would not emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one quarter mile of an existing or proposed school.

Findings: Less than significant impact.

Facts in Support of Findings: Although some rezoning areas are near schools, residential and mixed- use development does not involve substantial hazardous emissions. Compliance with Health and Safety Code and California Department of Toxic Substances Control (DTSC) oversight ensures safety.

Additionally, approval of the Program 10/11 Rezone/GPA itself, as a policy document update, would not significantly increase the risk of the release of hazardous materials. Therefore, impacts would be less than significant (Draft Program EIR, Section 3.8, page 3.8-18; Executive Summary, Table ES-1, page ES-28).

Impact HAZ-4: The proposed project would not be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment.

Findings: No impact.

Facts in Support of Findings: None of the proposed rezoning sites are listed on the Cortese List or similar databases. Because the proposed project would not directly result in development of the sites, and because the sites are not included on a list of hazardous materials sites, the proposed project would not create a significant hazard to the public or environment. Therefore, there would be no impact (Draft Program EIR, Section 3.8, page 3.8-20; Executive Summary, Table ES-1, page ES- 28).

Impact HAZ-5: For a project located within an airport land use plan or, where such a plan has not been adopted, within 2 miles of a public airport or public use airport, the proposed project would not result in a safety hazard or excessive noise for people residing or working the project area.

Findings: No impact.

Facts in Support of Findings: The planning area is not within an airport land use plan or within two miles of a public airport. Therefore, no safety hazard would occur (Draft Program EIR, Section 3.8, page 3.8-20; Executive Summary, Table ES-1, page ES-28).

Impact HAZ-6: The proposed project would not impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan.

Findings: Less than significant impact.

Facts in Support of Findings: Future development will comply with City emergency access requirements and will not obstruct evacuation routes. Development that is consistent with Program 10/11 Rezone/GPA would be required to comply with the City of Colton Street Improvement Requirements pertaining to traffic flow and emergency access. The City’s Municipal Code Chapter

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12.12, Street Improvements, requires an application to be submitted to the City Engineer for review and issuance of a permit for any construction within a public street. Additionally, approval of the proposed project itself, as a policy document update, would not significantly impact any emergency response plan or emergency evacuation plan. With adherence to applicable plans and policies, operational impacts related to emergency response and evacuation would be less than significant. (Draft Program EIR, Section 3.8, pages 3.8-20 to 3.8-21; Executive Summary, Table ES-1, page ES-28).

Impact HAZ-7: The proposed project would not expose people or structures, either directly or indirectly to a significant risk of loss, injury, or death involving wildland fires.

Findings: Less than significant impact.

Facts in Support of Findings: The planning area is urbanized and none of the proposed rezoning sites are located within a Very High Fire Hazard Severity Zone. Additionally, none of the rezoning sites are within a Wildfire Hazard Zone as designated within the General Plan’s Safety Element. The sites proposed for rezoning have not had any history of wildfires according to CAL FIRE data. Furthermore, the proposed project promotes infill development; as such, the sites proposed for rezoning are surrounded by urban development and are not located in the Wildland Urban Interface. Compliance with City fire codes and General Plan safety policies ensures minimal risk. Therefore, impacts would be less than significant (Draft Program EIR, Section 3.8, pages 3.8-22 to 3.8-23; Executive Summary, Table ES-1, page ES-28).

Cumulative Hazards and Hazardous Materials Impact
The proposed project would have a less than significant cumulative impact related to hazards and hazardous materials.

Findings: Less than significant impact.

Facts in Support of Findings: As discussed in Section 3.8 (Hazards and Hazardous Materials) of the Draft Program EIR, the Housing Element Update Program would not result in cumulatively considerable hazards impacts when combined with other past, present, and reasonably foreseeable projects, because the planning area consists of infill sites within an existing urban environment, which limits exposure to wildland fire hazards and reduces the potential for large-scale hazardous materials use. Additionally, all future development will comply with federal, State, and local regulations governing hazardous materials handling, storage, and disposal, including oversight by the DTSC and the San Bernardino County Fire Department. Development will adhere to City emergency access requirements and will not interfere with adopted emergency response or evacuation plans.

