Glendora City Zoning Code
CHAPTER 21
13 MONROVIA NURSERY SPECIFIC PLAN
§ 21.13.010 Context.
A.
The city of Glendora has undertaken the lead role in preparing this specific plan for the eventual development of property commonly referred to as the "Monrovia Nursery." This property is located in west central Glendora on approximately 95 acres. This specific plan governs only the 95-acre property formerly occupied by the Monrovia Nursery operations. However in the course of implementation it is certain that some infrastructure improvements (circulation, drainage) will occur outside of the specific plan. The specific plan appears as two large undeveloped parcels, one on the north adjacent to Sierra Madre Avenue and one on the south adjacent to the Burlington Northern Santa Fe Railroad right-of-way. These are being referenced as specific plan - north and specific plan - south.
B.
The plan calls for the development of 124 minimum 20,000 square foot detached single-family residential lots; all lots will be served by public water, and sewer. All parcels will be accessed by public streets with the exception of five lots and an existing home at 1326 West Sierra Madre Avenue, which will be served by a private drive.
(Ord. 1944 §§ 1, 2 (Exh. A), 2011)
§ 21.13.020 The specific plan.
A specific plan was chosen for this project to provide a document that applies development requirements for the property that are not possible through the application of the city of Glendora Zoning Code alone. In general a specific plan provides the regulations for the construction of new homes, grading and access, open space, and a comprehensive infrastructure plan and utilizing development standards and guidelines attuned to the setting to assure that new development fits the community character. The development standards and guidelines contained herein govern placement, size, style, level of detail, landscaping and drainage. This specific plan also implements the city's general plan land use objectives. Development within the specific plan area will be subject to standards that are more specific than the requirements of the underlying E-7 20,000 zoning district (the specific plan area will be rezoned "specific plan").
(Ord. 1944 §§ 1, 2 (Exh. A), 2011)
§ 21.13.030 The neighborhood.
A.
Many neighborhoods in Glendora were developed with large subdivision tracts that included complete road networks, unified single-purpose land uses and functional comprehensive infrastructure. In contrast, the specific plan's foothill neighborhood evolved incrementally over several decades, by means of an assortment of tracts and individual home building actions. Many homes have evolved over time per a series of modifications. As a result the neighborhood exhibits vastly different looks across the landscape. In some cases, such as along Baldy Vista Avenue, the streetscape includes large homes with similar roof pitches and a limited range of exterior treatments, all set back identically. On the other hand, homes elsewhere in the neighborhood are often one-of-a-kind, with varying setbacks, styles, sizes, and details.
B.
The streetscapes are also markedly different. For instance, Baldy Vista Avenue has a generous pavement width and concrete curbs. On the other hand, Milton Drive in the same neighborhood narrows to nearly a single curb-less lane, with the homes displaying a range of sizes, styles and setbacks. Similarly the neighborhood along Yucca Ridge Road has a rural character and shares nearly no characteristics with Foxglove Court's residences of uniform vintage and similar design.
C.
Throughout all of this, the neighborhood has remained incomplete, always divided and interrupted by nearly 95 acres of nonresidential land use in the form of the Monrovia Nursery (the specific plan). Now that the nursery has ceased operations on this acreage it is vacant and the neighborhood has an opportunity to be completed.
D.
In response to the eclectic character of the neighborhood, this specific plan was tasked with providing standards and directives that assure compatibility within a diverse design setting while ensuring that city requirements for development and infrastructure are met. The attraction of this neighborhood lies in the range and variety of homes that display individual expression and largely recede into generously shaded home sites. This specific plan seeks to respect this character and fit within it. The following factors drove this specific plan:
1.
Infill in Character. The neighborhood is protective of the appeal of their community. The infill that is to occur in the specific plan will not be a jarring departure from the general character.
2.
Compatible Design. The city of Glendora and the neighborhood wanted to see development in the specific plan that is compatible and performs a transition between the current neighborhood, and new development.
3.
Non-Standardized Architecture. The neighborhood does not have a single consistent identifiable "architecture," therefore stock design standards that rely on specific architecture (e.g., "Mediterranean," "Craftsman," "American Farmhouse") were not applicable.
(Ord. 1944 §§ 1, 2 (Exh. A), 2011)
§ 21.13.040 Traffic concerns.
The neighborhood has been active in framing this process and helping this specific plan address their concerns. As in most public input undertakings, this process sorted through an array of concerns, ideas, suggestions, constraints and opportunities. As the process advanced, a balance was attained between individual desires, broader public policy and community building approaches. Consequently, though many ideas were incorporated, several demands were not included. For instance, many in the neighborhood initially opposed extending streets linking the northern specific plan area with the southern specific plan area due to concerns about traffic. For the most part concerns about traffic rested primarily on the possibility of passthrough traffic. And in response to this, previous concepts included no street connections between the north and south. It is worthy to note that current city of Glendora general plan policy no longer allows the extension of streets or completion of street links between the city of Glendora and other jurisdictions. Therefore, though previous concepts proposed a street link to Citrus Avenue within the city of Azusa, such a link is now prohibited. As a result, concerns about "cut-through" or non-neighborhood traffic are no longer valid. Instead, the specific plan proposes the extension of Baldy Vista Avenue, thus providing a route through the neighborhood between Sierra Madre Avenue and Barranca Avenue near the Burlington Northern Santa Fe Railroad crossing. An access point is proposed into the city of Azusa for pedestrians, bicycles and emergency vehicles, but not public vehicular traffic.
(Ord. 1944 §§ 1, 2 (Exh. A), 2011)
§ 21.13.050 The plan in brief.
A.
This specific plan proposes 124 detached single-family residential homes on lots of at least 20,000 square feet. Although this specific plan contains its own development standards, it closely follows the city of Glendora's E-7 20,000 zoning district (Glendora Municipal Code Section 21.04.010). This specific plan contains a set of grading, drainage, circulation and design guidelines created to result in new homes compatible with the existing neighborhood.
B.
This specific plan includes text and diagrams that specify the following in detail:
1.
The distribution, location, and extent of the land uses within the specific plan.
2.
The distribution, location of public and private circulation, sewage, water, drainage, and other essential facilities proposed to be located within the specific plan needed to support the land uses.
3.
Standards and criteria by which development will proceed.
4.
A program of implementation measures including regulations, programs, public works projects, and financing measures necessary to carry out the provisions of subsections (B)(1), (2) and (3) of this section.
5.
A statement of the relationship of the specific plan to the general plan.
Figure 1: Regional Location  |
§ 21.13.060 Planning approaches.
It is unusual for an established neighborhood to experience what has occurred in this community. The departure of the Monrovia Nursery operations from the neighborhood has opened up nearly 95 acres (the specific plan) of vacant land to redevelopment, presenting the opportunity to convert the property from nursery use to neighborhood homes.
A.
Planning Approach 1—Compatible Design. Create design regulations that result in new homes that are compatible with, but do not duplicate, the late 20th Century homes in the neighborhood.
B.
Planning Approach 2—Contemporary Standards. Produce design regulations that meet today's planning, energy, sustainability, engineering, and community-building standards.
(Ord. 1944 §§ 1, 2 (Exh. A), 2011)
§ 21.13.070 Goals.
The specific plan was charged with a set of goals that drove the plan and were the focus and purpose of the undertaking.
A.
Goal 1—Exhibit Respect for Existing Home Market Values. The specific plan had to account for the property values and property rights of the existing adjacent neighborhood.
B.
Goal 2—Create a Unified Community. The specific plan had to result in new development that will be physically and functionally harmonious with the existing neighborhood.
C.
Goal 3—Address Neighborhood Infrastructure. The specific plan had to address shortcomings within the broader neighborhood infrastructure:
1.
The lack of full vehicular circulation which impacts emergency (EMT, police, fire) response time and restricts emergency evacuation options.
2.
The existing poor drainage system that has resulted in problems during storm events.
3.
Water pressure and water availability improvements.
4.
Meeting "fuel modification" requirements to reduce fire hazards.
D.
Goal 4—Serve as a Basis for Future City Development Entitlements. The specific plan had to provide a development template for future developer-submitted entitlements including tentative maps, grading plans, infrastructure improvement plans, and private lot development plans.
E.
Goal 5—Create Market-Driven New Development. The specific plan had to contain regulations that result in homes that meet the demands of the marketplace and that make economic sense for the developers of the specific plan property.
(Ord. 1944 §§ 1, 2 (Exh. A), 2011)
§ 21.13.080 Plan elements.
A.
Plan Element 1—Zoning. Although the actual zoning for the specific plan area will be "SP" (specific plan), development will adhere to the provisions of the specific plan and also use the city of Glendora's E-7 20,000 zoning district standards as a guide.
B.
Plan Element 2—Circulation. Baldy Vista will be extended south and result in a connection between the north and south specific plan areas. No direct public street access from the specific plan into the city of Azusa is proposed.
C.
Plan Element 3—Drainage. Specific plan will account for existing drainage issues by proposing infrastructure improvements that will meet contemporary drainage standards.
D.
Plan Element 4—Grade Transitions. The grading approach within the specific plan area utilizes a series of intermediate stair-stepped terraces with associated slopes. The height differential/vertical separation between the existing adjacent residences and the proposed homesites has been designed to enhance privacy between new and existing residences.
E.
Plan Element 5—Building Height. Building height in the specific plan per the E-7 20,000 zoning district.
F.
Plan Element 6—Neighborhood Continuity and Integration. Specific plan development to be compatible with neighborhood character through the implementation of design guidelines.
G.
Plan Element 7—Annexation. Portions of the specific plan area that are unincorporated Los Angeles County parcels are to be annexed into city of Glendora prior to development.
H.
Plan Element 8—City of Azusa Agreements. The specific plan will remain subject to existing and future agreements between Glendora and Azusa regarding drainage and street maintenance.
I.
Plan Element 9—Fairmount Cemetery. The specific plan provides access to, and provides a buffer for, the Fairmount Cemetery.
J.
Plan Element 10—Covina Canal. The specific plan resolves a number of function, flow, and maintenance matters related to the facilities related to the Covina Canal, which will have a new easement to account for any relocation.
K.
Plan Element 11—Access to Existing Property. The specific plan will respect the right of access for existing properties. In many instances refining and further formalizing access within the context of contemporary engineering and street design standards.
L.
Plan Element 12—Linear Park. The specific plan will include a new linear park adjacent to the Burlington Northern Santa Fe Railroad (and proposed future Gold Line) tracks. The park will include elements similar to those that exist in the Arboreta development east of Barranca Avenue, including a drainage swale, and a bike/pedestrian trail.
(Ord. 1944 §§ 1, 2 (Exh. A), 2011)
§ 21.13.090 Guiding principle.
Guiding Principle—Neighborhood Continuity and Integration. The specific plan will include development guidelines derived from an understanding of the existing neighborhood that address bulk, mass, setbacks, height, and number of floors. It will complete a vehicle and pedestrian circulation system that unifies the neighborhood from north to south. It will develop infrastructure systems that account for water, sewer and drainage demands. The plan will propose a new public linear park.
(Ord. 1944 §§ 1, 2 (Exh. A), 2011)
§ 21.13.100 Public benefits.
This specific plan provides the following public benefits:
A.
Public Benefit 1—Land Use Certainty. The specific plan includes a final land use plan for the 95 acres that used to house a nursery operation. It establishes that the specific plan will be developed as 124 detached single-family residences on lots of at least 20,000 square feet, putting to rest many concerns about the future use of the land.
B.
Public Benefit 2—Settles the Issue of Road Extensions. The specific plan proposes the extension of Baldy Vista Avenue, it also confirms that Calera Avenue will not be extended and that West Danton Drive and Oakbank Drive will only have emergency access beyond their current limits. The specific plan proposes no roadway extension west to Monrovia Lane/Citrus Avenue in the city of Azusa. However, it will provide a restricted link for emergency and pedestrian access only.
C.
Public Benefit 3—No Cut-Through Street Connections. By not connecting the specific plan street system west into the city of Azusa to Monrovia Lane/Citrus Avenue, the specific plan will not result in a cut-through connection between Citrus Avenue in the city of Azusa and Barranca Avenue in the city of Glendora.
D.
Public Benefit 4—Minimize Traffic. The build out of 124 detached single-family residences on lots of a minimum 20,000 square feet will generate less traffic than other types of land use options, such as multiple-family, or certain nonresidential uses. This minimizes the traffic impact of the development on the local neighborhood.
E.
Public Benefit 5—Safer Sierra Madre Avenue. Sierra Madre Avenue will be widened with more defined shoulders and edges, plus the introduction of a safe sidewalk and an improved intersection at Barranca Avenue.
F.
Public Benefit 6—Minimal New Rights-of-Way. The specific plan requires that new street sections meet current city of Glendora engineering design standards, but it does not require the widening of local streets outside of the specific plan, with the exception of improvements to Sierra Madre Avenue, a portion of Milton Drive, Yucca Ridge, as well as small portions of Barranca Avenue at Sierra Madre Avenue where proposed connections are to be made.
G.
Public Benefit 7—Drainage Solutions. The specific plan provides for a comprehensive approach to drainage problems through proposed on-site and off-site improvements. New storm drains are planned at Calera Avenue, Donington Street, Baldy Vista Avenue, and Leadora Avenue to minimize storm flows within the local streets and in Baldy Vista Creek.
H.
Public Benefit 8—Assured Privacy. Where new homes are planned adjacent to existing residences, lot orientation and pad height/separation will help minimize concerns for privacy. Where necessary, some lots in the specific plan area will be restricted to one story only.
I.
Public Benefit 9—Improved Sewer Connections. Underperforming sewer segments are located below Foxglove Court, between Danton and Oakbank Drive, and most of the segment at Newhill/Foothill between Oakbank & Citrus. The general function of the sewer network will be improved as part of the implementation of the specific plan.
J.
Public Benefit 10—A New Linear Park. A linear park containing many attributes similar to the existing linear park within the Arboreta specific plan east of Barranca Avenue is proposed.
K.
Public Benefit 11—Dependable Water Supply and Water Pressure. An adequate water infrastructure system will be provided. A hydraulic study will be conducted as part of the implementation of this specific plan which will determine water line size.
Figure 2: Master Plan  |
(Ord. 1944 §§ 1, 2 (Exh. A), 2011)
§ 21.13.110 Land use plan.
