Grand Terrace City Council
May 26, 2026

passes, continue the matter to a future re-noticed hearing to ensure the public is properly informed prior to final action.

To assist the City Council and public in understanding the proposed rezoning program and the potential consequences associated with continued Housing Element noncompliance, additional background materials have been provided with this report. Attachment 1 contains the May 12, 2026 City Council staff report and associated rezoning materials previously considered by the City Council.

Attachment 2 provides supplemental background information regarding the Housing Element rezoning program, including General Plan and Housing Element framework, development assumptions, theoretical buildout capacity, and recent State housing legislation. Attachment 3 includes a recent article regarding enforcement actions and penalties imposed on the City of Huntington Beach related to Housing Element noncompliance.

DISCUSSION:

I. CONSEQUENCES OF NONCOMPLIANCE
If the City does not have a housing element in compliance with State Housing Element Law, the City may face serious consequences, including but not limited to:
• Disqualification from eligibility for state grants
• Carryover/Combined RHNA from 6th Cycle to 7th Cycle – at least doubling the amount that must be zoned to R3-40.
• Risk of litigation
• Financial penalties
• Loss of permitting authority
• Court receivership
• Inability to deny new projects inconsistent with General Plan or Zoning (Builder’s Remedy) State Grants. Noncompliance results in ineligibility or delay in receiving state funds that require a compliant housing element as a prerequisite, including, but not limited to, the following:
• Infill Infrastructure Grant Program
• SB 1 Caltrans Sustainable Communities Grants
• Permanent Local Housing Allocation Program
• Local Housing Trust Fund Program
• Affordable Housing and Sustainable Communities Program Eligibility for these funding sources is tied, in part, to Housing Element compliance and/or compliance with annual reporting obligations under Government Code section 65400. In addition, the City’s refusal to adopt the necessary zoning amendments required to complete the Housing Element process may jeopardize grant funding the City has already received. Under the Regional Early Action Planning Grants of 2021 (“REAP 2.0”) program, failure to complete required Housing Element implementation actions could subject the City to repayment obligations or other enforcement actions related to previously awarded grant funds.

RHNA Carryover. If a local government fails to provide enough sites or rezone to meet their previous RHNA allocation, that "unmet need" is carried over to the next cycle. This means that Grand Terrace

will not only have to rezone in two years to accommodate the higher 7th Cycle RHNA but will also need to additionally accommodate the 6th Cycle RHNA, at least doubling the potential number of units that the Grand Terrace must zone for.

By adopting the zoning and maintaining a compliant Housing Element, all of the potential 6th Cycle units that have not been developed during the 6th Cycle (through 2029) will be allowed to count toward the 7th Cycle RHNA requirement. There is a good chance that Grand Terrace would not have to rezone additional lands for the 7th Cycle Housing Element.

Lawsuits. Jurisdictions that do not meet their housing element requirements may face additional financial and legal ramifications. HCD may notify the California Office of the Attorney General, which may bring suit for violations of State Housing Element Law.

Local governments with noncompliant housing elements are vulnerable to litigation from housing rights’ organizations, developers, and HCD. If a jurisdiction faces a court action stemming from its lack of compliance and either loses or settles the case, it often must pay substantial attorney fees to the plaintiff’s attorneys in addition to the fees paid to its own attorneys. Potential consequences of lawsuits include:
• Mandatory compliance within 120 days,
• Suspension of local control on building matters, and
• Court approval of housing developments.

Financial Penalties. Further, state law provides for court-imposed penalties for persistent noncompliance, including financial penalties. Under Government Code section 65585, subdivision (l)(1), such penalties may be imposed following a judicial finding of noncompliance, issuance of a compliance order or judgment, and continued failure to comply with that order for a period of 12 months. The statute establishes a minimum fine of $10,000 per month, up to $100,000 per month. If a jurisdiction remains noncompliant for an additional six months, a court may multiply those penalties by a factor of six, up to $600,000 per month. Further financial implications are discussed in the Fiscal Impact section below.

Loss of Permitting Authority. Other potential ramifications could include the loss of local land use authority to a court-appointed agent. Courts have authority to take local government residential and nonresidential permit authority to bring the jurisdiction’s General Plan and housing element into substantial compliance with State law. The court may suspend the locality’s authority to issue building permits or grant zoning changes, variances, or subdivision map approvals – giving local governments a strong incentive to bring their housing element into compliance.

For example, a defective housing element may freeze the City’s ability to issue permits for nonresidential construction or development, as a finding of consistency with the general plan is not valid when a general plan is incomplete or inadequate. (See, e.g., Resource Defense Fund v. County of Santa Cruz (1982) 133 Cal.App.3d 800, 806; Camp v. Board of Supervisors (1981) 123 Cal.App.3d 334, 358.) Accordingly, a city without a valid housing element would not be able to approve most development projects. (See, e.g., Urban Habitat Program, Case No. RG 06 293831 [instituting a ban on city approval of development projects until a settlement agreement had been reached with the Attorney General and the housing advocacy organizations].) Court Receivership. Government Code sections 65585 and 65587 authorize courts to impose

additional remedies for persistent noncompliance with State Housing Element Law, including appointment of a receiver or other agent. Generally, such remedies may occur following: (1) a judicial finding that the housing element does not substantially comply with State law; (2) issuance of a court order or judgment directing the jurisdiction to come into compliance; and (3) continued failure to comply with that order. Pursuant to Government Code section 65585, subdivision (l), the court retains jurisdiction to ensure compliance and may impose escalating enforcement measures if noncompliance persists. Under Government Code section 65587, the court may appoint a receiver with authority to take actions necessary to remedy identified deficiencies and achieve substantial compliance, including actions related to housing element programs, rezoning, and other implementing land use regulations.

Builders Remedy
Failure to maintain a substantially compliant Housing Element may expose the City to applications submitted pursuant to the “Builder’s Remedy” provisions of Government Code Section 65589.5(d)(5), commonly referred to as the Housing Accountability Act. Under Builder’s Remedy, jurisdictions without a substantially compliant Housing Element are significantly limited in their ability to deny qualifying housing development projects based on inconsistency with local zoning standards or General Plan land use designations.

As a result, developers may propose qualifying residential or mixed-use projects at densities, heights, and intensities that would otherwise not be permitted under the City’s zoning regulations. The California Department of Housing and Community Development (HCD) and the California Attorney General have both indicated an intent to aggressively enforce Builder’s Remedy protections and challenge local actions that unlawfully impede qualifying housing projects.

The City of Grand Terrace’s Housing Element compliance deadline was October 15, 2021. Because the Housing Element was not found to be in substantial compliance by the statutory deadline, the City has remained subject to Builder’s Remedy provisions pending completion of the required rezoning program identified in Program 1 of the Housing Element.

Under Builder’s Remedy, qualifying affordable housing projects where at least 20 percent of the units are affordable to lower-income households, or where 100 percent of the units are affordable to moderate-income households, may not be denied based on inconsistency with the City’s zoning code or General Plan land use designations unless specific statutory findings can be made. Under State law, qualifying Builder’s Remedy projects may only be denied if the project has a specific adverse impact upon public health or safety that cannot be mitigated without rendering the project unaffordable, violates State or federal law and there is no feasible method to comply without rendering the project unaffordable, is located on qualifying agricultural or resource preservation land, or lacks adequate water or wastewater infrastructure to serve the development.

As the City remains non-compliant until completion of the required rezonings, Grand Terrace is currently subject to Builder’s Remedy applications. This means a developer may propose residential development at densities and heights exceeding current zoning limitations so long as the project satisfies applicable affordability thresholds.

Adoption of the proposed rezoning program would restore the City’s ability to regulate residential development through objective zoning standards, including limitations related to density, height, setbacks, design, and site development. Under the City’s current noncompliant status, a developer could propose a substantially higher-density residential project that exceeds the standards contemplated under the proposed R3-40 zoning district. Adoption of the proposed rezoning would instead establish enforceable development standards, including a maximum density of 40 dwelling

units per acre, a maximum height of 45 feet, and applicable setback and development requirements.

Adopting the new zoning gives the City the power to shape what these developments will look like, and will limit proposed projects to the standards that have been developed. As an example, at this time a developer could propose a 10-story building at 100 dwelling units per acre on any parcel in the City, and the City would not have the ability to deny such a project. By adopting the zoning to achieve housing element compliance, developers would be limited to the proposed standards, and projects could be denied should they exceed 40 du/ac or exceed 45 feet in height, or do not meet the required setbacks or other development standards.

The City has already received two Builder’s Remedy project proposals submitted following preliminary applications in December 2024:
• 12466 Michigan Street (APN: 1167-181-09): Proposed 30-unit mobile home park development on approximately 33,000 square feet within the General Commercial (GC) zone. • 21600 Walnut Avenue (APN: 0275-281-08): Proposed 119-unit mobile home park development on approximately 4.3 acres within the M2 Industrial zone.

These projects are proposed at approximately 40 dwelling units per acre and 28 dwelling units per acre, respectively, in areas where residential development is not currently permitted under the City’s zoning regulations. As long as the Housing Element remains noncompliant, qualifying Builder’s Remedy projects may not be subject to many local zoning standards, including restrictions related to permitted uses, density, and certain development regulations.

HCD Fines
HCD wrote specifically in a notice of violation letter to the City of Grand Terrace that “HCD may notify the California Office of the Attorney General, which may bring suit for violations of State Housing Element Law… [and the] government code establishes a minimum fine of $10,000 per month, up to $100,000 per month. If a jurisdiction remains noncompliant, a court can multiply those penalties by a factor of six. Other potential ramifications could include the loss of local land use authority to a courtappointed agent”.

If the City fails to pay such fines in a timely manner, the court can order the State Controller to “intercept any available state and local funds and direct such funds to the Building Homes and Jobs Trust Fund to correct the jurisdiction's failure to pay.” (Gov. Code § 65585(l)(1).) If the City continues to be in noncompliance for three months after the imposition of fines, the court can multiply the fines above by 3 and can similarly order the intercept of funds. Continue failure to comply within 6 months of the initial imposition of fines, the fines can be increased by a factor of 6 times the original fine and, further, the court can order actions necessary to bring the Housing Element into compliance.

Nevertheless, the court can also consider mitigating circumstances, such as a good faith effort by the City. (Gov. Code § 65585(m).) However, a failure to adopt a compliant Housing Element would weigh against any finding of good faith compliance. As previously noted in correspondence sent directly to the City, the City has been advised of the potential fines associated with continued noncompliance. If imposed at an increased rate of up to six times the base amount, such penalties could reach as high as $600,000 per month.

This extreme cost to the City would affect all property owners, and not just those within the rezone area.

REAP Grant
This year, SCAG made available a REAP funding grant that must be used by December 2026. The City was proactive in coordinating with SBCTA to utilize this opportunity to fund the rezoning efforts.

Requirements to qualify for the REAP funding is that the project go beyond state law. Projects that only meet minimum state requirements do not meet the threshold requirement for “Transformational Planning and Implementation Activities.” The reason the rezoning qualified for this grant is because it included proposed rezoning beyond the 24 acres required to meet the RHNA. Reducing the rezoning below the 97 acres may result in the grant needing to be repaid by the City, in the amount of $154,000.

The REAP grant also requires any funded project to be implemented through adoption by a deliberative body. Therefore, if the rezone is not adopted by the Grand Terrace City Council, the grant is likely to need to be repaid as the minimum requirement will not be met. 6 th Cycle Rezoning
If the City fails to meet the 6th Cycle rezone requirements, a revised plan to meet the RHNA will need to be developed at the responsibility of the City. Housing Element Program 1 says the City will rezone approximately 97 acres to high density residential. If the City decides to rezone different sites than the selected RHNA sites, or a total area less than the 97 acres, the rezoning process would need to be restarted, and the City would need to coordinate with HCD to determine if a housing element amendment would be required. A new zone and potential housing element amendment would not be covered by the REAP grant and would be at cost to the City. 7 th Cycle Rezoning
One of the purposes of rezoning beyond the required 24 acres to meet the 6th Cycle RHNA is to preemptively put zoning in place that can accommodate the 7th Cycle RHNA. The 7th Cycle Housing element for the City of Grand Terrace is due on October 15, 2029. It is typically recommended that a jurisdiction begin work on their housing element 2 years in advance of the statutory deadline. As the 6 th Cycle rezoning is late, City would need to begin work on the next housing element very soon, it was a more cost effective approach to combine the rezoning efforts. There are also benefits of lesser requirements for zoning standards when the zoning is in place prior to adoption of the housing element.

There are already jurisdictions in northern California that have been assigned their 7th Cycle RHNA, with an over 200% increase since the 6th Cycle. If the City does not achieve rezoning beyond the 6th Cycle requirement now, while it is being covered by REAP funding, the City would likely need to accomplish 7th Cycle rezoning as well in the next couple years at cost to the City.

Environmental Review (CEQA)
The Housing Element rezoning program is exempt from the California Environmental Quality Act (CEQA) pursuant to Senate Bill 131 (SB 131), which applies to rezonings necessary to implement an adopted Housing Element. The rezoning does not approve any specific development project, but instead establishes the zoning framework necessary to maintain compliance with State Housing Element law.

Failure to complete the rezoning program identified in Program 1 of the adopted Housing Element may result in additional environmental review requirements and increased costs to the City. The

current rezoning effort relies on the statutory exemption associated with implementation of the adopted Housing Element program. If the rezoning process is delayed or restarted in the future, additional environmental analysis, technical studies, consultant work, and public review processes may be required depending on the timing, scope, and regulatory circumstances at that time.

Future development on rezoned properties would still be subject to separate project-level review and environmental analysis, including evaluation of traffic, utilities, drainage, public services, air quality, noise, and other environmental considerations, as applicable.

Legal Fees
Local governments with noncompliant housing elements are vulnerable to litigation from housing rights’ organization, developers, and HCD. Many jurisdictions have received lawsuits from housing advocates such as CalHDF, YIMBY Law, or the League of Women Voters. If a jurisdiction faces a court action stemming from its lack of compliance and either loses or settles the case, it often must pay substantial attorney fees to the plaintiff’s attorneys in addition to the fees paid to its own attorneys. Potential consequences of lawsuits include mandatory compliance within 120 days, suspension of local control on building matters, and court approval of housing developments.

Enforcement by the Attorney General
HCD may notify the City and the California Attorney General’s office (“AG”) regarding any violation of Housing Element Law by the City. (Gov. Code § 65585(j).) The AG will then be able to initiate a lawsuit against the City for violations of Housing Element Law. (Gov. Code §§ 65585(j), (k), (l).) If the AG declines to initiate litigation, then HCD may initiate litigation against the City for violations of Housing Element Law. (Gpov. Code § 65585(o).)
In 2010, the City of Pleasanton entered into a settlement agreement exceeding $2 million in litigation brought by the California Attorney General and housing advocacy organizations concerning the City’s Housing Element and growth management policies. (See Urban Habitat Program v. City of Pleasanton (2008) 164 Cal.App.4th 1561; Alameda County Superior Court Case No. RG06293831.) The settlement required the City to revise its Housing Element, modify growth management restrictions, and implement additional affordable housing measures. Similarly, housing advocacy organizations have successfully challenged Housing Elements and related housing policies in other California jurisdictions, resulting in settlement agreements, revised Housing Elements, and compliance measures adopted pursuant to State Housing Element Law. (See, e.g., Peninsula Interfaith Action v. City of Menlo Park (San Mateo County Superior Court Case No. CIV513882).) In addition to judicial compliance orders and statutory penalties, jurisdictions may also face substantial financial liability through attorney’s fees awards arising from Housing Element litigation.

One of the most significant examples is Kennedy Commission v. City of Huntington Beach (2023) 91 Cal.App.5th 436, in which the California Court of Appeal upheld an attorney’s fees award of approximately $3.53 million against the City following years of litigation concerning affordable housing obligations and Housing Element compliance. The court found that the litigation was instrumental in compelling the City to adopt a revised Housing Element that complied with State law and provided additional affordable housing opportunities. Litigation began in 2015 and was finally decided in 2023.

The $3.5 million cost to the City is only one portion of the costs incurred. The City also would have incurred its own attorney’s fees and any litigation fees and costs (e.g., expert retention, consultant retention, deposition costs, filing pleadings, etc.), resulting in well over $3.5 million dollars actually spent.

More recently, in The People of California, et al. v. The City of Huntington Beach et al., HCD and the Attorney General’s Office initiated litigation against the City of Huntington Beach to enforce state

housing laws after the City refused to zone for its mandated 13,368 housing units and failed to adopt a compliant housing element plan. Although the City filed multiple countersuits challenging the constitutionality of the Housing Element Law, all were dismissed. As a result of the lawsuit against the City, Huntington Beach was ordered to pay financial penalties of initially $170,000, plus $50,000 per month to the state until it complies with state housing mandates. The $50,000 monthly fine is slated to go into a state’s Building Homes and Jobs Trust Fund that could spur housing production in other cities. Huntington Beach taxpayers will lose over $1,600 a day until city leaders get a state approved housing plan in place. (See Attachment 3.)
Such litigation demonstrates that prolonged resistance to Housing Element compliance may expose jurisdictions not only to court oversight and statutory penalties, but also to significant financial consequences, including substantial attorney’s fees awards.

Enforcement by Private Parties
Pursuant to Government Code Section 65587, a private party may bring a lawsuit to enforce Housing Element Law and any deadlines required under Government Code Section 65583. The court’s review in that instance will be to determine whether the Housing Element, or any subsequent action, substantially complies with the requirements of Housing Element Law.

If the court finds an action of the City to be inconsistent with its Housing Element, the City must bring its action into compliance within 60 days and the court will retain jurisdiction to enforce its decision. (Gov. Code § 65587(c).) If the court determines that the 60-day period would be an undue hardship upon the City, then it can extend the deadline by an additional 60 days.

If the court finds that the City has failed to complete its rezoning to be consistent with its Housing Element by the statutory deadlines, the court can order the rezoning to be complete within 60 days or the earliest time consistent with public hearing notice requirements. (Gov. Code § 65597(d)(1).) The court retains jurisdiction for enforcement purposes. If the court finds that the order has not been carried out, then court can issue further orders to ensure that Housing Element Law is complied with, “including ordering, after considering the equities of the circumstances presented by all parties, that any rezoning required be completed within 60 days or the earliest time consistent with public hearing notice requirements in existence at the time the action was filed and may impose sanctions …” on the City. (Gov. Code § 65587(d)(1).)
Enforcement by Nonprofit Entities
Californians for Homeownership, Inc. brought a string of Petitions against cities, generally alleging failure to adopt a compliant Housing Element by the statutory deadline or failure to identify adequate housing sites consistent with State Housing Element Law. The organization stated that the cities targeted for litigation were selected because they were significantly behind their peers in the Housing Element process, had demonstrated resistance to adequate housing planning, or both. In these actions, the nonprofit sought court orders requiring expedited compliance with Housing Element Law, judicial declarations establishing the cities’ noncompliance, and enforcement of statutory penalties applicable to noncompliant jurisdictions. Such penalties may include limitations on a city’s ability to deny qualifying housing projects, potential loss of local land use authority, court oversight of development approvals, suspension of certain nonresidential permitting activities, and judicial approval of housing projects that have been delayed or denied by the jurisdiction.

The litigation consistently resulted in outcomes favorable to the nonprofit organization rather than the subject cities. In Californians for Homeownership v. City of Beverly Hills (Case No. 23STCP00143), the court granted the petition after finding deficiencies in the City’s Housing Element, including inadequate identification of housing sites, and ordered the City to bring both its Housing Element and

zoning ordinance into compliance within specified timeframes. The City’s appeal was subsequently denied. In cases against the Cities of Bradbury, Claremont, Fullerton, La Mirada, Laguna Hills, South Pasadena, and Vernon, stipulated judgments were entered for Californians for Homeownership and against each public entity, requiring the jurisdictions to adopt and submit compliant Housing Elements to the California Department of Housing and Community Development (HCD) by court-ordered deadlines. (See Californians for Homeownership v. City of Bradbury, Los Angeles County Superior Court Case No. 22STCP01381; Californians for Homeownership v. City of Claremont, Los Angeles County Superior Court Case No. 22STCP03414; Californians for Homeownership v. City of Fullerton, Orange County Superior Court Case No. 30-2022-01281840-CU-WM-CJC; Californians for Homeownership v. City of La Mirada, Los Angeles County Superior Court Case No. 22STCP03418; Californians for Homeownership v. City of Laguna Hills, Orange County Superior Court Case No. 30- 2022-01255365-CU-WM-CJC; Californians for Homeownership v. City of South Pasadena, Los Angeles County Superior Court Case No. 22STCP01388.)
Additional litigation against Manhattan Beach challenged the adequacy of the City’s adopted Housing Element, including reliance on nonvacant sites without sufficient evidence of redevelopment feasibility; although that matter was later dismissed, the litigation nevertheless required the City to address identified deficiencies. (See Californians for Homeownership v. City of Manhattan Beach, Los Angeles County Superior Court Case No. 22STCP01417.) Similarly, litigation against La Habra Heights was dismissed after the City belatedly prepared and submitted a draft Housing Element for HCD review. (See Californians for Homeownership v. City of La Habra Heights, Los Angeles County Superior Court Case No. 22STCP01394.) Collectively, these cases demonstrate the increasing willingness of nonprofit housing organizations to pursue enforcement litigation against noncompliant jurisdictions and the substantial legal and regulatory consequences that may result from failure to timely adopt and maintain a compliant Housing Element.

II. RECONSIDERATION PROCESS AND PROCEDURE
Under the City’s adopted parliamentary procedure, consistent with Rosenberg’s Rules of Order and as set forth in the City’s Council Protocols and Procedures, a motion to reconsider an action may only be made by a member who voted on the prevailing side of the original action. The motion requires a second, which may be made by any City Council Member. Once properly made and seconded, the motion is debatable but not amendable.

A motion to reconsider is in order at the time of the original action or later in a continued public meeting, subject to recognition by the presiding officer. The purpose of reconsideration is to allow the City Council to re-open and re-examine a matter previously decided.

If the motion to reconsider is not made and seconded, or if it is made and fails, the original action of the City Council remains in full force and effect.

ENVIRONMENTAL IMPACT:

The City Council is discussing the possible reconsideration of Zoning Code Amendment (ZCA) 26-02, General Plan Amendment (GPA) 26-01, Zone Change (ZC) 26-01, and Environmental Review (E) 26- 03 related to the Housing Element rezoning program. Pursuant to CEQA Guidelines Section 15060(c)(2) and Section 15378, the discussion and possible reconsideration action does not constitute a “project” under CEQA because it does not commit the City to a definite course of action resulting in a potentially significant physical impact on the environment.

FISCAL IMPACT:

If the City elects not to reconsider approval of Zoning Code Amendment (ZCA) 26-02, General Plan Amendment (GPA) 26-01, Zone Change (ZC) 26-01, and Environmental Review (E) 26-03 – Establishment of the R3-40 High Density Multiple Family Residential District and Housing Element Rezoning, the City will likely be exposed to significant costs.

Costs anticipated include, but are not limited to:
• Up to a $600,000 monthly fine from HCD
• Repayment of the REAP grant to SCAG for the 6th Cycle rezoning program ($154,000) • Costs to revise 6th cycle rezoning
• Cost of possible amendments to the 6th Cycle Housing Element • Cost of possible amendments to the Land Use Element
• Costs of 7th Cycle rezoning program
• Litigation fees, including the City’s attorney’s fees, fees for litigation, and Plaintiff’s attorney’s fees (approx. $25,000 to over $1 million)
• Loss of taxpayer money
• Potential financial impacts associated with Builder’s Remedy applications and the loss of local control over qualifying housing developments.

In addition to the costs described above, the City has already incurred expenses, including attorneys’ fees and City staff time, in connection with preparing additional memoranda supporting approval of the Housing Element between the May 12, 2026 City Council meeting and the May 26, 2026 City Council meeting. If the motion to reconsider is approved, the City will incur additional costs associated with re-noticing the item for final action. The City’s grant funding is also nearing depletion, meaning the City will need to pay the Consultant directly once those funds are exhausted. This could result in significant costs if the City does not pass the motion to reconsider.

AGENDA REPORT
MEETING DATE: May 12, 2026
TITLE: First Reading & Introduction of an Ordinance approving Zone Code Amendment (ZCA) 26-02, Zone Change (ZC) 26-
01, and Environmental Review (E) 26-03 and adopting a
Resolution approving General Plan Amendment (GPA) 26-01 PRESENTED BY: Hannah Kreitman AICP Planner, Daniel Wery Principal Community Planner & Gabriel Arguelles, Assistant Planner RECOMMENDATION: FIRST READING & INTRODUCTION OF AN ORDINANCE APPROVING ZONING CODE AMENDMENT (ZCA) 26-02,
ZONE CHANGE (ZC) 26-01, AND ENVIRONMENTAL
REVIEW (E) 26-03, ADOPT THE RESOLUTION
APPROVING GENERAL PLAN AMENDMENT (GPA) 26-01;
AND

DIRECT STAFF TO RETURN WITH THE ORDINANCE FOR
SECOND READING AND ADOPTION; THEREBY

AMENDING THE GENERAL PLAN LAND USE ELEMENT

AND LAND USE MAP, THE CITY ZONING MAP, AND TITLE
18 (ZONING) OF THE GRAND TERRACE MUNICIPAL
CODE TO ESTABLISH THE R3-40 HIGH DENSITY

MULTIPLE FAMILY RESIDENTIAL DISTRICT, ALLOW
RESIDENTIAL DEVELOPMENT AT A DENSITY OF 20 TO
40 DWELLING UNITS PER ACRE, AND REZONE
APPROXIMATELY 97.1 ACRES OF PROPERTY LOCATED
THROUGHOUT THE CITY TO THE R3-40 DESIGNATION,
CONSISTENT WITH PROGRAM 1 (ADEQUATE SITES) OF
THE CITY’S 2021–2029 HOUSING ELEMENT
2030 VISION STATEMENT:

This staff report supports the City Council’s 2030 Vision, including Goal #3, “Promote Economic Development,” and Goal #5, “Engage in Proactive Communication,” by updating the City’s General Plan, Zoning Map, and Municipal Code to implement the Housing Element and provide clear, consistent development standards. The proposed rezoning establishes a framework for future housing opportunities, supports reinvestment in underutilized properties, and ensures the City remains compliant with State housing requirements while maintaining transparency and responsiveness to community input.

SUMMARY:

City staff is recommending approval of Zoning Code Amendment (ZCA) 26-02, General Plan Amendment (GPA) 26-01, Zone Change (ZC) 26-01, and Environmental Review (E) 26-03 to implement Program 1 of the City’s 2021–2029 Housing Element. The proposed amendments establish the R3-40 High Density Multiple Family Residential District and rezone a total of approximately 97 acres throughout the City to allow residential development at a density of 20 to 40 dwelling units per acre.

The proposed amendments are required to address a shortfall in available housing sites and to demonstrate that the City has adequate capacity to accommodate its Regional Housing Needs Allocation (RHNA). The rezone ensures consistency with State Housing Element law by providing sufficient sites at appropriate densities, including sites that allow for by-right residential development when affordability requirements are met.

In addition to meeting State requirements, the proposed rezoning increases overall housing capacity beyond the City’s RHNA, providing a buffer to maintain compliance throughout the planning period and better position the City for the upcoming 7th Cycle Housing Element. This also includes updates to the Zoning Code to address nonconforming uses and structures and ensure compatibility with existing residential development.

The City Council Ordinance for Zoning Code Amendment (ZCA) 26-02, Zone Change (ZC) 26-01, and Environmental Review (E) 26-03 are included as Attachment 1, along with the proposed Zoning Map (Exhibit A), Notice of Exemption (Exhibit B), and SB 131 Statutory Exemption Report (Exhibit C).

The City Council Resolution for General Plan Amendment (GPA) 26-01 is included as Attachment 2, along with the proposed Land Use Element (Exhibit D) and Land Use Map (Exhibit E).

The RHNA Sites Inventory Map is included as Attachment 3.

BACKGROUND:

The Housing Element is one of eight mandatory elements of the General Plan and, under California State law, must be updated every eight years. The City of Grand Terrace is currently within the 6th Cycle Housing Element planning period (2021–2029), which was adopted on March 25, 2025. The City is now approximately five years into the eight-year cycle and must complete required implementation programs while also preparing for the upcoming 7th Cycle Housing Element.

As part of the 6th Cycle, the City was assigned a Regional Housing Needs Allocation (RHNA) of 630 units, consisting of 189 very low-income units, 92 low-income units, 106 moderate-income units, and 243 above moderate-income units. To remain in compliance

with State law, the City must demonstrate that it has adequate sites, at appropriate densities, to accommodate this housing need.

Program 1 of the adopted Housing Element, Adequate Sites to Accommodate Regional Housing Needs, requires the City to address a shortfall of available housing sites through rezoning. This includes rezoning approximately 97 acres throughout the City to allow higher-density residential development under a new R3-40 High Density Multiple Family Residential District, permitting 20 to 40 dwelling units per acre. A portion of these sites, approximately 24.2 acres across 20 parcels, has been specifically identified to meet the City’s RHNA requirements.

