Location. The Village on the Green specific plan area (development name "Saratoga") is located at the northwestern intersection of Amelia Avenue and Route 66 (old Alosta Avenue), in the northeast area of the city. The 20.1-acre site is vacant and surrounded by a variety of urban and recreational development including commercial, industrial, golf course, a church and multi-family residential land uses.

Project Overview. The Village on the Green specific plan provides the city with a set of plans, regulations and guidelines to create a quality planned residential community through the orderly development of the site. The specific plan envisions the creation of an amenity- and family-oriented community that will provide a new mid-range residential housing opportunities in the city of Glendora.

The specific plan provides for a planned residential community of sixty-five single-family homes with a variety of residential products and architectural styles. The development will incorporate design concepts that recall the historic Glendora foothill character, featuring local architectural themes and materials, and the majority of existing oak and palm trees retained, transplanted, or replaced on site. Common park and landscape areas are provided within the site, with heavily planted landscape areas along Amelia Avenue and Route 66 (old Alosta Avenue).

The proposed plan implements the general plan's planned redevelopment designation by specifying permitted residential use on the site and establishing the allowable density.

Purpose of the Specific Plan. The purpose of the Village on the Green specific plan is to allow comprehensive development of the site while implementing the city of Glendora's general plan goals as they relate to development of the specific plan area. The specific plan is prepared pursuant to California Government Code Section 65450 et seq., as described in Section 21.09.010(F) of this chapter and the city of Glendora Municipal Code Section 21.06.060.

The specific plan serves as the direct link between the general plan's policies and the design of the proposed residential development project. The specific plan articulates planning considerations and imposes regulations and/or controls. It provides a comprehensive description of land use, circulation, infrastructure, site development standards, and implementation programs for owners, architects, developers, and builders in the preparation of detailed development proposals for city review and approval.

Specifically, the Village on the Green specific plan is designed to:

Relationship to the General Plan. The city of Glendora general plan land use element recognizes the use of specific plans to implement general plan policies.

"...Specific plans can relate to site and area conditions which may not be fully addressed by conventional zoning. Specific Plans are especially effective on sites with physical or locational constraints. Whereas zoning regulations must be applied broadly throughout the community, a specific plan can be designated to facilitate the development of a specific site while protecting particular features or conditions on or surrounding the site. The California Government Code allows specific plans to regulate site development including uses permitted, density, building placement and bulk, and the provision of open space, landscaping, streets, and utilities. These provisions allow greater flexibility than is possible with conventional zoning since conditions can be established based on a specific site with unique conditions. Consequently, requirements can vary from one parcel to another to achieve a coordinated development."*

* City of Glendora General Plan 1991—2010, p. 24.

Section 21.06.060 of the Glendora Municipal Code authorizes the development and administration of specific plans in accordance with the California Government Code and the city's general plan.

The general plan land use designation for the Village on the Green property is planned redevelopment (PR). As described in the general plan land use element:

The Planned Redevelopment designation is intended to provide a flexible method to develop land as a unit for various uses in redevelopment areas. This designation allows the use of the site planning techniques that are not possible through the literal interpretation of zoning and subdivision regulations. Uses may include residential, commercial, industrial, and mixed uses. Compatibility must be maintained between proposed uses and adjacent land uses.

The Village on the Green specific plan specifies single-family residential land use with a gross density of 3.2 du/acre, including shared parks and community open space. This density is significantly less than the adjacent Glendora Greens condominium project (8.3 du./acre) to the east of the site and the Wild Rose condominium project (11.2 du./acre) southeast of the site in the city of San Dimas.

Specification of residential development on the site is supported by a land use analysis prepared by Alfred Gobar Associates, which concluded that commercial light industrial and/or business office park uses permitted by the planned redevelopment (PR) land use designation are not economically feasible on the project site because of location, existing available space, city emphasis on the development of the Auto Center Drive, Lone Hill, and Gladstone commercial and business properties, and Glendora's low absorption rate for these uses. Historically, the city's general plan committee in 1992 recommended that the general plan be changed to allow residential development on the project site at a density of eleven to fifteen units/acre; the planning commission reviewed the committee's recommendation and in turn recommended a residential density of three to six units/acre. (Subsequently, the city council voted to retain existing zoning.)