The following are the specific proposed plans for the 95 acres within the specific plan:
A.
Land Use Within Specific Plan – North.
1.
The northern specific plan east of Yucca Ridge Road includes 38 single-family residential lots of a minimum 20,000 square feet, served by an internal "loop" street with access to Yucca Ridge Road and Barranca Avenue.
2.
The northern specific plan west of Yucca Ridge Road includes 12 single-family residential lots of a minimum 20,000 square feet, served by a cul-de-sac street with access to Yucca Ridge Road.
B.
Land Use Within Specific Plan – South.
1.
The southern specific plan includes 74 single-family residential lots of a minimum 20,000 square feet, served by an extension of Baldy Vista Avenue that proceeds south then east to Barranca Avenue.
2.
The design accounts for access provisions concerning a private agreement that the Monrovia Nursery property owners made regarding the Fairmount Cemetery.
3.
A private drive will serve a residence north of Fairmount Cemetery and five new residential lots of at least 20,000 square feet.
4.
A linear park along the Burlington Northern Santa Fe Railroad right-of-way has been included. The park includes a trail; an extension of the trail in place east of Barranca Avenue within the Arboreta planned community.
5.
A stormwater detention facility in the southwest corner of the Specific Plan is proposed, replacing the existing Citrus basin.
Figure 3: Existing Zoning and General Plan Designations  |
(Ord. 1944 §§ 1, 2 (Exh. A), 2011)
§ 21.13.120 Zoning and general plan.
The specific plan area is currently zoned for, and designated as detached single-family residential and will remain as such.
A.
Zoning. Although the actual zoning for the specific plan area will be "SP" (specific plan), development will adhere to the provisions of the specific plan and also use the city of Glendora's E-7 20,000 zoning district standards as a guide. The specific plan requires minimum 20,000 square foot lots.
B.
General Plan. The specific plan is in conformance with and consistent with the general plan maintaining the properties' current low-density residential designation (1-3 du/ac).
Figure 4: Proposed Circulation  |
(Ord. 1944 §§ 1, 2 (Exh. A), 2011)
§ 21.13.130 Circulation.
A.
Project Access—Circulation—Street Improvements. As shown in Figure 4, several new streets and street extensions are proposed in the specific plan. Street designs for all proposed new streets and street extensions are shown in Figures 6 through 9.
1.
Within the Specific Plan – North.
a.
Loop Street. An internal "loop" street serves the northern specific plan area east of Yucca Ridge Road with access to Yucca Ridge Road and Barranca Avenue.
b.
Cul-de-Sac. A cul-de-sac street serves the northern specific plan west of Yucca Ridge Road with access to Yucca Ridge Road.
c.
No Direct Connection to Sierra Madre. No new road has a direct connection to Sierra Madre Avenue.
d.
Calera Drive Unextended. Calera Avenue remains unextended, with the exception that lockable decorative bollards will allow emergency access to the northern specific plan through the existing terminus of Calera Avenue.
2.
Within the Specific Plan – South.
a.
Baldy Avenue Extension. The southern specific plan area will be served by an extension of Baldy Vista Avenue that will extend south then east to Barranca Avenue.
b.
Street Network. A street connecting to Barranca Avenue is proposed that reaches the border with Azusa, but does not cross the boundary. Four streets link to this street, creating a network that serves specific plan - south.
c.
Private Drive. A private drive serves five lots and an existing home and provides access to Fairmount Cemetery.
Figure 5: Sierra Madre Avenue Improvement  |
d.
Traffic Signal. The purpose of the signal is to allow a u-turn movement at the intersection enabling residents to have access to the site from the south-bound leg of Barranca. No left turn into the site is allowed from northbound Barranca because the proximity of the railroad track to the project entry makes the left turn unsafe in the event of vehicle queuing to make the left. But it also does provide the means of access to the linear park but this is a secondary purpose.
B.
Emergency Access Points. Four emergency access points are located in Figure 4, Proposed Circulation, and detailed designs of each are shown in Figures 10 through 13.
C.
Sierra Madre Avenue Widening. Sierra Madre Avenue is an important and popular route that forms the northern edge of the specific plan. It serves as a critical circulation element for automobiles and should serve as a safe and convenient pedestrian route, as well. However, in its current state Sierra Madre Avenue has, effectively, no pedestrian or bicycle facilities. The right-of-way consists of a narrow two-lane road with nearly no shoulders and a severe drop-off without any sidewalks, curbs, barriers or landscaping.
The specific plan calls for retaining the northern edge of pavement but regrading and widening the roadbed, adding an 8-foot on-street parking lane on the north and potentially, curb and gutter. Further to the south is a 12-foot westbound travel lane, a 12-foot center turn lane, and a 12-foot eastbound travel lane, and a 14-foot-wide landscape area with a sidewalk/trail and up to a 6-foot high masonry theme wall consistent with the delineation of existing subdivisions east of the specific plan area.
D.
The Closure of Milton Drive. The specific plan shall provide for a closure of Milton Drive substantially in compliance with Exhibit A (see Appendix 6), and subject to the approval of the County of Los Angeles. The City Engineer shall have the authority to determine substantial compliance. If the County of Los Angeles does not approve closure of Milton Drive, traffic calming measures shall be constructed on Milton Drive, substantially in compliance with Exhibit B and C (see Appendix 6). The City Engineer shall have the authority to determine substantial compliance.
Figure 6: Street Design—Sierra Madre Avenue  |
Figure 7: Street Design—Streets "C," "D" (North) and Streets "A" (South) and Baldy Vista Avenue  |
Figure 8: Street Design—Streets "A, B, E, F, G" (North) and "B, C, D, E, F, G"(South) and West Danton Drive  |
Figure 9: Street Design—Private Drive  |
Figure 10: Emergency Access—Calera Avenue  |
Figure 11: Emergency Access—Citrus Avenue/Monrovia Lane  |
Figure 12: Emergency Access—West Danton Drive  |
Figure 13: Emergency Access—Oakbank Drive  |
Figure 14: Linear Park Concept  |
Figure 15: Linear Park Cross Sections "A-A," "B-B"  |
Figure 16: Linear Park Cross Section "C-C"  |
E.
Linear Park/Linear Sidewalk. A linear park is proposed to be located at the southern extreme of the specific plan adjacent to the Burlington Northern Santa Fe Railroad right-of-way. The park serves as a continuation of the existing park and trail created with the Arboreta planned community (see the Arboreta specific plan) east of Barranca Avenue. A portion of the park functions as a water quality facility by incorporating drainage swales. The park includes a decorative fence separating the park from the railroad right-of-way.
(Ord. 1944 §§ 1, 2 (Exh. A), 2011)
§ 21.13.140 Grading plan.
A.
Grading Plan and Grading Cross Sections. Grading is to conform to the final geotechnical report as part of the approval process of any subdivision or parcel map and applicable local grading regulations. The Monrovia Nursery property has been used as a commercial nursery for several decades and has been graded for that purpose. This specific plan transforms this land into two residential lot subdivisions with minimum 20,000 square-foot parcels; this will require new grading which will conform to this specific plan.
1.
The northern specific plan generally slopes to the south at an approximate grade of 10% with an approximate 65-foot elevation change across the site which is only 600 feet wide. The site is bound to the north by Sierra Madre Avenue, Barranca Avenue to the east, and existing residential lots to the south and west. To accommodate this grade difference within the project site, the grading plan has been sensitive to grade transitions to avoid the feel of new structures "towering" over the existing residences. The site is kept at an elevation below Sierra Madre to help diminish the vertical difference across the site and will also allow the residences on the north side of Sierra Madre to continue to enjoy their views to the south. The slopes in this area are kept at an approximate maximum height of 25 feet to help reduce the vertical difference to the existing residences to the south and between proposed residences in this new subdivision.
Figure 17: Grading Plan  |
2.
The southern specific plan slopes generally to the southwest. The low point of the site is at the corner of Citrus Avenue and the existing Burlington Northern Santa Fe Railroad (the southwest corner of the specific plan). As such, the project's detention basin is located here. The grading of this southern site is dominated by the existing edge conditions, as the site is adjacent to existing residences to the north, east, and west, and the existing BNSF Railroad to the south. The proposed grading of this area reduces the size of the slopes between the new and existing residences to better blend the site into the neighborhood while also balancing the site.
3.
The Fairmount Cemetery is surrounded by the specific plan. In response, the plan maintains access to, and includes a landscape buffer around, the historic cemetery.
4.
A private street is included to the highest point of the southern project site, north of the Fairmount Cemetery to access five (minimum 20,000 square foot) lots and to provide access to the existing residence on top of the hill at 1326 Sierra Madre Avenue. This private street will not exceed a maximum grade of 15%.
5.
To insure that all existing facilities, utilities and easements are taken into account, and that the grading is within appropriate guidelines for all agencies affected by the project, the developer's engineer shall submit the grading plans to all affected agencies for review and approval prior to the issuance of a grading permit from the city of Glendora.
B.
Grading Plan Development Standards.
1.
All grading must be in substantial conformance with the overall conceptual grading plan, the Uniform Building Code, Chapter 70, and city of Glendora standards and ordinances.
2.
Prior to any development within any area of the specific plan, an overall conceptual grading plan for the portion in process shall be submitted for planning department approval as required. The grading plan for each area shall be used as a guideline for subsequent detailed grading plans for individual stages of development within that area, and shall include preliminary pad and roadway elevations.
3.
Unless otherwise approved by the city of Glendora, all cut and fill slopes shall be constructed at inclinations of no steeper than 2 horizontal feet to 1 vertical foot.
4.
A grading permit shall be obtained from city of Glendora, prior to grading.
5.
Grading activity shall comply with South Coast Air Quality Management District, Rule 403.
6.
Erosion control practices shall be implemented during grading activities.
7.
The grading contractor shall be required to obtain an encroachment permit from any agency or city prior to entering any public rights-of-way.
8.
All construction activities, including clearing, grading, or excavation that results in the disturbance of at least one acre total land area, or activity which is part of a larger common plan of development of one acre or greater shall obtain the appropriate National Pollutant Discharge Elimination System (NPDES) construction permit and pay the appropriate fees. All development within the specific plan boundaries shall be subject to future requirements adopted by the city of Glendora to implement the NPDES program.
Figure 18: North Cross Sections "A-A," "B-B"  |
Figure 19: South Cross Sections "C-C," "D-D," "E-E"  |
(Ord. 1944 §§ 1, 2 (Exh. A), 2011; Ord. 1965 § 2, 2012)
§ 21.13.150 Drainage and flood control.
The specific plan has addressed several key issues related to drainage and water quality design requirements. The proposed drainage plan will help alleviate existing flooding concerns, adequately convey proposed stormwater runoff within proposed storm drain systems, and will include the use of existing and proposed detention facilities on-site and off-site to reduce peak runoff rates to levels equal to or less than pre-project levels and below the design capacity of the downstream storm drain system. The proposed water quality plan for stormwater runoff will help reduce the transport of urban pollutants that may occur on-site towards downstream receiving waters. Following are descriptions of the project area hydrology, detention, hydraulics, and water quality.
A.
Hydrology. A preliminary drain, detention and SUSMP Analysis for Monrovia Nursery Project-Glendora Portion August 11, 2010 (Preliminary Drainage Report) for the specific plan has been prepared to analyze the hydrologic impacts of development for the north and south portions of the city of Glendora Monrovia Nursery project area. The Monrovia Nursery property was previously comprised of nearly 600 acres that extended across the city of Azusa and city of Glendora. A portion of the property was sold in recent years for the development of the city of Azusa portion, leaving the city of Glendora portion as a separate development project. This is an important consideration as both portions share the same overall watershed that is tributary through the project area and share an outfall location at the southwest corner of the specific plan, referred to as the 1264 Drain, located at the intersection of the existing railroad and Citrus Avenue which is maintained by Los Angeles County.
The preliminary hydrology for the specific plan includes a comprehensive analysis of the overall watershed, including both the city of Azusa and city of Glendora project areas that are tributary to the 1264 Drain. For the specific plan, the existing condition is considered the proposed condition from the city of Azusa project, with the north and south portions of the Glendora project undeveloped. The proposed condition for the Glendora project models the north and south portions as developed, and uses a proposed storm drain alignment that conveys flows from the north to the south within Baldy Vista Avenue to the southwest corner of the project into a proposed detention facility, referred to as Facility G1.
B.
Detention/Detention Basins. The following list identifies the names and locations of existing and proposed detention basins that are relevant to the specific plan. (See Figure 20, Stormwater Plan, for locations.)
Figure 20: Stormwater Plan  |
1.
Facility 2B (Existing). Located just west of West Leadora Avenue, on the city of Azusa side of the city boundary line. It was constructed as part of the Azusa project and was designed to discharge less than 40 cubic feet per second (cfs).
There are no physical modifications proposed for Detention Basin 2B. The northwest portion of the project will continue to drain through Detention Basin 2B. Due to the development, the amount of runoff entering and exiting the basin will increase compared to existing conditions, however, the design for 2B accounted for the future developed condition of this area. Therefore, the maximum water surface elevation (WSEL) will remain within the basin and the maximum outflow will remain within the 40 cfs design criteria originally intended for the facility as a part of the adjacent city of Azusa.
2.
Facility 4D (Existing). Located further south along the city boundary line, and southwest of Fairmount Cemetery, this detention basin straddles the municipal boundary, existing within both the city of Azusa, and the city of Glendora.
Figure 21: Watershed  |
The specific plan proposes that the Glendora portion of Detention Facility 4D be filled, fulfilling an agreement between the city of Azusa and the city of Glendora. Then Glendora runoff is to be redirected to proposed Detention Facility G1. Detention Basin 4D would, therefore, experience a significant decrease in tributary area, a slight increase in the maximum WSEL for a 50-year design storm, and a significant decrease in maximum outflow into the existing storm drain system in Citrus Avenue. The increase in the maximum WSEL is acceptable since the maximum WSEL remains well below the top of basin elevation.
3.
Facility G1 (Proposed). Proposed to be located at the southwest corner of the specific plan and intended to replace the Glendora portion of Facility 4D. It would be installed near the northeast corner of the Citrus Avenue and existing Burlington Northern Santa Fe Railroad intersection.