Currently, the City’s residential development is predominantly composed of low-density, single-family neighborhoods, with limited opportunities for higher-density multifamily housing. The introduction of the R3-40 zone is intended to expand housing opportunities by allowing a broader mix of housing types, including multifamily and mixed-income developments, in appropriate locations.

The proposed rezoning increases the City’s overall housing capacity beyond the minimum RHNA requirement. By planning for additional capacity, the City is creating flexibility and helping ensure compliance throughout the remainder of the Housing Element cycle. This approach is intentional, as the City is addressing current 6th Cycle requirements while also positioning itself for the upcoming 7th Cycle by reducing the likelihood that additional rezonings will be needed to address future net losses or RHNA allocations.

State law requires that sites that are rezoned to meet the RHNA allow for by-right residential development when at least 20 percent of the units are affordable to lowerincome households. This includes 24 acres of the 97.1 acre rezoned, as denoted in the Housing Element. These sites must also have a minimum density of at least 20 units per acre and development standards that ensure the sites can realistically accommodate housing.

Following adoption of the Housing Element, the California Department of Housing and Community Development (HCD) issued a letter of conditional compliance on May 22, 2025, indicating that full compliance is contingent upon completion of the rezoning identified in Program 1. On December 17, 2025, the City and consultants from Michael Baker International met with HCD to discuss the rezoning schedule and compliance timeline. HCD indicated that failure to complete the required rezoning by the end of April 2026 would likely result in consequences, which may consist of possible disqualification from state funding, carryover and combination of 6th Cycle and 7th Cycle RHNA pursuant to Government Code §65584.09, fines or penalties, litigation, court receivership, loss of local permitting authority, and the inability to deny new projects inconsistent with the General Plan or zoning, also known as “Builder’s Remedy.” The Housing Element will be deemed substantially compliant once the rezonings are completed.

To support implementation efforts, the City has secured funding through the Southern California Association of Governments (SCAG) Regional Early Action Planning (REAP

2.0) Grant, which must be utilized in 2026. All costs associated with this rezoning effort are fully funded through the REAP 2.0 Grant, including preparation of the zoning amendments, updates to the City’s Objective Design Standards, and the development of preapproved Accessory Dwelling Unit (ADU) plans.

The following key milestones have occurred to date:

March 25, 2025: Adoption of the 2021–2029 Housing Element May 22, 2025: HCD Conditional Compliance Letter Issued
December 17, 2025: HCD Compliance and Enforcement Meeting January 27, 2026: Joint Planning Commission / City Council Study Session February 5, 2026: Property Owner / Community Study Session April 2, 2026: Planning Commission Recommendation
Yield Calculation
For the purposes of determining the number of units likely to be built on each site identified in the Housing Element, a percent yield of the maximum potential density on each site is estimated, as development at the full maximum density is less likely. A percent yield is determined based on factors such as site-specific constraints, environmental constraints, regional development trends, and existing uses on the site. Based on regional trends, Grand Terrace assumed a 70 percent yield on sites designated to meet the RHNA. This yield calculation may vary on the additionally rezoned sites depending on site specific characteristics.

A realistic rate of development (the annual rate of construction and household occupancy), based on the Southern California Association of Government’s (SCAG) estimate of 5,700 households in Grand Terrace by the year 2050 and the 4,900 current households in the City, is 800 units that would be absorbed over 25 years at an average rate of 32 units per year.

NO NET LOSS
State law requires the City to maintain adequate housing capacity throughout the planning period, commonly referred to as “No Net Loss.” If a site is developed at a lower density or intensity, or for different incomes than were projected in the housing element, the City must make up any “lost” capacity below the City’s RHNA allocation of 630 units within 6 months. For example, if a site is projected in the Housing Element for 100 units and a project is developed for 70 units, there would be a “net loss” of 30 units of capacity. The City must either rezone or identify a new site for the “net loss” of 30 units within 6 months.

Alternatively, if a site is projected in the housing element for 100 lower income units, and

a project is developed for 100 market rate units, there would be a “net loss” of 100 lower income units. While the City will continue to monitor development activity and remaining capacity, the proposed rezoning provides sufficient capacity to meet the RHNA and reduces the likelihood that additional rezonings will be necessary. A mid-cycle review in 2026 will evaluate the City’s progress toward meeting its housing goals.

If a proposed market-rate project were to lead to a loss of lower income capacity, the City would identify an appropriate site to replace the capacity. The City is including sufficient rezoning to address potential net losses. Upon approval of a market-rate project that results in a net loss, the City would include a finding identifying the rezoned sites as replacements. This availability of additional rezoned sites prevents the City from having to complete a rezoning within 180 days, potentially multiple times over depending on the number and type of projects the City receives. This will be tracked in the Annual Progress Report (APR).

ANALYSIS:

This section provides a discussion of the proposed Ordinances amending Title 18 (Zoning) of the Grand Terrace Municipal Code, along with associated amendments to the General Plan Land Use Element and Land Use Map, and the City Zoning Map, to establish the R3-40 High Density Multiple Family Residential District and implement the City’s 2021–2029 Housing Element.

The proposed legislative action is required to maintain compliance with State Housing Element law and to ensure the City has adequate sites at appropriate densities to accommodate its Regional Housing Needs Allocation (RHNA). The amendments do not approve any specific development, and property owners are not required to redevelop their properties.

Affected Location – Development Not Required
The parcels which will be rezoned to the R3-40 zone at 20 to 40 dwelling units per acre are mapped in Figure 1 below. There are 195 parcels that will be rezoned, totaling 97.1 acres.

Listing or mapping a property as a rezone site to implement the Housing Element does not require the City or property owner to develop the property. The primary role of the Housing Element is to demonstrate capacity for housing development in the City.

Rezoning a property to increase density does not require a property owner to develop, and all current uses may remain. If new development is to occur on one of the rezoned sites, that is when the new standards must be followed. As required by the State of California, projects on sites rezoned to meet the RHNA that include at least 20 percent of units as affordable are eligible for by-right approval, streamlining the development process for developers and property owners. This includes 24 acres of the 97.1 acre rezoned, as denoted in the Housing Element.

Figure 1: Parcels to be Rezoned to R3-40 at 20-40 du/ac Planning Commission Recommendation Procedure
Two of the five City of Grand Terrace Planning Commissioners own property within 500 feet of the rezone area. Commissioners are not allowed to discuss or vote on rezonings affecting their property. In order to maximize participation and avoid any conflicts, the discussion and Planning Commission vote on the zoning and general plan amendments was split into two parts (A and B), with each commissioner voting only on the recommendation that does not affect their property. The same zone standards applied to both halves of the split, and sites were divided based on location on which the standards would apply. Both halves of the vote recommended adoption with the same 2 clerical revisions, totaling the entire rezone map above.

Both halves of the Planning Commission vote recommended approval of the proposed amendments with two revisions to the draft ordinance.

First, the Planning Commission directed staff to revise Table 18.10.030 (Residential Land Use Regulations) to separate the currently combined land use category titled “SinglePage 265 of 445 Family (Attached) (Duplexes, Triplexes, and Fourplexes)” into separate land use classifications for clarity and consistency with current housing terminology and State law.

Second, the Planning Commission directed staff to revise Section 18.76.040(B) and (C) of the Municipal Code to further clarify the City’s regulations related to legal nonconforming buildings and structures, ensuring that existing residential properties within the rezoned areas may continue to be maintained, repaired, altered, and expanded in a clear and administratively workable manner.

These revisions have been incorporated into the draft ordinance presented to the City Council and do not alter the overall intent, density, or implementation of Housing Element Program 1.

There are no City Council members who own property within 500 feet of the rezone area.

Therefore, for City Council, the two halves of the map will be recombined.

Table 1 shows the number of parcels and acreage of the current zones which will be rezoned to R3-40.

Table 1: Current Zoning and Acreage of Parcels being Rezoned to R3-40 Current Zone Number of Parcels Acreage
R1-20 1 2.2
R1-10 2 2.3
R1-7.2 133 53.2
R2-10 51 31.5
R3-12 1 2.8
R3-24 1 2.0
BRSP 2 1.0
CM 4 2.0
TOTAL 195 97.1
General Plan Amendments (GPA) 26-01
The proposed General Plan Amendment updates the Land Use Element and Land Use Map to establish a new designation that supports higher-density residential development consistent with the Housing Element. These updates ensure consistency between the Housing Element and the General Plan and provide a clear policy framework for accommodating multifamily housing at densities necessary to meet State requirements.

The updated Land Use Element and Land Use Map are included as Exhibits D and E of Attachment 2.

The Land Use Element text is also revised to reflect the introduction of the R3-40 designation, clarify permitted residential densities, and support a broader range of housing types. Overall, these updates are administrative in nature and are necessary to align the City’s long-range planning documents with State housing law.

Zone Change (ZC) 26-01
The proposed Zone Change updates the City Zoning Map to apply the R3-40 designation to approximately 97 acres across 195 parcels located throughout the City. The proposed Zoning Map is provided as Exhibit A.

The selection of these sites reflects an evaluation by City staff, in coordination with Michael Baker International, using both State-mandated criteria and local planning considerations. Sites were identified based on existing land use and zoning, overall suitability for higher-density residential development, and the likelihood that they could reasonably develop within the remaining Housing Element planning period. In particular, staff prioritized sites capable of achieving densities of at least 20 dwelling units per acre, as required to meet RHNA obligations, recognizing that higher-density zoning is necessary to demonstrate adequate housing capacity.

Additional factors considered included whether properties were vacant or underutilized, as well as whether any environmental constraints, access limitations, easements, or other physical conditions could limit or prevent development. Given that a large portion of the City is already developed with single-family neighborhoods, staff focused on properties that present opportunities for reinvestment over time. This includes older residential and commercial properties where future redevelopment or incremental change is more likely to occur, rather than sites that are fully built-out or constrained.

The City also considered long-term land use patterns and compatibility. A deliberate buffering approach was applied, generally transitioning from lower-density single-family neighborhoods to higher-density residential uses, and then to commercial areas. This strategy helps create a more gradual transition in scale and intensity, while also identifying locations where higher-density housing is more appropriate. In some cases, areas with properties with redevelopment potential were included to allow for gradual evolution of the built environment, rather than abrupt or incompatible changes.

Overall, the selected sites represent a balanced approach that meets State requirements while reflecting local conditions, development potential, and community context.

Zoning Code Amendment (ZCA) 26-02 (Title 18)
The proposed Zoning Code Amendment establishes the R3-40 High Density Multiple Family Residential District, allowing residential development at densities of 20 to 40 dwelling units per acre. The new zone is intended to provide the development capacity necessary to meet State housing requirements while ensuring that future development

remains compatible with the City’s existing character. The draft ordinance is included as Attachment 1. The proposed Zoning Map is included as Exhibit A of Attachment 1.

The amendment introduces objective development standards related to building height, setbacks, site design, and overall project layout. These standards are coordinated with the City’s ongoing Objective Design Standards update to ensure consistency, clarity, and high-quality design outcomes.

Overall, the Zoning Code Amendment establishes a clear and implementable framework for higher-density residential development while responding to community input and maintaining compatibility with existing development patterns.

Public Outreach
Public outreach for these amendments was conducted in coordination with Michael Baker International and included two public meetings: a Joint Planning Commission and City Council Study Session, and a Property Owner and Community Study Session. The purpose of these meetings was to present the proposed rezoning and development standards, explain the requirements of the Housing Element, and solicit feedback from residents, property owners, and decision-makers.

More than 50 residents participated in the community study session, and over half of the participants provided comments. In addition, the City Council provided feedback during the joint study session. City staff and the consultant team actively listened to and documented the concerns and topics raised throughout the outreach process.

Several residents provided public comment during the Planning Commission hearing for the rezone, noting concerns regarding the full buildout potential should all 97 acres develop at 40 du/ac. Rather than assuming all sites will develop at maximum density, a percentage yield is utilized. The yield is created based on factors such as site-specific constraints, environmental constraints, regional development trends, and existing uses on the site. A realistic rate of development given these trends is that 800 units would be developed over 25 years at an average rate of 32 units per year. This is further described by the yield calculation.

Key issues identified included concerns related to legal nonconforming uses and structures, building height, setbacks, sightlines, density, and the ability to construct additions and Accessory Dwelling Units (ADUs). Additional concerns were raised regarding building heights in relation to Fire Department access and emergency response capabilities, as well as the ability of utility providers to accommodate higher-density development. Questions were also raised regarding stormwater runoff and infrastructure capacity associated with future development.

In response to this feedback, the proposed zoning amendments were refined to address community concerns while maintaining compliance with State law. Most notably, the maximum building height was reduced to 45 feet from earlier concepts ranging between

50 and 55 feet. Additionally, a stepback requirement was added to the development standards which require portions of multifamily buildings over a certain height to be further set back from adjacent single family uses. Updates to Chapter 18.76 were also incorporated to ensure that owners of legal nonconforming uses and structures, such as single-family homes in the new zone will be permitted to construct additions, including the construction of ADUs and JADUs, without triggering the development requirements of the new zone. Additionally, the ordinance clarifies that any future development will be required to comply with applicable building, fire, utility, water, sewer, and stormwater regulations, ensuring that infrastructure and service considerations are adequately addressed.

Overall, the public outreach process helped shape the proposed ordinance by incorporating community input into the development standards, while balancing local concerns with the City’s obligation to comply with State housing requirements.

Public Hearing Notification
Public hearing notification for these amendments was conducted in accordance with the City of Grand Terrace’s Public Hearing and Project Noticing Policy and applicable State law requirements, including Government Code Sections 65090, 65091, and 65854.

As a legislative zoning action affecting permitted uses, public notice was provided at least 20 days prior to the public hearing, consistent with State law requirements. A public notification study was prepared to identify all properties within the required noticing radius.

Based on the project size, a 1,500-foot radius was applied, resulting in the identification of 2,595 parcel ownerships and approximately 2,337 unique mailing addresses. Mailed notice was provided to property owners and occupants within the notice area using the most current available assessor records. In addition, identified stakeholders were properly notified.

In addition to mailed notice, a public hearing notice was published in a newspaper of general circulation in accordance with City policy and State law. Public notices were also posted at designated locations, including City Hall and other public areas, to ensure broad visibility. These efforts were undertaken to provide clear, timely, and accessible information to the community.

All noticing materials, including the radius map, mailing affidavit, mailing labels, and proof of publication, have been prepared and retained in the project file in accordance with City requirements. The noticing process was completed in compliance with all applicable legal and procedural standards to ensure transparency and provide meaningful opportunities for public participation. Supporting documentation is included as Attachment 4 (Public Notification Materials).

Environmental Review
A Notice of Exemption (NOE) was prepared in accordance with the California

Environmental Quality Act (CEQA). The proposed amendments carry out Program 1 of the City’s adopted 2021–2029 Housing Element through updates to the General Plan, Zoning Map, and Zoning Code.

This type of rezoning is exempt from CEQA under Senate Bill 131 (SB 131), codified in Public Resources Code Section 21080.085, which applies to rezonings that implement an approved Housing Element. The amendment does not approve any specific development but instead establishes the framework for future residential development.

The NOE and supporting exemption documentation are included as Attachment 1 Exhibits B and C and will be filed following approval and adoption of the proposed zone.

Based on this determination, no further environmental review is required.

Fiscal Resources
This year, the Southern California Association of Governments (SCAG) made available a Regional Early Action Planning (REAP 2.0) funding grant that must be used by December 2026. The City was proactive in coordinating with the San Bernardino County Transportation Authority (SBCTA) and San Bernardino Council of Governments (SBCOG) to utilize this opportunity to fund the rezoning efforts, objective design standards update, and development of preapproved ADU plans, all of which will be completed this year under the REAP grant. Most of the costs for this project are covered through the REAP Grant, which helps offset the bulk of the work associated with the rezoning and related updates.

City staff time for managing the project, including coordination and public hearings, will be handled through the City’s existing budget.

Overall, the grant funding, along with the use of a CEQA exemption, makes this a costeffective effort for the City to complete a required Housing Element program while keeping direct costs relatively low.

Fiscal Impact Analysis
A Fiscal Impact Analysis (FIA) was conducted to estimate the net revenue or cost to the City’s General Fund from the construction and occupancy of the potential additional dwelling units that would be allowed under the rezoning.

An annual rate of construction and household occupancy suggested by the Southern California Association of Government’s (SCAG) estimate of 5,700 households in Grand Terrace by the year 2050 was used to estimate the development potential of the new zone. Overall, the additional units are estimated to generate a cumulative fiscal surplus to the City over the next 25 years of development.

CONCLUSION
The proposed amendments implement Program 1 of the City’s adopted 2021–2029 Housing Element by establishing the R3-40 High Density Multiple Family Residential District and rezoning approximately 97 acres to allow for higher-density residential development. These actions are necessary to address the City’s housing site shortfall and maintain compliance with State Housing Element law.

The proposed amendments provide a clear and consistent framework for future housing development while incorporating refinements based on public input and City Council feedback. The amendment balances State requirements with local considerations by introducing objective development standards, protecting existing residential uses, and ensuring compatibility with surrounding neighborhoods.

Based on the analysis provided in this report, staff recommend that the City Council adopt the resolutions to approve ZCA 26-02, GPA 26-01, ZC 26-01, along with Environmental Review 26-03.

FINDINGS:

All necessary findings for approval of the proposed amendments are included in the respective City Council resolutions provided as Attachments 1 through 5.

ATTACHMENTS:

Attachment 1 – Draft Ordinance (ZCA 26-02, ZC 26-01, and E 26-03) Attachment 1 – Exhibit A – Zoning Map
Attachment 1 – Exhibit B – Notice of Exemption (NOE)
Attachment 1 – Exhibit C – SB 131 Statutory Exemption Report Attachment 2 – City Council Resolution (GPA 26-01)
Attachment 2 – Exhibit D – Land Use Element
Attachment 2 – Exhibit E – Land Use Map
Attachment 3 – RHNA Sites Inventory Map

Grand Terrace, California, Municipal Code
Title 18 ZONING
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ORDINANCE NO. ________

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF GRAND TERRACE, CALIFORNIA, APPROVING ZONING CODE AMENDMENT (ZCA) 26-02, ZONE CHANGE (ZC) 26-01, AND ENVIRONMENTAL REVIEW (E) 26-03, AMENDING THE CITY ZONING MAP AND TITLE 18 (ZONING) OF THE GRAND TERRACE MUNICIPAL CODE; TO ESTABLISH THE R3-40 HIGH DENSITY MULTIPLE FAMILY RESIDENTIAL DISTRICT; TO ALLOW RESIDENTIAL DEVELOPMENT AT A DENSITY OF 20 TO 40 DWELLING UNITS PER ACRE; AND TO REZONE APPROXIMATELY 97.1 ACRES OF PROPERTY LOCATED THROUGHOUT THE CITY TO THE R3-40 DESIGNATION, CONSISTENT WITH HOUSING ELEMENT PROGRAM NO. 1 OF THE CITY’S 2021–2029 HOUSING ELEMENT.

WHEREAS, the City of Grand Terrace (“City”) has adopted a Zoning Code set forth in Title 18 of the Grand Terrace Municipal Code (“GTMC”), which regulates land use and development within the City; and
WHEREAS, Government Code Section 65580 et seq. requires cities to adopt and maintain a Housing Element that identifies and plans for the housing needs of all economic segments of the community; and
WHEREAS, on March 25, 2025, the City Council adopted the 2021–2029 Housing Element (General Plan Amendment 25-01), which identifies policies and programs to accommodate the City’s Regional Housing Needs Allocation (“RHNA”); and WHEREAS, the City’s RHNA for the 6th Cycle (2021–2029) is 630 housing units across all income levels, as determined by the Southern California Association of Governments (SCAG); and
WHEREAS, the adopted Housing Element identified a shortfall of adequate sites to accommodate the RHNA and includes Program 1 (Adequate Sites), which requires the City to rezone land to allow higher-density residential development; and WHEREAS, Program 1 requires the City to rezone approximately 97 acres throughout the City to allow residential development at densities of 20 to 40 dwelling units per acre under a new R3-40 High Density Multiple Family Residential District; and WHEREAS, on November 13, 2024, the California Department of Housing and Community Development (“HCD”) issued a letter finding that the City’s Housing Element will be in substantial compliance with State Housing Element Law upon adoption of the Housing Element and completion of the required rezoning; and
WHEREAS, State Housing Element law requires that sites identified to accommodate lower-income housing be zoned at a minimum density of at least 20 dwelling units per acre and allow for by-right residential development when affordability requirements are met; and

Grand Terrace, California, Municipal Code
Title 18 ZONING
Grand Terrace, California, Municipal Code Created: 2025-08-06 12:43:13 [EST] (Supp. No. 15)

WHEREAS, Zoning Code Amendment (ZCA) 26-02 establishes the R3-40 High Density Multiple Family Residential District and includes objective development standards to facilitate higher-density residential development consistent with State law; and WHEREAS, Zone Change (ZC) 26-01 amends the City Zoning Map to apply the R3-40 designation to approximately 97 acres across 195 parcels located throughout the City, as shown in Exhibit A, attached hereto and incorporated herein by reference; and WHEREAS, these actions increase housing capacity, facilitate reinvestment in underutilized properties, and ensure continued compliance with State Housing Element law; and WHEREAS, these actions do not approve any specific development project and do not require property owners to develop their property; and
WHEREAS, public outreach for these actions included a Joint Planning Commission and City Council Study Session held on January 27, 2026, and a Property Owner and Community Study Session held on February 5, 2026; and
WHEREAS, due to potential conflicts of interest involving Planning Commissioners, the Planning Commission considered these actions in two separate actions (ZCA 26-02-A / ZC 26- 01-A and ZCA 26-02-B / ZC 26-01-B); and
WHEREAS, the Planning Commission’s separate actions collectively constitute a single recommendation to the City Council; and
WHEREAS, in making its recommendation, the Planning Commission directed two revisions to the draft ordinance, including updates to Table 18.10.030 (Residential Land Use Regulations) to clarify residential land use classifications, and revisions to Section 18.76.040(B) and (C) to clarify the regulations applicable to legal nonconforming buildings and structures; and WHEREAS, the Planning Commission adopted separate resolutions recommending approval of these actions to the City Council; and
WHEREAS, the Planning Commission conducted duly noticed public hearings on April 2, 2026, in accordance with Government Code Sections 65090, 65091, and 65854; and WHEREAS, public notice for these actions was provided in accordance with State law and the Grand Terrace Municipal Code, and is included in the administrative record; and WHEREAS, the City Council conducted a duly noticed public hearing on May 12, 2026, and considered all testimony and evidence; and
WHEREAS, Zoning Code Amendment 26-02 and Zone Change 26-01 implement Program 1 (Adequate Sites) of the City’s adopted Housing Element; and

Grand Terrace, California, Municipal Code
Title 18 ZONING
Grand Terrace, California, Municipal Code Created: 2025-08-06 12:43:13 [EST] (Supp. No. 15)

WHEREAS, Environmental Review (E) 26-03, including the Notice of Exemption (Exhibit B) and SB 131 Statutory Exemption Report (Exhibit C), documents that these actions are exempt from CEQA pursuant to Public Resources Code Section 21080.085; and WHEREAS, the staff report and all attachments and exhibits referenced herein are incorporated into the administrative record; and
WHEREAS, all legal prerequisites to the adoption of this Ordinance have occurred.

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

SECTION 1. The City Council hereby specifically finds that all the facts set forth in the above Recitals are true and correct and incorporated herein by this reference.

SECTION 2. Environmental Determination (CEQA).

The City Council finds that this Ordinance is exempt from the California Environmental Quality Act (“CEQA”) pursuant to Public Resources Code Section 21080.085, as documented in Environmental Review (E) 26-03, including the Notice of Exemption (Exhibit B) and SB 131 Statutory Exemption Report (Exhibit C).

SECTION 3. Based upon the foregoing and all oral and written testimony by members of the public and City staff, the City Council hereby finds that the findings for Zoning Code Amendment (ZCA) 26-02 pursuant to Grand Terrace Municipal Code Section 18.90.040 can be made as follows:
1) Finding: The proposed amendment will not be detrimental to the health, safety, morals, comfort or general welfare of the persons residing or working within the neighborhood of the proposed amendment or within the City.

Facts in Support of Finding: Zoning Code Amendment (ZCA) 26-02 establishes the R3- 40 High Density Multiple Family Residential District to implement Housing Element Program 1 and comply with State housing law.

The amendment establishes objective development standards and does not approve any specific development project. Future development will be required to comply with applicable zoning, building, and objective design standards.

The establishment of consistent zoning standards to accommodate housing consistent with State law supports orderly development and will not be detrimental to the community. 2) Finding: The proposed amendment will not be: Injurious to property or improvements in the neighborhood or within the City.

Facts in Support of Finding: The amendment modifies the City’s Zoning Code to allow higher-density residential development consistent with the Housing Element and State

Grand Terrace, California, Municipal Code
Title 18 ZONING
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law.

All future development will be subject to applicable zoning regulations, building codes, and inspection requirements.

Because the amendment establishes regulatory standards rather than approving a specific development, it will not result in direct impacts to property or improvements and ensures that future development is compatible and appropriately regulated. 3) Finding: The proposed amendment will be consistent with the latest adopted general plan.

Facts in Support of Finding: Zoning Code Amendment (ZCA) 26-02 implements Program 1 (Adequate Sites) of the City’s adopted 2021–2029 Housing Element.

The amendment establishes the R3-40 zoning district to accommodate higher-density residential development consistent with the goals, policies, and programs of the Housing Element and Land Use Element.

The amendment ensures that the City maintains compliance with State Housing Element law and accommodates its Regional Housing Needs Allocation (RHNA), and is therefore consistent with the General Plan.

SECTION 4. Title 18 (Zoning) of the Grand Terrace Municipal Code is hereby amended to incorporate the R3-40 High Density Multiple Family Residential District and related updates, and is hereby revised in its entirety to read as follows:

Deletions as strikethroughs; additions as bold italics.

Title 18
ZONING
Chapters:

Chapter 18.03 GENERAL PROVISIONS

18.03.010 Adoption of zoning plan.

There is an adopted a zoning plan for the City. The zoning plan is a districting plan, as provided by State law. (Ord. 126 § 2, Exh. A(part), 1990)

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18.03.020 Purpose.

The purpose of this Title is to promote the growth of the City in an orderly manner and to promote and protect the public health, safety, comfort and general welfare. (Ord. 126 § 2, Exh. A(part), 1990)

18.03.030 Scope.

The zoning or districting plan effectuated by this Title is a part of the master plan and consists of the establishment of various districts, including all the territory within the boundaries of the City, within which the use of land and buildings, the space of buildings, and the height and bulk of buildings are regulated. (Ord. 126 § 2, Exh. A(part), 1990)

18.03.040 Conformance.

No buildings or structures shall be erected, reconstructed or structurally altered in any manner, nor shall any building or land be used for any purpose other than as permitted and in conformance with this Title and all other ordinances, laws and maps referred to in this Title.
(Ord. 126 § 2, Exh. A(part), 1990)

18.03.050 Interpretation.

When interpreting and applying the provisions of this Title, they shall be held to be the minimum requirements adopted for the promotion of the public health, safety, comfort, convenience and general welfare. Except as specifically provided in this Title, it is not intended by the adoption of the ordinance codified in this Title to repeal, abrogate, annul or in any way to impair or interfere with any existing provisions of laws or ordinances, or any rules, regulations or permits previously adopted or issued, or which are adopted or issued pursuant to laws relating to the erection, construction, establishment, moving, alteration or enlargement of any building or improvement. It is not intended by this Title to interfere with or abrogate or annul any easement, covenant or other agreement between parties. However, in cases in which this Title imposes a greater restriction upon the erection, construction, establishing, moving, alteration or enlargement of buildings, or the use of any building or premises in any district or districts that is imposed or required by such existing provisions of law or ordinance, or by such rules, regulations or permits, or by such easements, covenants or agreements, then in such case the provisions of this Ttitle shall control. (Ord. 126 § 2, Exh. A(part), 1990)

18.03.060 State law applicability.

Except as otherwise provided in this Title or other Cchapters of the Municipal Code, the provisions of the Government Code pertaining to zoning and planning shall be applicable to all matters as if set forth in full in this Title.
(Ord. 126 § 2, Exh. A(part), 1990)

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18.03.070 Public hearing notice.

Whenever a public hearing is held pursuant to this Title, notice of hearing shall be in accordance with California Government Code Section 65090 and Section 65091. The notice of hearing shall also comply with the following requirements:

Lot Size of the Project Site Mailing
Notification
Radius
Publications in
Local Newspaper
Less than 5 acres 500 feet Legal advertisement
5 to 9.99 acres 1,000 feet 1/8 page box advertisement
10 acres or more 1,500 feet 1/8 page box advertisement
(Ord. No. 327, § 4(Exh. 2), 10-22-2019)

18.03.080 Conditions requiring ministerial review.

Notwithstanding any other provision of this Title, the following shall not require a permit, conditional use permit, or other discretionary review or approval that would constitute a "project" for the purposes of Division 13 (commencing with Section 21000) of the California Public Resources Code:

A. Multiple family housing developments in which at least twenty percent (20%) of the total number of units, exclusive of density bonus units, are affordable to lower-income households where identified as a lower-income site to meet the Regional Housing Needs Allocation in the current Housing Element in compliance with Government Code Section 65583.2(c), and that were either:

1. Rezoned to meet the lower-income household Regional Housing Needs Allocation;

2. Non-vacant sites identified in one Housing Element prior to the current Housing Element planning period (e.g., identified in the 5th cycle before the 6th cycle); or

3. Vacant sites identified in two or more consecutive Housing Elements prior to the current Housing Element planning period (e.g., the 4th and 5th cycles before the 6th cycle).