Pursuant to California Government Code Section 65454, the Village on the Green specific plan provides regulations, guidelines and standards that are consistent with and implement the goals and policies of the city's general plan. In particular, the following general plan goals, objectives and policies are addressed:

California Environmental Quality Act Compliance. An Environmental Impact Report (EIR) was prepared in accordance with the California Environmental Quality Act (CEQA) and the city environmental reporting guidelines. The EIR will serve as the basis on which the environmental effects of implementing the specific plan can be ascertained. All subsequent approvals necessary to develop any property within the specific plan area must be consistent with the specific plan and be within the scope of the EIR. Additional environmental documentation may be required in the future if significant changes are found to have occurred pursuant to Sections 15162 and 15182 of the CEQA guidelines.

Authority and Scope. The Village on the Green specific plan has been prepared pursuant to the provisions of the California Government Code, Title 7, Division 1, Chapter 3, Article 8, Sections 65450 through 65457, and the city of Glendora Municipal Code.

Existing Land Use. The specific plan area consists of the original 17.2-acre Village on the Green specific plan area approved in December, 1999 (eastern portion of the specific plan area) plus the 2.9-acre Amendment area (vacant National Hot Rod Association parcel) added along the western boundary of the original specific plan area.

The 1999 specific plan area was vacant when approved and under construction during processing of the specific plan amendment ("Saratoga" development).

Before the 1999 specific plan approval, Route 66 (old Alosta Avenue) along the southern boundary of the site was improved with pavement and a public walkway, without curb and gutter, within the existing right-of-way. Amelia Avenue along the eastern boundary of the site was improved with pavement only within the existing right-of-way. Improvements to both roadways were completed before processing of the specific plan amendment.

The northern cul-de-sac shown on TTM 52483, the original specific plan area, was constructed prior to processing of the specific plan amendment. The cul-de-sac will be removed and related lot lines adjusted for the street extension.

Surrounding Land Uses. As shown in the annotated aerial photo, Exhibit 21.09.020-1, the project site is bounded by the Glendora Country Club to the north, Los Angeles County Fire Station No. 86 and the Glendora Greens 60-unit condominium development across Amelia Avenue to the east, the Church of the Latter Day Saints and a two-story office building to the west, and commercial development across Route 66 (old Alosta Avenue) to the south. The Wild Rose condominium development exists southeast of the site in the city of San Dimas.

All surrounding properties are developed.

Topography. On the eastern portion of the site, existing site topography (shown in Exhibits 21.09.020-1a and 21.09.020-1b Existing Topography), consists of a gentle slope from the southeast corner of the site at the intersection of Amelia Avenue and Route 66 (old Alosta Avenue) to the northwest, with an approximate ten-foot grade break/slope occurring east-west across the site. An existing storm drain under Amelia Avenue outlets to a natural drainage channel on the site which drains northwesterly to an inlet structure in the Glendora Country Club 5th fairway area. The inlet structure is inadequate to handle the existing storm water flows, thus causing annual flooding. A graded slope on-site along the southwestern property line drains into a planter along the adjacent Church of Later Day Saints parking lot to the west. Elevations ranger from approximately nine hundred ten feet above sea level at the northwest corner of the site to nine hundred fifty feet at the southeast corner of the property.

The western portion of the site (shown on Exhibit 21.09.020-1b) slopes generally from the south to the north with an elevation of nine hundred twenty three feet just inside of the church parking lot/property line to nine hundred two feet at the country club boundary.

Geology/Soils. The site is located between the San Gabriel and Chino Basins and between the San Dimas Wash and the Big Dalton Wash. The San Gabriel Mountains (Glendora Block) lie to the north and the San Jose Hills lie south of the project site. Holocene (within the last eleven thousand years) and Pleistocene (eleven thousand to one million eight hundred thousand years) Age alluvium underlie the site and surrounding developed area and is considered stable. The vegetation across the site is light to heavy and consists of grasses, weeds, and trees.