Detention Basin G1 will be constructed as part of the specific plan and would receive runoff from a majority of the north and south portions of the specific plan, the tributary watershed north of Sierra Madre Avenue that will be conveyed through the specific plan, and from the existing neighborhood located between the north and south specific plan.
The resulting discharge rate at Outfall 2C (approximately 620 cfs), into Los Angeles County department of public works 1264 Drain (78-inch reinforced concrete pipe), will be less than the approved post-project flow rates in the approved August 2005 report prepared for the adjacent city of Azusa project, and significantly less than the approved design discharge flow rate of 920 cfs for the 1264 Drain (also identified in the August 2005 report).
Figure 22: Facility G-1  |
C.
Hydraulics—Storm Drain. There are existing drainage problems, as addressed in the Preliminary Drainage Report dated August 11, 2010 (i.e., flooding concerns) identified within the specific plan. Proposed drainage improvements should help alleviate these issues and adequately convey runoff through the specific plan to the downstream storm drain facility (at the southwest corner of the project site). The proposed improvements will be sized to convey off-site flows received from the north (entering the site from Sierra Madre Avenue at two separate locations), from the west (entering the site from one existing detention basin, while the other existing detention basin is routed down Citrus Avenue within the city of Azusa project limits), and on-site flows from throughout the specific plan and surrounding neighborhood (both existing and proposed residential streets and lots).
The exact alignment of the main storm drain segments is subject to minor adjustment in final engineering; however, the storm drain systems will run towards the southwest corner and ultimately discharge to the Los Angeles County Department of Public Works facility (1264 Drain – 78-inch reinforced concrete pipe). A preliminary layout for the proposed storm drain system and existing storm drain systems to remain in place are shown in Figure 20, Stormwater Plan.
D.
Water Quality—Permanent Stormwater BMPs.
1.
In the city of Glendora, water quality treatment solutions are to use infiltration, extended detention, or retention based solutions. For large single-family lots, requirements include installing an infiltration trench or bioretention area on each single-family lot, sized to infiltrate 0.75 inches from the lot. Each lot will utilize one of these methods (or combination thereof) to satisfy the water quality treatment requirements; however, the newly created streets also require treatment. Among the solutions for stormwater will include one of the following (or an approved equivalent):
a.
Vegetated swales with infiltration (where feasible);
b.
Bioretention areas adjacent to inlet locations;
c.
Proprietary systems such as Filterra or Modular Wetland at each inlet location.
The bottom portion of Detention Basin G-1 will be used for infiltration or extended detention (water quality benefits), limited to streets in close proximity to the basin. |
2.
Pursuant to Low Impact Development (LID) requirements, each lot in the specific plan will be required to utilize site design Best Management Practices (BMP) directing impervious areas to pervious areas (i.e., roof drains to landscaping), and street runoff will be directed to vegetated areas as well, where feasible. Therefore, water quality treatment, LID, and EPI requirements will be met with a variety of permanent stormwater BMP solutions. For portions of the streets where it is not feasible to direct runoff to natural vegetated areas, then proprietary bioretention systems may be utilized that will provide contact time with soil and vegetation for water quality storm events.
3.
The following summarizes the preliminary solutions proposed for water quality and LID/EPI requirements:
4.
Each of the above systems will be numerically sized to detain, retain, or infiltrate the first 0.75 inches of stormwater runoff where feasible, with remaining areas numerically sized to treat 0.75 inches or a comparable treatment flow rate (cfs), such as bioretention systems at inlet locations. Preliminary locations of these facilities are shown in Figure 23, Water Quality Plan.
Figure 23: Water Quality Plan  |
5.
These permanent stormwater BMPs located on lots will be maintained by the private landowner or an established homeowner's association; the permanent BMPs installed for treatment of public street runoff will be maintained by the city of Glendora. In the case of the soft bottom detention basin, the Los Angeles County department of public works/Los Angeles County flood control district will assume operation and maintenance responsibilities, upon its acceptance into the Los Angeles County flood control district.
(Ord. 1944 §§ 1, 2 (Exh. A), 2011)
§ 21.13.160 Open space.
The specific plan consists of detached single-family residences on parcels of at least 20,000 square feet, affording every homeowner with a significant private open space within their own lot. Therefore public open space was not a driving emphasis of the plan. However, open space is still important to engender a sense of shared experience and community, especially open space that contains amenities to encourage pedestrian and bicycle circulation. This specific plan proposes several open space facilities that demonstrate an appreciation for the history of the area, and foster neighborhood interaction.
A.
Linear Park. The specific plan includes a linear park adjacent to the Burlington Northern Santa Fe Railroad that include facilities similar to those already in place in the linear park east of Barranca Avenue, including a trail/sidewalk, a noise attenuation wall, stormwater facilities, and landscaping.
B.
Linear Sidewalk. Throughout the specific plan non-contiguous sidewalks are to be installed concurrent with new development. These sidewalks will be separated from the street with a landscaped parkway. Of particular significance are the new sidewalks proposed within the Linear Park and the meandering sidewalk on the south side of the improved Sierra Madre Avenue.
C.
Fairmount Cemetery. Fairmount Cemetery is an important and revered local historic landmark. The specific plan recognizes this and provides a landscape buffer as well as some design details that help parking for special events.
D.
Homeowner's Association Lots. Slopes adjacent to some residences, emergency access points and gateways will be landscaped and maintained by the homeowner's association. The precise specifics of such will be made a part of subsequent covenants, conditions and restrictions.
(Ord. 1944 §§ 1, 2 (Exh. A), 2011)
§ 21.13.170 Easements.
Baldy Vista Creek is an open drainage channel which outlets onto the specific plan area and the Covina Canal is in an existing water pipe line that will need to be removed and relocated. The flow in Baldy Vista Creek will be placed in a pipe as it enters the specific plan area. Easements are proposed to address these elements as well as nonutility matters such as the Fairmount Cemetery and a new private drive easement to an existing homesite at 1326 West Sierra Madre Avenue.
A.
1326 West Sierra Madre Avenue. The specific plan anticipates a provision for an access easement for a private drive to reach the property at 1326 West Sierra Madre Avenue because the current access route to this property would be eliminated as part of the implementation of the specific plan.
B.
Fairmount Cemetery. The specific plan includes a buffer for Fairmount Cemetery and provides on-street and off-street parking opportunities for services at the cemetery and maintenance purposes.
C.
Covina Canal. The Covina Canal within the specific plan is a below grade facility in a 42-inch ductile iron pipe, though it is partially exposed at the southern end of Baldy Vista Creek. The specific plan proposes removing and relocating the pipe. New easements associated with this action will follow. Prior to recordation of the final map, the subdivider will be required to obtain the necessary quitclaim deed from the Covina Irrigating Company (CICO) vacating the easement.
D.
Los Angeles County Department of Public Works. The Los Angeles County department of public works is responsible for operations and maintenance of sewers within the specific plan, a series of easements related to sewer lines within the specific plan have been incorporated into the utility plans.
Figure 24: Covina Canal Realignment  |
Figure 25: Baldy Vista Creek 2009 Photos  |
(Ord. 1944 §§ 1, 2 (Exh. A), 2011)
§ 21.13.180 Water and sewer.
A.
The specific plan's water supply is provided by the city of Glendora. The Los Angeles County sanitation district provides the sanitary sewer service. The water and sewer system plan is based on the existing capacity of water and sewer facilities surrounding the project. The city of Glendora draws 222 acre-feet per year from the Covina irrigating canal.
1.
The following water facilities exist in the vicinity of the project:
• | Existing 8″ Ductile Iron Pipe in Sierra Madre Avenue |
• | Existing 20″ Ductile Iron Pipe in Sierra Madre Avenue |
• | Existing 30″ Ductile Iron Pipe in Sierra Madre Avenue |
• | Existing 8″ in Yucca Ridge Road |
• | Existing 30″ in Yucca Ridge Road (High pressure Transmission Main) |
• | Existing 6″ in Foxglove Court |
• | Existing 6″ in Leadora Avenue |
• | Existing 30″ in Leadora Avenue (High pressure Transmission Main) |
• | Existing 6″ in Donington Street |
• | Existing 6″ in Calera Avenue |
• | Existing 6″ in Baldy Vista Avenue |
• | Existing 6″ in Milton Drive |
• | Existing 6″ in Oakbank Drive |
• | Existing 6″ in Danton Drive |
• | Existing 8″ in Barranca Avenue |
2.
The following sewer facilities exist in the vicinity of the project:
• | Existing 8″ Sewer in Yucca Ridge Road |
• | Existing 8″ Sewer in Sierra Madre Avenue |
• | Existing 8″ Sewer in Leadora Avenue |
• | Existing 8″ Sewer in Calera Avenue |
• | Existing 8″ Sewer in Donington Street |
• | Existing 8″ Sewer in Baldy Vista Avenue |
• | Existing 8″ Sewer in Milton Drive |
• | Existing 8″ Sewer in Danton Drive |
• | Existing 8″ Sewer Southerly along the Existing Covina Canal Alignment, from West Danton Drive to Oakbank Drive |
• | Existing 8″ Sewer in Oakbank Drive |
• | Existing 8″ Sewer in Barranca Avenue from Leadora Avenue to Milton Drive |
B.
Water System.
1.
The city of Glendora provides water to customers from three sources:
a.
Groundwater from the San Gabriel Valley Water District (SGVWD).
b.
Surface water from the Metropolitan Water District of Southern California (MWD) through the Three Valleys Municipal Water District.
c.
Surface water from the Covina Irrigating Company (CIC) by way of the Covina Canal (42-inch ductile iron pipe). The water is disinfected with chlorine or chloramines before it is delivered to the customer.
2.
City water lines exist throughout the specific plan. The specific plan - north is proposed to obtain service from the existing 8-inch water lines on Yucca Ridge Road and Barranca Avenue. The specific plan - south is proposed to obtain service from the 6-inch existing water lines on Baldy Vista Avenue, Milton Drive, West Danton Drive, Oakbank Drive and the existing 8-inch water lines on Barranca Avenue. The domestic water system will be designed and constructed per city of Glendora standards.
3.
The domestic potable water system for the entire specific plan will also be used for fire protection of the site. The domestic potable water system will include the fire hydrant system and any necessary fire protection services to insure adequate fire safety for the specific plan. A hydraulic analysis may be required to determine adequacy of the existing 6-inch and 8-inch water lines to serve the project, in which case upsizing of these existing water lines may be required to ensure adequate water pressure to the proposed residential homes.
Figure 26: Water Plan  |
C.
Sewer System.
1.
The specific plan is comprised of a total of 95 acres, 35 acres are part of the specific plan - north and 60 acres are part of the specific plan - south. The sanitation district of Los Angeles County provides wastewater management of the city of Glendora. The city of Glendora is located in sanitation district No. 22, which operates the San Jose Creek reclamation plant in the city of Industry.
2.
The specific plan - north wastewater is conveyed to a low point on Street "B" at which point it drains southerly through a sewer easement and connects to the existing local 8-inch sewer line on Calera Avenue. From this point the 8-inch line flows in Baldy Vista Avenue southerly to Danton Drive where it connects to the existing sewer outfall.
3.
In the specific plan - south, sewer on West Danton Drive will be extended to proposed Street "E," and the flows will be conveyed southerly to proposed Street "A." The proposed sewer alignment will continue westerly along Street "A" through a proposed sewer easement along the proposed detention basin (Lot M). The proposed sewer will continue southerly under the Burlington Northern Santa Fe Railroad and connect to an existing 8-inch sewer on Citrus Avenue and Foothill Boulevard. A jack and bore process will be needed to extend the sewer under the Burlington Northern Santa Fe Railroad. In anticipation of the development of the property the Monrovia Nursery company obtained an agreement for a sewer easement through an adjoining property located at 1155 West Foothills Boulevard. The sewer line would require coordination, review and approval from the Southern California Regional Rail Authority.
4.
For the proposed residential lots draining to the existing sewer on Oakbank Drive the sewer will be extended westerly from the existing sewer stub on Milton Drive and Oakbank Drive to the proposed Street "N" cul-de-sac. Wastewater then flows through an existing 8-inch sewer pipeline that crosses under the existing Burlington Northern Santa Fe Railroad along the Oakbank Drive alignment.
5.
To determine the peak flow generated from the project site, the following design criteria were used. Generation factors in the 2006 Sewer Master Plan are based on acreage.
a.
The factor shown on Table 1 was used to determine flows. The factor is based on five dwelling units per acre and medium low-density residential flow factor from the 2006 sewer master plan.
b.
Table 2 provides the calculated project sewer flows. A peaking factor of 1.66 was used to be consistent with the highest diurnal peaking factor of the 2006 sewer master plan.
TABLE 1 | ||
|---|---|---|
LAND USE | FACTOR (gpd) | UNITS |
Residential | 250 | Per dwelling unit |
TABLE 2 | |||||||
|---|---|---|---|---|---|---|---|
LAND USE | UNITS | FACTOR (gpd) | UNIT | AVG. FLOW (gpd) | PEAK FLOW (gpd)1 | PEAK FLOW (gpd)2 | PEAK FLOW (cfs) |
Residential | 129* | 250 | du | 32.637 | 37 | 56 | 0.1241 |
Notes: | |
|---|---|
* | Currently 124 residential units are proposed. Sewer flow calculation based on September 18, 2007 report prepared by RBF. |
1 | Based on residential peak factor =1.66 per 2006 sewer master plan. |
2 | Based on inflow and infiltration factor of 50% average daily flow per 2006 sewer master plan. |
6.
The specific plan's wastewater is ultimately conveyed to the existing JOH unit 8-L relief line located on Baseline Avenue south of the project and this leads to the San Jose Creek reclamation plant. The size of the relief trunk line is 24 inches to 30 inches and has a capacity of 20 to 30 cfs. In the beginning of 2009 the relief trunk line was measured at 4 to 6 cfs peak flow, and therefore currently has the capacity to serve the specific plan.
D.
Water and Sewer Development Standards.
1.
All water facilities will be designed and constructed in accordance with the city of Glendora Standards and the Standard Specifications for Public Works Construction, 2009 edition (Green Book).
2.
All sewer facilities will be designed and constructed in accordance with the sanitation district of Los Angeles County and the Standard Specifications for Public Works Construction, 2009 edition (Green Book).
3.