B. Supportive housing developments in zones where multiple family and mixed-use developments are permitted, including nonresidential zones permitting multiple family use, in conformance with California Government Code Section 65651 and all objective standards applicable to multiple family residential uses.

C. Any other use or project for which State law requires the City to utilize a ministerial review process.

Chapter 18.06 DEFINITIONS

18.06.172 Common open space.
"Common open space" means a court, landscape, recreation building/facility or other outdoor area which is used for landscape and/or recreation and that has common access from more than one dwelling unit. Common open space may also include the water area of a pool and common recreation facilities or gardens located on top of a building or parking structure. Open space does not include off-street parking and loading areas or driveways.

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18.06.607 Private open space.
"Private open space" means any private balcony, porch, deck, patio, court, ground level yard or roof deck that is accessible from only one unit. Open space does not include off-street parking and loading areas or driveways.

Chapter 18.09 RESIDENTIAL DISTRICTS AND ZONING MAP

18.09.010 Purpose.

The purpose of this Chapter is to establish the various residential zoning districts within the City. (Ord. No. 357, § 4, 8-13-2024; Ord. 126 § 2, Exh. A(part), 1990)

18.09.020 Districts established.

The following residential zoning districts are established:

RH Hillside Single Family Residential District
R1-20 Very Low Density Single Family Residential District R1-10 Low Density Single Family Residential District
R1-7.2 Single Family Residential District
R2-10 Low Medium Density Multiple Family Residential District R3-12 Medium Density Multiple Family Residential District R3-S Multiple Family Senior Citizen
R3-20 Medium High Density Multiple Family Residential District R3-4024 High Density Multiple Family Residential District BRSP Barton Road Specific Plan District
AP Administrative Professional Office District
C2 General Business District
CM Commercial Manufacturing District
MR Restricted Manufacturing District
M2 Industrial District
PUB Public Facilities District
FP Floodplain Overlay District
AG Agricultural Overlay District
R3-24 High Density Residential Overlay District
GSP The Gateway at Grand Terrace Specific Plan
(Ord. No. 357, § 4, 8-13-2024; Ord. No. 298, § 7, 10-11-2016; Ord. No. 264, § 10, 6-12-2012; Ord. 126 § 2, Exh. A(part), 1990)

18.09.021 Overlays established.

AG-1 Agricultural Overlay No. 1

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AG-2 Agricultural Overlay No. 2
FP Floodplain Overlay
O-40 High Density Multiple Family Residential Overlay

18.09.022 Specific Plans established.

BMSP The Blue Mountain Specific Plan
BMSVSP The Blue Mountain Senior Villas Specific Plan
BRSP The Barton Road Specific Plan
GBSP The Greenbriar Specific Plan
GSP The Gateway at Grand Terrace Specific Plan

18.09.030 Designation on map and adoption of map.

The designations, locations and boundaries of the districts established are delineated upon the official zoning map on file with the Planning Department. This map and all notations and information thereon, which may be amended from time to time, are made a part of this Title by reference. (Ord. No. 357, § 4, 8-13-2024; Ord. 126 § 2, Exh. A(part), 1990)

18.09.040 Applicability of regulations.

The uses described in this Title will be allowed and the regulations set out in this Title shall apply in the districts established in this Chapter.
(Ord. No. 357, § 4, 8-13-2024; Ord. 126 § 2, Exh. A(part), 1990)

18.09.050 Boundary uncertainties.

Where uncertainty exists as to the boundaries of any districts shown on the zoning map, the following rules shall apply:

A. Where such boundaries are indicated as approximately following street and alley lines, such lines shall be construed to be such boundaries.

B. Where an uncertainty exists, the Planning Commission shall determine the location of boundaries.

C. Where a public street or alley is officially vacated or abandoned, the regulations applicable to the parcel to which it reverts shall apply to such vacated or abandoned street or alley. (Ord. No. 357, § 4, 8-13-2024; Ord. 126 § 2, Exh. A(part), 1990)

Title 18 - ZONING
Chapter 18.10 RESIDENTIAL DISTRICTS
Grand Terrace, California, Municipal Code Created: 2025-08-06 12:43:06 [EST] (Supp. No. 15)

Chapter 18.10 RESIDENTIAL DISTRICTS1

18.10.010 Purpose.

The residential zones contained in this Chapter are intended to carry out the goals and objectives of the community's Ggeneral Pplan, Housing Element, and Sstate Hhousing Llaw with respect to residential land uses and residential development. These goals and objectives are to be achieved through the following purposes established for the residential zones:

A. To provide for development in accordance with the Ggeneral Pplan; B. To promote the most appropriate and efficient use of the land while providing a variety of housing opportunities to the community;
C. To promote a compatible relationship between residential, commercial and other types of land uses located in the community;
D. To promote the public health, safety and welfare through encouraging the appropriate type and size of development for the community;
E. To manage development with respect to its type, size and location in order to prevent harmful encroachment of disruptive development into the community's residential neighborhoods. (Ord. 146 § 1(part), 1993: Ord. 126 § 2, Exh. A(part), 1990) 1Ord. No. 264, § 11, adopted June 12, 2012, changed the title of Chapter 18.10 from "RH, R1, R2, R3 and R3-S Residential districts" to "Residential districts."

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The provisions of Section 18.03.080 shall apply in determining projects that shall not require a permit, conditional use permit, or other discretionary review or approval.

18.10.020 Residential districts.

The following districts are designed to implement the goals and objectives of the Ggeneral Pplan. Each district contains specific land use regulations and density ranges for development.

A. RH, Hillside Single Family Residential District. This district is intended for very low density single-family residential development with a maximum retention of open space. It is located in the portions of the City identified in the Ggeneral Pplan's master environmental analysis as having severe development limitations related to topography and soil conditions. The maximum density allowed in this district is one (1) dwelling unit per gross acre.

B. R1-20, Very Low Single Family Residential District. This district is intended for very low density single-family residential use. The minimum lot size is 20,000 square feet with a maximum density of two (2) dwelling units per gross acre. Deviations from the above minimum lot size and maximum density can occur in compliance with the following

1. Small Lot Subdivisions established by the “Starter Home Revitalization” Act of 2021, which is codified in state law under Government Code Section 65852.28, Section 65913.4.5, and Section 66499.41, and the City Municipal Code Title 17 and Title 18.

2. Urban Lot Splits established by the Housing Opportunity and More Efficiency “HOME” Act of 2021, which is codified in state law under Government Code Section 66452.6, Section 65852.21, and Section 66411.7, and the City Municipal Code Title 17 and Title 18.

C. R1-10, Low Density Single Family Residential District. This district is intended for low density single-family residential use. The minimum lot size is 10,000 square feet with a maximum density of four (4) dwelling units per gross acre. Deviations from the above minimum lot size and maximum density can occur in compliance with the following:

1. Small Lot Subdivisions established by the “Starter Home Revitalization” Act of 2021, which is codified in state law under Government Code Section 65852.28, Section 65913.4.5, and Section 66499.41, and the City Municipal Code Title 17 and Title 18.

2. Urban Lot Splits established by the Housing Opportunity and More Efficiency “HOME” Act of 2021, which is codified in state law under Government Code Section 66452.6, Section 65852.21, and Section 66411.7, and the City Municipal Code Title 17 and Title 18.

D. R1-7.2, Single Family Residential District. This district is intended for single-family residential use. The minimum lot size is 7,200 square feet with a maximum density of five (5) dwelling units per gross acre.

Deviations from the above minimum lot size and maximum density can occur in compliance with the following:

1. Small Lot Subdivisions established by the “Starter Home Revitalization” Act of 2021, which is codified in state law under Government Code Section 65852.28, Section 65913.4.5, and Section 66499.41, and the City Municipal Code Title 17 and Title 18.

2. Urban Lot Splits established by the Housing Opportunity and More Efficiency “HOME” Act of 2021, which is codified in state law under Government Code Section 66452.6, Section 65852.21, and Section 66411.7, and the City Municipal Code Title 17 and Title 18.

E. R2-10, Low Medium Density Multiple Family Residential District. This district is intended for single-family residential use and low density multiple family development. The minimum lot size is 10,000 square feet

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with a maximum density of nine (9) dwelling units per gross acre. Deviations from the above minimum lot size and maximum density can occur in compliance with the following:

1. Small Lot Subdivisions established by the “Starter Home Revitalization” Act of 2021, which is codified in state law under Government Code Section 65852.28, Section 65913.4.5, and Section 66499.41, and the City Municipal Code Title 17 and Title 18.

2. Urban Lot Splits established by the Housing Opportunity and More Efficiency “HOME” Act of 2021, which is codified in state law under Government Code Section 66452.6, Section 65852.21, and Section 66411.7, and the City Municipal Code Title 17 and Title 18.

F. R3-12, Medium Density Multiple Family Residential District. This district is intended for medium density multiple family development. The minimum lot size is 12,000 square feet with a maximum density of twelve (12) dwelling units per gross acre. Deviations from the above minimum lot size and maximum density can occur in compliance with the following:

1. Small Lot Subdivisions established by the “Starter Home Revitalization” Act of 2021, which is codified in state law under Government Code Section 65852.28, Section 65913.4.5, and Section 66499.41, and the City Municipal Code Title 17 and Title 18.

2. Urban Lot Splits established by the Housing Opportunity and More Efficiency “HOME” Act of 2021, which is codified in state law under Government Code Section 66452.6, Section 65852.21, and Section 66411.7, and the City Municipal Code Title 17 and Title 18.

G. R3-S, Medium Family, Senior Citizen. This district is intended for the development of senior citizen housing.

The maximum density shall not exceed 20 units per acre. The development standards shall be established through specific plan process.

GH. R3-20, Medium High Density Multiple Family Residential District. This district is intended for medium highhigher density multiple family development, which may include affordable housing. The minimum lot size is 12,000 square feet with a maximum density of twenty (20) units per acre. Deviations from the above minimum lot size and maximum density can occur in compliance with the following:

1. Small Lot Subdivisions established by the “Starter Home Revitalization” Act of 2021, which is codified in state law under Government Code Section 65852.28, Section 65913.4.5, and Section 66499.41, and the City Municipal Code Title 17 and Title 18.

2. Urban Lot Splits established by the Housing Opportunity and More Efficiency “HOME” Act of 2021, which is codified in state law under Government Code Section 66452.6, Section 65852.21, and Section 66411.7, and the City Municipal Code Title 17 and Title 18.

I. R3-24, High Density Residential District. This district is intended for high density multiple family development, which may include affordable housing. The minimum lot size is 12,000 square feet with a minimum density of 20 units per acre and a maximum density of 24 units per acre.

H. R3-40, High Density Multiple Family Residential District. This district is intended for high density multiple family development, which may include affordable housing. The minimum lot size is 5,500 square feet with a minimum density of twenty (20) units per acre and a maximum density of forty (40) units per acre.

Example project types may include garden-style apartments, courtyard buildings, townhomes, multiplexes, and other multiple family housing types. Single-family residential development or any residential development at a density less than twenty (20) dwelling units per acre is prohibited. (Ord. No. 298, § 8, 10-11-2016; Ord. No. 264, §§ 12, 13, 6-12-2012; Ord. No. 231, § 1(Exh. D), 9-11-2007; Ord. 126 § 2, Exh. A(part), 1990)

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18.10.021 Small lot subdivisions.

Deviations from the noted minimum lot size in all residential districts may occur in compliance with the following:

A. Small lot subdivisions established by the Starter Home Revitalization Act of 2021, which is codified in State law under Government Code Section 65852.28, Section 65913.4.5, and Section 66499.41, and the City Municipal Code Title 17 and Title 18.

B. Urban lot splits established by the Housing Opportunity and More Efficiency “HOME” Act of 2021, which is codified in State law under Government Code Section 66452.6, Section 65852.21, and Section 66411.7, and the City Municipal Code Title 17 and Title 18.

Deviations from the minimum density standards may also occur pursuant to Chapter 17.29 of the zoning ordinance, Small Lot Subdivisions "Starter Home Revitalization Act.” This includes a requirement that small lot subdivisions on parcels identified in the Housing Element for the current planning period must result in at least as many units as projected for the parcel in the Housing Element. For small lot subdivisions on parcels not identified in the Housing Element for the current planning period, the development must result in sixty-six percent (66%) of the maximum allowable residential density specified in the zoning district in which the parcel is located, or sixtysix percent (66%) of the applicable residential density specified in Government Code Section 65583.2(c)(3)(B), whichever is greater. If the zoning district in which the parcel is located does not specify a maximum allowable density, then the development must result in sixty-six percent (66%) of the applicable residential density specified in Government Code Section 65583.2(c)(3)(B).

18.10.030 Use regulations.

Uses listed in Table 18.10.030 shall be allowed in one or more of the residential districts as indicated in the columns below each district heading. Permitted uses are indicated by the letter "P" while the letter "C" indicates uses which require a conditional use permit. A dash (“-“) indicates the use is not permitted in the specified zone.

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TABLE 18.10.030

RESIDENTIAL LAND USE REGULATIONS
Permitted Uses RH R1-20 R1-10 R1-7.2 R2-10 R3-12 R3-S
R3-20
/R3-24 R3-40
A. Residential Uses
Single-Family (Detached),
Full Sized

P P P P P
a Pb
- - -
Second Units (Subject to
Chapter 17.30 and 18.65)
P
g Pg Pg Pg
- - - - -
Two-Unit Developments
(Subject to Chapter 17.30
and 18.65)
P
g Pg Pg Pg
- - - - -
Single-Family (Attached)
(Duplexes, Triplexes, and
Fourplexes)
- - - - P P - P -
Duplexes, Triplexes, and
Fourplexes

P P P P
Multiple Family Units - - - - P P - P P
Manufactured Housing (As
Permitted Per Chapter

18.66)

P P P P P P P P
Mobile Home Park - - - - C C C C
Senior Citizen Housing - - - - - - P
d P P
Small Lot Subdivision
"Starter Home Revitalization
Act" (Subject to Chapters

17.29 and 18.10)
P P P P P P P P PUrban Lot Splits “Housing
Opportunity and More
Efficiency” (HOME) Act of
2021 (Subject to Chapters

17.29 and 18.65)
- P P P - - - - -
Planned Residential
Development (As Permitted
Per Section 18.10.090)
- - - - P P P P P
B. Residential Accessory Structures

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Permitted Uses RH R1-20 R1-10 R1-7.2 R2-10 R3-12 R3-S
R3-20
/R3-24 R3-40
Accessory Structure P P P P P P P
d P P
Accessory Dwelling Unit
(Subject to Chapter

17.30 and 18.69)

P P P P P P P P P
Junior Accessory Dwelling
Unit
(Subject to Chapter 17.30
and 18.69)

P P P P P P P P
Guest House C C C C C C - - -
Private Garage P P P P P P - P P
Private Swimming Pool P P P P P P P
d P P
Home Occupation (As
Permitted Per Chapter 5.06)

P P P P P P P
d P P
Keeping of Cats and Dogs
(Maximum of Two Each)

P P P P P P P
d P P
Other Accessory Uses (As
Approved by the Planning
and Community
Development Director)

P P P P P P P
d P P
C. Other Uses
Churches (Minimum ThreeAcre Parcel)eC C C C C C - C- C d
Electric Vehicle Charging
Stations (accessory use)i

P P P P P P P P P
Schools (Private and
Parochial)e

C C C C C C - C- C
d
Public Park and Playgrounde P P P P P P - P- P
d
Public Facilities (aAnd QuasiPublic)eC C C C C C - - - Family Day Care Small (Eight
or Less Children)e

P P P P P P - P P
Family Day Care Large (Nine
or More Children)e

P P P P P - - P P

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Permitted Uses RH R1-20 R1-10 R1-7.2 R2-10 R3-12 R3-S
R3-20
/R3-24 R3-40
Residential Care Facility (Six
or Less Persons)

P P P P P P P P P
Residential Care Facility
(Seven or More Persons)f
- - - - C C - P P
State Licensed Congregate
Living Health Facility (CLHF)h
- - - - C C C C C
Single Room Occupancy - - - - C C - - -
Utility or Service Facilitye C C C C C C - - -
Outdoor Recreation Facilitye C C C C C C - - -
D. Temporary Uuses
Temporary Uses (As
Aapproved by Planning and
Community Development
Director)

P P P P P P P
d P P
Temporary Trailers (As
Approved by Planning and
Community Development
Director)

P P P P P P P
d P P
Footnotes:
a. A second single-family detached unit (full-sized single-family detached dwelling) shall be permitted in the R2-10 zone provided that the lot or parcel in question meets the minimum area requirement for the R2-10 zone and that said lot or parcel is developed with no more than one single-family detached dwelling. A Land Use Permit review application for the second-family detached unit in accordance with Chapter 18.63 of the Zoning Code shall be ministerially approved prior to the issuance of building permits. In addition, all development standards of the underlying R2-10 zone must be adhered to; and any division in ownership among the structures on the lot or parcel in question shall conform to the subdivision laws of the Sstate and Ccity. b. A second-family detached unit (full sized single-family detached dwelling) shall be permitted in the R3-12 zone provided that the lot or parcel in question meets the minimum area requirements for the R3-12 zone and that said lot or parcel is developed with no more than one single-family detached dwelling. A Land Use Permit review application for the second- family detached unit in accordance with Chapter 18.63 of the Zoning Code shall be required to be approved prior to the issuance of building permits. All development standards of the underlying R3-12 zone must be

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adhered to; and any division in ownership among the structures on the lot or parcel in question shall conform to the subdivision laws of the Sstate and Ccity. c. "P" stands for "Permitted Use" where the use is permitted by right; and "C" stands for "Conditional Use" where the use requires a conditional use permit.
d. Churches, schools (private and parochial), public parks, and playgrounds shall be permitted in the R3-40 zone for projects where at least fifty percent (50%) of the gross floor area is multiple family residential use. Senior citizen housing is allowed in the R3-S up to a maximum density of twenty (20) unit/acre. A specific plan will be required for all senior citizen housing projects in this zone. e. Notwithstanding anything indicating otherwise in this Table, this use is prohibited on a parcel that was created by an urban lot split, pursuant to Subsection 17.30.050(A). f. Subject to administrative conditional use permit.
g. Notwithstanding anything indicating otherwise in this Table, this use shall be prohibited if the finding of a specific, adverse impact is made in accordance with Subsection 18.65.020(C). h. CLHFs are required to comply with the City's Objective Design Standards (ODS) and a State license is required to operate as a Congregate Living Health Facility (CLHF) in California. A CLHF means a residential home with a capacity of no more than 18 beds (except a facility operated by a city and county for purposes of delivering services may have a capacity of 59 beds; or, a facility not operated by a city and county servicing persons who are terminally ill, persons who have been diagnosed with a life-threatening illness, or both, that is located in a county with a population of 500,000 or more persons, or located in a county of the 16th class pursuant to Section 28020 of the Government Code, may have not more than 25 beds for the purpose of serving persons who are terminally ill) that provides inpatient care, including the following basic services: medical supervision, 24-hour skilled nursing and supportive care, pharmacy, dietary, social, recreational, and at least one type of the following service:
(A) Services for people who are mentally alert, people with physical disabilities, who may be ventilator dependent.
(B) Services for people who have a diagnosis of terminal illness, a diagnosis of a lifethreatening illness, or both. Terminal illness means the individual has a life expectancy of six months or less as stated in writing by his or her attending physician and surgeon. A "life-threatening illness" means the individual has an illness that can lead to a possibility of a termination of life within five years or less as stated in writing by his or her attending physician and surgeon.
(C) Services for persons who are catastrophically and severely disabled. A person who is catastrophically and severely disabled means a person whose origin of disability was acquired through trauma or nondegenerative neurologic illness, for whom it has been determined that active rehabilitation would be beneficial and to whom these services are being provided. Services offered by a congregate living health facility to a person who is catastrophically disabled shall include, but not be limited to, speech, physical and occupational therapy.

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i. Residential Electric Vehicle Charging Stations shall be processed by the City in compliance with AB 970 (McCarty, 2021) subject to the specific binding timelines for the expedited, streamlined, ministerial review and approval of Electric Vehicle Charging Station (EVCS) permit applications per Assembly Bill 1236 (Chiu, 2015). The review periods for Electric Vehicle Charging Stations are determined based on the size of the proposed project.

Application Completeness
• 1-25 Electric Vehicle Charging Stations at a single site: 5 business days • 26 or more stations at a single site: 10 business days Application Approval
• 1-25 Electric Vehicle Charging Stations at a single site: 20 business days • 26 or more stations at a single site: 40 business days Conditions of Approval for Expedited Review
• A completed Submittal Requirements Checklist.
• All proposed Electric Vehicle Charging Stations and equipment shall conform with the City of Grand Terrace Objective Design Standards (ODS)
• Electric Vehicle Charging Station equipment including transformers, generating stations, energy storage units, and any other electric vehicle charging station related equipment must be adequately screened from visible view to the satisfaction of the City by one or combination of the following:
• Permanent masonry enclosure with decorative block wall and metal roof covering.

Access gates/doors to be lockable and secure.
• Shrink wrap material acceptable to the City's Oobjective Ddesign Sstandards k. State Law SB 234 known as the “California Child Day Care Facilities Act” of 2021 designates small and large family daycare homes as a residential use of property. SB234 prohibits a local jurisdiction from imposing a business license, fee, or tax for the privilege of operating a small family daycare home and large family daycare home.
(Ord. No. 359, § 6, 8-13-2024; Ord. No. 338, § 13, 5-24-2022; Ord. No. 336-U, § 16, 1-25-2022; Ord. No. 298, § 9, 10-11-2016; Ord. No. 264, §§ 14, 15, 6-12-2012; Ord. No. 231, § 1(Exh. D), 9-11-2007; Ord. 199 §§ 4, 5, 2002; Ord. 126 § 2, Exh. A(part), 1990)

18.10.040 Site development standards.

The site development standards established for each residential district are as shown in Table 18.10.040.

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TABLE 18.10.040

RESIDENTIAL BUILDING SITE DEVELOPMENT STANDARDS
Development Feature Zone RH R1-20 R1-10 R1-7.2 R2-10 R3-12 R3-S R3-20 R3-40h
R3-24
Lot Area1 _
a 20,000 10,000 7,200 10,000 12,000 _g 12,000 5,500
12,000
Lot Area (Small Lot
Subdivision)1
_
a 1,200 1,200 1,200 600 600 _g 600 600
Lot Width2 _
a 100 60 60 60 60 60 5060
Lot Depth2 _
a 150 100 100 100 100 _g 100 90100
Front Yard Setback2 _
a 25b 25b 25b 25b 25b
- 25b 15b
25b
Rear Yard Setback2 _
a 35b 35b 20b 20b 20b
- 20b 15b
20b
Side Yard
- Interior Lot _
g
With Garage _
a 10b 10b 10b 10b 10b
- 10b 10b
Without Garage _
a 5b 5b 5b 5b 10b
- 10b 10b
- Corner Lot
Street sSide Yard
Setback2
_
a _b15b _b15b _b15b _b15b _b15b
- _
b15b _b15b
Setback from Single Family
Zone for Portion of Multiple
Family Building over 25 Feet
in Height2
_
a
- - - - - - 20b
No Street side _
a 5 5 5 5 10 - 10 10
Density3 _
a 1-2 1-4 1-5 1-9 1-12c Max.
20 13-20c 20-40
24c
Density3 (Small Lot
Subdivision)
_
a
- - - - - - - -
Living Area (Minimum square feet)

* Single Family _a 1,350d 1,350d 1,350d 1,350d 1,350d
- - -

* Duplex, Triplex, Fourplex and Multiple Family
_
a
- - - - - _
g _g
-_
g
- One (1) Bedroom _
a
- - - 800d 800d- - -
- Two (2) Bedroom _
a
- - - 1,000d 1,000d- - -

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Development Feature Zone RH R1-20 R1-10 R1-7.2 R2-10 R3-12 R3-S R3-20 R3-40h
R3-24
Height4 _
a 35e 35e 35e 35e 35e _g 35e 4535e
Lot Coverage (Maximum
percent)
_
a 40 50 50 60f 60 _g 60 7560
Distance Between Buildings2 _
a 5 5 5 2010 2010 _g 2010 2010
Private Open Space1 _
i _i _i _i _i _i _i 50
sf/du
for not
less
than
twenty
-five
percen
t (25%)
of
total
units i
Common Open Space _
i _i _i _i _i _i _i 50
sf/du i
Footnotes:
1 Minimum Square Feet
2 Minimum Linear Feet
3 Residential Dwelling Units pPer Gross Acre not counting any density bonus 4 Maximum Linear Feet
a. A specific plan shall be required for all proposed projects (including tentative parcel or tract maps) which include any property located within this district, except that a specific plan shall not be required for existing parcels that are one acre or less in size, are readily served by existing infrastructure, have public access, and fire services can be readily provided. Such specific plan shall establish site development standards on a project by project basis in consideration of the existing topography and other physical constraints.

The specific plan shall not create a density greater than one (1) dwelling unit per gross acre and shall be consistent with the Ccity's Ggeneral Pplan. The specific plan may consider a clustered development concept in order to preserve large areas of open space and minimize the project's impact on the physical environment.

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b. The following exceptions apply to front, rear and side yard requirements as noted:

1. The minimum side and rear yard setback for a patio cover shall be five (5) feet.

2. The minimum rear yard setback for an accessory structure shall be ten (10) feet.

13. Slopes exceeding five percent (5%) shall be permitted no closer to a residential structure than a distance equal to the required side and rear yard setbacks. In the R1-10 district and the R1-20 district, the thirty-five (35) foot rear yard setback may include ten (10) feet of slope that is greater than five percent (5%).

24. In the case of a parcel or tract map, the twenty-five (25) foot front yard setback requirement may range from twenty-two (22) feet to twenty-eight (28) feet, with an average of twenty-five (25) feet for all proposed lots.

35. In the case where an existing legal nonconforming structure is located within a required setback area, the legal nonconforming structure may be enlarged within the required setback area subject to the following conditions:
a. The proposed addition does not further reduce the depth of the existing setback area; and
b. The proposed addition is located no closer than five (5) feet from any property line.

4. For the R1-20, R1-10, and R1-7.2 zones, the minimum total side yard setback of all side yards combined shall be no less than fifteen (15) feet, with a minimum side yard setback of five (5) feet on any one side, or ten (10) feet on the driveway or garage side.

5. For all R2 and R3 zones, the minimum total side yard setback of all side yards combined shall be no less than twenty (20) feet, with a minimum side yard setback of five (5) feet on any one side.