Seismicity. No faults, fissure or shear zones have been observed on the project site and no previously identified faults have been found to traverse the site. The site does not lie within an Alquist-Priolo Earthquake Fault Zone. The South Frontal Fault Zone lies approximately one thousand feet north of the project site. This fault is in part responsible for the uplift of the hills located approximately one thousand feet north of the property. This fault is not considered active since it is not zoned under the Alquist-Priolo Earthquake Fault Zoning Act. The Sierra-Madre Fault is located approximately two miles north of the project site and this fault is considered active.

Since there are no active faults on the site, the probability of hazards due to fault ground rupture is considered low. Due to the overall favorable geologic structure and topography of the area, the potential for earthquake-induced landslides or rockfalls is considered low. Due to a lack of shallow groundwater and the dense nature of the underlying soils, the possibility of hazards due to liquefaction is considered low.

Hydrology and Drainage. The 20.1-acre site drains gradually from southeast to northwest. The existing drainage pattern and flood hazard areas are shown in Exhibits 21.09.020-3a and 21.09.020-3b. A conceptual hydrology and drainage study is contained in Appendix C and Appendix H of this specific plan on file with the city clerk.

A natural drainage course crosses the northeast portion of the site. Surface flows on the site drain in a northerly direction toward the Glendora Country Club.

In addition to surface flows from the project site, the on-site natural drainage course conveys flows from a Los Angeles County maintained rectangular concrete open flood control channel (adjacent to the fire station on the east side of Amelia Avenue), that is a part of miscellaneous transfer drain (MTD) number 778. These flows are conveyed under Amelia Avenue via a concrete culvert box, into the on-site natural drainage course to an existing corrugated steel pipe inlet located on the south side of the fifth fairway of the Glendora Country Club. This inlet also receives some flows from the golf course (see Exhibits 21.09.020-4a and 21.09.020-4b, Conceptual Drainage Plan). This inlet is connected via the existing Inverness drain to an existing eighty-seven-inch diameter storm drain pipe located adjacent to the northwest corner of the specific plan area on the Glendora Country Club property, and known as MTD number 932. It lies within a County of Los Angeles twenty-seven-foot-wide storm drain easement. During low frequency storms, where high rainfall intensities occur, the flows through the on-site natural drainage course are too high to be intercepted by the inlet at the Glendora Country Club, and flooding of the fifth fairway and lake on the golf course occurs.

Natural Features. Live oak trees form the dominant natural site features. Native oaks, citrus and other trees indigenous to the area have been cleared from surrounding sites with development. Existing trees on-site have been mapped and identified, and are shown in Exhibits 21.09.020-5a and 21.09.020-5b, Existing Trees, detailed in Exhibit 21.09.020-6, Existing Trees Statistical Summary.

The San Gabriel Mountains form the scenic backdrop to the site and the dominant northerly view from the site along with views to the adjacent Glendora Country Club Golf Course.

Development Objectives and Goals. The objectives of the Village on the Green development plan are:

Public Benefits. The specific plan allows for deviations from city standards for single family residential development, in exchange for superior design elements which benefit the city and surrounding community. The proposed project offers the following design amenities:

Land Use Plan. The land use plan, Exhibit 21.09.030-1, indicates development of the site into residential lots within a new single-family SF-1 land use designation with standards set forth in Section 21.09.040 of this chapter. Lots are a minimum of ten thousand gross square feet, including private residential street area, and eight thousand net square feet, excluding private street area. In the specific plan amendment area (NHRA property) lots are a minimum of ten thousand gross square feet excluding the private street area. Shared community open space and parks are planned allowable uses within the residential land use area. Exhibit 21.09.030-2 is the statistical summary table for the land use plan.

Conceptual Site Plan. The Village on the Green is envisioned as a cohesive residential development designed with architecture reminiscent of that found historically in Glendora and the San Gabriel Valley foothill area. The project will utilize a variety of product types and sizes to create a unique character within the residential development. Exhibits 21.09.030-3a and 21.09.030-3b shows the conceptual site plan for the Village on the Green.

Gross lot sizes on this plan range from ten thousand square feet to over nineteen thousand square feet including private street area associated with each lot. Gross lot size in the specific plan amendment area (NHRA property) excludes the private street area to back of curb. Net lot sizes, excluding street easements, range from eight thousand three hundred to over fourteen thousand square feet.