Final engineering for domestic water and sewer facilities shall be subject to the appropriate studies to confirm the alignment and capacity of new or existing lines to serve new development from the project. The city engineer shall set the criteria used in preparing the studies and shall also review and approve the studies.
Figure 27: Sewer Plan  |
(Ord. 1944 §§ 1, 2 (Exh. A), 2011)
§ 21.13.190 Other utilities.
A.
Utility Plan. The specific plan - north and south is surrounded on the north, west, and east by existing development served by Southern California Edison for electricity and the gas company for natural gas. While portions of the specific plan have electrical service, the gas service does not currently exist. Nonetheless, both utilities exist in the roadways and property surrounding the nursery.
B.
Electrical. The existing locations of the electrical facilities are illustrated on the following page. All of the existing facilities are located above ground. In the specific plan - north, electrical facilities are located on the east side of Yucca Ridge Road north of Sierra Madre Avenue, west side of Barranca Avenue and along the southern property boundary. In the specific plan - south, overhead electrical facilities enter the nursery property south of the Burlington Northern Santa Fe Railroad tracks between Calvary Lutheran Church and the Autumn Oaks condominiums. The facilities extend north through the southern portion of the site into residential areas northeast of the Fairmount Cemetery. Overhead lines are also located throughout much of the northern perimeter of the specific plan - south between the property and existing residences. In general, overhead service is provided to the rear of the adjacent residential properties. It is anticipated that implementation of the specific plan will require coordination with Southern California Edison to extend electrical service into the proposed specific plan. All new electrical service within the specific plan must be underground. The developer will need to coordinate with the city and Southern California Edison to identify existing poles and wires that may need to be relocated to implement the specific plan.
C.
Natural Gas. The existing locations of the natural gas facilities are illustrated in Figure 28, Gas and Electric Utility Plan. No natural gas facilities are located in the specific plan, however, natural gas facilities exist in almost all the surrounding streets including: Sierra Madre Avenue, Barranca Avenue, Yucca Ridge Road, Donington Street, Calera Avenue, Leadora Avenue, Oakbank Drive, Baldy Vista Avenue, West and East Danton Drive. It is anticipated that implementation of the specific plan will require coordination with the gas company to extend natural gas service into the proposed specific plan.
Figure 28: Gas and Electric Utility Plan  |
(Ord. 1944 §§ 1, 2 (Exh. A), 2011)
§ 21.13.200 Background.
The specific plan contains a number of public amenities such as landscaping and lighting on streets, emergency access gateways, and a linear park, that require initial funding and a vehicle to assure ongoing maintenance. The following are a range of approaches and options that could provide the funding necessary.
(Ord. 1944 §§ 1, 2 (Exh. A), 2011)
§ 21.13.210 Associations.
A.
Common Interest Development (CID) (Commonly an HOA). A homeowner's association (HOA) is a form of CID, a certain type of real estate and form of home ownership. CIDs allow individual owners the use of common property and facilities and provide for a system of self-governance through an association of the homeowners within the CID. The most common type of association of homeowners is the nonprofit mutual benefit corporation. This is a corporation in which the members of the corporation vote for a board of directors that runs the affairs of the corporation.
B.
Some of the statutory basis for the operation of CIDs can be found in:
1.
Civil Code 1350, et seq. (The Davis-Stirling Act);
2.
Corporations Code 7110-7160 (Nonprofit Mutual Benefit Corporations Formations and Powers);
3.
Corporations Code 7210-7215 (Corporate Duties and Responsibilities);
4.
Corporations Code 7220-7225 (Selection, Removal and Resignation of Directors).
(Ord. 1944 §§ 1, 2 (Exh. A) , 2011)
§ 21.13.220 Assessments and fees.
A.
Assessment Districts.
1.
Background. In 1978 Californians enacted Proposition 13, which limited the ability of local public agencies to increase property taxes based on a property's assessed value. Since that time, assessment districts, which have been in existence since the early 1900s, have been used on a widespread basis as an alternative method for financing public improvements. Currently, about one in three properties in California is part of an assessment district.
2.
Authorizing Legislation for Assessment Districts. There are two primary acts which authorize the establishment of assessment districts:
a.
The Improvement Act of 1911 (Streets & Highways Code § 5000 et seq.), which can be used by cities, counties and other municipal governments to fund a wide range of public infrastructure projects. The 1911 Act can also fund maintenance of improvements.
b.
The Municipal Improvement Act of 1913 (Streets & Highways Code § 10000 et seq.), which can be used by cities, counties, joint powers authorities and other special districts to fund water, electrical, gas and lighting infrastructure, public transit facilities, as well as other basic infrastructure needs.
c.
The Improvement Bond Act of 1915 (Streets & Highways Code § 8500 et seq.) is normally used in combination with one of these acts to issue bonds to finance the improvements. The vast majority of assessment district projects are paid for with 1915 Act Improvement Bonds.
3.
Assessment District Purpose. An assessment district is created to finance improvements when no other source of money is available. Assessment districts are often formed in undeveloped areas and are used to build roads and install water and sewer systems so that new homes or commercial space can be built. Assessment districts may also be used in older areas to finance new public improvements or other additions to the community.
4.
Assessment District Formation. An assessment district is created by a sponsoring local government agency, such as a city or county. The procedure for forming a district begins with a petition signed by owners of the property who want the public improvement. The proposed district will include all properties that will directly benefit from the improvements to be constructed. A public hearing is held, at which time property owners have the opportunity to protest the assessment district.
5.
Once approved, property owners have the opportunity to prepay the assessment prior to bond issuance. After this cash payment period is over, a special assessment lien is recorded against each property with an unpaid assessment. Then, these parcels will pay their total assessment through annual installments on the county property tax bill. The property owners will have the right to prepay the remaining balance of the assessment at any time, including applicable prepayment fees.
B.
Mello-Roos.
1.
Mello-Roos Bonds. The Mello-Roos (named for its legislative sponsors) Community Facilities District Act of 1982 established another method whereby almost every municipal subdivision of the state may form a special, separate district to finance a long list of public facilities by the sale of bonds and finance certain public services on a pay-as-you-go basis. These community facilities districts are formed and bond issues authorized by a two-thirds vote of the property owners in the district. Typically the only voters in a district are one or more real estate developers who own or have an option on all of the land in the district. These land-based financings were nicknamed "dirt bonds" by the bond advisor years ago. Bonds are sold to finance facilities that can include schools, parks, libraries, public utilities and other forms of infrastructure. The districts may provide public services that include police and fire protection, recreation programs, area maintenance, library services, and flood and storm drainage. Bonded debt service and/or the public services are paid for by special taxes levied on the real property within the district. As the developer subdivides and sells off the land the new property owner assumes the tax burden. Tax delinquencies can lead to fines and penalties and ultimately foreclosure and sale. The ultimate security for Mello-Roos bonds is the value of the real property being taxed, consequently a provision in the law requires the appraised value of the land be three times the bonded debt. Recent foreclosure sales have cast doubts on the skills of the appraisers, and underscore the risk of some of this debt when a severe real estate slump hits developers.
2.
Background. In 1978 Californians enacted Proposition 13, which limited the ability of local public agencies to increase property taxes based on a property's assessed value. In 1982, the Mello-Roos Community Facilities Act of 1982 (Government Code § 53311-53368.3) was created to provide an alternate method of financing needed improvements and services.
3.
The Mello-Roos Community Facilities Act of 1982. The Act allows any county, city, special district, school district or joint powers authority to establish a Mello-Roos Community Facilities District (a "CFD") which allows for financing of public improvements and services. The services and improvements that Mello-Roos CFDs can finance include streets, sewer systems and other basic infrastructure, police protection, fire protection, ambulance services, schools, parks, libraries, museums and other cultural facilities. By law, the CFD is also entitled to recover expenses needed to form the CFD and administer the annual special taxes and bonded debt.
4.
Mello-Roos CFD Purpose. A CFD is created to finance public improvements and services when no other source of money is available. CFDs are normally formed in undeveloped areas and are used to build roads and install water and sewer systems so that new homes or commercial space can be built. CFDs are also used in older areas to finance new schools or other additions to the community.
5.
Mello-Roos CFD Formation. A CFD is created by a sponsoring local government agency. The proposed district will include all properties that will benefit from the improvements to be constructed or the services to be provided. A CFD cannot be formed without a two-thirds majority vote of residents living within the proposed boundaries. Or, if there are fewer than 12 residents, the vote is instead conducted of current landowners. In many cases, that may be a single owner or developer. Once approved, a special tax lien is placed against each property in the CFD. Property owners then pay a special tax each year. If the project cost is high, municipal bonds will be sold by the CFD to provide the large amount of money initially needed to build the improvements or fund the services.
C.
Landscaping and Lighting Act District.
1.
Background. A 1972 Landscaping and Lighting Act allows for the creation of a district used by local government agencies to pay for landscaping, lighting and other improvements and services in public areas. As a form of benefit assessment, it is based on the concept of assessing only those properties that benefit from improvements financed, either directly, or indirectly through increased property values. Because it is considered a benefit assessment, a 1972 Act assessment is not subject to Proposition 13 limitations.
2.
The Landscaping and Lighting Act of 1972. This legislation (Streets & Highways § 22500) allows local governmental agencies to form Landscape & Lighting Maintenance Districts for the purpose of financing the costs and expenses of landscaping and lighting public areas. This act can be used by any local agency including cities, counties, and special districts such as school districts or water districts. The many approved uses include installation and maintenance of landscaping, statues, fountains, general lighting, traffic lights, recreational and playground courts and equipment, and public restrooms. Additionally, the Act allows acquisition of land for parks and open spaces, plus the construction of community centers, municipal auditoriums or halls to be financed. Notes or bonds can be issued to finance larger improvements under the Act.
3.
Landscape Lighting District Formation. The sponsoring agency conducts a specific plan, prepares an engineer's report and proposes the formation of a district and the levy of assessments. Affected property owners are then notified and a public hearing is held. In order to approve the district, a majority vote of affected property owners through an assessment balloting procedure is required. Once approved, assessments will be placed on property tax bills each year to pay for the improvements and services.
4.
Annual Charge. By law (Prop. 13), benefit assessments cannot be based on the value of property. Instead, each district establishes a benefit formula and each parcel in the service area is assessed according to the benefit it receives from the services and improvements.
(Ord. 1944 §§ 1, 2 (Exh. A), 2011)
§ 21.13.230 Exactions and fees.
Government Code Section 65583(a) requires "An analysis of potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels…including…fees and other exactions required of developers, and local processing and permit procedures…"
A.
Types of Fees and Exactions.
1.
Housing development is typically subject to two types of fees or exactions: permit processing fees for planning and zoning; and impact fees or exactions, imposed to defray all or a portion of the public costs related to the development project.
2.
These fees and exactions can impact the cost, and feasibility of housing development and its affordability, and involve issues of private property rights. High planning and site development fees can impact property owners' ability to make improvements or repairs, especially for lower-income households. Development projects are subject to fees and exactions from a growing number of public entities, ranging from special districts to regional agencies. It is important to estimate the cumulative amount of fees housing development will be subject to for development of viable proposals; information about the city or county's fees and exactions is among the most critical. For both processing fees and impact fees, State law specifies procedural and nexus requirements:
a.
Government Code Section 66020 requires that planning and permit processing fees do not exceed the reasonable cost of providing the service, unless approved by the voters; agencies collecting fees must provide project applicants with a statement of amounts and purposes of all fees at the time of fee imposition or project approval.
b.
Government Code Section 66000 et seq. (Mitigation Fee Act) sets forth procedural requirements for adopting, and collecting capital facilities fees and exactions, and requires they be supported by a report establishing the relationship between the amount of any capital facilities fee and the use for which it is collected.
B.
Requisite Analysis.
1.
Identify and analyze permit processing and planning fees, and development and impact fees and exactions and how they have been established relative to the above statutory requirements, including any in-lieu fees.
2.
Identify exactions such as land dedication requirements (e.g., streets, public utility and other rights-of-way, easements, parks, open space, etc.) and other exactions imposed on development.
3.
Include information on how fees are collected, i.e., at the beginning of the approval process, at the time of building permit issuance, or deferred until the project receives certificate of occupancy.
4.
Identify any policies or efforts to moderate high fee impacts for housing for lower-income households, such as fee waivers, fee deferrals, streamlined fee processing, and consolidated fee schedules.
C.
Nexus Requirements.
1.
State law requires establishment of a nexus between the projected development impacts and the public facilities for which impact fees are imposed. Government Code Section 66001(a) of the Mitigation Fee (Act) (Section 66000-66025) requires that any city or county which establishes, imposes, or increases a fee as a condition of development approval do all of the following: (a) identify the purpose of the fee; (b) identify the use to which the fee is to be put; (c) determine how there is a reasonable relationship between the fee's use and the type of development project on which the fee is imposed; and (d) determine how there is a reasonable relationship between the need for the public facility and the type of development project upon which the fee is imposed.
2.
Government Code Section 66001(b) further requires the locality to determine whether there is a reasonable relationship between the specific amount the fee imposed and the costs of building, expanding, or upgrading public facilities. Such determinations, also known as nexus studies, are made in written form and must be updated whenever new fees are imposed or existing fees are increased.
3.
The Act also requires jurisdictions to segregate fee revenues from other municipal funds and to refund them if they are not spent within 5 years. Any person may request an audit to determine whether any fee or charge levied by the city or county exceeds the amount reasonably necessary to cover the cost of the service provided (Government Code Section 66006(d)). Under Government Code Section 66014, fees charged for zoning changes, use permits, building permits, and similar processing fees are subject to the same nexus requirements as development fees. Lastly, under Government Code Section 66020, agencies collecting fees must provide project applicants with a statement of the amounts and purposes of all fees at the time of fee imposition or project approval.
(Ord. 1944 §§ 1, 2 (Exh. A), 2011)
§ 21.13.240 Borrowing.
A.
General Obligation Bonds.
1.
Definition. "General obligation bonds" are a form of long-term borrowing in which the state issues municipal securities and pledges its full faith and credit to their repayment. Bonds are repaid over many years through semiannual debt service payments. The California Constitution requires that GO bonds be approved by a majority vote of the public and sets repayment of GO debt before all other obligations of the state except those for K-14 education.
2.
Key Statutory Authorities.
a.