6. No portion of any multiple family building over 25 feet in height shall be closer than 20 feet to a property line abutting a single family zone. c. A density bonus shall be permitted in accordance with the California Government Code and this Title.
d. For the purposes of this Cchapter, the following terms shall be defined as follows:
"Living area" means the enclosed area of a residential dwelling unit, excluding porches, patios, carports, garages, storage areas or auxiliary rooms. "Multiple-family" means one- or two-bedroom units only. e. Accessory structures shall not exceed twenty feet in height, with exceptions as listed in Section 18.73.090 of this title.
f. Not more than the permitted percent of the total parcel may be devoted to main and accessory structures, parking areas, driveways and covered patios. The remaining percent

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of the total parcel shall be devoted to open areas such as landscaping, lawn, outdoor recreational facilities, incidental to residential development, including swimming pools, tennis courts, putting greens, uncovered patios and walkways. Said open areas shall consist of not less than two hundred (200) square feet of open space per dwelling unit. g. Senior citizen housing's development standards will be established through the specific plan process. All senior citizens housing projects in the R3-S zone will require specific plan process; however, in no circumstance shall the density exceed twenty (20) unit/acre. h. Development is prohibited within a very high fire hazard severity zone, as determined by the Department of Forestry and Fire Protection pursuant to Government Code Section 51178, or within the State responsibility area, as defined in Section 4102. This does not apply to sites that have adopted fire hazard mitigation measures pursuant to existing building standards or State fire mitigation measures applicable to the development, including but not limited to standards established under all of the following provisions or their successor:
(1) Section 4291 of Section 51182 of the Government Code, as applicable. (2) Section 4290.
(3) Chapter 7A (commencing with Section 701A.1) of Part 2 of Title 24 of the California Code of Regulations.
i. Refer to the Objective Design Standards for multiple family residential development and mixed-use development for regulation of open space requirements. (Ord. No. 325, § 4(Exh. 1), 5-28-2019; Ord. No. 298, § 10, 10-11-2016; Ord. No. 264, §§ 16, 17, 6-12-2012; Ord. No. 231, § 1(Exh. D), 9-11-2007; Ord. 146 § 1(part), 1993; Ord. 126 § 2, Exh. A(part), 1990)

18.10.041 Residential supplemental development standards.

A. Accessory uses and structures.

1. Required setbacks.

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Table 18.10.041
Required Setbacks For Accessory Structures
Accessory Structure Type of Setback
Minimum Required
Setback
(Single Family)
Minimum
Required Setback
(Multiple Family)
Interior side yarda,b 5 feet -
Street side yard 5 feet -
Rear yard 5 feet -
Patio covers,
gazebos, storage
shedsd, e, stationary
barbecues, gas
fireplaces, gas fire
pits, canopies and
similar structures
Between structures
over 120 square feet
of area
6 feet -
Interior side yard 5 feet 5 feet
Street side yard 5 feet 5 feet
Rear yard 15 feet 15 feet
Enclosed patios
Rear yard when
backing up to an
arterial roadway,
railroad right-of-way,
Southern California
Edison right-of-way,
County flood control
channel, or
nonresidential zoned
property
10 feet 10 feet
Interior side yard 5 feet 5 feet
Street side yard 5 feet 5 feet
Workshops
Rear yard 10 feet 10 feet
Front setback – above
yard area
15 feet 15 feet
Front setback – front
entry garagec
23 feet 23 feet
Interior side yard 10 feet 10 feet
Balconies
Street side yard 5 feet 5 feet

Created: 2025-08-06 12:43:06 [EST]
(Supp. No. 15)

Rear yard 15 feet 15 feet
Rear yard when
backing up to a street,
railroad right-of-way,
Southern California
Edison right-of-way,
County flood control
channel, or
nonresidential zoned
property
10 feet 10 feet
Interior side yard 5 feet 5 feet
Street side yard 10 feet 10 feet
Rear yard 5 feet 5 feet
Swimming pool
Front yard 15 feet 15 feet
Notes:
a. On lots with only one side yard, the minimum required side setback for patio covers shall be three (3) feet.
b. Condominiums and townhouses shall have a minimum side yard setback of three (3) feet for patio covers.
c. For side entry garages, setback to be determined by City Council at the time of Site and Architectural Review or amendment to Site and Architectural approval. d. Storage sheds requiring building permit per California Building Code Section 105.1 must adhere to zoning setbacks. Storage sheds exempt from building permits per the California Building Code Section 105.2 are exempt from zoning setback requirements.
e. The total number of exempt storage sheds allowed on a single-family district lot shall not exceed four hundred eighty (480) square feet of total aggregate area.

2. Maximum height for an accessory structure.

Table 18.10.050-2
Maximum Height For Accessory Structures
Accessory Structure Maximum Height

Created: 2025-08-06 12:43:06 [EST]
(Supp. No. 15)

Patio covers and gazebos 12 feet
Storage sheds and similar structures 8 feet
Workshops 12 feet
Stationary barbecue, gas fireplaces, and gas fire pits 8 feet Canopies 10 feet

3. Specific accessory structure development standards.
a. Balconies or decks for single-family structures.
i. Outside stairway. There shall be no outside stairway in single-family districts.
ii. Screen or guardrail. A minimum thirty-six (36) inch high screen or guardrail shall be constructed of materials compatible with the design of the structure.
iii. Screen wall. A screen wall, a minimum of six (6) feet in height, shall be constructed on both sides (ends) of the balcony or deck for the full depth of the balcony or deck or as required by the conditions of approval. This requirement may be waived by the Planning and Community Development Director where it is clear that the balcony will not negatively impact adjacent residential properties.
iv. Maximum size. The maximum size of a balcony or deck shall be one hundred twenty (120) feet square feet.
v. Doors. There shall be no outside doors above the first story except when allowed with an approved balcony or deck.
vi. Enclosure. Balconies or decks shall not be enclosed except by the adjoining residential unit and any required screen walls. b. Patio covers. Patio covers shall not cover more than fifty percent (50%) of the required rear yard area.
c. Storage sheds. Storage sheds shall not exceed one hundred twenty (120) square feet in area. Permanent electrical service shall not be allowed within storage sheds.
d. Workshops.
i. Minimum/maximum. Workshops shall have a minimum area of one hundred twenty (120) square feet and not exceed a maximum area of four hundred (400) square feet.
ii. Habitable area. Workshops shall not contain any habitable areas and shall not be used for habitation of humans.

Created: 2025-08-06 12:43:06 [EST]
(Supp. No. 15)

iii. Enclosure. Workshops shall be fully enclosed and shall contain at least one (1) door not less than thirty-two (32) inches in width and may contain no interior walls. If greater than two hundred (200) square feet, workshops shall contain a window with a minimum dimension of twentyfour (24) inches by thirty-six (36) inches. iv. Permit. Building permits are required for workshops. v. Separation. Workshops shall be located at least ten (10) feet from any portion of a residential structure.
e. Canopies.
i. Location. Canopies are not to be permitted in the front yard area or visible from the public-right-of-way.
ii. Maintenance. Canopies shall be maintained and remain in good condition at all times.
iii. Temporary permitted use. Canopies may be located in a front yard area or be visible from the public right-of-way for up to seventy-two (72) hours, with a temporary use permit.

18.10.060 Mechanical Equipment
A. Mechanical equipment.

1. Location. Mechanical equipment (e.g., HVAC units) may be located in the rear yard, side yard, or on the roof. Such equipment may only be located in an interior side yard if it is not feasible to locate it in the rear yard. All equipment in the side yard shall be located at the farthest possible location away from windows on the adjacent property but in no case shall the equipment be less than ten (10) feet from any window on the adjacent property. Pool equipment is only permitted in the rear yard area.

2. Visibility. All reasonable efforts shall be taken to ensure that mechanical equipment is not visible from public streets and is screened from view of adjacent residential properties in a manner approved by the Planning and Community Development Director.

3. Chimney structures.
a. Chimney structures that are incorporated within or affixed to the exterior of a residential structure shall be enclosed within a chassis and finished with brick, rock, stucco, or wood/metal siding. All materials, except for brick and rock, used for the chimney are required to be painted with colors that are compatible with the residence and any other chimney structure on the residence.

Created: 2025-08-06 12:43:06 [EST]
(Supp. No. 15)

b. Round metal pipes, clay pipes, guy wires, and straps for chimneys shall be fully enclosed within the chassis and shall not be visible from the property line. c. Gas vent pipes and other mechanical ducts that are less than six (6) inches in diameter when leaving the interior of the structure are exempted from these requirements.

Created: 2025-08-06 12:43:06 [EST]
(Supp. No. 15)

( Ord. No. 352, § 2, 3-26-2024; Ord. No. 260, § 5(Exh. 1), 1-24-2012) Chapter 18.76 NONCONFORMING USES AND BUILDINGS
Sections:

18.76.010 Purpose.

The purpose of this Chapter is to establish the permitted use, expansion and maintenance of nonconforming uses and buildings located within the Ccity.
(Ord. 151 § l(part), 1994: Ord. 126 § 2, Exh. A(part), 1990)

18.76.020 Nonconforming use of land.

The lawful use of land existing at the time of the adoption of the ordinance codified in this Ttitle, although such use does not conform to the regulations, specified in this Ttitle for the district in which such land is located, may be continued; provided, that no such use shall be enlarged or increased, nor be extended to occupy a greater area than that occupied by such use at the time of the adoption of the ordinance codified in this Ttitle, and when any such use ceases the subsequent use of such land shall be in conformity to the regulations specified by this Ttitle for the district in which such land is located.
(Ord. 151 § 1(part), 1994: Ord. 126 § 2, Exh. A(part), 1990)

18.76.030 Nonconforming use of buildings.

A. The lawful use of a building existing at the time of the adoption of the ordinance codified in this Ttitle may be continued, although such use does not conform to the regulations specified for the district in which the building is located.

B. The nonconforming use of a portion of a building may be extended throughout the building; provided, that in each case a use permit shall first be obtained.

C. The nonconforming use of a building may be changed to a use of the same or more restricted nature; provided, that in each case a use permit shall first be obtained.

D. If the nonconforming use of a building and/or operations within a building ceases for a continuous period of six (6) months, it shall be considered terminated and the building shall thereafter be used only in accordance with the regulations for the district in which it is located. In no case shall a residential use that was lawfully established according to the standards at the time of development in a residential zone be required to be terminated or removed.
(Ord. 151 § 1(part), 1994: Ord. 126 § 2, Exh. A(part), 1990)

Created: 2025-08-06 12:43:11 [EST]
(Supp. No. 15)

18.76.031 Termination—Discontinuance of use.

A. Such discontinuance of the active and continuous operation of such nonconforming use, or part or portion thereof, for such periods, is construed and considered to be an abandonment of such nonconforming uses, regardless of any reservation of an intent not to abandon same or of an intent to resume active operations.

B. If actual abandonment in fact is evidenced by the removal of buildings, structures, machinery, equipment and other evidences of such nonconforming use of the land and premises, the abandonment shall be construed and considered to be completed within a period of six (6) months and all rights to reestablish or continue such nonconforming use shall thereupon terminate.
(Ord. 151 § 1(part), 1994)

18.76.032 Termination—Violation of laws.

Any of the following violations of the municipal code shall immediately terminate the right to operate a nonconforming use except as otherwise provided:

A. Changing a nonconforming use to a use not permitted in the zone; B. Increasing or enlarging the area, space or volume occupied by or devoted to such nonconforming use; C. Addition to a nonconforming use of another use not permitted in the zone. (Ord. 151 § 1(part), 1994)

18.76.033 Termination—Operation of use.

The following nonconforming uses and structures shall be discontinued and structures removed from their sites within the time periods specified in this section, commencing with January 27, 1994, except when extended or revoked as otherwise provided:

A. Where the property is unimproved, one (1) year;
B. Where the property is unimproved except for structures of a type for which the Ccity building code does not require a building permit, three (3) years;
C. Where the property is unimproved except for structures which contain less than one hundred (100) square feet of gross floor area, three (3) years;
D. Signs, three (3) years;
E. A nonconforming use conducted in a structure designed to serve a use permitted in the zone, five (5) years; F. In other cases twenty (20) years from January 27, 1994, or amendment thereto establishing nonconforming status, and for such longer time so that the total life of the structure from the date of construction, based on the type of construction as defined by the building code, will be as follows:

1. Type IV and Type V buildings (light incombustible frame and wood frame) used as:
a. One-family dwellings, two-family dwellings, three-family dwellings, apartment houses and other buildings used for residential occupancy, twenty-five (25) years, b. Stores and factories, twenty-five (25) years,
c. Any other building not herein enumerated, twenty-five (25) years;

2. Type III buildings (heavy timber construction and ordinary masonry) used as:

Created: 2025-08-06 12:43:11 [EST]
(Supp. No. 15)

a. One-family dwellings, two-family dwellings, three-family dwellings, apartment houses, offices and hotels, thirty (30) years,
b. Structures with stores below and residences, offices or a hotel above, thirty (30) years, c. Warehouses, stores and garages, thirty (30) years,
d. Factories and industrial buildings, thirty (30) years;

3. Type I and Type II buildings (fire-resistive) used as:
a. One-family dwellings, two-family dwellings, three-family dwellings, apartment houses, offices and hotels, thirty (30) years,
b. Theaters, warehouses, stores and garages, thirty (30) years, c. Factories and industrial buildings, thirty (30) years. (Ord. 151 § 1(part), 1994)

18.76.034 Termination—Abatement as a public nuisance.

Whenever a nonconforming use or structure becomes obsolete, dilapidated, substandard, unsafe, or exists in a state of general disrepair, the Pplanning Ccommission may hold a public hearing to evaluate and make declaration of nuisance.
(Ord. 151 § 1(part), 1994)

18.76.040 Nonconforming buildings.

A. No use permit is required for the following:

1. Ordinary maintenance and repairs may be made to any nonconforming building; provided, that no structural alterations and/or additions are made; provided further, that such maintenance and repairs do not exceed twenty-five percent (25%) of the assessed value of the building in any one (1) -year period;

2. Any repairs necessary to bring a nonconforming building into compliance with Ccity codes regardless of whether such repairs exceed twenty-five percent (25%) of the assessed value of the building in any one (1) -year period; provided, that the total floor area in the building shall not be increased.

3. Accessory dwelling units (ADU) and junior accessory dwelling units (JADU) shall be allowed subject to the standards in Chapter 18.69 without further restriction by this section.

B. A conditional use permit is required for the following:

1. Ordinary maintenance and repairs to any nonconforming building which exceed twenty-five percent (25%) of the assessed value of the building in any one (1)- year period;

2. Any structural alterations and/or additions; provided, that the total floor area of the building shall not be increased by more than twenty percent (20%) or one hundred twenty (120) square feet, whichever is greater;
a. In no case shall an ADU or JADU be counted as a structural alteration or addition as part of the limited increase in floor area of a nonconforming building.

3. Exception is in the case of damaged buildings/structures due to fire, earthquake, or natural disasters, refer to subsection D of this section.

Created: 2025-08-06 12:43:11 [EST]
(Supp. No. 15)

C. As a condition to any conditional use permit granted pursuant to subsection B of this section, the portions altered or repaired shall be brought into conformity with applicable Ccity codes including the zoning code.

CD. Repair of Damaged or Partially Damaged Structures Due to Fire, Explosion, Earthquake, or Other Natural Disasters. Any nonconforming structure or conforming structure containing a nonconforming use which is damaged or destroyed by fire, explosion, act of God, collapse or any other casualty or calamity may be reconstructed to the condition in which it existed immediately prior to the occurrence of such damage or destruction; provided, that:

1. The total cost of the reconstruction of the structure shall not exceed seventy-five percent of the value of the structure prior to the damage or destruction. The value of the structure may be computed by any of the following methods:
a. The current assessed valuation of the structure as shown on the latest county of San Bernardino equalized assessment role;
b. An appraisal of the damage or destroyed structure made by a state of California licensed appraiser to determine predamage or destruction value of the structure; c. The value to construct the original structure as shown on the building department's official records, based upon the current building construction costs upon which building permit valuations are computed.

In determining the reconstruction cost of any nonconforming structure, there shall not be included therein the cost of the land or any factors other than those concerning the nonconforming structure itself. a. All such construction or repairs shall be started within one (1) year from the date of damage or destruction and shall be pursued diligently to completion within one (1) year of the start of construction. Otherwise, the right to rebuild pursuant to this section is terminated, which means within one more year. Each of these one (1) year periods may be extended in intervals of six (6) months upon demonstration of practical difficulty or hardship.
2b. In the case of the buildings/structures being reconstructed in a different condition than what originally existed prior to the damages (fire, earthquake or natural disaster), then the project shall be evaluated in accordance to site and architectural review criteria, Chapter 18.63. (Ord. 157 (part), 1995: Ord. 151 § 1(part), 1994: Ord. 126 § 2, Exh. A(part), 1990)

18.76.050 Buildings under construction.

Nothing contained in this Ttitle shall be deemed to require any change in plans, construction or designated use of any building for which a building permit has properly been issued, in accordance with the provisions of ordinances then effective and upon which actual construction has been started prior to the effective date of the ordinance codified in this Ttitle; provided, that in all such cases actual construction shall be diligently carried on until completion of the building.
(Ord. 151 § 1(part), 1994: Ord. 126 § 2, Exh. A(part), 1990)

SECTION 5. Authority.

The City Zoning Map is hereby amended to apply the R3-40 High Density Multiple Family Residential District to the properties identified in Zone Change (ZC) 26-01, as shown in Exhibit A.

SECTION 6. Serverability.

The City Council enacts this Ordinance under the authority granted by Article XI, Section 7 of the California Constitution and Government Code Sections 65850 et seq.

SECTION 7. Effective Date.

This Ordinance shall take effect thirty (30) days after its adoption.

SECTION 8. Adoption.

This Ordinance was introduced at a regular meeting of the City Council held on the 12th day of May, 2026, and adopted at a regular meeting held on the ___ day of __________, 2026.

SECTION 9. Certification.

The Mayor shall sign, and the City Clerk shall certify to the passage and adoption of this Ordinance and shall cause the same to be published and posted pursuant to the provisions of law in that regard and this Ordinance shall take effect thirty (30) days after its final passage.

Signatures on the following pages

PASSED, APPROVED, AND ADOPTED by the City Council of Grand Terrace at a regular meeting held on the ___ day of ____ 2026.
_______________________
Bill Hussey
Mayor
ATTEST:
____________________________
Daysi Alcocer
City Clerk
APPROVED AS TO FORM:
____________________________
Adrian R. Guerra
City Attorney

°
Proposed City of Grand Terrace Zoning Map
0 0.5 1
Miles
Legend
RH - Hillside Single Family
Residential
R1-20 - Very Low Density
Single Family Residential
District
R1-10 - Low Density Single
Family Residential District
R1-7.2 - Single Family
Residential District
R2-10 - Low Density Multiple
Family Residential District
R3-12 - Medium Density
Multiple Family Residential
District
R3-20 - Medium High
Density Multiple Family
Residential District
R3-40 - High Density
Multiple Family Residential
District
AP - Administrative
Professional Office District
C2 - General Business District
CM - Commercial
Manufacturing District
MR - Restricted
Manufacturing District
M2 - Industrial District
PUB - Public Facilities District
BMSP - Blue Mountain
Specific Plan
BMSVSP - Blue Mountain
Senior Villas Specific Plan
BRSP - Barton Road Specific
Plan
GBSP - Greenbriar Specific
Plan
GSP - Gateway at Grand
Terrace Specific Plan
AG: Agricultural Overlay
District
FP: Floodplain Overlay
District

March 11, 2026
°
Proposed City of Grand Terrace Zoning Map
0 0.5 1
Miles
Legend
RH - Hillside Single Family
Residential
R1-20 - Very Low Density
Single Family Residential
District
R1-10 - Low Density Single
Family Residential District
R1-7.2 - Single Family
Residential District
R2-10 - Low Density Multiple
Family Residential District
R3-12 - Medium Density
Multiple Family Residential
District
R3-20 - Medium High
Density Multiple Family
Residential District
R3-40 - High Density
Multiple Family Residential
District
AP - Administrative
Professional Office District
C2 - General Business District
CM - Commercial
Manufacturing District
MR - Restricted
Manufacturing District
M2 - Industrial District
PUB - Public Facilities District
BMSP - Blue Mountain
Specific Plan
BMSVSP - Blue Mountain
Senior Villas Specific Plan
BRSP - Barton Road Specific
Plan
GBSP - Greenbriar Specific
Plan
GSP - Gateway at Grand
Terrace Specific Plan
AG: Agricultural Overlay
District
FP: Floodplain Overlay
District

March 11, 2026

Statutory Exemptions. State code number:

_______________________________________________
Print Form
Notice of Exemption Appendix E
To: Office of Planning and Research From: (Public Agency): ____________________________ P.O. Box 3044, Room 113 _______________________________________________ Sacramento, CA 95812-3044 County Clerk
(Address)
___________________________
___________________________
County of: __________________
Project Title: ____________________________________________________________________________ Project Applicant: ________________________________________________________________________ Project Location - Specific:

Project Location - City: ______________________ Project Location - County:

Description of Nature, Purpose and Beneficiaries of Project:
_____________________
Name of Public Agency Approving Project: _____________________________________________________ Name of Person or Agency Carrying Out Project: ________________________________________________ Exempt Status: (check one):

Ministerial (Sec. 21080(b)(1); 15268);
Declared Emergency (Sec. 21080(b)(3); 15269(a));
Emergency Project (Sec. 21080(b)(4); 15269(b)(c));
Reasons why project is exempt:

Lead Agency
Contact Person: ____________________________ Area Code/Telephone/Extension: _______________ If filed by applicant:

1. Attach certified document of exemption finding.

2. Has a Notice of Exemption been filed by the public agency approving the project? Yes No Signature: ____________________________ Date:

Signed by Lead Agency Signed by Applicant
Authority cited: Sections 21083 and 21110, Public Resources Code. Date Received for filing at OPR:

Reference: Sections 21108, 21152, and 21152.1, Public Resources Code. _______________
Categorical Exemption. State type and section number: ____________________________________ ______________________________________________
______________ Title: _______________________
Revised 2011

CITY OF GRAND TERRACE
City of Grand Terrace Multifamily Rezoning to Implement the 2021-2029 Housing Element Project
SB 131
Statutory Exemption Report
Lead Agency:

City of Grand Terrace
22795 Barton Road
Grand Terrace, CA 92313
Contact: Scott Hutter
Phone: (909) 954-5176
Prepared by:

Michael Baker International
40810 County Center Dr #200
Temecula, CA 92591
Contact: Alicia Gonzalez
[email protected]
Phone: (909) 974-4933
March 2026

City of Grand Terrace
Multifamily Rezoning to Implement the 2021-2029 Housing Element Project SB 131 Exemption Report
Final | March 2026 ii City of Grand Terrace

TABLE OF CONTENTS
I. Introduction ...................................................................................................................1 II. Project Location and Setting .........................................................................................5 III. Project Description ......................................................................................................10 IV. Construction of Oil and Gas Infrastructure or a Distribution Center Analysis ..........15 V. Natural and Protected Lands Analysis ........................................................................17 Criterion (a).........................................................................................................................................17 Criterion (b).........................................................................................................................................17 Criterion (c).........................................................................................................................................17 Criterion (d).........................................................................................................................................17 Criterion (e).........................................................................................................................................17 Criterion (f) .........................................................................................................................................18 Criterion (g).........................................................................................................................................18 Criterion (h).........................................................................................................................................18 Criterion (i)..........................................................................................................................................18 Criterion (j)..........................................................................................................................................19 Criterion (k).........................................................................................................................................22 Criterion (l)..........................................................................................................................................22 Criterion (m) .......................................................................................................................................26 Criterion (n).........................................................................................................................................26 Criterion (o).........................................................................................................................................26 Criterion (p).........................................................................................................................................30 V. Conclusion ................................................................................................................... 33 VI. References .................................................................................................................... 35

City of Grand Terrace
Multifamily Rezoning to Implement the 2021-2029 Housing Element Project SB 131 Exemption Report
Final | March 2026 iii City of Grand Terrace
List of Exhibits
Exhibit 1: Regional Vicinity..............................................................................................................................6 Exhibit 2: Local Vicinity ...................................................................................................................................8 Exhibit 3: Existing Zoning .............................................................................................................................11 Exhibit 4: Proposed Zoning...........................................................................................................................13 Exhibit 5: Grand Terrace Special Flood Hazard Area ...............................................................................20 Exhibit 6: USFWS National Wetlands Inventory Map ..............................................................................23 Exhibit 7: Fire Hazard Severity Zones .........................................................................................................27 Exhibit 8: Grand Terrace Important Farmland Map .................................................................................30 List of Attachments
Attachment A Grand Terrace Rezone Sites
Attachment B NRCS Soils Data

City of Grand Terrace
Multifamily Rezoning to Implement the 2021-2029 Housing Element Project SB 131 Exemption Report
Final | March 2026 1 City of Grand Terrace
SB 131 STATUTORY EXEMPTION REPORT
This report serves as the environmental determination for the proposed Multifamily Rezoning to Implement the 2021-2029 Housing Element Project (project) for the City of Grand Terrace. The intent of the analysis is to document the project’s eligibility as statutorily exempt from environmental review under the California Environmental Quality Act (CEQA) pursuant to Senate Bill (SB) 131. The report includes an introduction, project description, and evaluation of the project’s consistency with the requirements to qualify for the SB 131 statutory exemption.

I. INTRODUCTION
SB 131 was signed into law on June 30, 2025, and adds new Section 21080.085 to the Public Resources Code to exempt rezoning actions that implement the schedule of actions contained in an approved housing element pursuant to subdivision (c) of Section 65583 of the Government Code. The exemption does not apply to:
• Rezoning actions allowing the construction of oil and gas infrastructure or a distribution center, as defined by Public Resources Code Sections 21064.8 and 21060.4, respectively. • Rezoning actions allowing construction within any natural and protected lands, as defined by Public Resources Code Section 21067.5.

Public Resources Code Section 21064.8 defines “oil and gas infrastructure” as a facility used for the production, processing, transmission, storage, or distribution of petroleum or natural gas. Public Resources Code Section 21060.4 defines “distribution center” as a warehouse distribution center, as defined in Section 2100 of the Labor Code, that is 50,000 square feet or larger. Section IV of this report evaluates the project against the Public Resources Code Sections 21064.8 and 21060.4 definitions of oil and gas infrastructure and distribution center.

Public Resources Code Section 21067.5 defines “natural and protected lands” as follows:
(a) The state park system, as described in Article 1 (commencing with Section 5001) of Chapter 1 of Division 5. (b) A wilderness area, as defined in Section 5093.32.
(c) A marine protected area, as defined in Section 2852 of the Fish and Game Code. (d) The national park system, as defined in Section 100102 of Title 54 of the United States Code. (e) A national recreation area.
(f) A national monument.
(g) The national wild and scenic rivers system, as defined in Section 1273 of Title 16 of the United States Code. (h) Any ecological reserve or wildlife management area acquired and managed by the Department of Fish and Wildlife pursuant to Article 2 (commencing with Section 1525) or Article 4 (commencing with Section 1580) of Chapter 5 of Division 2 of the Fish and Game Code.

City of Grand Terrace
Multifamily Rezoning to Implement the 2021-2029 Housing Element Project SB 131 Exemption Report
Final | March 2026 2 City of Grand Terrace
(i) A hazardous waste site that is listed pursuant to Section 65962.5 of the Government Code or a hazardous waste site designated by the Department of Toxic Substances Control pursuant to Section 25356 of the Health and Safety Code, unless either of the following apply:
(1) The site is an underground storage tank site that received a uniform closure letter issued pursuant to subdivision (g) of Section 25296.10 of the Health and Safety Code based on closure criteria established by the State Water Resources Control Board for the use proposed by the project. This paragraph does not alter or change the conditions to remove a site from the list of hazardous waste sites listed pursuant to Section 65962.5 of the Government Code.
(2) The State Department of Public Health, State Water Resources Control Board, Department of Toxic Substances Control, or a local agency making a determination pursuant to subdivision (c) of Section 25296.10 of the Health and Safety Code has otherwise determined that the site is suitable for the use proposed by the project.
(j) Within a regulatory floodway as determined by the Federal Emergency Management Agency in any official maps published by the Federal Emergency Management Agency, unless the development has received a no-rise certification in accordance with Section 60.3(d)(3) of Title 44 of the Code of Federal Regulations. (k) Lands under conservation easement.
(l) On, or within a 300-foot radius of, a wetland, as defined in the United States Fish and Wildlife Service Manual, Part 660 FW 2 (June 21, 1993).
(m) An environmentally sensitive area within the coastal zone, as defined in Section 30107.5. (n) Lands identified for conservation in an adopted natural community conservation plan pursuant to the Natural Community Conservation Planning Act (Chapter 10 (commencing with Section 2800) of Division 3 of the Fish and Game Code) or habitat conservation plan pursuant to the federal Endangered Species Act of 1973 (16 U.S.C. Sec. 1531 et seq.), or other adopted natural resource protection plan. (o) Within a very high fire hazard severity zone, as determined by the Department of Forestry and Fire Protection pursuant to Section 51178 of the Government Code, or within the state responsibility area, as defined in Section 4102. This subdivision does not apply to sites that have adopted fire hazard mitigation measures pursuant to existing building standards or state fire mitigation measures applicable to the development, including, but not limited to, standards established under all of the following provisions or their successor provisions:
(1) Section 4291 of this code or Section 51182 of the Government Code, as applicable. (2) Section 4290.
(3) Chapter 7A (commencing with Section 701A.1) of Part 2 of Title 24 of the California Code of Regulations.
(p) Either prime farmland or farmland of statewide importance, as defined pursuant to the United States Department of Agriculture land inventory and monitoring criteria, as modified for California, and designated on the maps prepared by the Farmland Mapping and Monitoring Program of the Department of Conservation, or land zoned or designated for agricultural protection or preservation by a local ballot measure that was approved by the voters of that jurisdiction.

City of Grand Terrace
Multifamily Rezoning to Implement the 2021-2029 Housing Element Project SB 131 Exemption Report
Final | March 2026 3 City of Grand Terrace
Pursuant to Public Resources Code Section 21080.085, an SB 131 statutory exemption still applies to a rezoning that contains within its boundaries any natural and protected lands as defined pursuant to Section 21067.5 if those natural and protected lands are excluded from the rezoning. Section V of this report evaluates the project against the Public Resources Code Section 21067.5 definition of natural and protected lands.

City of Grand Terrace
Multifamily Rezoning to Implement the 2021-2029 Housing Element Project SB 131 Exemption Report
Final | March 2026 4 City of Grand Terrace
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City of Grand Terrace
Multifamily Rezoning to Implement the 2021-2029 Housing Element Project SB 131 Exemption Report
Final | March 2026 5 City of Grand Terrace
II. PROJECT LOCATION AND SETTING
Project Location
The City of Grand Terrace (City) is located along the southern border of San Bernardino County, adjacent to Riverside County; refer to Exhibit 1, Regional Vicinity. The City is bounded to the north, east, and west by the City of Colton, and to the south by the unincorporated community of Highgrove in Riverside County. The City is approximately 3.6 square miles in size and has no external sphere of influence. Regional access to the City is provided by Interstate 215 (I-215).