The planning area is not located within an airport land use plan or near a public airport, eliminating cumulative aviation-related hazards. Moreover, the planning area is outside of Very High Fire Hazard Severity Zones, and compliance with City fire codes and General Plan safety policies ensures minimal cumulative wildfire risk.

Because these regulatory safeguards apply to all cumulative development and the project does not introduce unique hazards beyond those addressed by existing regulations, cumulative hazards 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 hazardous materials impacts would remain less than significant without mitigation (Draft Program EIR, Section 3.8; Executive Summary, Table ES-1, page ES-28).

1.5.8 - Hydrology and Water Quality
Impact HYD-1: The proposed project would not violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or ground water quality.

Finding: Less than significant impact.

Facts in Support of Findings: Future development under the Housing Element Update Program would occur on urban infill sites and be subject to NPDES permit requirements, City grading regulations, and BMPs during construction to control erosion and sedimentation. Operationally, stormwater runoff would be managed through compliance with the City’s Municipal Separate Storm Sewer System (MS4) permit and Low Impact Development (LID) standards, preventing degradation of water quality. Therefore, the project would not violate water quality standards or waste discharge requirements, and impacts would be less than significant (Draft Program EIR, Section 3.9, pages 3.9- 11 to 3.9-13; Executive Summary Table ES-1, page ES-28).

Impact HYD-2: The proposed project would not substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the basin.

Finding: Less than significant impact.

Facts in Support of Findings: The project does not involve direct groundwater extraction or large- scale impervious surface expansion beyond what is typical for urban infill development. Future projects will comply with City water conservation requirements and State efficiency standards, minimizing water demand. Therefore, impacts on groundwater supplies and recharge would be less than significant (Draft Program EIR, Section 3.9, pages 3.9-13 to 3.9-14; Executive Summary, Table ES-1, page ES-29).

Impact HYD-3: The proposed project would not substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would result in substantial erosion or siltation on- or off-site.

Finding: Less than significant impact.

Facts in Support of Findings: Development would occur on previously disturbed sites and would not alter natural streams or rivers. Compliance with City grading and drainage regulations, NPDES permit requirements, and BMPs will prevent erosion and siltation. Therefore, impacts would be less than significant (Draft Program EIR, Section 3.9, pages 3.9-14 to 3.9-15; Executive Summary, Table ES-1, page ES-29).

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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 Impact HYD-4: The proposed project would not substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would result in flooding on- or off-site.

Finding: Less than significant impact.

Facts in Support of Findings: The project does not involve alteration of streams or rivers. Future development will comply with City stormwater management standards and LID requirements, ensuring that post-development runoff does not exceed pre-development conditions. Therefore, impacts related to flooding would be less than significant (Draft Program EIR, Section 3.9, pages 3.9- 15 to 3.9-16; Executive Summary, Table ES-1, page ES-29).

Impact HYD-5: The proposed project would not conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan.

Finding: Less than significant impact.

Facts in Support of Findings: The project will comply with the Santa Ana Regional Water Quality Control Board Basin Plan, NPDES permit requirements, and City water quality regulations, ensuring consistency with applicable water quality and groundwater management plans. Therefore, impacts would be less than significant (Draft Program EIR, Section 3.9, page 3.9-16; Executive Summary, Table ES-1, page ES-29).

Cumulative Hydrology and Water Quality Impact
The proposed project would have less than significant cumulative impacts related to hydrology and water quality.

Finding: Less than significant impact.

Facts in Support of Finding: As discussed in Section 3.9 (Hydrology and Water Quality) of the Draft Program EIR, the Housing Element Update Program would not result in cumulatively considerable hydrology or water quality impacts when combined with other past, present, and reasonably foreseeable projects, because the planning area consists of urban infill sites that do not involve alteration of streams, rivers, or floodplains, and future development will comply with City drainage regulations and LID standards. All construction activities will be subject to NPDES permit requirements and BMPs to control erosion and sedimentation. Operational stormwater runoff will be managed through compliance with the City’s MS4 permit and the Santa Ana Regional Water Quality Control Board Basin Plan, ensuring consistency with water quality objectives.