Article XVI, Section 1, of the California Constitution prohibits the Legislature from creating debt or liability which exceeds $300,000 without a majority vote by the people, except in case of war.
b.
Government Code, Title 2, Division 4, Part 3 (Section 16650 et seq.) sets out the statutory framework for GO bonds. Statutory authorization for individual GO bond measures is placed programmatically in the codes (e.g., prison authorizations are located in the Penal Code).
B.
Certificates of Participation (COPs). A form of lease revenue bond that permits the investor to participate in a stream of lease payments, installment payments or loan payments relating to the acquisition or construction of specific equipment, land or facilities. In theory the certificate holder could foreclose on the equipment or facility financed in the event of default, but so far no investor has ended up owning a piece of a school house or a storm drainage system. A very popular financing device in California since Proposition 13 because COP issuance does not require voter approval. COPs are not viewed legally as "debt" because payment is tied to an annual appropriation by the government body. As a result, COPs are seen by investors as providing weaker security and often carry ratings that are a notch or two below an agency's general obligation rating.
(Ord. 1944 §§ 1, 2 (Exh. A), 2011)
§ 21.13.250 Permitted uses.
Detached single-family residences, accessory dwelling units, accessory buildings, appropriate home occupation businesses, open space and flood control uses as depicted by the development plan.
(Ord. 1944 §§ 1, 2 (Exh. A), 2011; Ord. 2015 § 2, 2017)
§ 21.13.260 Private area standards.
B.
Setbacks.
2.
Side Yard. Minimum 7 feet on each side.
3.
Side Street. Minimum 15 feet.
4.
Rear Yard. Minimum 35 feet.
Account for the Setbacks of Existing Homes. Take into account the setbacks established by existing homes. The 25-foot front yard setback is the minimum that shall be maintained, but it can be exceeded (within reason) out of respect for the established block face setback. |
C.
Floor Area Ratio. 35%, not including up to 400 square feet for an attached garage.
D.
Maximum Second Floor Area. 75% of the first floor, excluding up to 400 square feet of attached garage space.
F.
Landscaping/Irrigation.
1.
The design of the landscaping will be executed per an approved set of documents that adhere to the guidelines of Article VI.
2.
A minimum of 50% of the front yard setback shall be planted in turf. A maximum of 25% of the front yard setback is allowed to be hardscape, including driveways.
3.
Homeowners are encouraged to use simple large mass plantings of a singular species of low ground covers. Natural grasses are also encouraged.
4.
All irrigation systems shall conform to all other applicable city and regional standards for irrigation installation and maintenance. Irrigation systems shall be designed so that separate areas of maintenance responsibility are metered and controlled with the city of Glendora to assure conformance to standard equipment and installation techniques. All permanent irrigation systems will be below ground, automatically controlled and in full compliance with building code requirements. Water conserving systems, such as drip irrigation, moisture sensors, low water use heads, and matched precipitation rate heads will be used. All backflow control devices will be located or screened from public view.
5.
Slope Revegetation. All graded slopes will be promptly revegetated in compliance with city requirements and in conformance with the overall landscape concept.
G.
Roofs and Roof Penetrations.
1.
Maximum Roof Pitch. 6:12 maximum.
2.
Roof Terraces. Roof terraces are not permitted above a second floor. They are allowed above a single floor.
3.
Chimneys. A maximum of 5 chimneys are permitted per house. Maximum height to the top of the chimney is 4 feet above the nearest ridge line or 4 feet above the nearest roof slope as measured from a distance of 10 feet away from the face of the chimney. Chimneys protruding from one story roofs must be located away from an adjacent 2-story roof to limit excessively high chimneys. Chimney caps must be designed to complement the major architectural elements of the house, must screen the spark arrester and shall not be constructed of painted sheet metal. Exposed metal flues and spark arresters are not permitted. Wherever possible, chimneys from 1-story spaces should be integrated into second story wall massing to diminish the impact of tall chimneys over 1-story roofs. The location of chimneys on the low side of 1-story shed roofs is discouraged.
4.
Antennas, Dishes, and Similar. All antennas and satellite dishes and similar roof-mounted apparatus shall either be restricted to the attic or interior of the residences or, if mounted on the exterior, shall be reasonably obscured from view by other lot owners.
H.
Windows and Doors. Glass block and horizontal bathroom "gunslit" windows are discouraged. Mirrored glass is not permitted.
I.
Fences, Gates and Driveways.
1.
Design. Design of the walls and fences will be executed per an approved set of drawings that adhere to the guidelines of Article VI.
2.
Gates. Decorative gates across the opening of the driveway are allowed behind the front yard setback.
Figure 30: Decorative Gate  |
3.
Circular Driveways. Circular driveways are not permitted.
J.
Water Quality. The design of the water quality facilities will be executed per an approved set of drawings that adhere to the standards within this specific plan.
L.
Accessory Structures. Refer to the city of Glendora Municipal Code for regulations regarding size restrictions, setbacks and height for accessory structures.
1.
Floor Area Ratio Calculation. The square footage of a stand alone accessory structure shall be included in the FAR calculation for the parcel.
2.
Consistent with Main Residence. Stand alone accessory structures are to be consistent in architectural design, color, and materials with the main residence. The structure must exhibit the same roof material, wall treatment, color, window and door design and detailing of the main residence. This does not apply to greenhouses.
M.
Accessory Dwelling Units. Refer to the city of Glendora Municipal Code for regulations regarding accessory dwelling units.
(Ord. 1944 §§ 1, 2 (Exh. A), 2011; Ord. 1965 § 2, 2012; Ord. 2015 § 2, 2017)
§ 21.13.270 Public area.
The design of the public areas, including streetscape, open spaces, and emergency access will be executed per an approved set of drawings that adhere to the guidelines of Article VI.
A.
Landscaping. The design of the landscaping will be executed per an approved set of drawings that adhere to the guidelines of Article VI.
B.
Water Quality. The design of the water quality facilities will be executed per an approved set of drawings that adhere to the standards within this specific plan.
C.
Project Perimeter Theme Walls and Fences.
1.
Design. Design of the walls and fences will be executed per an approved set of drawings that adhere to the guidelines of Article VI.
2.
Prohibited Fence Material. Chain link, barbed wire, wood fences with only one "good" side, and grapestake fencing are not permitted.
3.
Open Space Borders. Fences bordering or fronting open space, or other common areas shall be wrought iron or tubular steel.
4.
Perimeter Solid Wall Material. Acceptable wall materials include planted hedges, stone, masonry with plaster finish, adobe block, and slump block with stucco finish. Combination walls may consist of a 12-inch high masonry or stone wall below a tubular steel or wrought iron fence (total height not to exceed 6 feet).
5.
Prohibited Perimeter Solid Wall Material. Prohibited wall materials include exposed concrete block, metal panels, railroad tie, glass, cribwall, and similar materials. Vendura walls are allowed as long as they are planted so as to be fully covered with vegetation.
6.
Height—Front Yard. Fences and walls not exceeding 4 feet in height shall be permitted within the front yard setback if no more than 3 feet or 50% is solid and the remainder is at least 50% open.
7.
Other Yards. Fences and walls not exceeding 6 feet in height shall be permitted behind the front yard setback.
Figure 31: Fence Type and Location  |
(Ord. 1944 §§ 1, 2 (Exh. A), 2011)
§ 21.13.280 Architectural styles.
A.
Types and Characteristics. The character of the existing neighborhood reflects its natural setting and legacy of being built over many years. The variety in housing styles and design makes it unreasonable to assign a single motif to this neighborhood. Consequently, architectural standard guidelines are inappropriate. Given that the homes in the neighborhood differ in terms of home size, landscape theme, and design treatment, applicants should give close attention to how their project achieves compatibility with their immediate neighbor. Projects will be judged on an individual basis which includes appropriateness to the natural topography, degree of visibility, intrinsic merit of design, and compatibility with the neighborhood.
B.
Architectural Style Guidelines.
1.
Simplicity. Architectural design philosophy should emphasize simplicity, restraint, limited but rich ornamentation, and quality materials.
2.
Shade Trees. An allotment of trees in the landscape plan should, upon maturity, exceed the height of the home and help the house retreat into the background.
3.
Quality Materials. Exterior materials should include a limited variety of compatible materials such as stucco, wood, glass, natural stone, masonry, and climbing vines.
4.
Colors. Exterior colors should adhere to a restrained palette of natural colors and avoid vivid, bright and flashy displays.
Figure 32.1 Architectural Style Guidelines  |
Figure 32.2 Architectural Style Guidelines  |
Figure 33.1 Existing Neighborhood Character  |
Figure 33.2 Existing Neighborhood Character  |
(Ord. 1944 §§ 1, 2 (Exh. A), 2011)
§ 21.13.290 Building placement.
Structures are to appear to recede into the site. The specific plan includes largely level lots of at least 20,000 square feet which allows greater flexibility in building placement. Designers should create new dwellings that are compatible with existing homes and consistent with the texture and color of the natural setting including landscaping and hillsides.
A.
Placement of the Main Residence—Guidelines.
1.
Emphasize Natural Setting. New homes in the specific plan are to respect the approach taken by most existing homes in the neighborhood, that take a second position to their natural setting. The residence should not be the sole focus of the lot. Landscaping might play a larger role in accomplishing this rather than the building placement on some lots.
2.
Account for Wildfire. Site buildings and manage vegetation through fuel modification requirements to account for wildfire hazards in any very high fire hazard areas of the specific plan (currently specific plan - north).
3.
Allow for Extra Vehicle Storage. In the event on-site vehicle storage is needed to store boats, trailers, and recreational vehicles, parking shall be outside of the front yard and screened from neighboring properties as required by the city's RV parking requirements.
4.
Create Defensible Space. For fire prevention purposes, a fuel modification plan consistent with Los Angeles County fire department fuel modification plan requirements shall be submitted to the city of Glendora department of planning and redevelopment and department of public works for review and approval prior to issuance of building permits.
5.
Account for the Setbacks of Existing Homes. New construction should use setbacks in keeping with the established building line along a street. The specific plan has a maximum setback of 35 feet to ensure that a home that assumes a deep front setback would not adversely affect the development of an adjacent lot.
B.
Views.
1.
There are no view protection regulations implied within this specific plan as views from the existing adjacent neighborhoods are not anticipated of being impaired by the project as proposed. Internal to the specific plan area however, consideration should be given in the house designs to not impair possible offsite views with the placement of prominent elements such as towers, chimneys, and second story dormers.
Figure 34: Building Placement—Views  |
2.
View Guidelines—Minimize View Blockage. Respect views through the use of building setbacks consistent with neighboring structures, low landscape features (e.g., plants, walls, and fences), and roof plate heights, stepped back second stories, non-reflective paint and roofing materials, and roof forms that minimize mass.
Figure 35 provides a good example of off-setting the taller (second level) elements to one side in deference to the views a neighbor might enjoy. This is also a good example of segmenting the roof planes and having robust and significant roof dormers, and a well-placed chimney to reduce the mass and potential dominance of the roof.
Figure 35: Example of Off-Setting Taller Elements  |
C.
Solar Access and Solar Energy Systems.
1.
Access to sunlight is important for energy efficiency and landscaping as well as for homes that use solar energy. It is also important to ensure adequate access to sunlight on the south side of properties so that passive solar heating opportunities are available and solar energy systems can be installed.
2.
Solar Access Guidelines.
a.
Allow Solar Access for Neighbors. Wherever possible, orient building volumes and second stories to allow solar access to neighboring properties. Limit the height of structures near "northerly" property lines such that the structure does not unduly encroach into a neighbor's solar access plane.
b.
Design for Solar Installation.
i.
Exposures. Design for southern roof exposure. Shade the west side. Create a wind break on the north side. Place and orient homes to take advantage of natural heating and cooling, sun and wind exposure, and solar energy opportunities. Panels should ideally face south, with southeast and southwest as secondary options. If the placement can't face south, west is better than east to capture late afternoon sun.
ii.
Tilt Angle. The ideal tilt angle for Southern California is approximately 17 degrees, roughly a 4:12 pitch.
iii.
Roof Space for Solar Collectors. Technologies as of Spring 2010 require between 300 and 600 square feet of south-facing, shade-free roof space for most solar collection installations, for average homes (2,500—3,000 square feet). This is only a guideline, as it is likely that with the advance in technology the efficiency will improve and less space will likely be required.
iv.
Building Integrated Photovoltaics (BIPV). As much as possible solar collectors placed on front-facing roofs and visible from the street should be unobtrusive, matching (within reason) the color and texture of the roof. Technology is emerging that will likely make this more possible.
Figure 36: Solar Access Design  |
(Ord. 1944 §§ 1, 2 (Exh. A), 2011)
§ 21.13.300 Building envelope.
Building envelope refers to the planes and surfaces of a home. Building setback and height limitations in the specific plan place some scale restraints on new construction. However, a house built to maximum height and within setbacks may still result in a dwelling that is not compatible with the neighborhood. A dwelling may appear massive or bulky if the shape and/or façade is too simple and lacking in articulation and detail. Dwellings of different size can be in scale with one another if they share architectural characteristics, including building shape, complexity of form, or style and detail.
A.
Overall Building Envelope Guidelines.
1.
Use Offsets. If appropriate for the architectural style, use offsets extending to grade on the long dimension of the dwelling. Articulate all sides of the dwelling facing a public right-of-way consistently, as well as on any attached accessory structure.
2.
Use Decks, Balconies, Recesses. Use projecting or recessing architectural details, such as decks, bay windows or balconies, and appropriate complementary changes in building materials or colors to visually break up long unarticulated walls.
3.
Design to Mitigate Bulk and Mass. Minimize size, bulk, and scale through the use of appropriate roof style and shallow pitch, form and materials, varied setbacks, asymmetric design, window treatment and location, and door size and type. Break up mass to create interplay between various building elements.
4.
Account for the Size of Neighboring Homes. Structures that are significantly larger in size, bulk, scale, height, or architectural style from adjacent dwellings may be allowed if the new dwelling is consistent with the design guidelines regarding placement, privacy, shade, and overall neighborhood character.
Figure 37: Offset Examples  |
Figure 38: Balcony Examples  |
Figure 39: Design to Mitigate Bulk and Mass  |
B.
Height. Maximum building height is 25 feet measured from the top of roofing material to finished grade. A modest extension above the 25-foot limit is allowed for chimneys, but no more than is required to meet Building Regulations.