Existing Site Conditions
The City has identified a total of 191 sites for potential rezoning, totaling approximately 97 acres within the City boundary; refer to Exhibit 2, Local Vicinity and Attachment A, Grand Terrace Rezone Sites. As identified in Attachment A, the majority of the proposed rezone sites are built out as singlefamily residential uses. Other land uses, in order from most to least prevalent, include the following:
multifamily residential; vacant; mobile homes and trailer parks; facilities; mixed residential; transportation, communication, and utilities; and commercial services.

Project Site
°
Source: Esri, ArcGIS Online, City of Grand Terrace, San Bernardino County Regional Vicinity
Exhibit 1
MULTIFAMILY REZONING TO IMPLEMENT THE 2021-2029 HOUSING ELEMENT PROJECT SB 131 STATUTORY EXEMPTION REPORT
12/11/2025 JN 208132 \\santca1hub\TEMECA1FS1\HROOT\pdata\208132\GIS\APRX\208132 - Multifamily Rezoning to Implement the 2021-2029 Housing Element Project.aprx 0 2.5 5
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City of Grand Terrace
Multifamily Rezoning to Implement the 2021-2029 Housing Element Project SB 131 Exemption Report
Final | March 2026 7 City of Grand Terrace
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Source: Esri, ArcGIS Online, City of Grand Terrace, San Bernardino County, 2026 Nearmap Imagery Local Vicinity
Exhibit 2
MULTIFAMILY REZONING TO IMPLEMENT THE 2021-2029 HOUSING ELEMENT PROJECT SB 131 STATUTORY EXEMPTION REPORT
1/27/2026 JN 208132 \\santca1hub\TEMECA1FS1\HROOT\pdata\208132\GIS\APRX\208132 - Multifamily Rezoning to Implement the 2021-2029 Housing Element Project.aprx Legend
City Boundary
Proposed Rezone Sites
0 0.2 0.4
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Multifamily Rezoning to Implement the 2021-2029 Housing Element Project SB 131 Exemption Report
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Multifamily Rezoning to Implement the 2021-2029 Housing Element Project SB 131 Exemption Report
Final | March 2026 10 City of Grand Terrace
III. PROJECT DESCRIPTION
The proposed project would allow for the rezoning of approximately 97 acres of currently singlefamily or commercially zoned land in the City to allow for high-density residential development up to 40 dwelling units per acre (du/ac) for a maximum buildout of up to 3,880 residential units; refer to Exhibit 3, Existing Zoning, and Exhibit 4, Proposed Zoning. This would be accomplished through the creation of a new high-density multifamily zone, the High Density Multiple Family Residential District (R3-40). The R3-40 zone would be adopted with an amendment to the Land Use Element, Zoning Code, and Zoning and Land Use maps to incorporate and implement standards for an R3-40 zone at 40 du/ac. The R3-40 zone would also be adopted with Objective Design Standards to regulate new high-density residential development accommodated by the new zone. The City is only required to rezone 24 acres of land to meet the City’s Regional Housing Needs Allocation (RHNA) requirement and achieve state housing element compliance. However, the City has committed to rezoning a total of 97 acres, consistent with the approved Housing Element. The rezoning to allow for high-density residential development at 40 du/ac in neighborhoods throughout the City would create more opportunities for housing development, particularly more affordable housing development, as well as creating additional opportunities for a variety of housing types.

All parcels included in the rezone areas meet the Southern California Association of Governments (SCAG) definition of infill. The parcels were intentionally selected as they consist of unused or underutilized lands within existing development patterns that are accessible to services. The areas selected for rezoning are primarily in the western area of the City. These areas are currently primarily single-family residential neighborhoods. Implementation of the proposed project would allow up to 40 du/ac in these rezone areas, thus promoting significant residential infill. Therefore, the project would increase opportunities for residents to walk or take transit for daily uses and reduce the overall vehicle miles traveled.

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Source: Esri, ArcGIS Online, City of Grand Terrace, San Bernardino County, 2026 Nearmap Imagery Existing Zoning
Exhibit 3
MULTIFAMILY REZONING TO IMPLEMENT THE 2021-2029 HOUSING ELEMENT PROJECT SB 131 STATUTORY EXEMPTION REPORT
1/27/2026 JN 208132 \\santca1hub\TEMECA1FS1\HROOT\pdata\208132\GIS\APRX\208132 - Multifamily Rezoning to Implement the 2021-2029 Housing Element Project.aprx Legend
City Boundary Existing Zoning
Barton Road Specific Plan - Administrative Professional (BRSP-AP) Commercial Manufacturing District (CM)
Low Density Single Family Residential District (R1-10)
Low Medium Density Residential District (R2)
Medium Density Residential District (R3)
Single Family Residential District (R1-7.2)
Very Low Density Single Family Residential District (R1-20) 0 0.2 0.4
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Multifamily Rezoning to Implement the 2021-2029 Housing Element Project SB 131 Exemption Report
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Source: Esri, ArcGIS Online, City of Grand Terrace, San Bernardino County, 2026 Nearmap Imagery Proposed Zoning
Exhibit 4
MULTIFAMILY REZONING TO IMPLEMENT THE 2021-2029 HOUSING ELEMENT PROJECT SB 131 STATUTORY EXEMPTION REPORT
1/27/2026 JN 208132 \\santca1hub\TEMECA1FS1\HROOT\pdata\208132\GIS\APRX\208132 - Multifamily Rezoning to Implement the 2021-2029 Housing Element Project.aprx Legend
City Boundary
High Density Multiple Family Residential District (R3-40) 0 0.2 0.4
Miles
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Multifamily Rezoning to Implement the 2021-2029 Housing Element Project SB 131 Exemption Report
Final | March 2026 14 City of Grand Terrace
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Multifamily Rezoning to Implement the 2021-2029 Housing Element Project SB 131 Exemption Report
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IV. CONSTRUCTION OF OIL AND GAS INFRASTRUCTURE OR A

DISTRIBUTION CENTER ANALYSIS
Public Resources Code Section 21064.8 defines “oil and gas infrastructure” as a facility used for the production, processing, transmission, storage, or distribution of petroleum or natural gas. Public Resources Code Section 21060.4 defines “distribution center” as a warehouse distribution center, as defined in Section 2100 of the Labor Code, that is 50,000 square feet or larger. As described in Section II, Project Description, the City of Grand Terrace Multifamily Rezoning to Implement the 2021-2029 Housing Element Project does not propose construction of an oil and gas infrastructure or distribution center project. The new high-density multifamily zone would be adopted with an amendment to the Land Use Element, Zoning Code, and Zoning and Land Use maps to incorporate and implement standards for an R3-40 zone at 40 du/ac. The R3-40 zone would also be adopted with Objective Design Standards to regulate new high-density residential development accommodated by the new zone. The new high-density multifamily zone and amendments to the Land Use Element and Zoning Code would not allow oil and gas infrastructure or distribution center uses. Thus, the project would not involve zoning actions allowing the construction of oil and gas infrastructure or a distribution center, as defined respectively by Public Resources Code Sections 21064.8 and 21060.4.

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V. NATURAL AND PROTECTED LANDS ANALYSIS
CRITERION (a) The state park system, as described in Article 1 (commencing with Section 5001) of Chapter 1 of Division 5.

There are not any state parks within or adjacent to the City. 1 The nearest state park is California Citrus
State Historic Park, located approximately 11 miles southwest of the City in the City of Riverside. The proposed project location does not meet the criterion (a) definition of natural and protected lands in this regard.

CRITERION (b) A wilderness area, as defined in Section 5093.32.

The City is not located within or adjacent to any established wilderness areas.2 The nearest wilderness area is the Cucamonga Wilderness, located over 15 miles northwest of the City. The proposed project location does not meet the criterion (b) definition of natural and protected lands in this regard.

CRITERION (c) A marine protected area, as defined in Section 2852 of the Fish and Game Code.

The City is located in San Bernardino County. San Bernardino County does not contain any lands that border the Pacific Ocean. Thus, there are no marine protected areas in San Bernardino County and subsequently the City.3 The proposed project location does not meet the criterion (c) definition of natural and protected lands in this regard.

CRITERION (d) The national park system, as defined in Section 100102 of Title 54 of the United States Code.

There are no national park systems, as defined in Section 100102 of Title 54 of the United States Code, within the City. The nearest designated national park is Joshua Tree National Park, located over 60 miles east of the City.
4 The proposed project location does not meet the criterion (d) definition of natural and protected lands in this regard.

CRITERION (e) A national recreation area.

There are no national recreation areas within the City. The nearest designated national recreation area is the Santa Monica Mountains National Recreation Area, located over 60 miles northwest of the City. 5 The proposed project location does not meet the criterion (e) definition of natural and protected lands in this regard.
1 California State Parks, Park System Web Map, accessed November 25, 2025, https://www.parks.ca.gov/?page_id=862. 2 United States Department of Agriculture Forest Service, Wilderness & Wild Scenic Rivers & Wilderness Study Areas, accessed November 25, 2025, https://data.fs.usda.gov/geodata/other_fs/wilderness/stateMap.php?stateID=CA. 3 California Department of Fish and Wildlife, “California Marine Protected Areas (MPAs),” accessed November 25, 2025, https://wildlife.ca.gov/Conservation/Marine/MPAs#overview. 4 National Park Service, Map Finder, accessed November 25, 2025, https://www.nps.gov/planyourvisit/maps.htm. 5 National Park Service, Map Finder, accessed November 25, 2025, https://www.nps.gov/planyourvisit/maps.htm.

City of Grand Terrace
Multifamily Rezoning to Implement the 2021-2029 Housing Element Project SB 131 Exemption Report
Final | March 2026 18 City of Grand Terrace
CRITERION (f) A national monument.

There are no national monuments in the City. The nearest designated national monument is the Santa Rosa-San Jacinto Mountains National Monument, located approximately 59 miles southeast of the City.
6 The proposed project location does not meet the criterion (f) definition of natural and protected lands in this regard.

CRITERION (g) The national wild and scenic rivers system, as defined in Section 1273 of Title 16 of the United States Code.

There are no national wild and scenic rivers system, as defined in Section 1273 of Title 16 of the United States Code, in the City. The nearest national wild and scenic rivers system is the North Fork San Jacinto River in the San Jacinto Mountains, located approximately 36 miles southwest of the City. 7 The proposed project location does not meet the criterion (g) definition of natural and protected lands in this regard.

CRITERION (h) Any ecological reserve or wildlife management area acquired and managed by the Department of Fish and Wildlife pursuant to Article 2 (commencing with Section 1525) or Article 4 (commencing with Section 1580) of Chapter 5 of Division 2 of the Fish and Game Code.

There are no ecological reserves or wildlife management areas acquired and managed by the Department of Fish and Wildlife pursuant to Article 2 (commencing with Section 1525) or Article 4 (commencing with Section 1580) of Chapter 5 of Division 2 of the Fish and Game Code in the City.

The nearest ecological reserve area is the Sycamore Canyon Ecological Reserve, located approximately 8 miles south of the City.
8 The nearest wildlife management area is the San Jacinto Wildlife Area, located approximately 13 miles southeast of the City.
9 The proposed project location does not meet
the criterion (h) definition of natural and protected lands in this regard.

CRITERION (i) A hazardous waste site that is listed pursuant to Section 65962.5 of the Government Code or a hazardous waste site designated by the Department of Toxic Substances Control pursuant to Section 25356 of the Health and Safety Code, unless either of the following apply:

1. The site is an underground storage tank site that received a uniform closure letter issued pursuant to subdivision (g) of Section 25296.10 of the Health and Safety Code based on closure criteria established by the State Water Resources Control Board for the use proposed by the project. This paragraph does not alter or change the conditions to remove 6 National Park Service, Map Finder, accessed November 25, 2025, https://www.nps.gov/planyourvisit/maps.htm. 7 National Park Service, Interactive Map of NPS Wild and Scenic Rivers, accessed November 25, 2025, https://www.nps.gov/orgs/1912/plan-your-visit.htm. 8 California Department of Fish and Wildlife, Lands Viewer, accessed November 25, 2025, https://apps.wildlife.ca.gov/lands/. 9 California Department of Fish and Wildlife, Lands Viewer, accessed November 25, 2025, https://apps.wildlife.ca.gov/lands/.

City of Grand Terrace
Multifamily Rezoning to Implement the 2021-2029 Housing Element Project SB 131 Exemption Report
Final | March 2026 19 City of Grand Terrace
a site from the list of hazardous waste sites listed pursuant to Section 65962.5 of the Government Code.

2. The State Department of Public Health, State Water Resources Control Board, Department of Toxic Substances Control, or a local agency making a determination pursuant to subdivision (c) of Section 25296.10 of the Health and Safety Code has otherwise determined that the site is suitable for the use proposed by the project.

Government Code Section 65962.5 requires the Department of Toxic Substances Control (DTSC) and State Water Resources Control Board (SWRCB) to compile and update a regulatory sites list (pursuant to the criteria of the section), known as the “Cortese List.” The California Department of Public Health is also required to compile and update, as appropriate, a list of all public drinking water wells that contain detectable levels of organic contaminants and that are subject to water analysis pursuant to Health and Safety Code Section 116395. Government Code Section 65962.5 requires the local enforcement agency, as designated pursuant to Section 18051 of Title 14 of the California Code of Regulations, to compile, as appropriate, a list of all solid waste disposal facilities from which there is a known migration of hazardous waste.

Health and Safety Code Section 25356 mandates that the DTSC compile and annually update a list of hazardous substance release sites subject to response actions under the California Hazardous Waste and Substance Reclamation Act. This list, included as part of the Cortese List, identifies sites requiring cleanup and is used to prioritize and manage response actions to protect human health and the environment.

A records search of the California Environmental Protection Agency (EPA) Cortese List Data Resources revealed that no open cases of hazardous waste sites exist within the City. 10 However, there
are five leaking underground storage tanks (LUST) cleanup sites within the City that are identified as closed and completed, indicating no further regulatory actions are required. All five sites are located along Barton Road east of I-215. None of the closed and completed LUST sites are located on or adjacent to the proposed rezone sites. The proposed project location does not meet the criterion (i) definition of natural and protected lands in this regard.

CRITERION (j) Within a regulatory floodway as determined by the Federal Emergency Management Agency in any official maps published by the Federal Emergency Management Agency, unless the development has received a no-rise certification in accordance with Section 60.3(d)(3) of Title 44 of the Code of Federal Regulations.

There are portions of the City located within a Special Flood Hazard Area (SFHA) as defined by the Federal Emergency Management Agency (FEMA); refer to Exhibit 5, Grand Terrace Special Flood Hazard Area. These areas are located in the northwest portion of the City. However, none of the proposed rezone sites are located within an SFHA. The proposed project location does not meet the criterion (j) definition of natural and protected lands in this regard. 10 California Environmental Protection Agency, “Cortese List Data Resources,” accessed November 25, 2025, https://calepa.ca.gov/sitecleanup/corteselist/.

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Source: Esri, ArcGIS Online, City of Grand Terrace, San Bernardino County, 2025 Nearmap Imagery Grand Terrace Special Flood Hazard Area
Exhibit 5
MULTIFAMILY REZONING TO IMPLEMENT THE 2021-2029 HOUSING ELEMENT PROJECT SB 131 STATUTORY EXEMPTION REPORT
12/9/2025 JN 208132 \\santca1hub\TEMECA1FS1\HROOT\pdata\208132\GIS\APRX\208132 - Multifamily Rezoning to Implement the 2021-2029 Housing Element Project.aprx Legend
City Boundary Special Flood Hazard Areas (FEMA)
1% Annual Chance Flood Hazard

0.2% Annual Chance Flood Hazard
Regulatory Floodway
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Final | March 2026 21 City of Grand Terrace
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CRITERION (k) Lands under conservation easement.

There are no conservation easements within the City.
11 According to the National Conservation
Easement Database, the nearest conservation easements are located approximately 2 miles south of Grand Terrace in the unincorporated Riverside County community of Highgrove. These lands are managed by the Rivers and Lands Conservancy and the Riverside County Regional Conservation Authority. The proposed project location does not meet the criterion (k) definition of natural and protected lands in this regard.

CRITERION (l) On, or within a 300-foot radius of, a wetland, as defined in the United States Fish and Wildlife Service Manual, Part 660 FW 2 (June 21, 1993).

The United States Fish and Wildlife (USFWS) Service Manual, Part 660 FW 2 (June 21, 1993) defines wetlands as: “lands transitional between terrestrial and aquatic systems where the water table is usually at or near the surface or the land is covered by shallow water. For purposes of this classification, wetlands must have one or more of the following three attributes:

1. at least periodically, the land supports predominantly hydrophytes (plants specifically adapted to live in wetlands);

2. the substrate is predominantly undrained hydric (wetland) soil; and

3. the substrate is nonsoil and is saturated with water or covered by shallow water at some time during the growing season of each year.”
As shown in Exhibit 6, USFWS National Wetlands Inventory Map, some of the proposed rezone sites in the northwestern portion of the City are mapped by the USFWS National Wetlands Inventory as being within a 300-foot radius of wetlands.

The USFWS National Wetlands Inventory is based on historical mapping that is updated periodically and is not considered as accurate as field mapping. To determine the accuracy of the USFWS National Wetlands Inventory mapping on the proposed rezone sites in the northwestern portion of the City, Michael Baker’s regulatory permitting specialists reviewed the sites against the USFWS Service Manual, Part 660 FW 2 definition for wetlands. First, the Natural Resources Conservation Service (NRCS) soils data was reviewed to determine if hydric (wetland) soil units have been mapped for the proposed rezone sites and a 300-foot radius. The following soils are mapped in this portion of the City: Greenfield sandy loam, Hanford coarse sandy loam, and Ramona sandy loam; refer to Attachment B, NRCS Soils Data. Based on a review of the NRCS soils data for the proposed rezone sites, there are no mapped hydric (wetland) soils on or within a 300-foot radius of the proposed rezone sites. Thus, the proposed rezone sites do not satisfy the USFWS wetlands definition attribute of supporting a substrate that is predominantly undrained hydric (wetland) soil. USFWS wetland attribute 2 is not satisfied in this regard.
11 National Conservation Easement Database, NCED Planning Application, accessed November 25, 2025, https://site.tplgis.org/NCED/planningapp/.

City of Grand Terrace
Multifamily Rezoning to Implement the 2021-2029 Housing Element Project SB 131 Exemption Report
Final | March 2026 23 City of Grand Terrace
Due to a lack of hydric soils, the likelihood of hydrophytes being dominant is considered very low.

Thus, the proposed rezone sites do not satisfy the USFWS wetlands definition attribute of periodically supporting hydrophytes (plants specifically adapted to live in wetlands). USFWS wetland attribute 1 is not satisfied in this regard.

Further, review of the NRCS soil data for the sites and a 300-foot radius indicates the depth to the water table listed for the soil units present is more than 80 inches, indicating a deep water table.

Nonsoil substrate at the proposed rezone sites would be organic matter that has accumulated over time on top of the soil layer(s). However, soils at and within a 300-foot radius of the proposed rezone sites are non-hydric and are mapped as well-drained soils with a deep water table. Thus, the proposed rezone sites do not satisfy the USFWS wetlands definition attribute of containing nonsoil substrates that are saturated with water or covered by shallow water at some time during the growing season of each year. USFWS wetland attribute 3 is not satisfied in this regard.

Accordingly, Michael Baker regulatory permitting specialists have concluded that water features mapped for the proposed rezone sites do not meet the USFWS Service Manual, Part 660 FW 2 definition of wetlands based on their nonhydric soil type (USFWS wetland attribute 2), very low likelihood of supporting hydrophytes (USFWS wetland attribute 1), and presence of a deep water table (USFWS wetland attribute 3). Rather, the mapped water features near the proposed rezone sites appear to be ephemeral/intermittent drainages. For this reason, the proposed rezone sites are not located on, or within a 300-foot radius of, a wetland, as defined in the USFWS Service Manual, Part 660 FW 2.

The proposed project location does not meet the criterion (l) definition of natural and protected lands in this regard.

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Source: Esri, ArcGIS Online, USFWS, City of Grand Terrace, San Bernardino County, 2026 Nearmap Imagery USFWS National Wetlands Inventory Map
Exhibit 6
MULTIFAMILY REZONING TO IMPLEMENT THE 2021-2029 HOUSING ELEMENT PROJECT SB 131 STATUTORY EXEMPTION REPORT
1/27/2026 JN 208132 \\santca1hub\TEMECA1FS1\HROOT\pdata\208132\GIS\APRX\208132 - Multifamily Rezoning to Implement the 2021-2029 Housing Element Project.aprx Legend
City Boundary
Proposed Rezone Sites
Wetlands
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Newport Ave
Vivienda Ave
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CRITERION (m) An environmentally sensitive area within the coastal zone, as defined in Section 30107.5.

According to the California Coastal Commission Coastal Zone Boundary, the City is not located within a coastal zone, as defined in Section 30107.5.
12 Accordingly, the proposed project areas are not
located within an environmentally sensitive area within the coastal zone. The proposed project location does not meet the criterion (m) definition of natural and protected lands in this regard.

CRITERION (n) Lands identified for conservation in an adopted natural community conservation plan pursuant to the Natural Community Conservation Planning Act (Chapter 10 (commencing with Section 2800) of Division 3 of the Fish and Game Code) or habitat conservation plan pursuant to the federal Endangered Species Act of 1973 (16 U.S.C. Sec. 1531 et seq.), or other adopted natural resource protection plan.

There are currently 17 approved natural community conservation plans (NCCPs) (including six subarea plans) within the state of California. There are no adopted NCCPs in San Bernardino County.
13 Further, the City does not fall within the boundaries of any habitat conservation plans pursuant to the Endangered Species Act of 1973. The proposed project location does not meet the criterion (n) definition of natural and protected lands in this regard.

CRITERION (o) Within a very high fire hazard severity zone, as determined by the Department of Forestry and Fire Protection pursuant to Section 51178 of the Government Code, or within the state responsibility area, as defined in Section 4102. This subdivision does not apply to sites that have adopted fire hazard mitigation measures pursuant to existing building standards or state fire mitigation measures applicable to the development, including, but not limited to, standards established under all of the following provisions or their successor provisions:
(1) Section 4291 of this code or Section 51182 of the Government Code, as applicable. (2) Section 4290.
(3) Chapter 7A (commencing with Section 701A.1) of Part 2 of Title 24 of the California Code of Regulations.

As depicted in Exhibit 7, Fire Hazard Severity Zones, there are very high fire hazard severity zones along the eastern boundary of the City. One of the proposed rezone sites (Assessor’s Parcel Number 0276- 411-27) is partially located in the very high fire hazard severity zone area. The parcel is approximately

1.7 acres in size. As shown in Exhibit 7, the northeast portion of the proposed rezone site is within the very high fire hazard severity zone. However, the Objective Design Standards proposed would prohibit development within a very high fire hazard severity zone, as determined by the Department 12 California Coastal Commission, Coastal Zone Boundary, accessed December 1, 2025, https://california-coastalcommission-open-data-1-3-coastalcomm.hub.arcgis.com. 13 California Department of Fish and Wildlife, Summary of Natural Community Conservation Plans (NCCPs), October 2023.

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Multifamily Rezoning to Implement the 2021-2029 Housing Element Project SB 131 Exemption Report
Final | March 2026 27 City of Grand Terrace
of Forestry and Fire Protection pursuant to Government Code Section 51178. Further, future development in the any fire hazard severity zone area would be required to comply with the standards of Chapter 7A of the California Building Code relating to fire-resistant construction. Pursuant to Public Resources Code Section 21080.085, an SB 131 statutory exemption still applies to a rezoning that contains within its boundaries any natural and protected lands as defined pursuant to Section 21067.5 if those natural and protected lands are excluded from the rezoning. Since the Objective Design Standards explicitly exclude these lands from future development, and future development would be required to comply with standards of Chapter 7A of the California Building Code relating to fire-resistant construction, the proposed project location does not meet the criterion (o) definition of natural and protected lands in this regard.

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Source: Esri, ArcGIS Online, California Department of Forestry and Fire Protection, City of Grand Terrace, San Bernardino County, 2026 Nearmap Imagery Fire Hazard Severity Zones
Exhibit 7
MULTIFAMILY REZONING TO IMPLEMENT THE 2021-2029 HOUSING ELEMENT PROJECT SB 131 STATUTORY EXEMPTION REPORT
1/27/2026 JN 208132 \\santca1hub\TEMECA1FS1\HROOT\pdata\208132\GIS\APRX\208132 - Multifamily Rezoning to Implement the 2021-2029 Housing Element Project.aprx Legend
City Boundary
Proposed Rezone Sites
Fire Hazard Severity Zones in Local Responsibility Area Very High
High
Moderate
Fire Hazard Severity Zones in State Responsibility Area Very High
Other Jurisdictions
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CRITERION (p) Either prime farmland or farmland of statewide importance, as defined pursuant to the United States Department of Agriculture land inventory and monitoring criteria, as modified for California, and designated on the maps prepared by the Farmland Mapping and Monitoring Program of the Department of Conservation, or land zoned or designated for agricultural protection or preservation by a local ballot measure that was approved by the voters of that jurisdiction.

According to the California Department of Conservation, all of the proposed rezone sites are classified as Urban and Built Up Land and are therefore not classified as prime farmland or farmland of statewide importance; refer to Exhibit 8, Grand Terrace Important Farmland Map. 14 The proposed project
location does not meet the criterion (p) definition of natural and protected lands in this regard. 14 Department of Conservation, California Important Farmland Finder, https://maps.conservation.ca.gov/dlrp/ciff/, accessed January 29, 2025.

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De Berry St
Mt Vernon Ave
E Washington St
Grand Terrace Rd
M ci h gi an
St
Newport Ave
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Mt Vernon Ave
Van Buren St
Center St
Spring St
Mt Vernon Av
e
M ci higan Ave
California Ave
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Source: Esri, ArcGIS Online, California Department of Conservation, City of Grand Terrace, San Bernardino County, 2026 Nearmap Imagery Grand Terrace Important Farmland Map
Exhibit 8
MULTIFAMILY REZONING TO IMPLEMENT THE 2021-2029 HOUSING ELEMENT PROJECT SB 131 STATUTORY EXEMPTION REPORT
1/27/2026 JN 208132 \\santca1hub\TEMECA1FS1\HROOT\pdata\208132\GIS\APRX\208132 - Multifamily Rezoning to Implement the 2021-2029 Housing Element Project.aprx Legend
City Boundary
Proposed Rezone Sites
California Important Farmland
Prime Farmland
Unique Farmland
Grazing Land
Farmland of Local Importance
Other Land
Urban and Built-Up Land
0 0.2 0.4
Miles
%&h(
%&h(

City of Grand Terrace
Multifamily Rezoning to Implement the 2021-2029 Housing Element Project SB 131 Exemption Report
Final | March 2026 32 City of Grand Terrace
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City of Grand Terrace
Multifamily Rezoning to Implement the 2021-2029 Housing Element Project SB 131 Exemption Report
Final | March 2026 33 City of Grand Terrace
VI. CONCLUSION
Based on this analysis, the proposed project meets all criteria for an SB 131 Statutory Exemption pursuant to Public Resources Code Section 21080.085. The project would not involve zoning actions allowing the construction of oil and gas infrastructure or a distribution center, as defined by Public Resources Code Sections 21064.8 and 21060.4, respectively. Further, the project is not located within natural and protected lands, as defined by Public Resources Code Section 21067.5. Therefore, the lead agency (the City of Grand Terrace) is not precluded from statutorily exempting the proposed project from CEQA pursuant to Public Resources Code Section 21080.085.

City of Grand Terrace
Multifamily Rezoning to Implement the 2021-2029 Housing Element Project SB 131 Exemption Report
Final | March 2026 34 City of Grand Terrace
This page intentionally left blank.

City of Grand Terrace
Multifamily Rezoning to Implement the 2021-2029 Housing Element Project SB 131 Exemption Report
Final | March 2026 35 City of Grand Terrace
VII. REFERENCES
California Coastal Commission, Coastal Zone Boundary, accessed December 1, 2025, https://california-coastal-commission-open-data-1-3-coastalcomm.hub.arcgis.com.

California Department of Fish and Wildlife, “California Marine Protected Areas (MPAs),” accessed November 25, 2025, https://wildlife.ca.gov/Conservation/Marine/MPAs#overview.

California Department of Fish and Wildlife, Summary of Natural Community Conservation Plans (NCCPs), October 2023.

California Department of Fish and Wildlife, Lands Viewer, accessed November 25, 2025, https://wildlife.ca.gov/Lands/Places-to-Visit#lands-viewer.

California Environmental Protection Agency, Cortese List Data Resources, accessed November 25, 2025, https://calepa.ca.gov/sitecleanup/corteselist.