Additionally, the project does not involve groundwater extraction and will not impede sustainable groundwater management; future development will comply with State water efficiency standards.

These regulatory safeguards apply to all cumulative development, ensuring that cumulative hydrology and water quality impacts remain less than significant without mitigation.

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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 Therefore, cumulative hydrology and water quality impacts would remain less than significant and no mitigation is necessary for the proposed project (Draft Program EIR, Section 3.9, pages 3.9-11 to

3.9-16; Executive Summary, Table ES-1, page ES-29).

1.5.9 - Land Use and Planning
Impact LAND-1: The proposed project would not physically divide an established community.

Finding: No impact.

Facts in Support of Finding: The Housing Element Update Program involves rezoning and land use amendments for infill development within an already urbanized setting. No new roads, barriers, or physical features would be introduced that could divide existing neighborhoods. Future development will occur on vacant or underutilized parcels and will be subject to City design review to ensure compatibility with surrounding uses. Therefore, the project would not physically divide an established community (Draft Program EIR, Section 3.10, pages 3.10-11 to 3.10-12; Executive Summary, Table ES-1, page ES-29).

Impact LAND-2: The proposed project would not cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect.

Finding: Less than significant impact.

Facts in Support of Finding: The proposed project is intended to implement the City’s Housing Element and comply with State Housing Element Law. The rezoning and General Plan amendments will maintain consistency between the Land Use Element and Housing Element. Future development will be subject to City zoning, design standards, and General Plan policies, ensuring consistency with applicable land use plans and regulations. Therefore, the project would not cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect, and impacts would be less than significant (Draft Program EIR, Section 3.10, pages 3.10-12 to 3.10-13; Executive Summary, Table ES- 1, page ES-30).

Cumulative Land Use and Planning Impact
The proposed project would not result in a cumulatively considerable contribution to a significant cumulative impact related to land use and planning.

Finding: Less than significant impact.

Facts in Support of Finding: As discussed in Section 3.10 the Draft Program EIR, the Housing Element Update Program would not result in cumulatively considerable land use impacts when combined with other past, present, and reasonably foreseeable projects because the project promotes infill development consistent with regional planning objectives and State housing law. The project does not introduce conflicts with SCAG’s Regional Transportation Plan/Sustainable Communities Strategy or other applicable plans. Compliance with City zoning and General Plan policies ensures that

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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 cumulative land use and planning impacts remain less than significant (Draft Program EIR, Section

3.10, pages 3.10-13 to 3.10-14; Executive Summary, Table ES-1, page ES-30).

1.5.10 - Mineral Resources
Impact MIN-1: The proposed project would not result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the State.

Finding: Less than significant impact.

Facts in Support of Finding: The planning area does not contain any known mineral resource zones designated by the California Geological Survey or identified in the City’s General Plan. The proposed Housing Element Update Program involves rezoning and land use amendments for urban infill development and does not include or affect areas used for mineral resource extraction. Therefore, the project would not result in the loss of availability of a known mineral resource of regional or Statewide value (Draft Program EIR, Section 3.11, page 3.11-5; Executive Summary, Table ES-1, page ES-30).

Impact MIN-2: The proposed project would not result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan, or other land use plan.

Finding: Less than significant impact.

Facts in Support of Finding: The City of Colton General Plan does not identify any locally important mineral resource recovery sites within the proposed rezoning areas. The project consists of land use changes for residential and mixed-use development on previously disturbed parcels and does not conflict with any designated mineral resource recovery sites. Therefore, the project would not result in the loss of availability of a locally important mineral resource recovery site (Draft Program EIR, Section 3.11, page 3.11-5; Executive Summary, Table ES-1, page ES-30).

Cumulative Mineral Resources Impact
The proposed project would not result in a cumulatively considerable contribution to a significant cumulative impact related to mineral resources.

Finding: Less than significant impact.

Facts in Support of Finding: As discussed in Section 3.11 of the Draft Program EIR, the planning area does not contain any known mineral resource zones or locally important mineral resource recovery sites. The Housing Element Update Program involves infill development and does not introduce conflicts with mineral resource availability. Other cumulative projects in the region are similarly located in urbanized areas and subject to local land use plans that avoid mineral resource conflicts.