C.
Porches and Courtyards—Guidelines.
1.
Porch Depth. Porches should be a minimum 6 foot in depth and be usable.
2.
Posts and Columns. Posts may be wood, stucco, stone, cast concrete, or metal typically simplified in form. Columns should be robust (10 to 15 inches wide) and feature a wood, stone, or masonry base and cap. Columns, bases and caps can be accented with decorative carvings and tile.
3.
Decking to Be Fireproof. Use heavy timber or noncombustible construction materials for decks. Enclose the underside of balconies and above ground decks with fire resistant materials to prevent embers from blowing underneath.
4.
Courtyards. Front yard courtyards are allowed and encouraged.
Figure 40: Porch Examples  |
Figure 41: Front Yard Courtyard Examples  |
D.
Second Story Guidelines.
1.
Privacy. Window placement, and landscape screening to minimize (as much as practical) second floor windows overlooking the rear yard of existing homes.
2.
Second Floor Size Limit. The second story shall be no more than 75% of the footprint of the first floor (minus 400 s.f. of the garage).
3.
Account for the Height of the Home Next Door. New homes should include single-story elements adjacent to existing one-story residences.
Figure 42: Second-Story Examples  |
E.
Roofs. In a low-profile setting the color, texture, pitch and style of a roof can have a profound impact in the overall character of a home.
Roof Guidelines.
1.
Simplicity. Roofs should be simple and straightforward. Complex roofs are discouraged. The use of valleys should be minimized.
2.
Roof Materials. Desirable roof materials include manufactured barrel, light weight cement, modified barrel, light weight, two piece clay tiles, two piece Roman pan clay tiles or flat clay tiles, slate, and cement tiles and others approved by the city of Glendora.
3.
Roof Elements. Flashing, sheet metal, vent stacks and pipes should be painted to match adjacent building surfaces or the roof, or otherwise treated to recede into the background.
4.
Skylights. Skylights should be designed as an integral part of the roof and exhibit quality in materials and design, for instance, they should be flat bronze-colored glass in bronze-anodized frames. Bubble and white plastic skylights are not allowed.
5.
Exposed Rafter Tails. Exposed heavy timber rafter tails may be used where appropriate.
6.
Gutters and Eaves. If used, exposed gutters should be nonextruded, half-round gutters with round downspouts unless otherwise approved by the city of Glendora. Gutters and downspouts should be designed as a continuous architectural feature. Gutters and downspouts may be made of copper or shall be painted dark to imitate aged metal or painted to match the roof, the trim, or the wall. Downspouts and rain leaders should be placed in building corners and at inconspicuous locations. Decorative gutter boxes may be used sparingly where required. Roof eaves should be boxed in with fire resistant materials to protect the underside of eaves and soffits.
7.
Dormers. Dormers should be robust and significant and provide relief from the mass of the roof.
Figure 43: Dormer Examples  |
8.
Privacy. Windows should be placed mindful of potential intrusions in privacy for adjacent residents.
9.
Overhangs. In some styles of architecture generous overhangs are typical and expected and in such instances a minimum overhang of 12 inches is desirable. Some styles do not have generous overhangs. Some overhangs are extended to create trellises and porches, if that is consistent with the architectural style.
10.
Overall Integration of Elements. Integrate solar energy collector panels, tiles or shingles, skylights, and other roof-mounted equipment into the roof forms. Minimize their visual prominence when viewed from the street and nearby dwellings. Roof-top heating and air conditioning systems are not permitted.
Figure 44: Roof Examples  |
Figure 45: Chimney Examples  |
(Ord. 1944 §§ 1, 2 (Exh. A), 2011)
§ 21.13.310 Garages and accessory structures.
A.
Garages and Parking. Garages can be split and offset to reduce their visual impact. Garages shall be stepped back to reduce their visual impact and to enforce the primacy for the front door entrance.
B.
Garage and Parking Guidelines.
1.
Compatible with Main Structure. Garages and carports should be architecturally consistent with the main dwelling. Garages should not be the dominant design feature of the front façade. Garage placement, exterior treatment, and position should be varied.
2.
Position of Garages. Attached garages and carports should be subordinate to the main dwelling and architecturally consistent in detail. Garages should be set back a minimum of 5 feet from the main façade. For garage openings wider than 35 feet, it is recommended that such garages be fronted with a porte cochere. (See Figure 46.)
Figure 46: Porte Cochere Example  |
3.
Garage Doors. Garage doors should be designed for architectural and visual interest. Street facing garage door openings should not dominate the street elevation and must be recessed from the plane of the main residence. A variety of garage entry conditions are encouraged. Rear lot, multi-car, multi-car with tandem spaces, and split designs are allowed.
Figure 47: Garage Door Example  |
Figure 48: Garage Placement  |
Figure 49: Garage Doors  |
4.
Parking Location and Screening. Areas intended to serve as parking courts should be located behind courtyard walls, or screened with landscape and walls as much as practical from off-site views. A driveway, leading to a garage which has been designed to be included as an integral part of a residence, does not need to be screened.
5.
Carports. Carports should be landscaped and screened from view from adjoining parcels.
C.
Stand-Alone Accessory Structures and Accessory Dwelling Units. The following guidelines apply to accessory structures that are not attached to the main residence. This includes detached garages, studios, pool houses, greenhouses, and accessory dwelling units. Accessory dwelling units are permitted and function as independent living quarters from the main residence while maintaining the appearance of being an integral part of the site development. Refer to the City of Glendora Municipal Code for regulations regarding accessory dwelling units.
Figure 50: Accessory Dwelling Unit  |
D.
Stand-Alone Accessory Structure Guidelines.
1.
Unobtrusive. Stand-alone accessory buildings should be unobtrusive and blend with the site and the main residence.
2.
Not the Dominant View. Avoid placing accessory structures where they are a dominant component of the view from the street frontage or other public viewpoints or an adjoining residence.
(Ord. 1944 §§ 1, 2 (Exh. A), 2011; Ord. 2015 § 2, 2017)
§ 21.13.320 Building details.
A.
Windows and Doors. Doors and windows are visually distinctive and prominent features on a dwelling. They are a link between private and public space and can provide a sense of security for both. They also establish an architectural rhythm and affect the apparent mass of the dwelling.
1.
Window Guidelines.
a.
Space Between Openings. Windows and doors should have ample dimension between all openings and building corners to reflect the opening to mass ratios of each style.
b.
Surrounds and Sills. With the exception of accent windows and doors, window and door trim and surrounds should have a consistent treatment on all major building elevations. Window surrounds shall be deeply recessed stucco or rustic stone. Window sills should be relatively flat with a slight incline.
c.
Lites and Divides. Windows should have true non-removable divided lites. Individual window panes should be relatively small, rectangular and vertically proportioned. Ranch homes are allowed more horizontally proportioned windows because that is the traditional approach.
d.
Recessed Windows. Recess windows into the wall plane enough to add shadow effects and provide visual relief. The exterior plaster return should be perpendicular and tight to the window frame.
Figure 51: Recessed Windows with Awnings  |
e.
Construction. Wood, clad wood or steel hinged casement or fixed casement windows are preferred. Second floor windows should be vertically proportioned casements or French doors with decorative iron or wooden railings.
f.
Frame Color. Window frames are encouraged to be a color other than white.
g.
Awnings. Fabric and metal slat awnings can add accent color and address heat gain from sunlight. Metal awnings can only be metal slats with openings between. Solid aluminum or steel awnings are prohibited.
Figure 52: Window Details  |
h.
Picture Windows. A picture window or bay window is often located on the primary façade. Additional picture windows are typically located to frame notable views.
2.
Door Guidelines.
a.
Entry Doors. The primary entry portal or entry door should receive special delineation and greater differentiation from all other exterior doors. Designs should emphasize the main entrance with porches, archways, alcoves, and a prominent location on the front façade. Design the entry in proportion to the scale of the dwelling. Avoid the use of columns, towers, and other entry features that are out of scale or style with the dwelling and/or neighborhood.
Figure 53: Window Shutters  |
Figure 54: Metal Awnings  |
b.
Door Construction. Door may be single or paired. Doors should typically be wood, either paneled or plain. Main entry doors should be (but are not required to be) ceremonial, substantial and robust with real wood, glass windows, glass side lites, luxury hardware and above average height.
c.
Upper Story Recessed Exterior Doors. Performing a deep recess, and adding railings, awnings, doors and decorative accents to the typical programmed window opening can result in an upper story recessed exterior door which results in shadow effects and interest.
Figure 55: Entry Door Details  |
Figure 56: Front Entry Treatment  |
B.
Exterior Wall Treatment Guidelines.
1.
Number of Materials. Use a limited number of exterior materials to minimize conflicting design features.
2.
Color. Use warm, earth-toned materials and colors to integrate with the surrounding terrain and reduce glare and the apparent mass of the dwelling. Exterior materials and colors should complement the style of the dwelling and neighborhood, and permit it to blend with surrounding natural features when viewed from a distance. Wall cladding should vary in tone, color, material and arrangement to diminish the bulk and to fit in the neighborhood vernacular. A structure should not be overwhelmed with exterior finishes to the degree that it adds to the appearance of bulk and mass to the structure.
Figure 57: Balanced Mix of Exterior Wall Treatments  |
Figure 58: Exterior Wall Treatment  |
3.
Application of Materials. "Wrap" accent materials (stone, wood cladding, etc.) needed to maintain the integrity of the architectural style on all elevations. Stone, for instance, should be carried "around the corner" to a logical terminus (wall projection, chimney, etc.). The expectation is that façades with more exposure to public views will have more detailing.
4.
Stucco Finishes. For the most part, stucco finish should be a quality finish, not "heavy." Mottled, "burned" and faux finishes which reflect an authentic aged plaster are acceptable. Use fire resistant materials such as stucco, masonry or other fire-rated materials on exterior walls and throughout the structure. Use of durable and recycled construction materials such as cement fiber siding and tile roofing is encouraged.
5.
Use of Stone. Stone should be an accent, (such as the cladding of one bay) not the dominant material of the entire home, and it should exhibit a range of earth tone colors common to the area stone and soils. Formal, rectangular, equal-sized dressed stone quoins used to reinforce an exterior corner of a building and laid on squared beds are allowed. Use of real stone and high grade quality synthetic stone, faux stone and/or stucco stone is allowed.
6.
Wood. When wood is used it should be treated with a weather-resistant treatment. For a natural look, stain is preferred over paint.
Figure 59: Comprehensive Approach to Exterior Treatment  |
(Ord. 1944 §§ 1, 2 (Exh. A), 2011)
§ 21.13.330 Landscaping-Private residential dwelling.
Landscaping is addressed in three sections. The first section addresses private residential dwellings, followed by a section on landscaping in the public rights-of-way, and finally, a section with guidelines for landscaping maintained by a homeowner's association.
Figure 60: Landscaping  |
A.
Plant Material. All landscaping should be developed with drought tolerant, arid and ornamental landscape to complement the overall project character. The specific plan areas will mesh the surrounding existing landscape to create a soft transition condition. All landscaping within the project shall conform to standard horticultural installation and maintenance.
1.
Overall Plant Material Guidelines.
a.
Water Wise Plant Choices. Plant palettes are to adhere to all applicable water conservation regulations and ordinances.
b.
Native Plants. Mix in native California plants in high fire hazard severity zones, including well-adapted firewise non-native plant material.
c.
High Fire Hazard Severity Zone. In the high fire hazard severity zone select plants for their ability to reduce wildfire hazards. Avoid landscaping which promotes ladder fuels (vegetation that allows fire to move from lower growing plants to taller ones). Place plants with adequate spacing and use permeable hardscape features to break up continuous dense cover of shrubs and trees.
d.
Architectural Enhancement. Landscaping such as vines, espaliers, shrubs, trees or trellises should be used to enhance the architecture, creating attractive public and private open spaces.
e.
Front Yards. Front yards should be designed using plant material and other landscape elements that compliment the building form, horizontal and vertical lines, hardscape and softscapes that display texture and color compatible with the colors and building materials of the building.
f.
Shadows and Shade. Landscape plans should locate trees, shrubs, and new structures to avoid casting shade onto a neighbor's solar energy system after that system is installed.
g.
Root Structures. All plant material is to be chosen mindful of the potential, among some species and varieties, of root incursion into subsurface pipes and conduit, and root mass that damages paving and foundations.
h.
Anticipate and Maintain Natural Form. With the exception of turf areas, all plants should be chosen and located so that they may be allowed to grow and mature in a natural form. Plants within public view should not be pruned into artificial shapes such as boxes, balls, triangles or topiary. Hedges should be planted in anticipation of full mature size to reduce the need for pruning to resolve conflicts with sidewalks and trails.
i.
Chemical Avoidance or Elimination. Plant material should be chosen that is naturally compatible to the soils, climate, insect colonies and blight conditions of the specific plan setting so as to avoid or eliminate the need for the use of herbicides, insecticides, or other poisons and chemicals within both private and public property within the specific plan area.
Figure 61: Plant Material Examples  |
Figure 62: Plant Material Arrangement Examples  |
2.
Tree Guidelines—Shade Trees. Plant new shade trees on new development parcels sufficient to respect the generally shaded nature of the neighborhood.
3.
Shrub Guidelines—Anticipate Shrub Size at Maturity. Shrubs should be chosen mindful of their mature size in the location in order to minimize pruning. Ideally shrubs are allowed to remain natural. Shrubs should assume a second position to adjacent shade trees and not assume a size that will eventually interfere with adjacent trees.
4.
Ground Cover Guidelines. Ground covers should require low maintenance. Turf should be limited as a ground cover. Ground covers should be primarily low water using varieties with species of higher water requirements closer to the home. Homeowners are encouraged to limit turf areas to defined areas extending from the home or patio. Turf areas are not prohibited, but they should be minimized.
5.
Drainage and Wildfire Irrigation Guidelines.
a.
Drainage. Where appropriate and as required by the project SUSMP, infiltrate runoff through on-site storage and drainage systems, such as into landscaped areas, bioswale and detention basins.
b.
Wildfire Irrigation. For fire prevention purposes, a fuel modification plan consistent with Los Angeles County Fire Department fuel modification plan requirements shall be submitted to the Department of Planning and Redevelopment and city of Glendora's Department of Public Works for review and approval prior to issuance of building permits.