The plan incorporates common park and open space areas including a Village Green park (open space lot "A") near the main project entry off Amelia Avenue, and a "tot lot" (open space lot "B") along the southern cul-de-sac (Street "E"). Existing oak trees will be preserved in place where possible. Healthy trees that have a six-inch or greater diameter at breast height will be relocated on site or replaced with new oak trees on an inch-by-inch basis in open space areas, landscape lots, interior slopes, and street frontages. Landscape lots will be provided along Amelia Avenue and Route 66 (old Alosta Avenue) behind the landscaped rights-of-way.

Circulation Plan. The conceptual circulation plan is shown in Exhibits 21.09.030-4a and 21.09.030-4b. The development will have its main entrance and exit off Amelia Avenue, with a secondary right-turn only exit onto Route 66 (old Alosta Avenue). Both the main entrance/exit and secondary exit will be secured and gated. Sight distance at each project egress will be reviewed with respect to Caltrans/city of Glendora clear site triangle standards at the time of preparation of final grading, landscape and street improvement plans. Traffic signing/striping will be implemented in conjunction with detailed construction plans for the project site. In addition, the project will participate in the phased construction of off-site traffic signals through the project's fair share percentage of total traffic.

Grading Concept. The grading concept for the Village on the Green is shown in Exhibits 21.09.030-6a and 21.09.030-6b. The conceptual grading design for this project is intended to:

Conceptual Drainage System. On-site storm drain facilities will be designed according to the conceptual hydrology study contained in Appendix C, of this specific plan and discussed further in Appendix D and Appendix H (on file with the city clerk).

The conceptual drainage plan, Exhibit 21.09.030-7 for the proposed project includes interior streets fully improved with curbs, gutters and sidewalks that will be used as mechanisms to convey interior runoff flows to catch basins and pipelines placed at strategic locations. Runoff from the proposed lots will drain to their adjoining local interior streets or to another acceptable drainage device such as a yard drain and pipe. Lateral collectors will connect to the proposed ninety-inch diameter storm drain main line which eventually connects to the Inverness Drain and Big Dalton Wash.

A portion of the back yards of lots adjacent to the golf course will drain under the community perimeter ornamental iron and masonry wall to a concrete swale that will be constructed inside the northerly property line of the project, directly adjacent to the golf course, and will be maintained by the HOA. An access agreement with the Glendora Country Club will be obtained for maintenance activities. The drainage swale will also accommodate minor existing surface flows from the golf course. The swale will convey flows to the existing drain inlet on the golf course property and a new catch basin. A drainage easement over the concrete swale will be prepared for these lots. The catch basin will drain to the ninety inch diameter main storm drain pipe via an eighteen-inch diameter pipe. Lots adjacent to the golf course in the specific plan amendment area (NHRA Property) will drain to a similar swale inside the perimeter wall to a new catch basin at the northwest corner of the property draining to the ninety-inch storm drain pipe.

Optional catch basin and pipe systems are described further in Appendix D on file with the city clerk. In order to preserve certain oak trees on the site, small yard drains will be installed to maintain existing drainage patterns adjacent to the trees.

Conceptual Water and Sewer System. The conceptual water and sewer plan for the specific plan area is depicted in Exhibit 21.09.030-8, and described in the following sections.

Public Facilities and Services.

Architectural Design Concept. Architectural design for Village on the Green will emphasize quality, diversity and timelessness. An assemblage of styles consistent with a "Historic Glendora Foothill" architectural theme is intended to develop a classic architectural image compatible with the existing and historic neighborhoods of Glendora. The architectural styles chosen for the specific plan area have evolved in the area since the turn of the century. Their inherent simplicity and sense of elegance has enabled these styles to remain popular over long periods of time, and are applicable in building the desired traditional community character.

Architectural styles including traditional, bungalow, and craftsman will create a diverse and interesting streetscape. Architectural design guidelines are included in Appendix A of this specific plan and present design elements and details of these styles. Quality materials and craftsmanship are a requirement, as well as detailing of all building elevations visible from streets and surrounding properties, including the Glendora Country Club golf course. A variety of floor plans and elevations, including one and two story buildings, will be required to create diversity within the proposed community.