Therefore, cumulative mineral resource impacts would remain less than significant (Draft Program EIR, Section 3.11, pages 3.11-3-3.11-6; Executive Summary, Table ES-1, page ES-30).

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1.5.11 - Noise
Impact NOI-3: The proposed project would not expose people residing or working in the project area to excessive noise levels for a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport.

Finding: No impact.

Facts in Support of Finding: As analyzed in Section 3.12 of the Draft Program EIR, the planning area is not located within an airport land use plan, nor is it within two miles of a public airport or public use airport. Additionally, there are no private airstrips in the vicinity of the proposed rezoning areas.

Because the project does not introduce development near airports or airstrips, there is no potential for exposing people residing or working in the project area to excessive noise levels associated with aircraft operations. Therefore, the project would result in no impact (Draft Program EIR, page 3.12- 25; Executive Summary, Table ES-1, page ES-33).

1.5.12 - Population and Housing
Impact POP-1: Development consistent with the proposed project would not induce substantial unplanned population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure).

Finding: Less than significant impact.

Facts in Support of Finding: The Housing Element Update is a policy-level planning document that accommodates the City’s RHNA allocation and guides growth through 2029. Development would occur on infill sites with existing infrastructure and would be consistent with long-range planning objectives. The Program 10/11 Rezone/GPA would not result in unplanned direct or indirect population growth because it implements General Plan and Housing Element policies and complies with Title 18 of the Municipal Code. Future development will undergo site-specific review to ensure consistency with these policies. Therefore, impacts related to unplanned population growth would be less than significant (Draft Program EIR, Section 3.13, pages 3.13-17 to 3.13-19).

Impact POP-2: Development consistent with the proposed project would not displace substantial numbers of existing people or housing, necessitating the construction of replacement housing elsewhere.

Finding: Less than significant impact.

Facts in Support of Finding: Five potential rezoning sites include existing housing, which could result in demolition of single-family homes housing approximately 17 residents. However, the Program 10/11 Rezone/GPA would facilitate development of additional housing units at all affordability levels, consistent with RHNA requirements, on infill sites with access to infrastructure and services.

Therefore, the project would not displace substantial numbers of people or housing and would not

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Cumulative Population and Housing Impact
The proposed project would result in a less than significant cumulative impact related to population and housing.

Finding: Less than significant impact.

Facts in Support of Finding: Cumulative development in Colton and surrounding jurisdictions would comply with State law and local planning documents, which require adequate housing to accommodate forecasted population growth. The Program 10/11 Rezone/GPA would not induce substantial unplanned growth or cause displacement requiring replacement housing. Instead, it would increase housing supply consistent with RHNA and General Plan objectives. Therefore, the project would not make a cumulatively considerable contribution to any cumulative impact, and cumulative impacts would be less than significant (Draft Program EIR, Section 3.13, pages 3.13-19 to

3.13-21).

1.5.13 - Public Services
Impact PUB-1: The proposed project would not 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 fire protection.

Finding: Less than significant impact.

Facts in Support of Finding: The Program 10/11 Rezone/GPA would rezone approximately 89.66 acres for mixed-use or residential overlay. The nearest fire stations—Station 213, Station 211, and Station 214—are located within 1 mile of the proposed rezone areas and provide adequate coverage.

The Colton Fire Department currently operates four stations with sufficient staffing and equipment to maintain service ratios and response times. Future development would comply with the CBC and City Fire Code requirements, ensuring fire safety standards are met. Therefore, impacts related to fire protection would be less than significant (Draft Program EIR, Section 3.14, pages 3.14-11 to 3.14- 12).

Impact PUB-2: The proposed project would not 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 police protection.

Finding: Less than significant impact.

Facts in Support of Finding: If built to maximum density, the Program 10/11 Rezone/GPA would increase the population by approximately 3,260 people (6.06 percent). The current ratio of 935

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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 residents per sworn officer would shift to 992 residents per officer without additional hires. To maintain current ratios, four additional officers would be needed; however, no new or expanded police facilities would be required because the proposed rezone areas are within existing service areas. Compliance with General Plan policies and payment of capital facilities fees would ensure adequate police services. Therefore, impacts would be less than significant (Draft Program EIR, Section 3.14, pages 3.14-13 to 3.14-14).