B.
Hardscape.
2.
Driveway Paving Materials. The following are allowed driveway paving options:
3.
Hardscape Guidelines.
a.
Hardscape Paving Materials. The following are recommended materials:
i.
Concrete;
ii.
Textured concrete;
iii.
Paving brick;
iv.
Natural stone unit pavers;
v.
Pre-cast concrete pavers (natural stone colors);
vi.
Wire cut brick;
vii.
Fired clay pavers;
viii.
Terrazzo;
ix.
Interlocking concrete pavers (natural stone colors) tumbled and weathered.
Figure 65: Driveway Paving Examples  |
Figure 66: Courtyard and Patio Paving Examples  |
4.
Permeable Pavers. Use of permeable paving materials to reduce runoff is encouraged.
5.
Slope of Walkways. Slope walkways toward landscaped areas to encourage water infiltration and reduce irrigation needs.
C.
Walls and Fences. Fences and walls between lots (perimeter) should blend with both the architecture and the landscape, while still providing privacy and security consistent with the needs of individual lot owners. Fences and walls placed on lots should be an extension of the colors and materials of the adjacent residential architecture, visually compatible and be of materials related to the land (such as stone). They may occur as an extension of house living spaces, to frame courtyards or to direct views. Wrought iron fencing styles are encouraged to maintain openness. The following requirements apply to all fences and walls within the specific plan.
1.
Perimeter Fence Guidelines—Perimeter Fence Material. Acceptable fence materials include tubular steel and wrought iron. Solid fences may be wood as long as the wood fence has two "good" sides.
2.
Perimeter Solid Wall Guidelines.
a.
Perimeter Solid Wall Material. Acceptable wall materials include planted hedges, stone, masonry with plaster finish, adobe block, and slump block with stucco finish. Combination walls may consist of a 12-inch high masonry or stone wall below a tubular steel or wrought iron fence (total height not to exceed 6 feet).
b.
When to Use Solid Walls. Solid walls should generally be attached to buildings or architectural elements, and be designed to be visually compatible with, or an extension of, the architecture of the building and may be "attached" to the building by a gate.
Figure 67: Perimeter Wall  |
c.
Hedges. Hedge "walls" are allowed and encouraged and must comply with height restrictions for solid walls.
d.
Color. Perimeter walls should be colored in conformance with the color palette of the main residence, or in earth tones and subtle shades. Planting climbing vines on walls is allowed and encouraged.
e.
Caps. All walls should have a brick, or stone or concrete cap with a minimum of a 1 inch reveal on each side. Precast concrete caps are allowed.
f.
Pilasters. All walls should have pilasters at the ends. Walls must be centered on the pilaster.
Figure 68: Landscape Wall Examples  |
3.
Gate Guidelines. Gates should be tubular steel, wrought iron or wood. Wood gates are required to screen equipment areas. Gates may not be installed along rear property lines except at fuel modification easements. Finish colors for gates attached to fences shall be identical to the wood fence. Finish colors for gates attached to walls shall be derived from the color palette of the main residence or the wall.
4.
Retaining Wall Guidelines.
a.
Treatment. Retaining walls should perform their function gracefully, and not be a dominant landscape element, and, if possible, be masked and mitigated with plantings.
b.
Retaining Wall Materials. Acceptable wall materials include stone, masonry with plaster finish, adobe block and slump block with stucco finish. Where appropriate, a retaining wall should be made of natural boulders or cut stone. Precast caps are allowed.
c.
Berms. Gentle berms should be used where appropriate to reduce the impact of retaining walls.
d.
Vines. Retaining walls should have vines planted on them to reduce their impact. Where retaining walls are allowed they should be stepped or terraced, and should blend into their surroundings, with height and length kept to a minimum.
Figure 69: Retaining Wall Examples  |
5.
Screening Guidelines.
a.
It is expected that the following utilitarian elements should be placed out of public view, or view of the neighbors (from the first floor) or otherwise screened:
i.
Dog runs (allowed in side or rear yard only);
ii.
Mechanical equipment, such as heating or air conditioning equipment;
iii.
Utility meters;
iv.
Outdoor storage areas;
v.
Pool and fountain equipment, including sound attenuation devices and structures;
vi.
Satellite dish and antennas;
vii.
Spas;
viii.
Trash enclosures.
b.
Screening may be accomplished by any one of the following means, or in a combination of means:
i.
Enclosed in a building that is part of, or architecturally consistent with the style of the residential building;
ii.
A masonry wall of sufficient height. The treatment of the wall should match the architectural treatment of the main residence, or the walls and/or fences that are an integral part of the garden design;
iii.
Permanent landscape planting of evergreen hedges, shrubs, trees or vines of sufficient mature height, density and breadth to completely conceal from view those things that require screening;
iv.
Overhead trellis.
Figure 70: Screening and Privacy Fence Examples  |
6.
Outdoor Lighting Guidelines.
a.
Minimal Lighting. Lighting is to provide levels of lighting sufficient to meet safety and orientation needs, but low enough to promote the community's character.
b.
Color of the Light Emitted. Lighting must be warm-colored and unobtrusive. Light sources must be warm-colored. Incandescent, tungsten and metal halide sources are preferred; mercury vapor, sodium, neon and cool fluorescent are not permitted unless the light they emit can be made warm by filters and lenses.
c.
Fixtures. Light sources should be concealed when possible, and lighting indirect. Exposed bulbs, spot lights, reflectors, and lenses are prohibited. Light fixtures on top of pilasters are not permitted.
d.
Wall Mounted Lights. Wall mounted fixtures should have seeded glass and be fitted with bulbs with accumulated output not exceeding 40 watts.
e.
Reflected Light. Light is allowed to be reflected off natural elements such as rocks or trees. Generally, light should be reflected from natural surfaces, such as bark, natural stone, leaves or wood. Lighting of large surface areas of stucco or other man-made materials will not be permitted.
f.
Light Overflow. Light sources may not be directed into areas adjacent to the parcel. All light should be directed so that adjacent homes, open space and other areas are protected from substantial light overflow and glare. This applies to all exterior lighting.
Figure 71: Lighting Examples  |
7.
Landscape Boulder Guidelines. The use of additional boulders as part of the site and landscape design requires special attention to the scale, proportions and arrangements of the boulders.
a.
Scale. The addition of boulder elements into the landscape and site needs to consider the scale of the existing elements.
b.
Natural Arrangement. If additional boulders are proposed or existing boulders moved, they must be placed in a natural arrangement with the boulders being placed horizontal, not vertical, with a minimum of one-third of the boulder buried into the ground. Boulders should be naturally clustered, not "lined up" or evenly scattered. Boulders may not be placed "on top" of walls.
8.
Irrigation Guidelines.
a.
The irrigation system should accommodate the water requirements of the plant material and provide just enough water for optimum plant growth. Efficient irrigation and drought tolerant plant materials will conserve a great amount of water. The use of moisture sensing devices is encouraged.
b.
Irrigation plans are to indicate all components of the irrigation system, including point of connection, controllers, backflow preventers, irrigation heads and underground pipe locations.
c.
All above-ground controllers should be completely screened from adjacent roadways.
d.
Drip, bubbler or micro-spray should be used for trees and shrubs. Irrigation design should be mindful of overspray.
e.
All natural grasses shall be irrigated for establishment purposes. Thereafter, natural grasses shall be allowed to change colors with the seasons.
f.
Lots within the specific plan are encouraged to examine the feasibility of irrigation with reclaimed water.
(Ord. 1944 §§ 1, 2 (Exh. A), 2011)
§ 21.13.340 Landscaping-Public right-of-way.
The public right-of-way consists of the public property outside of the property lines of the residential lots and exclusive of the linear park. Landscaping governed in this section applies only to land between the curb and sidewalk more specifically defined as the "parkway."
A.
Trees. Trees in the public right-of-way shall be limited in variety to simplify maintenance, create a strong unifying sense of character appropriate to the setting large shade trees are to be planted to bring unity and consistency to the streetscape. Trees should be selected from the specific plan plant palette.
B.
Shrubs/Ground Cover. Shrubs and ground cover are permitted in the parkway.
C.
Sidewalks/Parkway. All new public streets in the specific plan will have 5-foot wide sidewalks separated from the street by a minimum 4 1/2-foot landscaped parkway to back of curb.
(Ord. 1944 §§ 1, 2 (Exh. A), 2011)
§ 21.13.350 Landscaping-Homeowner's association.
It is anticipated that a homeowner's association will be formed to bear the responsibility to care for the following open spaces and parcels within the specific plan. They are described as follows:
A.
The Linear Park. The precise landscape design of the linear park is not specified in this specific plan. But, as a guide, it is intended to be similar to the plants (see subsection G of this section, Plant Pallette) and similar to, with respect to pavement type, pavement widths, landscape palette, walls and trails, and general approach to the design treatment found in the Arboreta planned community immediately to the east of the specific plan.
B.
Visible Man-Made Slopes. These are disturbed areas or manufactured slopes that lie between native vegetation and ornamental areas. They will be vegetated in such a manner so as to provide visual and horticultural compatibility with adjacent native materials while transitioning to the ornamental landscaping. On large slopes over 20 feet high, native grasses and wildflower seed mixes are allowed in combination with shrubs between tree and shrub groups for up to 30% of the area. Grasses are encouraged next to existing grasslands. Flower seed shall not comprise more than 5% of the total seed mix. Mowing or weed whipping is necessary only for fuel modification or brush management. On smaller slopes, shrubs from the plant palette are required.
C.
Emergency Access Points. The emergency access points have decorative bollards, hardscape and landscaping. The HOA would assume maintenance over these connections.
D.
"Letter lots" that are neither part of the public right-of-way nor part of a private residence.
E.
The Private Drive Adjacent to the Fairmount Cemetery. Plant selections should be in substantial conformance with an approved master landscape and irrigation plan and may include, but is not limited to, the plant palette.
Figure 72.1: Gateways  |
Figure 72.2: Gateways  |
F.
HOA Landscape Guidelines.
1.
Large trees, large shrubs or small trees located in large informal masses, planted as single species and in large groups to resemble native shrub arrangements.
2.
Minimize mature tree and other vegetation removal to the extent necessary for the construction of the structure(s) and fire safety.
3.
Integrate new structures and landscaping with the existing neighborhood vegetative cover.
4.
Minimize turf areas.
5.
Mix in native California plants and well-adapted firewise non-native plants.
6.
Retaining walls should be stepped or terraced, and should blend into their surroundings, with height and length kept to a minimum and, where appropriate, a retaining wall should be made of natural boulders or cut stone. Use earth tone colors and native or natural materials such as sandstone for walls. Natural stone walls instead of concrete, brick or slag block should be considered the first choice where a masonry wall is desired. Walls or fences are to have setbacks adequate to allow ample room for bicycle and pedestrian passage. Walls and fences should be incorporated into a landscaping scheme that appears natural and follows the terrain.
7.
Chain-link fencing is prohibited.
G.
Plant Palette—Parkway and Homeowner's Association. The following plant palette applies to the landscaping within the public right-of-way or parkway and to landscaping on property maintained by a homeowner's association. Additional plant material can be used subject to the approval of the city.
BOTANICAL NAME | COMMON NAME | COMMENTS |
|---|---|---|
TREES | ||
ALNUS RHOMBIFOLIA | ALDER | STANDARD/LOW BRANCH |
CELTIS X "FOREST PANSY" | EASTERN REDBUD | STANDARD |
CINNAMOMUM CAMPHORA | CAMPHOR TREE | STANDARD/MULTI |
HETEROMELES ARBUTIFOLIA | TOYON | LOW BRANCH |
LAGERSTROEMIA "MUSKOGEE" | CRAPE MYRTLE | STANDARD/MULTI |
LAGERSTROEMIA "GLENDORA WHITE" | CRAPE MYRTLE | STANDARD/MULTI-BRANCHED |
MAYTENUS BOARIA | MAYTEN TREE | LOW BRANCH |
PLATANUS ACERFOLIA | LONDON PLANE TREE | STANDARD "BLOODGOOD" MULTI |
PRUNUS CAROLINIANA-COLUMN | LAUREL CHERRY | COLUMN |
QUERCUS AGRIFOLIA | COAST LIVE OAK | LOW BRANCH/ STANDARD |
VINES | ||
FICUS PUMILA | CREEPING FIG | |
ROSA "ALTISSIMO" | CLIMBING RED ROSE ESPALIER | |
GROUND COVERS | ||
BACCHARIS PILULARIS "TWIN PEAKS" | DWARF COYOTE BRUSH | |
FESTUCA OVINA GLAUCA | BLUE FESCUE | |
HYPERICUM CALYCINUM | ST. JOHN'S WORT | |
SENECIO SEPEN | LUE CHALKSTICK | |
PENNISETUM ALOPECUROIDES "LITTLE BUNNY" | DWARF FOUNTAIN GRASS | |
TURF | ||
SEA DWARF SEASHORE PASPALUM | SEA DWARF TURF | |
ALOHA SEASHORE PASPALUM | ALOHA SEASHORE TURF | |
SHRUBS | ||
AGAVE AMERICANA | CENTURY PLANT | |
ANIGOZANTHOSX BUSH RANGER | DWARF KANGAROO PAW | |
ARCTOSTAPHYLOS "PACIFIC MIST" | MANZANITA | |
ARMERIA MARTIMA | SEA PINK | |
CARISSA "TUTTLEI" | NATAL PLUM | |
CAREX BUCHANII | LEATHER LEAF SEDGE | |
CEANOTHUS "YANKEE POINT" | CEANOTHUS | |
CORDYLINEX "ELECTRIC PINK" | ELECTRIC PINK COUDYLINE | |
EUONYMUS GRANDIFOLIA | EUONYMUS | |
HEBE "VERONICA LAKE" | HEBE | |
HELICTOTRICHON SEMPERVIRENS | BLUE OAT GRASS | |
JUNIPERUS SABINA "BROADMOOR" | BROADMOOR JUNIPER | |
LAVATERA ASSURGENTIFLORA | TREE MALLOW | |
LIGUSTRUM TEXANUM | WAX-LEAF PRIVET | |
LOROPETALUM CHINENSE "RAZZLEBERRY" | LOROPETALUM | |
MAHONIA REPENS | CREEPING MAHONIA | |
MUHLENBERGIA RIGENS | DEER GRASS | |
MYRICA CALIFORNICA | PACIFIC WAX MYRTLE | |
PENSTEMON "APPLE BLOSSOM" | PINK BORDER PENSTEMON | |
PITTOSPORUM TENUIFOLIUM | BLACK STEM PITT. | |
PYRACANTHA "SANTA CRUZ" | PYRACANTHA | |
RHAPHIOLEPIS "PINK LADY" | INDIAN HAWTHORN | |
ROSA "MOON DANCE" | MOON DANCE WHITE ROSE | |
SALVIA GREGGII "ALBA" | WHITE SALVIA | |
WESTRINGIA FRUTICOSA "SMOKEY" | COAST ROSEMARY | |
YUCCA WHIPPLEI | OUR LORD'S CANDLE | |
(Ord. 1944 §§ 1, 2 (Exh. A), 2011)
§ 21.13.360 Authority and scope.