Front and rear covered porches are encouraged. The specific plan regulations allow porch projections into front and rear yard setbacks in order to create a varied residential street frontage and low-profile interface with the streets and the golf course.

Landscape Concept. The community landscape concept for Village on the Green complements the traditional architecture styles chosen for the development, emphasizing a historic and indigenous theme. The conceptual landscape plan and the proposed community plant palette are shown in Exhibits 21.09.030-11a, 21.09.030-11b and 21.09.030-11-2, respectively.

Oak Tree Conservation. The Village on the Green site plan is designed to preserve as many "heritage" oak trees as possible by protecting trees in place, and relocating or replacing specimen trees on the site. All trees removed that are six-inch caliper or larger will be replaced on an inch-per-inch basis.

Trees to remain in place, to be relocated, and replacement trees are illustrated by the Tree Disbursement Plan and the Conceptual Tree Preservation, Relocation and Mitigation Plan, Exhibits 21.09.030-12-1a, 21.09.030-12-1b, 21.09.030-12-2a and 21.09.030-12-2b. In summary, approximately thirty-eight trees will remain in place, approximately thirty trees will be relocated on-site, and approximately forty-eight trees will be removed and replaced caliper inch-for-inch. Any trees scheduled to remain in place or to be relocated on site which do not survive to issuance of occupancy permit for the individual lot will also be replaced caliper inch-for-inch.

Guidelines shall be established to preserve oak trees on shared open space and private lots. A maintenance manual of the importance and the "how-to-care" for the oak trees shall be provided to the homeowners of Village on the Green. This oak tree conservation procedures manual is included in Appendix F of this specific plan (on file with the city clerk) and will be provided to the individual homeowners by the developer.

Purpose. The purpose of this section is to specify uses for the specific plan area as well as regulations for residential development. These regulations will serve as the primary mechanism for implementation of the land uses for the Village on the Green specific plan. The regulations contained herein provide an appropriate amount of flexibility to anticipate future needs and to achieve compatibility between land uses.

General Provisions. The following site planning standards apply to the entire specific plan area as noted.

Residential Development Regulations.

Common Open Space Lots and Parks. Common open space lots and parks are to be identified on a site development plan and will be maintained by a homeowner's association. The following uses are permitted within open space lots:

Oak Tree Preservation. A tree disbursement plan shall be prepared indicating trees proposed to be preserved, relocated or replaced on the subject site. All oak trees indicated to remain will be preserved in accordance with the procedures set forth in Appendix F (on file with the city clerk) of this specific plan.

Any healthy trees that have six-inch or greater diameter at breast height (dbh) and are not being preserved in place shall be either relocated on-site, or removed and replaced caliper inch-for-inch. Such trees shall be documented on a tree preservation, relocation and mitigation plan, submitted with a site development plan and subject to development plan review.

Any trees scheduled to remain in place or to be relocated on site which do not survive to issuance of occupancy permit for the individual lot will also be replaced caliper inch-for-inch.

Enforcement of Specific Plan. The Village on the Green specific plan, when adopted as a city ordinance, serves both as a planning and regulatory function. It is the vehicle by which the general plan is implemented on the project site. The specific plan also contains all applicable land use regulations, and will thus constitute the zoning for the Village on the Green property. In addition, general administration rules are specified to properly relate the specific plan to the provisions of the general plan.

Development will be implemented in conformance with the regulations and guidance contained within this specific plan. This section contains the procedures for administration of the provisions contained herein, as well as the conceptual phasing plan for development of the proposed site plan.

Implementation of the plan will be carried out by methods of site development plan review and Subdivision Map Act procedures.

Should future economic or development conditions make it desirable to amend this specific plan, the procedures described in Section 21.09.050(B) shall govern such amendments.

Amendments to Specific Plan.

Methods and Procedures for Implementation. A public hearing on all development plan applications shall be held in accordance with the provisions of this section of the specific plan. The planning commission may approve, modify, conditionally approve or deny said application. If there is a conflict found between this specific plan and the city's municipal codes, the contents of this specific plan shall prevail.

Subsequent Applications.

Other Permits and Discretionary Actions.

Phasing.

Financing and Maintenance of Improvements.