Impact PUB-3: The proposed project would not 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 schools.

Finding: Less than significant impact.

Facts in Support of Finding: The Program 10/11 Rezone/GPA could generate approximately 1,040 students based on projected population growth. This increase would bring total enrollment to 18,048 students, which is below historic peak enrollment levels. Existing school facilities can accommodate this growth, and school districts will continue to collect development impact fees under Government Code Section 65996, which provides full mitigation for school facility impacts.

Therefore, impacts related to school facilities would be less than significant (Draft Program EIR, Section 3.14, pages 3.14-15 to 3.14-16).

1.5.14 - Recreation
Impact REC-1: Development consistent with the proposed project would not increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated.

Finding: Less than significant impact.

Facts in Support of Finding: The Draft Program EIR assumes a maximum population increase of 3,260 residents, resulting in a projected population of approximately 57,017 by 2029. While the City currently does not meet its parkland standard of 5 acres per 1,000 residents, future development under Program 10/11 would be required to pay park dedication fees in accordance with Chapter

16.36.030 of the Municipal Code. These fees mitigate impacts by funding improvements and expansions to maintain service levels. Additionally, many proposed sites are within walking distance of existing parks, and the City has plans for new park development and renovations. Therefore, impacts related to increased use of parks and recreational facilities would be less than significant (Draft Program EIR, Section 3.15, pages 3.15-6 to 3.15-7; 3.15-11).

Impact REC-2: Development consistent with the proposed project would not include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment.

Finding: Less than significant impact.

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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: Although increased demand for parks and recreational facilities may occur, the project does not propose new recreational facilities and does not require construction or expansion of such facilities at this time. Any future park projects would undergo separate environmental review and comply with General Plan policies and Municipal Code requirements.

Therefore, the physical effects on the environment from construction of new or expanded recreational facilities would be less than significant (Draft Program EIR, Section 3.15, pages 3.15-12 to 3.15-13).

Cumulative Recreation Impact
The proposed project would result in a less than significant cumulative impact related to recreation.

Finding: Less than significant impact.

Facts in Support of Finding: Cumulative development within the City and its Sphere of Influence would be subject to City ordinances and General Plan policies requiring parkland dedication or payment of in lieu fees. These measures ensure that recreational facilities keep pace with growth.

The incremental contribution of Program 10/11 to cumulative recreation impacts would not be cumulatively considerable because future park projects will be reviewed for compliance with applicable regulations. Therefore, cumulative impacts related to recreation would be less than significant (Draft Program EIR, Section 3.15, pages 3.15-11 to 3.15-13; Executive Summary, page ES- 36).

1.5.15 - Transportation
Impact TRANS-1: The proposed project would not conflict with a program plan, ordinance or policy of the circulation system, including transit, roadway, bicycle and pedestrian facilities.

Finding: Less than significant impact.

Facts in Support of Finding: The Program 10/11 Housing Element Update Rezone/GPA would generate new demand for public transit, bicycle, and pedestrian facilities; however, development consistent with the program would be required to comply with all applicable General Plan goals, policies, and programs. Future projects would also adhere to City standards and specifications for circulation systems, including transit, bicycle, and pedestrian facilities. Any modifications or new facilities would be designed in accordance with federal, State, and local policies. Therefore, the proposed project would not conflict with applicable plans or policies related to the circulation system (Draft Program EIR, Section 3.16, page 3.16-34).

Impact TRANS-3: The proposed project would not substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment).

Finding: Less than significant impact.

Facts in Support of Finding: The proposed project is a program-level action that does not include or entitle specific development and would have no direct impacts related to roadway hazards or

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Therefore, impacts related to geometric design hazards or incompatible uses would be less than significant (Draft Program EIR, Section 3.16, page 3.16-40).

Impact TRANS-4: The proposed project would not result in inadequate emergency access.

Finding: Less than significant impact.