California State Parks, Park System Web Map, accessed November 25, 2025, https://www.parks.ca.gov/?page_id=862.\
Department of Conservation, California Important Farmland Finder, https://maps.conservation.ca.gov/dlrp/ciff/, accessed January 29, 2025.

National Conservation Easement Database, NCED Planning Application, accessed November 25, 2025, https://site.tplgis.org/NCED/planningapp/.

National Park Service, Interactive Map of NPS Wild and Scenic Rivers, accessed November 25, 2025, https://www.nps.gov/orgs/1912/plan-your-visit.htm.

National Park Service, Map Finder, accessed November 25, 2025, https://www.nps.gov/planyourvisit/maps.htm.

United States Department of Agriculture Forest Service, Wilderness & Wild Scenic Rivers & Wilderness Study Areas, accessed November 25, 2025,
https://data.fs.usda.gov/geodata/other_fs/wilderness/stateMap.php?stateID=CA.

Map Unit Description
The map units delineated on the detailed soil maps in a soil survey represent the soils or miscellaneous areas in the survey area. The map unit descriptions in this report, along with the maps, can be used to determine the composition and properties of a unit.

A map unit delineation on a soil map represents an area dominated by one or more major kinds of soil or miscellaneous areas. A map unit is identified and named according to the taxonomic classification of the dominant soils. Within a taxonomic class there are precisely defined limits for the properties of the soils.

On the landscape, however, the soils are natural phenomena, and they have the characteristic variability of all natural phenomena. Thus, the range of some observed properties may extend beyond the limits defined for a taxonomic class.

Areas of soils of a single taxonomic class rarely, if ever, can be mapped without including areas of other taxonomic classes. Consequently, every map unit is made up of the soils or miscellaneous areas for which it is named, soils that are similar to the named components, and some minor components that differ in use and management from the major soils.

Most of the soils similar to the major components have properties similar to those of the dominant soil or soils in the map unit, and thus they do not affect use and management. These are called noncontrasting, or similar, components. They may or may not be mentioned in a particular map unit description. Some minor components, however, have properties and behavior characteristics divergent enough to affect use or to require different management. These are called contrasting, or dissimilar, components. They generally are in small areas and could not be mapped separately because of the scale used. Some small areas of strongly contrasting soils or miscellaneous areas are identified by a special symbol on the maps. If included in the database for a given area, the contrasting minor components are identified in the map unit descriptions along with some characteristics of each. A few areas of minor components may not have been observed, and consequently they are not mentioned in the descriptions, especially where the pattern was so complex that it was impractical to make enough observations to identify all the soils and miscellaneous areas on the landscape.

The presence of minor components in a map unit in no way diminishes the usefulness or accuracy of the data. The objective of mapping is not to delineate pure taxonomic classes but rather to separate the landscape into landforms or landform segments that have similar use and management requirements. The delineation of such segments on the map provides sufficient information for the development of resource plans. If intensive use of small areas is planned, however, onsite investigation is needed to define and locate the soils and miscellaneous areas.

An identifying symbol precedes the map unit name in the map unit descriptions.

Each description includes general facts about the unit and gives important soil properties and qualities.

Map Unit Description: Greenfield sandy loam, 2 to 9 percent slopes---San Bernardino County Southwestern Part, California
Natural Resources
Conservation Service
Web Soil Survey
National Cooperative Soil Survey
1/15/2026

Soils that have profiles that are almost alike make up a soil series. All the soils of a series have major horizons that are similar in composition, thickness, and arrangement. Soils of a given series can differ in texture of the surface layer, slope, stoniness, salinity, degree of erosion, and other characteristics that affect their use. On the basis of such differences, a soil series is divided into soil phases. Most of the areas shown on the detailed soil maps are phases of soil series. The name of a soil phase commonly indicates a feature that affects use or management. For example, Alpha silt loam, 0 to 2 percent slopes, is a phase of the Alpha series.

Some map units are made up of two or more major soils or miscellaneous areas.

These map units are complexes, associations, or undifferentiated groups.

A complex consists of two or more soils or miscellaneous areas in such an intricate pattern or in such small areas that they cannot be shown separately on the maps. The pattern and proportion of the soils or miscellaneous areas are somewhat similar in all areas. Alpha-Beta complex, 0 to 6 percent slopes, is an example.

An association is made up of two or more geographically associated soils or miscellaneous areas that are shown as one unit on the maps. Because of present or anticipated uses of the map units in the survey area, it was not considered practical or necessary to map the soils or miscellaneous areas separately. The pattern and relative proportion of the soils or miscellaneous areas are somewhat similar. Alpha-Beta association, 0 to 2 percent slopes, is an example.

An undifferentiated group is made up of two or more soils or miscellaneous areas that could be mapped individually but are mapped as one unit because similar interpretations can be made for use and management. The pattern and proportion of the soils or miscellaneous areas in a mapped area are not uniform.

An area can be made up of only one of the major soils or miscellaneous areas, or it can be made up of all of them. Alpha and Beta soils, 0 to 2 percent slopes, is an example.

Some surveys include miscellaneous areas. Such areas have little or no soil material and support little or no vegetation. Rock outcrop is an example.

Additional information about the map units described in this report is available in other soil reports, which give properties of the soils and the limitations, capabilities, and potentials for many uses. Also, the narratives that accompany the soil reports define some of the properties included in the map unit descriptions.

San Bernardino County Southwestern Part, California
GtC—Greenfield sandy loam, 2 to 9 percent slopes
Map Unit Setting
National map unit symbol: hck0
Elevation: 100 to 3,500 feet
Mean annual precipitation: 9 to 20 inches
Mean annual air temperature: 63 degrees F
Frost-free period: 200 to 300 days
Map Unit Description: Greenfield sandy loam, 2 to 9 percent slopes---San Bernardino County Southwestern Part, California
Natural Resources
Conservation Service
Web Soil Survey
National Cooperative Soil Survey
1/15/2026

Farmland classification: Prime farmland if irrigated
Map Unit Composition
Greenfield and similar soils: 85 percent
Minor components: 15 percent
Estimates are based on observations, descriptions, and transects of the mapunit.

Description of Greenfield
Setting
Landform: Alluvial fans
Landform position (two-dimensional): Backslope
Landform position (three-dimensional): Tread
Down-slope shape: Linear
Across-slope shape: Linear
Parent material: Alluvium derived from granite
Typical profile
H1 - 0 to 16 inches: sandy loam
H2 - 16 to 50 inches: fine sandy loam
H3 - 50 to 60 inches: sandy loam
Properties and qualities
Slope: 2 to 9 percent
Depth to restrictive feature: More than 80 inches
Drainage class: Well drained
Runoff class: Low
Capacity of the most limiting layer to transmit water (Ksat): High (1.98 to 5.95 in/hr)
Depth to water table: More than 80 inches
Frequency of flooding: None
Frequency of ponding: None
Maximum salinity: Nonsaline to very slightly saline (0.0 to 2.0 mmhos/cm)
Available water supply, 0 to 60 inches: Moderate (about 7.9 inches)
Interpretive groups
Land capability classification (irrigated): 2e
Land capability classification (nonirrigated): 3e
Hydrologic Soil Group: A
Ecological site: R019XG911CA - Loamy Fan
Hydric soil rating: No
Minor Components
Unnamed
Percent of map unit: 5 percent
Hydric soil rating: No
Hanford
Percent of map unit: 5 percent
Hydric soil rating: No
Map Unit Description: Greenfield sandy loam, 2 to 9 percent slopes---San Bernardino County Southwestern Part, California
Natural Resources
Conservation Service
Web Soil Survey
National Cooperative Soil Survey
1/15/2026

Ramona
Percent of map unit: 5 percent
Hydric soil rating: No
Data Source Information
Soil Survey Area: San Bernardino County Southwestern Part, California Survey Area Data: Version 17, Sep 8, 2025
Map Unit Description: Greenfield sandy loam, 2 to 9 percent slopes---San Bernardino County Southwestern Part, California
Natural Resources
Conservation Service
Web Soil Survey
National Cooperative Soil Survey
1/15/2026

Map Unit Description
The map units delineated on the detailed soil maps in a soil survey represent the soils or miscellaneous areas in the survey area. The map unit descriptions in this report, along with the maps, can be used to determine the composition and properties of a unit.

A map unit delineation on a soil map represents an area dominated by one or more major kinds of soil or miscellaneous areas. A map unit is identified and named according to the taxonomic classification of the dominant soils. Within a taxonomic class there are precisely defined limits for the properties of the soils.

On the landscape, however, the soils are natural phenomena, and they have the characteristic variability of all natural phenomena. Thus, the range of some observed properties may extend beyond the limits defined for a taxonomic class.

Areas of soils of a single taxonomic class rarely, if ever, can be mapped without including areas of other taxonomic classes. Consequently, every map unit is made up of the soils or miscellaneous areas for which it is named, soils that are similar to the named components, and some minor components that differ in use and management from the major soils.

Most of the soils similar to the major components have properties similar to those of the dominant soil or soils in the map unit, and thus they do not affect use and management. These are called noncontrasting, or similar, components. They may or may not be mentioned in a particular map unit description. Some minor components, however, have properties and behavior characteristics divergent enough to affect use or to require different management. These are called contrasting, or dissimilar, components. They generally are in small areas and could not be mapped separately because of the scale used. Some small areas of strongly contrasting soils or miscellaneous areas are identified by a special symbol on the maps. If included in the database for a given area, the contrasting minor components are identified in the map unit descriptions along with some characteristics of each. A few areas of minor components may not have been observed, and consequently they are not mentioned in the descriptions, especially where the pattern was so complex that it was impractical to make enough observations to identify all the soils and miscellaneous areas on the landscape.

The presence of minor components in a map unit in no way diminishes the usefulness or accuracy of the data. The objective of mapping is not to delineate pure taxonomic classes but rather to separate the landscape into landforms or landform segments that have similar use and management requirements. The delineation of such segments on the map provides sufficient information for the development of resource plans. If intensive use of small areas is planned, however, onsite investigation is needed to define and locate the soils and miscellaneous areas.

An identifying symbol precedes the map unit name in the map unit descriptions.

Each description includes general facts about the unit and gives important soil properties and qualities.

Map Unit Description: Hanford coarse sandy loam, 2 to 9 percent slopes---San Bernardino County Southwestern Part, California
Natural Resources
Conservation Service
Web Soil Survey
National Cooperative Soil Survey
1/15/2026

Soils that have profiles that are almost alike make up a soil series. All the soils of a series have major horizons that are similar in composition, thickness, and arrangement. Soils of a given series can differ in texture of the surface layer, slope, stoniness, salinity, degree of erosion, and other characteristics that affect their use. On the basis of such differences, a soil series is divided into soil phases. Most of the areas shown on the detailed soil maps are phases of soil series. The name of a soil phase commonly indicates a feature that affects use or management. For example, Alpha silt loam, 0 to 2 percent slopes, is a phase of the Alpha series.

Some map units are made up of two or more major soils or miscellaneous areas.

These map units are complexes, associations, or undifferentiated groups.

A complex consists of two or more soils or miscellaneous areas in such an intricate pattern or in such small areas that they cannot be shown separately on the maps. The pattern and proportion of the soils or miscellaneous areas are somewhat similar in all areas. Alpha-Beta complex, 0 to 6 percent slopes, is an example.

An association is made up of two or more geographically associated soils or miscellaneous areas that are shown as one unit on the maps. Because of present or anticipated uses of the map units in the survey area, it was not considered practical or necessary to map the soils or miscellaneous areas separately. The pattern and relative proportion of the soils or miscellaneous areas are somewhat similar. Alpha-Beta association, 0 to 2 percent slopes, is an example.

An undifferentiated group is made up of two or more soils or miscellaneous areas that could be mapped individually but are mapped as one unit because similar interpretations can be made for use and management. The pattern and proportion of the soils or miscellaneous areas in a mapped area are not uniform.

An area can be made up of only one of the major soils or miscellaneous areas, or it can be made up of all of them. Alpha and Beta soils, 0 to 2 percent slopes, is an example.

Some surveys include miscellaneous areas. Such areas have little or no soil material and support little or no vegetation. Rock outcrop is an example.

Additional information about the map units described in this report is available in other soil reports, which give properties of the soils and the limitations, capabilities, and potentials for many uses. Also, the narratives that accompany the soil reports define some of the properties included in the map unit descriptions.

San Bernardino County Southwestern Part, California
HaC—Hanford coarse sandy loam, 2 to 9 percent slopes
Map Unit Setting
National map unit symbol: 2y8tl
Elevation: 890 to 2,860 feet
Mean annual precipitation: 11 to 22 inches
Mean annual air temperature: 64 to 65 degrees F
Frost-free period: 320 to 365 days
Map Unit Description: Hanford coarse sandy loam, 2 to 9 percent slopes---San Bernardino County Southwestern Part, California
Natural Resources
Conservation Service
Web Soil Survey
National Cooperative Soil Survey
1/15/2026

Farmland classification: Prime farmland if irrigated
Map Unit Composition
Hanford and similar soils: 85 percent
Minor components: 15 percent
Estimates are based on observations, descriptions, and transects of the mapunit.

Description of Hanford
Setting
Landform: Alluvial fans
Landform position (three-dimensional): Tread
Down-slope shape: Linear
Across-slope shape: Linear
Parent material: Alluvium derived from granite
Typical profile
A - 0 to 12 inches: sandy loam
C - 12 to 60 inches: fine sandy loam
Properties and qualities
Slope: 2 to 9 percent
Depth to restrictive feature: More than 80 inches
Drainage class: Well drained
Runoff class: Low
Capacity of the most limiting layer to transmit water (Ksat): High (1.98 to 5.95 in/hr)
Depth to water table: More than 80 inches
Frequency of flooding: Rare
Frequency of ponding: None
Maximum salinity: Nonsaline to very slightly saline (0.0 to 2.0 mmhos/cm)
Available water supply, 0 to 60 inches: Moderate (about 7.8 inches)
Interpretive groups
Land capability classification (irrigated): 2e
Land capability classification (nonirrigated): 3e
Hydrologic Soil Group: A
Ecological site: R019XG911CA - Loamy Fan
Hydric soil rating: No
Minor Components
Greenfield, sandy loam
Percent of map unit: 10 percent
Landform: Alluvial fans
Landform position (three-dimensional): Tread
Down-slope shape: Linear
Across-slope shape: Linear
Hydric soil rating: No
Map Unit Description: Hanford coarse sandy loam, 2 to 9 percent slopes---San Bernardino County Southwestern Part, California
Natural Resources
Conservation Service
Web Soil Survey
National Cooperative Soil Survey
1/15/2026

Tujunga, loamy sand
Percent of map unit: 5 percent
Landform: Alluvial fans
Landform position (three-dimensional): Tread
Down-slope shape: Linear
Across-slope shape: Linear
Hydric soil rating: No
Data Source Information
Soil Survey Area: San Bernardino County Southwestern Part, California Survey Area Data: Version 17, Sep 8, 2025
Map Unit Description: Hanford coarse sandy loam, 2 to 9 percent slopes---San Bernardino County Southwestern Part, California
Natural Resources
Conservation Service
Web Soil Survey
National Cooperative Soil Survey
1/15/2026

Map Unit Description
The map units delineated on the detailed soil maps in a soil survey represent the soils or miscellaneous areas in the survey area. The map unit descriptions in this report, along with the maps, can be used to determine the composition and properties of a unit.

A map unit delineation on a soil map represents an area dominated by one or more major kinds of soil or miscellaneous areas. A map unit is identified and named according to the taxonomic classification of the dominant soils. Within a taxonomic class there are precisely defined limits for the properties of the soils.

On the landscape, however, the soils are natural phenomena, and they have the characteristic variability of all natural phenomena. Thus, the range of some observed properties may extend beyond the limits defined for a taxonomic class.

Areas of soils of a single taxonomic class rarely, if ever, can be mapped without including areas of other taxonomic classes. Consequently, every map unit is made up of the soils or miscellaneous areas for which it is named, soils that are similar to the named components, and some minor components that differ in use and management from the major soils.

Most of the soils similar to the major components have properties similar to those of the dominant soil or soils in the map unit, and thus they do not affect use and management. These are called noncontrasting, or similar, components. They may or may not be mentioned in a particular map unit description. Some minor components, however, have properties and behavior characteristics divergent enough to affect use or to require different management. These are called contrasting, or dissimilar, components. They generally are in small areas and could not be mapped separately because of the scale used. Some small areas of strongly contrasting soils or miscellaneous areas are identified by a special symbol on the maps. If included in the database for a given area, the contrasting minor components are identified in the map unit descriptions along with some characteristics of each. A few areas of minor components may not have been observed, and consequently they are not mentioned in the descriptions, especially where the pattern was so complex that it was impractical to make enough observations to identify all the soils and miscellaneous areas on the landscape.

The presence of minor components in a map unit in no way diminishes the usefulness or accuracy of the data. The objective of mapping is not to delineate pure taxonomic classes but rather to separate the landscape into landforms or landform segments that have similar use and management requirements. The delineation of such segments on the map provides sufficient information for the development of resource plans. If intensive use of small areas is planned, however, onsite investigation is needed to define and locate the soils and miscellaneous areas.

An identifying symbol precedes the map unit name in the map unit descriptions.

Each description includes general facts about the unit and gives important soil properties and qualities.

Map Unit Description: Ramona sandy loam, 2 to 9 percent slopes, MLRA 19---San Bernardino County Southwestern Part, California
Natural Resources
Conservation Service
Web Soil Survey
National Cooperative Soil Survey
1/15/2026

Soils that have profiles that are almost alike make up a soil series. All the soils of a series have major horizons that are similar in composition, thickness, and arrangement. Soils of a given series can differ in texture of the surface layer, slope, stoniness, salinity, degree of erosion, and other characteristics that affect their use. On the basis of such differences, a soil series is divided into soil phases. Most of the areas shown on the detailed soil maps are phases of soil series. The name of a soil phase commonly indicates a feature that affects use or management. For example, Alpha silt loam, 0 to 2 percent slopes, is a phase of the Alpha series.

Some map units are made up of two or more major soils or miscellaneous areas.

These map units are complexes, associations, or undifferentiated groups.

A complex consists of two or more soils or miscellaneous areas in such an intricate pattern or in such small areas that they cannot be shown separately on the maps. The pattern and proportion of the soils or miscellaneous areas are somewhat similar in all areas. Alpha-Beta complex, 0 to 6 percent slopes, is an example.

An association is made up of two or more geographically associated soils or miscellaneous areas that are shown as one unit on the maps. Because of present or anticipated uses of the map units in the survey area, it was not considered practical or necessary to map the soils or miscellaneous areas separately. The pattern and relative proportion of the soils or miscellaneous areas are somewhat similar. Alpha-Beta association, 0 to 2 percent slopes, is an example.

An undifferentiated group is made up of two or more soils or miscellaneous areas that could be mapped individually but are mapped as one unit because similar interpretations can be made for use and management. The pattern and proportion of the soils or miscellaneous areas in a mapped area are not uniform.

An area can be made up of only one of the major soils or miscellaneous areas, or it can be made up of all of them. Alpha and Beta soils, 0 to 2 percent slopes, is an example.

Some surveys include miscellaneous areas. Such areas have little or no soil material and support little or no vegetation. Rock outcrop is an example.

Additional information about the map units described in this report is available in other soil reports, which give properties of the soils and the limitations, capabilities, and potentials for many uses. Also, the narratives that accompany the soil reports define some of the properties included in the map unit descriptions.

San Bernardino County Southwestern Part, California
RmC—Ramona sandy loam, 2 to 9 percent slopes, MLRA 19
Map Unit Setting
National map unit symbol: 2x530
Elevation: 490 to 3,010 feet
Mean annual precipitation: 10 to 29 inches
Mean annual air temperature: 62 to 65 degrees F
Frost-free period: 260 to 365 days
Map Unit Description: Ramona sandy loam, 2 to 9 percent slopes, MLRA 19---San Bernardino County Southwestern Part, California
Natural Resources
Conservation Service
Web Soil Survey
National Cooperative Soil Survey
1/15/2026

Farmland classification: Prime farmland if irrigated
Map Unit Composition
Ramona and similar soils: 85 percent
Minor components: 15 percent
Estimates are based on observations, descriptions, and transects of the mapunit.

Description of Ramona
Setting
Landform: Alluvial fans, terraces
Landform position (two-dimensional): Backslope
Landform position (three-dimensional): Riser
Down-slope shape: Linear
Across-slope shape: Linear
Parent material: Alluvium derived from granite
Typical profile
Ap - 0 to 12 inches: sandy loam
A - 12 to 23 inches: fine sandy loam
Bw - 23 to 32 inches: loam
Bt - 32 to 54 inches: clay loam
C - 54 to 60 inches: sandy loam
Properties and qualities
Slope: 2 to 9 percent
Depth to restrictive feature: More than 80 inches
Drainage class: Well drained
Capacity of the most limiting layer to transmit water
(Ksat): Moderately high (0.20 to 0.60 in/hr)
Depth to water table: More than 80 inches
Frequency of flooding: None
Frequency of ponding: None
Maximum salinity: Nonsaline (0.0 to 1.0 mmhos/cm)
Sodium adsorption ratio, maximum: 4.0
Available water supply, 0 to 60 inches: High (about 9.1 inches) Interpretive groups
Land capability classification (irrigated): 2e
Land capability classification (nonirrigated): 3e
Hydrologic Soil Group: C
Ecological site: R019XG911CA - Loamy Fan
Hydric soil rating: No
Minor Components
Greenfield
Percent of map unit: 10 percent
Landform: Terraces, alluvial fans
Landform position (two-dimensional): Backslope
Landform position (three-dimensional): Riser
Down-slope shape: Linear
Across-slope shape: Linear
Map Unit Description: Ramona sandy loam, 2 to 9 percent slopes, MLRA 19---San Bernardino County Southwestern Part, California
Natural Resources
Conservation Service
Web Soil Survey
National Cooperative Soil Survey
1/15/2026

Hydric soil rating: No
Monserate
Percent of map unit: 5 percent
Landform: Alluvial fans, terraces
Landform position (two-dimensional): Backslope
Landform position (three-dimensional): Riser
Down-slope shape: Linear
Across-slope shape: Linear
Hydric soil rating: No
Data Source Information
Soil Survey Area: San Bernardino County Southwestern Part, California Survey Area Data: Version 17, Sep 8, 2025
Map Unit Description: Ramona sandy loam, 2 to 9 percent slopes, MLRA 19---San Bernardino County Southwestern Part, California
Natural Resources
Conservation Service
Web Soil Survey
National Cooperative Soil Survey
1/15/2026

27521219 0.3 R1-7.2 Low Density Residential
27522312 2.0 R3-24 Medium/High Density Residential
27522331 1.4 R2 (AG Overlay) Medium Density Residential 27522336 0.8 R2 (AG Overlay) Medium Density Residential 27522338 0.6 R2 (AG Overlay) Medium Density Residential 27522340 1.1 R2 (AG Overlay) Medium Density Residential 27522341 0.9 R2 (AG Overlay) Medium Density Residential 27522349 0.4 R2 (AG Overlay) Medium Density Residential 27522350 0.5 R2 (AG Overlay) Medium Density Residential 27522351 1.0 R2 (AG Overlay) Medium Density Residential 27522353 0.2 R2 (AG Overlay) Medium Density Residential 27522354 0.3 R2 (AG Overlay) Medium Density Residential 27522355 1.4 R2 (AG Overlay) Medium Density Residential 27522359 0.4 R2 (R3-24 Overlay, AG Overlay) Medium/High Density Residential (R3-24 Overlay) 27522360 1.6 R2 (R3-24 Overlay, AG Overlay) Medium/High Density Residential (R3-24 Overlay) 27523112 0.9 R2 (AG Overlay) Medium Density Residential 27523117 0.5 R2 (AG Overlay) Medium Density Residential 27523122 0.2 R2 (AG Overlay) Medium Density Residential 27523126 0.3 R2 (AG Overlay) Medium Density Residential 27523131 0.3 R2 (AG Overlay) Medium Density Residential 27523132 0.2 R2 (AG Overlay) Medium Density Residential 27523133 0.3 R2 (AG Overlay) Medium Density Residential 27523139 0.2 R2 (AG Overlay) Medium Density Residential 27523140 0.2 R2 (AG Overlay) Medium Density Residential 27523141 0.4 R2 (AG Overlay) Medium Density Residential 27523142 0.3 R2 (AG Overlay) Medium Density Residential 27523143 0.2 R2 (AG Overlay) Medium Density Residential 27523171 1.1 R2 (AG Overlay) Medium Density Residential 27523173 1.0 R2 (AG Overlay) Medium Density Residential 27523209 0.5 R2 (AG Overlay) Medium Density Residential 27523210 0.2 R2 (AG Overlay) Medium Density Residential 27524132 0.2 R1-7.2 Low Density Residential
27525145 0.2 R1-7.2 Low Density Residential

27525153 0.3 R1-7.2 Low Density Residential
27525154 0.4 R1-7.2 Low Density Residential
27527101 0.2 R1-7.2 Low Density Residential
27527102 0.2 R1-7.2 Low Density Residential
27527103 0.2 R1-7.2 Low Density Residential
27527104 0.2 R1-7.2 Low Density Residential
27527105 0.2 R1-7.2 Low Density Residential
27527106 0.2 R1-7.2 Low Density Residential
27527107 0.2 R1-7.2 Low Density Residential
27527108 0.2 R1-7.2 Low Density Residential
27527109 0.3 R1-7.2 Low Density Residential
27527110 0.2 R1-7.2 Low Density Residential
27527111 0.2 R1-7.2 Low Density Residential
27527112 0.2 R1-7.2 Low Density Residential
27527113 0.2 R1-7.2 Low Density Residential
27527114 0.2 R1-7.2 Low Density Residential
27527115 0.2 R1-7.2 Low Density Residential
27527116 0.2 R1-7.2 Low Density Residential
27527117 0.2 R1-7.2 Low Density Residential
27527201 0.2 R1-7.2 Low Density Residential
27527202 0.2 R1-7.2 Low Density Residential
27527203 0.2 R1-7.2 Low Density Residential
27527204 0.2 R1-7.2 Low Density Residential
27527205 0.2 R1-7.2 Low Density Residential
27527207 0.2 R1-7.2 Low Density Residential
27527211 0.2 R1-7.2 Low Density Residential
27527212 0.2 R1-7.2 Low Density Residential
27527213 0.2 R1-7.2 Low Density Residential
27527214 0.2 R1-7.2 Low Density Residential
27527215 0.2 R1-7.2 Low Density Residential
27527216 0.2 R1-7.2 Low Density Residential
27527217 0.2 R1-7.2 Low Density Residential
27527218 0.2 R1-7.2 Low Density Residential

27527219 0.2 R1-7.2 Low Density Residential
27527301 0.2 R1-7.2 Low Density Residential
27527302 0.2 R1-7.2 Low Density Residential
27527303 0.2 R1-7.2 Low Density Residential
27527304 0.2 R1-7.2 Low Density Residential
27527305 0.2 R1-7.2 Low Density Residential
27527306 0.2 R1-7.2 Low Density Residential
27527307 0.2 R1-7.2 Low Density Residential
27527308 0.2 R1-7.2 Low Density Residential
27527309 0.2 R1-7.2 Low Density Residential
27527310 0.2 R1-7.2 Low Density Residential
27527313 0.2 R1-7.2 Low Density Residential
27620247 0.5 BRSP-AP Office Commercial
27620261 0.5 BRSP-AP Office Commercial
27641127 1.7 R1-10 (AG Overlay) Low Density Residential 27641128 0.7 R1-10 (AG Overlay) Low Density Residential 27645134 2.2 R1-20 (AG Overlay) Low Density Residential 116716107 0.4 R1-7.2 Low Density Residential
116716110 0.3 R1-7.2 Low Density Residential
116716112 0.3 R1-7.2 Low Density Residential
116716115 0.3 R1-7.2 Low Density Residential
116716116 0.1 R1-7.2 Low Density Residential
116716117 0.1 R1-7.2 Low Density Residential
116716118 0.2 R1-7.2 Low Density Residential
116716119 0.2 R1-7.2 Low Density Residential
116716122 0.8 R1-7.2 Low Density Residential
116716123 0.2 R1-7.2 Low Density Residential
116716124 0.3 R1-7.2 Low Density Residential
116716125 0.3 R1-7.2 Low Density Residential
116716126 0.3 R1-7.2 Low Density Residential
116716127 0.8 R1-7.2 Low Density Residential
116716131 0.6 R1-7.2 Low Density Residential
116716132 0.4 R1-7.2 Low Density Residential

116717101 0.5 R1-7.2 Low Density Residential
116717102 0.5 R1-7.2 Low Density Residential
116717103 0.7 R1-7.2 Low Density Residential
116717104 0.4 R1-7.2 Low Density Residential
116717105 1.2 R1-7.2 Low Density Residential
116717106 0.7 R1-7.2 Low Density Residential
116717107 0.2 R1-7.2 Low Density Residential
116717108 0.4 R1-7.2 Low Density Residential
116717109 2.7 R1-7.2 Low Density Residential
116717110 2.0 R1-7.2 Low Density Residential
116718108 0.7 CM General Commercial
116718109 0.8 CM General Commercial
116718110 0.2 CM General Commercial
116718111 0.4 CM General Commercial
116720103 2.6 R1-7.2 Low Density Residential
116720104 0.2 R1-7.2 Low Density Residential
116720105 0.2 R1-7.2 Low Density Residential
116720106 0.2 R1-7.2 Low Density Residential
116720107 0.2 R1-7.2 Low Density Residential
116720108 0.2 R1-7.2 Low Density Residential
116720109 0.2 R1-7.2 Low Density Residential
116720110 0.2 R1-7.2 Low Density Residential
116720111 0.3 R1-7.2 Low Density Residential
116720112 0.3 R1-7.2 Low Density Residential
116724101 1.1 R1-7.2 Low Density Residential
116724102 0.2 R1-7.2 Low Density Residential
116724103 0.4 R1-7.2 Low Density Residential
116724104 0.5 R1-7.2 Low Density Residential
116724105 0.5 R1-7.2 Low Density Residential
116724106 0.5 R1-7.2 Low Density Residential
116724107 0.8 R1-7.2 Low Density Residential
116724109 0.6 R1-7.2 Low Density Residential
116724110 0.4 R1-7.2 Low Density Residential

116724113 0.5 R1-7.2 Low Density Residential
116724115 0.5 R1-7.2 Low Density Residential
116724117 0.5 R1-7.2 Low Density Residential
116724118 0.5 R1-7.2 Low Density Residential
116724119 0.5 R1-7.2 Low Density Residential
116724154 0.7 R1-7.2 Low Density Residential
116724155 0.4 R1-7.2 Low Density Residential
116724156 0.2 R1-7.2 Low Density Residential
116725108 0.6 R1-7.2 Low Density Residential
116725109 0.7 R1-7.2 Low Density Residential
116725110 0.2 R1-7.2 Low Density Residential
116725111 0.2 R1-7.2 Low Density Residential
116725112 0.3 R1-7.2 Low Density Residential
116725113 0.2 R1-7.2 Low Density Residential
116725114 0.7 R1-7.2 Low Density Residential
116725118 0.2 R1-7.2 Low Density Residential
116725119 0.2 R1-7.2 Low Density Residential
116725120 0.3 R1-7.2 Low Density Residential
116725169 0.4 R1-7.2 Low Density Residential
116725171 0.9 R1-7.2 Low Density Residential
116727101 0.4 R1-7.2 Low Density Residential
116727102 0.5 R1-7.2 Low Density Residential
116727103 0.1 R1-7.2 Low Density Residential
116727110 0.5 R1-7.2 Low Density Residential
116727112 1.1 R1-7.2 Low Density Residential
116727167 0.5 R1-7.2 Low Density Residential
116727168 0.5 R1-7.2 Low Density Residential
116727169 0.2 R1-7.2 Low Density Residential
116727170 0.3 R1-7.2 Low Density Residential
116728101 4.5 R1-7.2 Low Density Residential
116728102 0.1 R1-7.2 Low Density Residential

97.1

RESOLUTION NO. 2026-__

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

GRAND TERRACE, CALIFORNIA, ADOPTING GENERAL PLAN
AMENDMENT 26-01 TO REDESIGNATE APPROXIMATELY 97.1

ACRES TO HIGH DENSITY MULTIPLE FAMILY RESIDENTIAL
TO IMPLEMENT PROGRAM 1 OF THE CITY’S 2021–2029
HOUSING ELEMENT.