Facts in Support of Finding: The Program 10/11 Housing Element Update Rezone/GPA does not include specific development proposals and would not alter existing emergency access routes. All future development under the program would be required to comply with City Fire Department standards and California Fire Code requirements for emergency access, including roadway width, turning radii, and unobstructed access for emergency vehicles. The Draft Program EIR concludes that adequate emergency access would be maintained and impacts would be less than significant (Draft Program EIR, Section 3.16, page 3.16-42).

1.5.16 - Cumulative Tribal Cultural Resources
Cumulative Tribal Cultural Resources Impact
The proposed project would not result in a significant and unavoidable cumulative impact related to transportation.

Finding: Less than significant impact.

Facts in Support of Finding: The likelihood and extent of cumulative impacts related to Tribal Cultural Resources (TCRs) depend on the type of resource and the reasons for its significance. Since there are no known TCRs that would be impacted by the proposed project, the appropriate area for assessing cumulative impacts is the immediate project vicinity, defined as the Program 10/11 Rezone/GPA site and the surrounding area within a 0.5-mile radius. The analysis considers whether the combined effects of the proposed project and other cumulative development would result in a significant cumulative impact on TCRs, and whether the project’s incremental contribution would be considerable. While future development could have cumulative impacts on known or previously unidentified TCRs, all such development must comply with federal, State, and local laws and policies—including SB 18, AB 52, CEQA Guidelines Section 15064.5, the California Health and Safety Code, and the Public Resources Code—which require consultation, evaluation, and inadvertent discovery procedures. These requirements ensure that any potential impacts to TCRs are identified and addressed through project-specific analysis and consultation. As a result, cumulative impacts to TCRs would be less than significant, and the proposed project would not make a considerable incremental contribution to cumulative impacts. The General Plan also contains policies to protect TCRs, and all future development would be required to comply with these regulations, further ensuring that cumulative impacts remain less than significant (Draft Program EIR, page 3.17-16 and page 3.17-18).

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1.5.17 - Utilities and Service Systems
Impact UTIL-1: Development consistent with the proposed project would not require or result in the relocation or construction of new or expanded water, wastewater treatment or stormwater drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects.

Finding: Less than significant impact.

Facts in Support of Finding: Future development under the Program 10/11 Rezone/GPA would increase demand for utilities and may require extensions or upgrades to water, wastewater, storm drainage, and energy infrastructure. However, these improvements would occur within existing rights-of-way and easements and be subject to City standards, General Plan policies, and Municipal Code requirements. Development impact fees and compliance with applicable regulations would ensure that any necessary improvements are planned and funded without causing significant environmental effects. Therefore, impacts would be less than significant (Draft Program EIR, Section

3.18, pages 3.18-9 to 3.18-12; 3.18-20 to 3.18-21).

Impact UTIL-2: Development consistent with the proposed project would have sufficient water supplies available to serve the project and reasonably foreseeable future development during normal, dry and multiple dry years.

Finding: Less than significant impact.

Facts in Support of Finding: The City of Colton relies on groundwater from the San Bernardino Basin Area and other subbasins and is included in the 2020 Upper Santa Ana River Watershed Integrated Urban Water Management Plan (UWMP). The UWMP demonstrates that adequate water supplies exist to meet projected demand through 2045 under normal, single dry, and multiple dry year conditions. Additionally, the City enforces water conservation measures under Municipal Code Chapter 13.28 and CALGreen requirements. Therefore, impacts related to water supply availability would be less than significant (Draft Program EIR, Section 3.18, pages 3.18-2 to 3.18-3; 3.18-17 to

3.18-18).

Impact UTIL-3: Development consistent with the proposed project would not result in a determination by the wastewater treatment provider which serves or may serve the project that it has inadequate capacity to serve the project’s projected demand in addition to the provider’s existing commitments.

Finding: Less than significant impact.

Facts in Support of Finding: The City’s Sewer System Management Plan identifies sufficient capacity in existing wastewater treatment facilities to accommodate projected growth. Future development would be subject to City ordinances and General Plan policies requiring compliance with wastewater standards and payment of development impact fees for infrastructure improvements. Therefore, impacts related to wastewater treatment capacity would be less than significant (Draft Program EIR, Section 3.18, pages 3.18-9 to 3.18-11; 3.18-20).

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Finding: Less than significant impact.

Facts in Support of Finding: Solid waste generated by future development would be collected by CR&R Incorporated and disposed of at regional landfills with substantial remaining capacity, including El Sobrante, San Timoteo, and Mid Valley. The City enforces AB 939 diversion requirements and requires site-specific recycling plans under Municipal Code Chapter 15.58. Given compliance with State and local regulations and available landfill capacity, impacts related to solid waste generation would be less than significant (Draft Program EIR, Section 3.18, pages 3.18-20 to 3.18- 21).

Impact UTIL-5: Development consistent with the proposed project would comply with federal, State, and local statutes and regulations related to solid waste.

Finding: Less than significant impact.

Facts in Support of Finding: Future development would be required to comply with all applicable solid waste regulations, including the California Integrated Waste Management Act (AB 939), CALGreen building standards, and City Municipal Code requirements for recycling and waste reduction. Compliance with these regulations ensures that impacts related to solid waste management would be less than significant (Draft Program EIR, Section 3.18, pages 3.18-22 to 3.18- 23).

Cumulative Utilities and Service Systems Impact
The proposed project would result in a less than significant cumulative impact related to utilities and service systems.

Finding: Less than significant impact.

Facts in Support of Finding: As discussed in Section 3.18 (Utilities and Service Systems) of the Draft Program EIR, cumulative development in Colton and surrounding jurisdictions would increase demand for water supply, wastewater treatment, storm drainage, solid waste disposal, and energy.

However, all future development—including the Program 10/11 Housing Element Update Rezone/GPA—must comply with applicable State and local regulations, including the UWMP, Sewer System Management Plan, and solid waste diversion requirements under AB 939 and CALGreen.

Regional service providers have sufficient capacity to accommodate projected growth, and any necessary infrastructure improvements would occur within existing rights-of-way and be subject to environmental review. Therefore, the proposed project would not make a cumulatively considerable contribution to any cumulative utilities and service systems impact, and cumulative impacts would remain less than significant (Draft Program EIR, Section 3.18).

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1.5.18 - Wildfire
Impact WILD-1: Development consistent with the proposed project would not substantially impair an adopted emergency response plan or emergency evacuation plan.

Finding: Less than significant impact.

Facts in Support of Finding: None of the proposed rezoning sites are located within a High or Very High Fire Hazard Severity Zone (VHFHSZ). All sites are within urbanized areas and near established emergency routes (I-215 and I-10). Future development would comply with General Plan policies (e.g., Policies S-3.2, S-3.3, S-3.5) and Municipal Code Chapter 15.16, which adopt the California Fire Code and require emergency access standards. The Colton Fire Department reviews all new development for compliance with fire protection and emergency access requirements. Therefore, the project would not impair emergency response or evacuation plans (Draft Program EIR, Section

3.19, pages 3.19-10 to 3.19-12).

Impact WILD-2: Development consistent with the proposed project would not, due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and thereby expose project occupants to pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire.

Finding: Less than significant impact.

Facts in Support of Finding: None of the proposed rezoning sites are located within a High or VHFHSZ; the closest High FHSZ is approximately 0.27 mile away. Development would occur primarily as infill in urbanized areas and would comply with General Plan wildfire prevention policies and Municipal Code requirements, including hazardous vegetation management and defensible space standards. Compliance with the CBC and Fire Code ensures fire-resistant construction and site design. Therefore, the project would not exacerbate wildfire risks or expose occupants to pollutant concentrations from wildfire (Draft Program EIR, Section 3.19, pages 3.19-13 to 3.19-14).

Impact WILD-3: Development consistent with the proposed project would not require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment.

Finding: Less than significant impact.

Facts in Support of Finding: The proposed project does not include new infrastructure that would increase wildfire risk. Future development would occur on existing urbanized sites with established utilities and roads. Any necessary utility upgrades would comply with City standards and State fire safety regulations, including the California Fire Code and Public Resources Code requirements for spark arrestors and fire suppression equipment. Therefore, impacts related to infrastructure that could exacerbate fire risk would be less than significant (Draft Program EIR, Section 3.19, pages 3.19- 15 to 3.19-16).