Intent of the Parties and Findings
WHEREAS, local governments are authorized by Government Code Section 65350 et seq. to prepare, adopt, and amend general plans; and
WHEREAS, Government Code Section 65580 et seq. requires cities to update their housing elements on a regular basis; and
WHEREAS, a comprehensive update to the Housing Element of the Grand Terrace General Plan for the 2021–2029 planning period was adopted on March 25, 2025; and WHEREAS, on May 22, 2025, the California Department of Housing and Community Development issued a letter finding that the draft 2021–2029 Housing Element is conditionally compliant and will be in full compliance with state law upon adoption and completion of the proposed rezonings; and
WHEREAS, the Housing Element contains Program 1, which identifies 97.1 acres of land for rezoning to the R3-40 zone at 20–40 dwelling units per acre to accommodate the Regional Housing Needs Allocation; and
WHEREAS, the City has prepared appropriate development standards to accompany the new R3-40 zone; and
WHEREAS, this General Plan Amendment is exempt from review under the California Environmental Quality Act ("CEQA") (California Public Resources Code Section 21000, et seq.), pursuant to State CEQA Regulation Section 15061(b)(3) (14 Cal. Code Regs. Section 15061[b][3]) through Section 21080.085, which exempts rezones that implement the schedule of actions contained in an approved Housing Element; and
WHEREAS, during the preparation of new zoning standards, public outreach was conducted via a Special Joint Planning Commission and City Council Session on January 27, 2026, and a Community Study Session on February 5, 2026; and WHEREAS, the staff report and supporting materials accompanying this resolution are found to be true, are adopted as Facts and Findings, and are incorporated by reference in this resolution; and
WHEREAS, the City of Grand Terrace Planning Division, on April 30, 2026, posted two (2) true and correct copies of the legal notice at the Grand Terrace City Hall Bulletin Board and at the Grand Terrace Public Library, and posted on the City’s website in accordance with the Grand Terrace Municipal Code Section 18.03.070; and
WHEREAS, the City of Grand Terrace Planning Division, on April 29, 2026 mailed copies of the legal notice to affected property owners, stakeholders, and surrounding jurisdictions; and

WHEREAS, the City of Grand Terrace Planning Division, on April 30, 2026, published a legal notice in the Grand Terrace City News, a local paper of general circulation, indicating the date and time of the public hearing in compliance with state law concerning the amendment; and WHEREAS, the Grand Terrace Municipal Code requires that the City Council take action on General Plan amendments, and that the Planning Commission make a recommendation to the City Council on such amendments; and
WHEREAS, the Planning Commission conducted a duly noticed public hearing on April 2, 2026, and adopted resolutions recommending approval of these amendments to the City Council.

NOW THEREFORE, BE IT RESOLVED by the City Council of the City of Grand Terrace:

Section 1. FINDINGS. Pursuant to the Grand Terrace Municipal Code, the City Council hereby makes the following findings and determinations in connection with the approval of the General Plan Amendment.

1. The proposed amendments are in the public interest.

2. The proposed amendments are consistent and compatible with the rest of the General Plan and Zoning Code.

3. The potential effects of the proposed amendments have been evaluated and have been determined to not be detrimental to the public health, safety, or welfare.

4. The proposed amendments have been processed in accordance with the applicable provisions of the California Government Code and CEQA.

Section 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT. The amendment is exempt from the CEQA (California Public Resources Code Section 21000, et seq.), pursuant to State CEQA Regulation Section 15061(b)(3) (14 Cal. Code Regs. Section 15061[b][3]) through Section 21080.085, which exempts rezones that implement the schedule of actions contained in an approved Housing Element.

Section 3. DETERMINATION. The City Council adopts General Plan Amendment 26- 01, implementing Housing Element Program 1 and redesignating 97.1 acres to high density residential, as shown in Exhibit D (Land Use Element) and Exhibit E (Land Use Map), attached hereto and incorporated herein by reference.

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

Section 5. CERTIFICATION. The City Clerk shall certify to the passage, approval, and adoption of this Resolution, and shall cause this Resolution and his certification to be entered in the Book of Resolutions of the City Council of the City.

Section 6. EFFECTIVE DATE. This Resolution shall become effective immediately.

PASSED, APPROVED and ADOPTED this 12th day of May, 2026.

____________________________________
Bill Hussey, Mayor
I HEREBY CERTIFY that the foregoing Resolution was duly and regularly passed, approved, and adopted by the City Council of the City of Grand Terrace at a regular adjourned meeting thereof held on the 12th day of May, 2026, by the following vote:

AYES:

NAYS:

ABSENT:

ABSTAIN:
____________________________
Daysi Alcocer, City Clerk

Land Use Element
Grand Terrace General Plan Adopted April 27, 2010
Resolution No. 2010-10
Land Use Element

Land Use Element
Grand Terrace General Plan Adopted April 27, 2010
Resolution No. 2010-10
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Land Use Element
Grand Terrace General Plan II-1 Adopted April 27, 2010
Resolution No. 2010-10

2.0 LAND USE ELEMENT

2.1 INTRODUCTION

2.1.1 Purpose and Function
The Land Use Element is often considered
the most critical element of a General Plan. It
provides overall guidance to all properties
within the City through the distribution of
land uses, by type, including residential,
commercial, industrial, institutional, and open
space. The Land Use Element identifies each
land use designation's location and intensity,
and its interrelationship with other land uses.

The Land Use Element translates the City's long range vision for development in the City and provides a Land Use Plan, goals, policies, and implementation programs to achieve that vision.

In order to provide guidance for the physical development of the City, the Land Use Element must take into consideration the other elements of the General Plan that identify constraints or opportunities for the development of individual properties. Issues that must be considered include transportation systems, regional drainage, utilities, and geographic and geologic constraints, among others.

2.1.2 Relationship to Other Plans and Programs
City Zoning Code
The City of Grand Terrace Zoning Code sets forth the City's standards, guidelines, and procedures relating to the development and maintenance of all land uses within the City. These regulations are intended to implement the goals and policies of the General Plan while being consistent with the designations of the Land Use Plan. They are intended to protect the physical, social, and economic stability of City residents and businesses and their property; reduce or eliminate hazards to the public; and enhance the City's physical, social, and economic advantages through comprehensive land use and resource planning.

Barton Road Specific Plan and Other Specific Plans
The Barton Road Specific Plan serves as the zoning code for most properties fronting along or directly related to Barton Road. It is intended to provide guidance for the development of predominantly commercial property along the primary transportation corridor through the City.

Since incorporation, the City has approved approximately 15 project-oriented Specific Plans.

The locations of the Barton Road Specific Plan and other Specific Plans are identified on Exhibit

Land Use Element
Grand Terrace General Plan II-2 Adopted April 27, 2010
Resolution No. 2010-10
2-1. The Specific Plan properties include multi-family residential projects, small lot single family projects, commercial projects, and cellular communications projects.

Land Use Element
Grand Terrace General Plan II-3 Adopted April 27, 2010
Resolution No. 2010-10
Exhibit 2-1 – Specific Plan Locations

Land Use Element
Grand Terrace General Plan II-4 Adopted April 27, 2010
Resolution No. 2010-10
City of Colton General Plan
The City of Colton borders Grand Terrace to the north, east, and west. The area west of Interstate 215 includes pockets of Grand Terrace property intermingled with pockets of Colton property. As such, the City of Grand Terrace must carefully monitor development and land uses in the City of Colton adjacent to Grand Terrace. Development in adjacent areas of Colton have the opportunity to create land use compatibility conflicts, generate traffic problems within Grand Terrace, and potentially generate environmental hazards that could impact Grand Terrace residents. Review of the Colton General Plan offers Grand Terrace the opportunity to plan accordingly and cooperate with Colton to ensure land use compatibility, improve efficiencies in public services, and mitigate potential environmental impacts generated by future development.

County of Riverside General Plan
The County of Riverside's unincorporated community of Highgrove lies immediately south of Grand Terrace. This area is projected to experience significant future growth that could potentially impact Grand Terrace in a similar manner as the City of Colton. Careful review and monitoring of development within this area will again allow Grand Terrace to plan accordingly and cooperate with Riverside County to ensure land use compatibility, improve efficiencies in public services, and mitigate potential environmental impacts generated by future development.

Sphere of Influence
The Sphere of Influence of the City of Grand Terrace encompasses its current City limit boundaries. It lies adjacent to the City of Colton to the north, east, and west. The County of Riverside lies immediately to the south. There are no opportunities to annex adjacent unincorporated San Bernardino County lands.

2.1.3 Relationship to Other Elements
The Land Use Element has the broadest scope of all the General Plan's elements. Since it governs how land is used throughout the City, virtually all issues and policies contained in other elements relate to the decisions to be made by the Land Use Element.

Examples of these relationships include the need to provide a circulation system to allow residents and workers to travel between land uses, and to ensure that the street system is adequate to serve intended lands uses. Residential uses must be protected from incompatible uses that could generate significant noise, air pollution or other hazards that might impact the residents. All land uses involving structures must be protected from man-made and natural hazards such as flooding, fires, and seismic events.

Land Use Element
Grand Terrace General Plan II-5 Adopted April 27, 2010
Resolution No. 2010-10

2.2 EXISTING CONDITIONS
Grand Terrace is predominantly a residential community. The City was formerly an unincorporated bedroom community surrounded by the City of Colton. Predominant commercial and industrial activities focused along regional transportation corridors in other areas of Colton leaving Grand Terrace to primarily develop as a single family residential community. Since the majority of the community is located on the west side of Blue Mountain, the terrain offered scenic views that attracted residents while making large scale development of commercial and industrial uses more difficult.

The majority of the remaining undeveloped land is located on Blue Mountain, in the Santa Ana River floodplain, or adjacent to the I-215 Freeway.

Table 2.1 summarizes existing land use categories, by acreage, as noted in the existing City General Plan. As illustrated, 5354 percent of all land within the City limits is designated for residential uses.

Table 2.1
Existing General Plan Land Uses
Land Use Type Acres % of Total
Hillside Low Density Residential 125.2115.3 6%5%
Low Density Residential 826.6901.2 36%40%
Medium Density Residential 144.1195.0 6%9%
Medium/High Density Residential 6.86.0 0%<0.1%
High Density Residential 97.9 4%
General Commercial 85.9154.9 4%7%
Office Commercial 31.935.7 1%2%
Industrial 111.3211.4 5%9%
Floodplain Industrial 42.326.1 2%1%
Public 161.372.3 7%3%
Hillside Open Space 188.5184.1 8%
The Gateway at Grand Terrace Specific Plan 103.1 5%
Street & Railroad R/W 345.9353.0 15%16%
Total 2,270.82,255.1 100.00%

Land Use Element
Grand Terrace General Plan II-6 Adopted April 27, 2010
Resolution No. 2010-10

2.3 GOALS AND POLICIES
The following goals and policies are established direct future land use planning decisions within the City of Grand Terrace:

Goal 2.1. Provide for balanced growth which seeks to provide a wide range of employment and housing opportunities and maintenance of a healthy, diversified community.

Policy 2.1.1: Implementation of general
plan goals shall be
reviewed every five years
with the first review
occurring one year after
adoption of the General
Plan. This will include an
assessment of the
relationship between
general plan land use
designations and existing
land uses at the time of the
review as well as growth
patterns in surrounding communities.

Policy 2.1.2: The City will establish a formal liaison with adjacent jurisdictions, i.e. Riverside and San Bernardino Counties and the Cities of San Bernardino and Colton, for the purpose of evaluating the effects of each jurisdiction’s land use planning activities on contiguous areas.

Policy 2.1.3: Grand Terrace’s potential role within the regional market area will be reviewed every 2 ½ years as an integral part of the General Plan.

Policy 2.1.4: The supply of vacant land and underutilized lands within the City shall be reviewed every 2 years to consider changes in zoning in support of General Plan goals.

Policy 2.1.5: Enhancement of the City’s image shall be undertaken by the establishment of City entrances and development of unified streetscapes.

Policy 2.1.6: Mixed use development which can demonstrate superior use of land, more efficient utilitization of public facilities, and more effective conservation of natural resources shall be strongly encouraged by the City of Grand Terrace.

Land Use Element
Grand Terrace General Plan II-7 Adopted April 27, 2010
Resolution No. 2010-10
Policy 2.1.7: The City shall continually refine population growth forecasts to insure adequate planning for anticipated increased levels of sewerage, water and other necessary community services.

Goal 2.2 Preserve and enhance the quality and character of the City’s residential neighborhoods.

Policy 2.2.1: Any development occurring within the Hillside residential designation shall be required to prepare a Specific Plan.

Policy 2.2.2: All residential developments shall comply with the goals and policies of the Housing Element of the General Plan.

Goal 2.3 Provide a wide range of retail and service commercial opportunities designed to meet the needs of the City’s residents, businesses, and visitors while also providing employment opportunities.

Policy 2.3.1: Commercially designated freeway frontage south of Barton Road, shall be developed under a Specific Plan to ensure a comprehensive commercial development pattern that will serve as a scenic entry into the City.

Policy 2.3.2: Maintenance and continued development of Grand Terrace’s established commercial areas, as an encouragement of new commercial development.

Policy 2.3.3: Additional freeway service-oriented commercial uses shall be encouraged.

Policy 2.3.4: Commercial areas along Barton Road shall be designated in a manner that discourages “strip commercial” type development.

Policy 2.3.5: Measures to reduce potential land use incompatibility between commercially designated areas and all other plan areas will be given special consideration. Specific features could include increased setbacks, walls, berms, and landscaping.

Goal 2.4: Provide for a mix of attractive industrial land uses designed to generate employment opportunities.

Policy 2.4.1: The City shall promote the development of employment generating, light, nonpolluting industry, within the present land use pattern.

Policy 2.4.2: The City shall promote the development of light, non-polluting industrial uses within the City.

Policy 2.4.3: Whenever feasible, industrially designated areas shall be master planned to provide an “industrial park” character.

Land Use Element
Grand Terrace General Plan II-8 Adopted April 27, 2010
Resolution No. 2010-10
Policy 2.4.4: Buffering to prevent potential land use incompatibilities between industrial areas and other areas shall be given special consideration. Specific features could include increased setbacks, walls, berms, and landscaping.

Policy 2.4.5: The City’s Redevelopment Agency shall assist in the consolidation and assemblage of properties to assure adequate sized quality development with areas designated as light industrial.

Goal 2.5 Provide for the preservation of natural resources and open space.

Policy 2.5.1 All areas of Blue Mountain above elevation 1,450 feet above sea level shall be maintained as open space. Consideration shall be given to the maintenance of existing communications towers.

Policy 2.5.2 Areas designated as Open Space shall be preserved to provide long term recreation opportunities as well as the preservation of scenic and environmental resources and the protection of public health and safety.

Policy 2.5.3 Energy efficiency shall be encouraged in all future development.

Land Use Element
Grand Terrace General Plan II-9 Adopted April 27, 2010
Resolution No. 2010-10

2.4 LAND USE PLAN

2.4.1 Land Use Map
As required by State law, the General Plan must identify land use designations and permitted development intensities. General plans must also provide a diagram indicating the locations of each land use type. These components are included in this section of the Land Use Element.

Exhibit 2-2 presents the Land Use Map that identifies the specific land use designation of individual parcels throughout the City. Table 2.2 provides a general breakdown of acreage by land use designation and its percentage of total area within the City.

Table 2.2
General Plan Acreage By Land Use Category
Land Use Category Acres % of Total
Hillside Low Density Residential 125.2115.3 6%5%
Low Density Residential 826.6901.2 36%40%
Medium Density Residential 144.1195.0 6%9%
Medium High Density Residential 6.86.0 0%<0.1%
High Density Residential 97.9 4%
General Commercial 85.9154.9 4%7%
Office Commercial 31.935.7 1%2%
Light Industrial 111.3107 5%4.7%
Floodplain Industrial 42.340.1 2%1.7%
Hillside Open Space 188.5189.1 8.0%
Mixed Use 93.5 4.2%
Public 161.3158.9 7%7.0%
The Gateway at Grand Terrace
Specific Plan 103.1 5%
Street & Railroad R/WStreets 345.9353.0 15%15.5%
Total 2,270.82,255.1 100%
Amended 5/22/2012, Resolution No. 2012-22
Amended 9/27/2016, Resolution No. 2016-37
Amended 4/14/2026, Resolution No. 2026-XX

Land Use Element
Grand Terrace General Plan II-10 Adopted April 27, 2010 Resolution No. 2010-10

Land Use Element
Grand Terrace General Plan II-11 Adopted April 27, 2010 Resolution No. 2010-10
Exhibit 2-2 – General Plan Land Use Map

Land Use Element
Grand Terrace General Plan II-12 Adopted April 27, 2010 Resolution No. 2010-10

2.4.2 Land Use Designations
Land use designations are provided in order to define the amount, type, and nature of future development that will be allowed in a given location in the City. The following section defines each land use designation shown on the Land Use Plan and provides its density range and general development standards required in accordance with State law.

Each land use designation is typically implemented by a defined set of zoning designations included in the City's Zoning Code. The Zoning Code contains detailed regulations relating to permitted and conditional uses allowed within each zone, site development standards, and performance criteria that serve to implement the goals and policies of the General Plan.

Table 2.3 provides a description of each land use designation of the Land Use Plan.

Land Use Element
Grand Terrace General Plan II-13 Adopted April 27, 2010 Resolution No. 2010-10
Table 2.3
City of Grand Terrace
General Plan Land Use Designations
Land Use Designation Purpose of Land Use

RESIDENTIAL
Hillside Low Density Residential The hillside areas of Blue Mountain located at the far eastern edge of (HLDR) the City are considered a natural resource that requires special Maximum Density – 1 dwelling consideration to protect the scenic views and environmental unit per gross acre resources of the mountain. Any development proposed within the Hillside designation will require special evaluation of all environmental issues and must include provisions for the protection of all natural resources within the area. Properties within the designated areas must demonstrate that building pads and streets can be graded with minimal impact to the hillside and views, and that adequate utilities and public services, including drainage, domestic water, sanitary sewer, fire protection can be provided. Proposed developments within this area shall be required to prepare a Specific Plan. Clustered development that protects sensitive slopes and natural resources shall be strongly encouraged.

Low Density Residential (LDR) The Low Density Residential designation limits land uses to single Density Range - 0 to 5 dwelling family detached residential units and mobile homes subject to the units per gross acre applicable General Plan policies and Zoning Code provisions. This designation encompasses the majority of property within the City and is largely associated with existing housing developments throughout the City.

Medium Density Residential The Medium Density Residential designation include both single (MDR) family detached and multiple family attached developments.

Density Range – 6 to 12 dwelling Permitted uses within these areas may include small lot single family units per gross acre. developments or attached multi-family developments including townhomes, condominiums, and apartments. Mobile home
developments are also permitted.

A density bonus may be applied to a project pursuant to the density bonus provisions of Chapter 4.3 of the California Government Code, or pursuant to an approved Planned Residential Development application up to a 20% density bonus may be granted.

Medium High Density The Medium High Density Residential designation is reserved for Residential (MHDR) multiple family development, with an emphasis on affordable Maximum Density - 20 dwelling housing projects. This designation may also be applied as an overlay units per gross acre to another land use designation to allow multi-family development at a density of 20 to 24 units/acre as an optional alternative to the base land use designation.

A density bonus may be applied to a project pursuant to the density bonus provisions of Chapter 4.3 of the California Government Code, or pursuant to an approved Planned Residential Development application for up to a 20% density bonus.

Land Use Element
Grand Terrace General Plan II-14 Adopted April 27, 2010 Resolution No. 2010-10
Table 2.3
City of Grand Terrace
General Plan Land Use Designations
Land Use Designation Purpose of Land Use
High Density Residential (HDR)
Density Range – 20 to 40 dwelling
units per gross acre
The High Density Residential designation is reserved for multi-family development, with an emphasis on affordable housing projects.

Permitted uses within these areas may include garden-style apartments, courtyard buildings, townhomes, multiplexes, and other multiple family housing types. Single-family residential development or any residential development at a density less than twenty (20) dwelling units per acre is prohibited.

A density bonus may be applied to a project pursuant to the density bonus provisions of Chapter 4.3 of the California Government Code, or, pursuant to an approved Planned Residential Development application, up to a 20% density bonus may be granted.

COMMERCIAL
General Commercial (GC) This designation is primarily located along Barton Road and near the I-215 Freeway. It provides for general commercial uses to serve the retail and service needs of the community.

Office Commercial (OC) Office commercial uses are used as a buffer between residential areas and general commercial areas. The properties designated for Office Commercial uses are primarily located along Barton Road east of Mount Vernon Avenue and north of Barton Road west of Mount Vernon Avenue.

Permitted uses may include office/administrative uses and support retail and service commercial uses

INDUSTRIAL
Light Industrial (LI) Permitted uses for properties designated as Light Industrial include those uses that can be made compatible with other surrounding uses within the City regarding noise, dust, odors, vibration, glare, air quality, traffic, aesthetics, and hazardous materials. Typical uses may include light manufacturing and assembly, small scale warehousing and distribution, research and development, and administrative and service types of uses.

Floodplain Industrial (FI) Properties designated with the Floodplain Industrial designation experience the potential for severe flooding resulting from their proximity to the Santa Ana River. Properties within this designation are planned for ultimate development as light industrial, non-polluting uses similar to the Light Industrial designation. Proposed developments must demonstrate that adequate measures can be implemented to ensure that the proposed use is effectively protected from identified flood hazards.

Presently, parcels within this area are largely undeveloped or developed as rural residential land uses. It is anticipated that buildout of this area will occur over a long period of time. During this buildout period, existing residential uses shall be permitted and regulated under the requirements of the Low Density Residential land use designation.

Land Use Element
Grand Terrace General Plan II-15 Adopted April 27, 2010 Resolution No. 2010-10
Table 2.3
City of Grand Terrace
General Plan Land Use Designations
Land Use Designation Purpose of Land Use
Light agricultural uses shall be permitted including the keeping of animals with the approval of an Agricultural Overlay
zoning designation.

INSTITUTIONAL
Public (P) Public uses may include schools, parks, the City Hall, City maintenance facilities and facilities owned and operated by public utilities.

OPEN SPACE
Hillside Open Space (OS) Properties designated as Hillside Open Space are those that should not be developed as urban land uses due to environmental resources, environmental constraints or scenic resources. These are primarily located along the western and northern slopes of Blue Mountain.

Properties designated as Hillside Open Space shall be retained in their natural condition and used as either natural open space or parkland.

They may be either publicly or privately owned.

MIXED USE
Mixed Use (MU) Properties designated as mixed use are intended to be developed with multiple uses on a single site. This may include residential, commercial, business park, open space, and recreational uses.

Compatible uses may be placed horizontally or vertically on the site.

All Mixed Use projects shall be required to submit a Specific Plan or Planned Development that demonstrates compatibility between the proposed uses as well as buffering from adjacent properties, if warranted. Densities may not exceed those of the residential, commercial and industrial designations of the General Plan and zoning.

Amended 5/22/2012, Resolution No. 2012-22
Amended 9/27/2016, Resolution No. 2016-37
Amended 4/14/2026, Resolution No. 2026-XX

Land Use Element
Grand Terrace General Plan II-16 Adopted April 27, 2010 Resolution No. 2010-10

2.4.3 Buildout Analysis
Table 2.4 presents an analysis of residentially designated land and the total number of estimated dwelling units and population at ultimate buildout. As illustrated, at ultimate development of the residential component of the Plan, the City population is estimated to be approximately 15,747.

These estimates are based upon the total acreage by land use type, an average probable density in dwelling units per acre, and the City’s current average population per household. The analysis also assumes that certain properties with higher density designations that are currently underutilized would be redeveloped to the average designation’s density.

Non-residential land uses comprise approximately 2741 percent of all land within the City and include employee generating commercial and industrial property as well as open space lands.

Table 2.5 summarizes the build out of non-residential uses and their potential employment generation. As illustrated, at buildout, a total approximately 11,450 jobs may be available within the City.

Table 2.4
Residential Buildout Calculations
Land Use Designation
Probable
Avg.

Density Acres
Dwelling
Units
Persons /
Household
Estimated
Population
Low Density/Hillside 0.7 du/ac 125.2155.3 88109 2.83 249308 Low Density 3.6 du/ac 826.6885.2 2,9763,183 2.83 8,4229,008 Medium Density 11 du/ac 144.1181.2 1,5851,993 2.83 4,4865,640 Medium High Density 20 du/ac 6.811.6 136230 1.20/2.83+ 385455+ Mixed UseHigh Density 2812 du/ac 97.914.6* 2,741175 2.83 7,757495 Total 1,200.71,246.8 7,5265,690 21,29915,906
Amended 5/22/2012, Resolution No. 2012-22
Amended 9/27/2016, Resolution No.

Amended 4/14/2026, Resolution No. 2026-XX
*Assumes that 15% of the mixed use area is residential. +Includes existing senior housing in persons per household and estimated population calculations.

Table 2.5
Non-Residential Buildout Estimates
Land Use
Designation
Probable
Density
(FAR) Acres Square Feet
Square Feet/
Employee
Estimated
Employment
General Commercial 0.35 85.988.4 1,309,6311,347,764 500 2,6192,695 Office Commercial 0.35 31.932.9 486,347501,593 250 1,9452,006 Mixed Use 0.35 78.9* 1,202,909 500 2,405
Light Industrial 0.30 111.3107 1,454,4681,398,276 1,000 1,4541,398 Floodplain Industrial 0.30 42.340.1 552,776524,027 1,000 552524 Public 0.35 161.3158.9 2,459,1792,422,589 1,000 2,4592,422 Open Space N/A 188.5189.1 N/A N/A N/A
Total 621.2495.1 6,262,4017,397,158 9,02911,450
*Assumes that 85% of the mixed use area is commercial or business uses.

Land Use Element
Grand Terrace General Plan II-17 Adopted April 27, 2010 Resolution No. 2010-10

2.5 IMPLEMENTATION PROGRAM
Table 2.6 presents the implementation plan designed to implement the policies of the Land Use Element. One or more implementation programs are provided for each policy. The implementation programs identify:
• The individual policy and proposed action,
• Its relationship to specific projects or overall City policy, • Primary and secondary responsibility for implementation, • Potential funding sources, and
• Implementation priority.

Land Use Element
Grand Terrace General Plan II-18 Adopted April 27, 2010 Resolution No. 2010-10
The General Plan Implementation Program is presented in a table format. Each policy of the General Plan is presented with the following information:
• Policy Number: Shows each policy number by General Plan Element.
• Action Type: Indicates whether the policy is project review specific or requires other administrative of judicial
actions.
• Policy Action: Describes the policy and proposed actions for its implementation.
• Primary Responsibility: Indicates what agency is primarily responsible for implementation of the proposed action.
• Support Responsibility: Indicates what agencies are responsible for supporting the primary agency.
• Funding Source: Indicates the general sources of funding for the implementation action.
• Priority: Indicates the level of priority given to the implementation action.

The following codes are used throughout the Implementation Program table:

Table 2.6
Implementation Table Codes
Code Definition
Responsible Agencies
SOC State of California
CA City Attorney
CC City Council
COC City of Colton
COSB County of San Bernardino
CD Community Development Department
CJUSD Colton Joint Unified School District
CM City Manager
CRA Community Redevelopment Agency
CS Community Services Department
ENG City Engineer
FCD County Flood Control District
FD Fire Department
FIN Finance Department
GTF Grand Terrace Foundation
PW Public Works/Building & Safety Department
RHWC Riverside Highland Water Company

Land Use Element
Grand Terrace General Plan II-19 Adopted April 27, 2010 Resolution No. 2010-10
SANBAG San Bernardino Association of Governments
SCAG Southern California Association of Governments
SD Sheriff’s Department
US United States Federal Government
Funding Sources
CFD Community Facilities District
FG Federal Grants
GF City General Fund
ISF Impact/Service Fee
LMD Landscape Maintenance District
PP Public/Private Partnership
RDA Redevelopment Agency
SG State Grants
UAF User/Application Fees
Priorities
1 Current. Action already implemented.
2 Urgent. Action should be undertaken within the next
fiscal year. It is either required by law or is critical to the City.
3 Important. Action should be taken in the
near future. It may be necessary for the
completion of other actions.
4 Ongoing. Action is continuous or is the continuation of an existing action or program. It requires no further
action to implement.
5 Desirable. Action would benefit the community, but
does not require short term implementation or may
require other actions to be taken first.
6 Optional. Action has a relatively low priority, but is desirable. It is not critical to other actions.

Land Use Element
Grand Terrace General Plan II-20 Adopted April 27, 2010 Resolution No. 2010-10
Policy
Project Review
InitiativePrimary ResponsibilitySupport ResponsibilityFunding Source Priority
Policy/Action
Land Use Element
Goal 2.1: Provide for balanced growth which seeks to provide a wide range of employment and housing opportunities and maintenance of a healthy, diversified community.

2.1.1 X Implementation of General Plan goals shall be reviewed every five years with the first review occurring one year after adoption of the General Plan. This will include an assessment of the relationship between General Plan land use designations and existing land uses at the time of the review as well as growth patterns in surrounding communities. a. Conduct an evaluation of the current General Plan and revise the Plan as CD PW, CA GF 4 necessary.

2.1.2 X The City will establish a formal liaison with adjacent jurisdictions, i.e. Riverside and San Bernardino Counties and the Cities of San Bernardino and Colton, for the purpose of evaluating the effects of each jurisdiction’s land use planning activities on contiguous areas.
a. Contact all surrounding jurisdictions to acquire copies of their General Plans. CD PW GF 4 Review the Plans for consistency with the City’s. Request that the City be included in the review of any General Plan Amendments.
b. Contact surrounding jurisdictions to have the City placed on their transmittal lists CD PW GF 4 for project review. Review adjacent projects for compatibility with the City’s General Plan and identify potential impacts to the City.

2.1.3 X Grand Terrace’s potential role within the regional market area will be reviewed every 2 ½ years as an integral part of the General Plan.
a. Conduct an evaluation of the City’s role in the regional market area for submittal CD CM GF 5 and review by the City Council.

2.1.4 X The supply of vacant land and underutilized lands within the City shall be reviewed every 2 ½ years to consider changes in zoning in support of General Plan goals. a. Conduct a survey of vacant and underutilized lands. Where appropriate, CD --- GF 5 proposed changes to a specific property’s General Plan designation and/or zoning shall submitted to the Planning Commission and City Council for appropriate action.

Land Use Element
Grand Terrace General Plan II-21 Adopted April 27, 2010 Resolution No. 2010-10
Policy
Project Review
InitiativePrimary ResponsibilitySupport ResponsibilityFunding Source Priority
Policy/Action

2.1.5 Enhancement of the City’s image shall be undertaken by the establishment of City entrances and development of unified streetscapes.
a. Identify entrances to the City that are under-landscaped. Submit proposed CD PW, CD GF, FG, SG, 4 landscape plans to the Planning Commission and City Council for review. Prepare LMD, ISF, plans for approved concepts and install new landscaping, as funding becomes PP available.

2.1.6 X Mixed use development which can demonstrate superior use of land, more efficient utilitization of public facilities, and more effective conservation of natural resources shall be strongly encouraged by the City of Grand Terrace.
a. Review new development on a project-by-project basis for implementation of CD PW GF 1 mixed use development concepts.

2.1.7 The City shall continually refine population growth forecasts to insure adequate planning for anticipated increased levels of sewerage, water and other necessary community services.
a. Acquire updated population information through the State, SCAG, and SANBAG. CD PW, SCAG, GF 4 SANBAG
Goal 2.2: Preserve and enhance the quality and character of the City’s residential neighborhoods.

2.2.1 X Any development occurring within the Hillside Residential designation shall be required to prepare a Specific Plan.
a. Enforce the current requirement for the preparation of a Specific Plan for any CD CA GF 1 development proposed in areas designated as Hillside Residential.

2.2.2 X All residential developments shall comply with the goals and policies of the Housing Element of the General Plan.
a. Review all proposed residential projects for consistency to the General Plan CD --- GF 4 Housing Element.

Land Use Element
Grand Terrace General Plan II-22 Adopted April 27, 2010 Resolution No. 2010-10
Policy
Project Review
InitiativePrimary ResponsibilitySupport ResponsibilityFunding Source Priority
Policy/Action
Goal 2.3: Provide a wide range of retail and service commercial opportunities designed to meet the needs of the City’s residents, businesses, and visitors while also providing employment opportunities.

2.3.1 X Commercially designated freeway frontage shall be master planned to ensure a comprehensive commercial development pattern that will serve as a scenic entry into the City.
a. Require that all commercial projects along the I-215 freeway are developed under C
D --- GF, RDA, 1
a master plan concept. UAF

2.3.2 X Maintenance and continued development of Grand Terrace’s established commercial areas, as an encouragement of new commercial development. a. The City shall develop a program to support the renovation and improvement of C
D CS, PW, CM SG, GF, FG, 3
existing commercial areas. RDA, PP

2.3.3 X X Additional freeway service-oriented commercial uses shall be encouraged. a. Promote the development of freeway-oriented land uses south of Barton Road and C
D CS, CM GF, UAF, 1
east of I-215. PP, RDA
b. Develop an economic development program designed to attract freeway-oriented C
D CS, CM RDA, 1
commercial land uses to the City.

2.3.4 X X Commercial areas along Barton Road shall be designated in a manner that discourages “strip commercial” type development.
a. All new commercial projects along Barton Road shall be reviewed in compliance C
D PW GF 4
with the Barton Road Specific Plan to discourage “strip commercial” development concepts.

2.3.5 X X Measures to reduce potential land use incompatibility between commercially designated areas and all other plan areas will be given special consideration. Specific features could include increased setbacks, walls, berms, and landscaping. a. Review and modify the Zoning Ordinance to provide requirements for buffering C
D PW, CA GF 4
between commercial and residential land uses.

Land Use Element
Grand Terrace General Plan II-23 Adopted April 27, 2010 Resolution No. 2010-10
Policy
Project Review
InitiativePrimary ResponsibilitySupport ResponsibilityFunding Source Priority
Policy/Action
Goal 2.4: Provide for a mix of attractive industrial land uses designed to generate employment opportunities

2.4.1 X The City shall promote the development of employment generating, light, non-polluting industry with the present land use pattern.
a. Identify potential industrial sites. Market the sites through City-sponsored CD CM, RDA GF, RDA 4 economic development programs using multi-media sources including the City Website, television, and written materials.

2.4.2 X The City shall promote the development of light non-polluting industrial uses within the City.
a. Develop a marketing program for the development of industrial areas along and CD CM, RDA GF, RDA 5 west of I-215.

2.4.3 X Whenever feasible, industrially designated areas shall be master planned to provide an “industrial park” character.
a. When industrial projects are proposed, they will be evaluated for their potential to CD PW GF 1 be included in an overall master plan with other adjacent industrial properties.

2.4.4 Buffering to prevent potential land use incompatibilities between industrial areas and other areas shall be given special consideration. Specific features could include increased setbacks, walls, berms, and landscaping. a. Review the Zoning Ordinance and establish buffer guidelines for industrial areas CD PW GF 3 adjacent to more sensitive land uses.

2.4.5 The City’s Redevelopment Agency shall assist in the consolidation and assemblage of properties to assure adequate sized quality development with areas designated as light industrial.
a. Identify potential industrial sites and determine whether they warrant RDA RDA CD, CM RDA 6 participation based upon available RDA funding.

Goal 2.5: Provide for the preservation of natural resources and open space.

2.5.1 All areas of Blue Mountain above elevation 1,450 feet above sea level shall be maintained as open space. Consideration shall be given to the maintenance of existing

Land Use Element
Grand Terrace General Plan II-24 Adopted April 27, 2010 Resolution No. 2010-10
Policy
Project Review
InitiativePrimary ResponsibilitySupport ResponsibilityFunding Source Priority
Policy/Action
communications towers.
a. Review the Zoning Ordinance and establish requirements for the preservation of CD CA GF 3 Blue Mountain as open space above the elevation 1,450.

2.5.2 X X Areas designated as Open Space shall be preserved to provide long-term recreation opportunities as well as the preservation of scenic and environmental resources and the protection of public health and safety.
a. Work with the Grand Terrace Foundation and Friends of Blue Mountain to CD CS, CM FG, SG, ISF, 3 identify potential properties for acquisition as public open space. PP b. Review projects on or adjacent to Blue Mountain and condition them, where CD CM GF 4 appropriate, to dedicate property as public open space.

2.5.3 X X Energy efficiency shall be encouraged in all future development. a. The City shall develop energy conservation policies and guidelines to be used in the CD PW, CA GF, SG, FG, 3 review of all new development proposals. PP

°
DRAFT City of Grand Terrace Land Use Map
0 0.5 1
Miles
Legend
Low Density Residential
Medium Density Residential
Medium/High Density
Residential
High Density Residential
Hillside Low Density
Residential
Office Commercial
General Commercial
Industrial
Floodplain Industrial
Public
Hillside Open Space
The Gateway at Grand
Terrace Specific Plan (GSP)

March 2, 2026
Housing Element
VIII-202
Grand Terrace General Plan Draft | May 2024
APPENDIX A: RHNA SITES INVENTORY MAP

01247.0001 2147988.1

SUPPLEMENTAL REPORT

I. INTRODUCTION
This attachment is intended to provide additional background information regarding the Housing Element rezoning program, including the purpose of the rezoning effort, Housing Element requirements, long-term development assumptions, theoretical buildout capacity, and future project-level review requirements.

The information summarized below is derived from the City’s adopted 2021–2029 Housing Element and related planning documents.

II. GENERAL PLAN AND HOUSING ELEMENT FRAMEWORK
The General Plan serves as the City’s long-term policy framework and establishes a community vision for future growth, development, infrastructure, and quality of life over an approximately 20-year planning horizon. Often referred to as the City’s “constitution,” the General Plan provides the roadmap that guides decisions related to land use, housing, circulation, public services, sustainability, economic development, infrastructure, parks and open space, and the overall health and well-being of the community.

The Housing Element is one of the required elements of the General Plan under State law and is intended to ensure the City plans for its share of regional housing needs while balancing community objectives and local planning priorities. The adopted Housing Element states that the Land Use Element establishes the location, type, intensity, and distribution of land uses throughout the City, while zoning regulations serve as one of the primary tools used to implement the General Plan and shape future development patterns.

The General Plan and its implementing zoning regulations are intended to guide longterm decisions regarding growth patterns, infrastructure investment, housing opportunities, mobility, public safety, sustainability, and neighborhood compatibility. Key planning considerations include roadway networks, sidewalks, water and sewer infrastructure, drainage, parks, public facilities, and the relationship between residential, commercial, and industrial land uses.

Due to State Housing Element deadlines and statutory compliance requirements, the proposed rezoning program was pursued prior to a comprehensive update of the City’s General Plan. A future General Plan update would provide the opportunity for a broader community planning process to revisit land use policies, housing distribution, infrastructure planning, sustainability goals, and long-term development strategies, including consideration of whether housing density should be redistributed to other areas of the City through additional public outreach and community engagement.

III. HOUSING ELEMENT AND REZONING PURPOSE

01247.0001 2147988.1
The proposed amendments are required to address a shortfall of available housing sites and to demonstrate that the City has adequate capacity to accommodate its Regional Housing Needs Allocation (RHNA). The rezoning ensures consistency with State Housing Element law by providing sufficient sites at appropriate densities, including sites that allow for by-right residential development when affordability requirements are met.

The City’s adopted 2021–2029 Housing Element identifies a RHNA obligation of 630 housing units during the current planning cycle. The RHNA is assigned by the Southern California Association of Governments (SCAG) pursuant to State Housing Element law. The Housing Element states that the RHNA “does not encourage or promote growth, but rather assigns a regional ‘fair share’ amount of overall housing demand that each community must accommodate and plan for.”
The proposed rezoning establishes the zoning capacity necessary to demonstrate compliance with State Housing Element law and maintain a certified Housing Element. In addition to meeting current State requirements, the proposed rezoning increases overall housing capacity beyond the City’s RHNA to provide a buffer for future Housing Element compliance and help position the City for the upcoming 7th Cycle Housing Element update.

The proposed amendments also include updates to zoning regulations addressing nonconforming uses and structures to improve consistency and compatibility with existing residential development patterns.

IV. THEORETICAL BUILDOUT VS. EXPECTED DEVELOPMENT
The proposed rezoning establishes long-term theoretical development capacity and does not represent anticipated near-term buildout of all rezoned properties.

The maximum theoretical buildout under the proposed rezoning is approximately 3,600 net additional dwelling units if all 97 acres proposed for rezoning were developed at the maximum density of 40 dwelling units per acre and existing residential units were removed. This represents a theoretical planning scenario used for zoning capacity analysis and does not reflect expected real-world development conditions.

Actual residential development is influenced by many factors, including market demand, financing availability, infrastructure capacity, redevelopment feasibility, owner participation, environmental constraints, and economic conditions.

The City’s adopted Housing Element notes that development assumptions are adjusted to account for realistic market conditions and site constraints. For purposes of Housing Element planning, Grand Terrace utilized estimated development yields below maximum theoretical density to account for development feasibility, site-specific constraints, and regional absorption trends.

01247.0001 2147988.1
Historically, Grand Terrace has experienced relatively modest residential growth and housing production. According to the adopted Housing Element, the City added approximately 500 housing units over a 20-year period between 2000 and 2020, averaging approximately 25 units annually. In more recent years, the City has averaged substantially fewer new units annually.

Accordingly, the rezoning should not be interpreted as an expectation that all properties will immediately redevelop at maximum allowable density.

V. SCAG GROWTH PROJECTIONS AND HOUSING ELEMENT ESTIMATED YIELDS The maximum theoretical buildout under the proposed rezoning is approximately 3,600 net additional dwelling units if all 97 acres proposed for rezoning were developed at the maximum density of 40 dwelling units per acre and existing residential units were removed. This represents a long-term theoretical buildout scenario and not an anticipated near-term development outcome.

For purposes of Housing Element planning, the City does not assume that all rezoned sites will develop at maximum allowable density. Instead, the City applies a projected development yield to account for factors such as site-specific constraints, existing development patterns, environmental limitations, market conditions, redevelopment feasibility, and regional growth trends.

Based on historical development patterns and regional trends, the City assumed an estimated yield of approximately 70 percent of maximum allowable density on sites designated to accommodate the Regional Housing Needs Allocation (RHNA). Actual development yields may vary depending on the characteristics of individual sites and future market conditions.

The Southern California Association of Governments (SCAG) projects that Grand Terrace will grow from approximately 4,900 households to approximately 5,700 households by the year 2050, representing approximately 800 additional households over the next 24 years. This equates to an average growth rate of approximately 33 housing units annually.

The City’s RHNA allocation for the current 2021–2029 Housing Element planning period is 630 units over eight years, averaging approximately 79 units annually. However, Grand Terrace has historically experienced substantially lower levels of residential development, averaging fewer than 5 new residential units annually in recent years.

Accordingly, while the proposed rezoning establishes sufficient long-term housing capacity to comply with State Housing Element requirements, historical development trends indicate that actual residential construction is likely to occur incrementally over an extended period of time rather than through immediate full buildout of rezoned properties.

01247.0001 2147988.1
VI. RECENT DEVELOPMENT LAWS
Over the last several years, the California Legislature has adopted numerous housing laws intended to increase housing production and expand residential development opportunities within existing neighborhoods. Many of these laws significantly reduced local discretion over residential development and increased the theoretical number of dwelling units that may be constructed on residentially zoned property.

While these laws substantially increased potential residential capacity statewide, the actual rate of housing construction in many communities, including Grand Terrace, has remained significantly lower than the theoretical development potential created by the legislation. Actual development continues to depend on factors such as market demand, financing, infrastructure availability, construction costs, owner participation, and redevelopment feasibility.

Two of the most significant recent State housing laws affecting single-family residential neighborhoods are summarized below.

A. ADUs
Beginning in 2018, the California Legislature enacted a series of bills substantially expanding opportunities for Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling Units (JADUs). These laws significantly limited local discretion and expanded opportunities for additional residential units on residentially zoned property. • Senate Bill 1069 (Wieckowski, 2016);
• Assembly Bill 2299 (Bloom, 2016);
• Senate Bill 13 (Wieckowski, 2019);
• Assembly Bill 68 (Ting, 2019);
• Assembly Bill 881 (Bloom, 2019);
• Assembly Bill 587 (Friedman, 2019);
• Assembly Bill 670 (Friedman, 2019);
• Assembly Bill 671 (Friedman, 2019);
• Assembly Bill 3182 (Rivas, 2020);
• Senate Bill 897 (Wieckowski, 2022);
• Assembly Bill 2221 (Quirk-Silva, 2022); and
• Senate Bill 1211 (Skinner, 2024).

Collectively, these laws require ministerial approval of qualifying ADUs and JADUs, limit the ability of local agencies to impose development standards beyond Stateestablished limits, reduce parking requirements, allow ADUs within both single-family and multifamily residential zones, streamline permit processing timelines, and expand

01247.0001 2147988.1
opportunities for detached ADUs and conversion ADUs throughout residential neighborhoods.

These laws effectively doubled the potential number of dwelling units within many single-family residential neighborhoods throughout California.

Despite this significant increase in theoretical residential capacity, Grand Terrace has experienced relatively limited ADU construction activity. Through 2024, the City permitted a total of five (5) ADUs despite approximately 3,250 single-family residential lots potentially being eligible for additional residential units.

The five actual ADUs constructed represent less than 0.15 percent of the theoretical additional residential capacity created by recent State ADU legislation.

B. SB 9
Effective January 1, 2022, Senate Bill 9 (SB 9) requires ministerial approval of qualifying urban lot splits and two-unit residential developments within single-family residential zones. Under SB 9, local agencies must ministerially approve the subdivision of one single-family parcel into two parcels, development of up to two primary dwelling units on each parcel, and certain urban lot splits and duplex developments without discretionary review or public hearing. When combined with recent ADU laws, SB 9 effectively allows up to four residential units on many single-family residential properties statewide through combinations of duplexes and accessory dwelling units.

The passage of SB 9 theoretically increased the potential residential capacity of Grand Terrace’s single-family neighborhoods to allow approximately 9,750 additional dwelling units citywide. However, since SB 9 took effect in 2022, Grand Terrace has only received one (1) SB 9 application.

This demonstrates that the creation of additional zoning capacity and development rights does not necessarily result in immediate or widespread residential construction.

Actual development activity remains dependent on numerous factors, including property owner participation, financing, construction costs, market demand, infrastructure availability, and redevelopment feasibility. Similarly, the increased housing capacity associated with the proposed Housing Element rezoning does not necessarily mean that all rezoned properties will redevelop at maximum allowable densities.

VII. ENVIRONMENTAL IMPACT REPORT (EIR)
Rezoning actions that implement programs contained within an adopted Housing Element are exempt from the California Environmental Quality Act (CEQA) pursuant to Senate Bill 131 (SB 131). The proposed rezoning does not approve any specific development

01247.0001 2147988.1
project but instead establishes the framework and zoning capacity for future residential development.

Any future development proposal on a rezoned property would still go through separate project review and would need to comply with applicable development standards, building codes, infrastructure requirements, and environmental regulations. Depending on the type and size of the project, future environmental review may evaluate issues such as traffic, water and sewer service, drainage, water quality, air quality, greenhouse gas emissions, noise, public services, and impacts to cultural, historic, or environmental resources.

A future comprehensive General Plan update would also require preparation of a full Environmental Impact Report (EIR). Unlike the current rezoning effort, a General Plan EIR would evaluate broader citywide land use patterns and long-term buildout assumptions, including the potential environmental impacts associated with different land use designations, residential densities, infrastructure demands, circulation patterns, public services, and future growth scenarios throughout the City.

One benefit of a comprehensive General Plan EIR is that future development projects consistent with the land uses, densities, and development assumptions studied in the EIR could potentially rely on that prior environmental analysis. In many cases, future projects may only require a consistency review or supplemental analysis to confirm that the impacts were adequately evaluated in the General Plan EIR, rather than preparing a completely new environmental document for each individual project.

Under the City’s current framework, future residential projects are more likely to require project-by-project environmental review because a broader citywide General Plan EIR evaluating long-term buildout and land use assumptions has not yet been completed.

A future General Plan update would therefore provide the City an opportunity to more comprehensively evaluate long-term land use patterns, infrastructure planning, sustainability goals, and community development priorities through a broader public planning and environmental review process.

VIII. CONCLUSION
The proposed Housing Element rezoning program is intended to establish sufficient long-term housing capacity to maintain compliance with State Housing Element law and implement Program 1 of the City’s adopted 2021–2029 Housing Element. The rezoning establishes a planning framework and zoning capacity but does not require redevelopment of any specific property or guarantee that all rezoned sites will develop at maximum allowable density.

01247.0001 2147988.1
Historical development trends in Grand Terrace, along with recent experience under State ADU and SB 9 legislation, demonstrate that increases in theoretical housing capacity do not necessarily result in immediate or widespread residential construction. Actual development remains dependent on numerous factors, including market demand, infrastructure availability, financing, property owner participation, and redevelopment feasibility.

The Huntington Beach Pier on April 22, 2026. Credit: JAKE RANDAZZO, Voice of OC

HOUSING & HOMELESSNESS
Huntington Beach to Pay $50,000 a Month
Until They Get an Approved Housing Plan

BY NOAH BIESIADA
May 15, 2026
Why you can trust Voice of OC
Starting next month, Huntington Beach taxpayers will lose over $1,600 a day until city leaders get a state approved housing plan in place.
5/21/26, 10:18 AM Huntington Beach to Pay $50,000 a Month Until They Get an Approved Housing Plan https://voiceofoc.org/2026/05/huntington-beach-to-pay-50000-a-month-until-they-get-an-approved-housing-plan/ 1/3

The $50,000 monthly fine is slated to go into a state housing trust that could spur housing production in other cities.

The penalty comes after San Diego Superior Court Judge Katherine Bacal found city leaders have failed to implement a housing plan after a yearslong battle with state officials over whether they need to implement one at all.

Surf City has lost at every level of state and federal court after officials argued the municipality doesn’t have to follow state housing mandates because it’s a charter city. [Read: Huntington Beach Continues to Lose Lawsuits Arguing Charter City Rights] Now, the bill has come due.
“While the Court did not find the City’s arguments persuasive that no penalties should be imposed, the arguments do factor into determining the appropriate amount of penalties,” Bacal wrote in her minute order issued Thursday.

City officials didn’t return calls for comment.

Starting in June, the city will pay $50,000 per month “until the City cures the violation.” That money’s slated to go into the state’s Building Homes and Jobs Trust Fund, where it could help other cities build housing.
“This fund was created to streamline housing production, support affordable housing, increase home ownership opportunities, and provide other income-related housing grants and programs as specified,” reads a state summary of the fund. “Majority of funds to flow to local governments.” She also ordered the city to pay an additional $10,000 a month late fee to cover the months of January 2025 through May of this year, for a total of $160,000.

It’s the first time the city has faced a financial penalty for their refusal to adopt a housing plan after prosecutors from Attorney General Rob Bonta’s office repeatedly asked the court to sanction the city. 5/21/26, 10:18 AM Huntington Beach to Pay $50,000 a Month Until They Get an Approved Housing Plan https://voiceofoc.org/2026/05/huntington-beach-to-pay-50000-a-month-until-they-get-an-approved-housing-plan/ 2/3

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Huntington Beach leaders have been wrapped up in lawsuits with the state since 2023, when a then-newly elected city council majority swore their top priority was to fight against any new housing coming to Huntington Beach.
“This is one of the biggest threats facing our city,” said then-Councilman, now Mayor, Casey McKeon at the council’s Dec. 2022 meeting. “We have to fight this with every fiber of our being.” [Read: California’s Battle With Huntington Beach Over Housing Goals Heads To Court] Since 2021, the city has greenlit permits for around 1,500 new units of housing according to their disclosures.

In a statement Friday evening, Gov. Gavin Newsom and Attorney General Rob Bonta praised the court’s decision, noting it might mean the end of their yearslong legal battle over housing. “Citizens in this community should be appalled by their city leaders’ actions here which will cost them hundreds of thousands of dollars in penalties,” Newsom wrote. “No more excuses.” Bonta called it a “costly lesson.”
“Huntington Beach has obstinately and illegally refused to do its part to address our state’s housing crisis, and today, it’s paying for it,” Bonta wrote. “No city is above the law.” Noah Biesiada is a Voice of OC reporter. Contact him at [email protected]. 5/21/26, 10:18 AM Huntington Beach to Pay $50,000 a Month Until They Get an Approved Housing Plan https://voiceofoc.org/2026/05/huntington-beach-to-pay-50000-a-month-until-they-get-an-approved-housing-plan/ 3/3

AGENDA REPORT
MEETING DATE: May 26, 2026
TITLE: Policy Governing Remote Participation and Enhancement of Public Participation in City Council and Commission Meetings to implement Senate Bill No. 707
PRESENTED BY: Adrian R. Guerra, City Attorney
RECOMMENDATION: ADOPT THE ATTACHED RESOLUTION TO ADOPT A POLICY ENTITLED “POLICY GOVERNING REMOTE

PARTICIPATION AND ENHANCEMENT OF PUBLIC

PARTICIPATION IN CITY COUNCIL AND COMMISSION
MEETINGS” TO IMPLEMENT SENATE BILL NO. 707
2030 VISION STATEMENT:

This staff report supports City Council Goal #5, “Engage in Proactive Communication” by ensuring that the City is able to communicate and disseminate information to all members of the public.

BACKGROUND:

On October 3, 2025, Governor Newsom signed Senate Bill No. 707 (“SB 707”), which revises and updates the Ralph M. Brown Act’s open meeting laws to provide greater flexibility in teleconferencing and enhance accessibility requirements, including translation services in certain circumstances and real-time captioning. SB 707 requires the City Council to formally authorize teleconferencing for advisory bodies, including commissions, committees, and boards, through a resolution or policy, pursuant to California Government Code section 54953.8.6.

These new requirements build on the existing teleconferencing framework established under prior legislation, including Assembly Bills 361 and 2449. SB 707 takes effect on July 1, 2026, and will remain in effect until January 1, 2030. A draft policy, entitled “Policy Governing Remote Participation and Enhancement of Public Participation in City Council and Commission Meetings” is now presented to the City Council to implement Senate Bill No. 707.

It is important to note that SB 707 has new provisions applicable to all city councils and new provisions only applicable to an “eligible legislative body”, which is defined as “a city council of a city located in a county with a population of 600,000 or more”. Accordingly, the City will be subject to all provisions of SB 707, i.e. both the general provisions of SB