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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 Impact WILD-4: Development consistent with the proposed project would not expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post-fire slope instability, or drainage changes.

Finding: Less than significant impact.

Facts in Support of Finding: None of the proposed rezoning sites are located within or immediately adjacent to VHFHSZs. Future development would comply with General Plan policies and Municipal Code requirements addressing hillside setbacks, geotechnical investigations, and stormwater management to prevent flooding and landslide hazards. These measures ensure that post-fire slope instability or drainage changes would not expose people or structures to significant risks (Draft Program EIR, Section 3.19, pages 3.19-17 to 3.19-18).

Cumulative Wildfire Impact
The proposed project would result in a less than significant cumulative impact related to wildfire.

Finding: Less than significant impact.

Facts in Support of Finding: The cumulative analysis considers development in Colton and surrounding cities. Most areas are urbanized and outside State Responsibility Areas (SRAs) and VHFHSZs. All cumulative projects must comply with State and local fire safety regulations, including the California Fire Code and General Plan policies. Program 10/11’s incremental contribution would not be cumulatively considerable because it does not increase wildfire hazard and requires compliance with fire protection standards. Therefore, cumulative wildfire impacts would be less than significant (Draft Program EIR, Section 3.19, pages 3.19-16 to 3.19-18).

1.6 - Potential Environmental Effects Which Can Be Mitigated Below a Level of Significance
The City of Colton hereby finds that feasible mitigation measures have been identified in the EIR that will avoid or substantially lessen the following potentially significant environmental impacts to a less than significant level. The potentially significant impacts, and the mitigation measures that will reduce them to a less than significant level, are as follows:

1.6.1 - Impact BIO-1
Impact BIO-1: The proposed project could have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special-status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or United States Fish and Wildlife Service.

Finding: Less than significant impact with mitigation incorporated. (Draft Program EIR, Section 3.3, page 3.3-44). 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)).

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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 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, off-site 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 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.

Facts in Support of Finding: Projects in Areas 4, 4A, 5, and 6 of the Study Area may occur near habitats that could support special-status species, creating potential for significant impacts. Such impacts would be significant under CEQA if construction or operations result in (1) direct harm

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To address these risks, Mitigation Measure BIO-1 requires preparation of a project-specific Biological Resources Analysis by a qualified Biologist prior to grading permits. This analysis will evaluate potential impacts on biological resources, including special-status species and their habitats, migratory birds, roosting bats, rare plants, sensitive communities, wetlands, wildlife corridors, and nursery sites.

Section 3.3.2 identifies six special-status species with low potential to occur in these areas: Santa Ana River woollystar, burrowing owl, Santa Ana sucker, arroyo chub, San Bernardino kangaroo rat, southern California legless lizard. Potential impacts include unauthorized “take” under the federal Endangered Species Act, CESA, Migratory Bird Treaty Act (MBTA), and California Fish and Game Code. Implementation of MM BIO-1 will reduce these impacts to less than significant under CEQA.

Projects in Areas 1, 2, and 3 are not anticipated to affect special-status species and will not require related mitigation.

The Lead Agency finds that MM BIO-1 is feasible, is adopted, and will further reduce impacts related to Biological Resources. 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 would be less than significant with mitigation incorporated.

1.6.2 - Impact BIO-2
Impact BIO-2: The proposed project could have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or United States Fish and Wildlife Service.

Finding: Less than significant impact with mitigation incorporated. (Draft Program EIR, Section 3.3, page 3.3-46). 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
Implement MM BIO-1.

Facts in Support of Finding: Riparian habitat and sensitive natural communities may occur adjacent to Lytle Creek, the Santa Ana River, and unnamed drainages near Areas 4, 4A, 5, and 6. Construction activities in these areas could result in habitat disturbance or removal, which would be considered a significant impact under CEQA. Implementation of MM BIO-1 requires preparation of a Biological Resources Assessment (BRA) to identify and mitigate potential impacts, including avoidance measures, permitting, and habitat restoration if necessary. These measures ensure impacts are

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Colton City CouncilFebruary 17, 2026

Colton City Council
February 17, 2026