A.
California Government Code Section 65450 authorizes preparation of specific plans to implement a jurisdiction's general plan. State law provides limited guidance regarding the content and scope of a specific plan, indicating that a specific plan must address the distribution, location, and extent of land use; the infrastructure—both public and private—necessary to support the land use plan; and an implementation plan that includes identification of financing measures. Also, the specific plan must include a statement of the relationship of the specific plan to the general plan. The specific plan may also address any other subjects which decision makers find necessary to desirable to achieve city goals, as stated in the general plan.
B.
The regulations contained in this specific plan apply to all properties within the specific plan area. The regulations contained herein take precedence over the zoning regulations contained in Title 21 of the City of Glendora Municipal Code. Following adoption of the specific plan by the city council, all subsequent development within the project area must be consistent with specific plan regulations and standards. This includes all local public works projects, tentative maps, and parcel maps (Government Code Section 65455). Where a particular standard is not addressed in this specific plan, the regulations of Title 21 shall apply. Applications are to comply precisely with the provisions of this specific plan, or be deemed in conformance by means of the substantial conformance provisions of this specific plan.
(Ord. 1944 §§ 1, 2 (Exh. A), 2011)
§ 21.13.370 California Environmental Quality Act (CEQA).
Pursuant to local and state CEQA guidelines, the city of Glendora has prepared a mitigated negative declaration. Mitigations required by the MND have been incorporated into this specific plan, or are part of the subdivision approval.
(Ord. 1944 §§ 1, 2 (Exh. A), 2011)
§ 21.13.380 Enforcement.
The provisions of the specific plan shall generally be enforced through subsequent zoning actions the city must take to approve development in the specific plan. The city will monitor compliance with the specific plan:
• | During the approval of any CEQA document. |
• | During the review and approval of subsequent development permits and use permits. |
• | During the review of working drawings, and prior to the issuance of grading or building permits. |
• | Prior to the issuance of a Certificate of Occupancy for any building within the specific plan area. |
• | Prior to the recording of any parcel map or final map within the specific plan boundaries. |
(Ord. 1944 §§ 1, 2 (Exh. A), 2011)
§ 21.13.390 Amendments.
In accordance with the California Government Code Section 65450 (et seq.), specific plans shall be prepared, adopted, and amended in the same manner as general plans, except that specific plans may be adopted by resolution or by ordinance. The specific plan may be amended, as necessary, in the same manner that it was adopted, pursuant to Section 21.06.060(E) of the Glendora Municipal Code. Said amendment shall not require a concurrent general plan amendment unless it is determined by the city that the proposed amendment would substantively affect the city of Glendora general plan goals, objectives, policies, or programs for the specific plan area. Any specific plan amendment application shall be subject to review as required by the California Environmental Quality Act.
(Ord. 1944 §§ 1, 2 (Exh. A), 2011)
§ 21.13.400 Citrus Avenue.
A.
General Plan. Citrus Avenue in the city's 2025 general plan is classified as an arterial roadway that terminates at Foothill Boulevard (Exhibit CIR-1).
B.
Specific Plan. Citrus Avenue will terminate at Monrovia Place (approximately at the Azusa/Glendora municipal boundary line) and will not continue north to Sierra Madre Avenue. In accordance with city of Glendora general plan policy, no new street connections will be maintained to an adjoining jurisdiction.
(Ord. 1944 §§ 1, 2 (Exh. A), 2011)
§ 21.13.410 Determination of substantial conformance.
A.
"Substantial conformance" means that any proposed activity, construction and development complies with the Monrovia Nursery specific plan, adopted mitigation measures, and project conditions of approval, where no additional units (except accessory dwelling units), property, or parcels beyond that provided by the specific plan or approved map are involved, approved minimum lot sizes are maintained, proposed construction is consistent with the architectural guidelines provided in the specific plan, no grading beyond substantial conformance limits is proposed, and no significant environmental impact is created. The directors of public works and department of planning and redevelopment or their designees shall make a determination of substantial conformance prior to the issuance of any permits or approval of plans. No written determination is required provided that plans submitted to the city for approval exhibit substantial conformance with the Monrovia Nursery specific plan. Plans found not to be in substantial conformance shall not be approved and shall be revised.
B.
Issuance of Permits and Development Approval through Substantial Conformance. The purpose of substantial conformance is to provide an administrative mechanism which allows for the implementation of the specific plan and development of the site in accordance with the provisions of the Monrovia Nursery specific plan, adopted project mitigation measures, and conditions of approval that may apply (such as through an approved tentative tract map). Substantial conformance allows the city to approve plans and issue necessary permits for proposed infrastructure and site improvement plans that implement the specific plan as well as approve non-substantial modifications to the specific plan which do not modify the effect of the specific plan's adoption on surrounding property. Public works improvement plans, development plans, and other city applications which may be approved under a ministerial building permit or other administrative permit approval as required by the city under these substantial conformance provisions include, but are not limited to, the following when consistent with the approved specific plan and project CEQA document:
1.
Accessory buildings and uses such as cabanas, carports, garages, and patios.
2.
Changes in exterior building materials.
3.
Grading and drainage plans resulting in not more than a one-foot increase over building pad elevations depicted in the specific plan grading exhibit for the following lots in the specific plan – north: All lots. In addition, deviation from the specific plan grading exhibit also shall be allowed when necessary to accommodate the minimum slope necessary to provide adequate lot drainage. However the building pad elevation upon which the footprint of the main residence is situated shall be in conformance with the specific plan grading exhibit.
4.
Grading and drainage plans resulting in not more than a one-foot increase over building pad elevations depicted in the specific plan grading exhibit for the following lots in the specific plan – south: Lots 1 through 6, 9 through 23, 33, 45, 46, and 60. Grading and drainage plans for all other lots will be deemed to be in substantial conformance if building pad elevations are within 5 feet of the specific plan grading exhibit. In addition, deviation from the specific plan grading exhibit also shall be allowed when necessary to accommodate the minimum slope necessary to provide adequate lot drainage. However the building pad elevation upon which the footprint of the main residence is situated shall be in conformance with the specific plan grading exhibit.
5.
One-story single-family residences.
6.
Lot line adjustments or lot mergers which result in the sale or transfer of "lettered lots" not part of the project landscape plan as evidenced by an approved landscape plan, or necessary to comply with water quality requirements as evidenced by an approved stormwater quality plan (either temporary or permanent).
7.
Project infrastructure such as for street improvements, water, sewer, storm drain, and water quality, which satisfy the intent of the specific plan with respect to providing the capacity needed, or ensuring the functionality of infrastructure necessary to serve the specific plan area, provided no new environmental impacts are created beyond those evaluated for the project.
8.
Public and private landscaping plans.
9.
Roof-mounted solar panel installations.
10.
Accessory dwelling unit construction.
11.
Swimming pools and spas.
12.
Walls and fences.
C.
Development Approvals for Activity Found Not to Be Under Substantial Conformance. Substantial conformance approval shall not apply to any of the activities listed below but instead shall be subject to the specified review processes. Upon approval by the appropriate reviewing body, the requested permits or approvals may be issued by the city:
1.
The following activities are subject to an amendment of the specific plan following the procedures established by Section 21.06.060 of the municipal code.
a.
Amendments to the specific plan, and any modifications that propose to alter components of the approved master plan, including but not limited to the following:
i.
Modifications in the basic design and layout of the project;
ii.
Increase or decrease in the number of lots;
iii.
Changes in the specific plan grading design which exceed the limits described above;
iv.
Changes which result in an increase in the magnitude of environmental impacts not analyzed in project environmental documents.
2.
The following activities are subject to planning commission and city council approval following the procedures established by Title 20 and Title 21 of the Glendora Municipal Code: Tentative and final approval of parcel maps or tract maps.
3.
The following activities are subject to planning commission approval following the procedures established by Section 21.02.040 of the Glendora Municipal Code.
5.
The following activities are subject to approval of the planning director and the city engineer at their discretion, which is limited to making a determination as to the compliance with mitigation measures of the project CEQA document, requirements of the specific plan, project conditions of approval, applicable requirements of the Glendora Municipal Code, or other requirements of state or federal law which the city is obligated to enforce.
D.
Approval of Plans and Permits Found to Be Under Substantial Conformance. For building permits and improvements plans found to be in substantial conformance with the Monrovia Nursery specific plan and any other subsequent discretionary zoning approvals granted by the city, including the project's environmental review, the city shall issue the requested permits or other necessary documentation required to exhibit the city's approval. The city may withhold the approval of any permit where an applicant has not obtained the approval of other agencies required by law or other authority to review and approve proposed development plans.
E.
Approval of Entitlement and Permits Not Specified. Approval of entitlements or permits not specified shall follow the processes and procedures identified by the Glendora Municipal Code.
(Ord. 1944 §§ 1, 2 (Exh. A), 2011; Ord. 2015 § 2, 2017)
§ 21.13.420 Project infrastructure/development phasing.
A.
The phasing of improvements in the specific plan area has been determined by the need to protect the health, safety, and welfare of future residents of the project as well as the people and property surrounding the project site. The lack of storm drain and flood control protection in the area subjects the specific plan area and surrounding properties to a potentially hazardous condition due to the substantial amounts of stormwater runoff which can be generated in the watershed above the project. The condition could be severely exacerbated if the foothills above the watershed experience a heavy rain event after a wildfire. Heavy flooding after a wildfire in unprotected watersheds is a well-documented occurrence and was most recently exhibited in the La Canada Flintridge area in the aftermath of the 2009 Station Fire.
B.
While the project is not responsible for protecting existing homes exposed to the flooding hazard in the watershed new homes must be protected from the existing hazard. The project must also address any increases in runoff resulting from new development or alterations to drainage patterns caused as a result of the project.
C.
Given the size of the project and the potential for areas of the site to be developed independently or by different developers, although developing the entire specific plan as one phase remains as a viable option, the phasing plan described below ensures that certain infrastructure needs of the site are not accomplished in a piecemeal fashion, but in a manner suitable to ensure the welfare of new and existing residents of the area.
D.
Storm Drain/Flood Control Improvement Phasing—North Area. Due to the potential flood hazard immediately north of the project, no grading or construction for roads or dwelling units will be permitted in the north area until the completion of a final hydrology study. Final hydrology is subject to the review and approval of the city of Glendora and Los Angeles County. If the final hydrology determines that no additional flood control facilities are required beyond those provided for in preliminary hydrology, development of the north area may proceed with the installation of all of the improvements as described below:
1.
The developer is required to construct facility G-1 and modify the Citrus Basin to its final configuration.
2.
The storm drain system needed to serve the north area, to divert new and existing surface flows into and from the north area to facility G-1, shall be installed.
In the event the final hydrology study identifies that any part of the site is subject to flooding or debris flows, the developer shall install temporary or permanent facilities required to mitigate the threat as deemed necessary by the final hydrology, provided on-site debris facilities do not alter the master development plan. |
E.
Substantial Conformance Review Required. To implement storm drain/flood control infrastructure phasing for the north area, the developer shall submit a phasing plan for substantial conformance review and determination by the city. Onsite facilities required by the final hydrology study not identified by the specific plan will require evaluation for conformance with the specific plan through substantial conformance. Improvements shall be designed and built in accordance with the appropriate Los Angeles County design manuals.
F.
Storm Drain/Flood Control Infrastructure Phasing—South Area. Infrastructure phasing for the south area has also been largely determined by the need to address the potential flood hazard north of the project. Development in the south area has the added requirement of accounting for increases in stormwater runoff resulting from development of the site overall and its effects on adjoining development in Azusa.
G.
No grading or construction for roads or dwelling units will be permitted in the south area until the completion of a final hydrology study. Final hydrology is subject to the review and approval of the city of Glendora and Los Angeles County. If the final hydrology determines that no additional flood control facilities are required beyond those provided for in preliminary hydrology, development of the south area may proceed with the installation of all of the improvements as described below:
1.
The developer shall construct a temporary detention basin in the north area that has the effect of reducing existing peak flow storm water runoff to 25% of existing conditions if adequate storm drain facilities have not been completed which convey existing runoff to facility G-1. In the alternative, permanent storm drain improvements may be constructed which convey existing and future runoff to facility G-1.
2.
The Citrus Basin shall be modified to its final configuration and facility G-1 shall be constructed.
3.
Permanent storm drain facilities shall be installed as necessary to intercept stormwater runoff entering the south area.
H.
Substantial Conformance Review Required. To implement storm drain/flood control infrastructure phasing for the south area, the developer shall submit a phasing plan for substantial conformance review and determination by the city. On-site drainage facilities required by the final hydrology study not identified by the specific plan will require evaluation for conformance with the specific plan through substantial conformance. Improvements shall be designed and built in accordance with the appropriate Los Angeles County design manuals.
I.
Street and Development Construction Phasing. Street and development construction phasing in the specific plan has been selected to be sensitive to the comfort of residents adjoining the specific plan area where possible and provide the circulation backbone needed to serve the development of the site. A specified street construction phasing provides for an orderly approach to the development of the site, minimize noise and traffic from construction activity, and obtain a finished project appearance for the community and neighborhood as quickly as possible.
J.
Substantial Conformance Review Required. To implement this section, the developer shall submit a phasing plan for substantial conformance review and determination by the city. The plan shall identify the order in which lots or areas of the specific plan will be developed. As part of the substantial conformance review, the city shall identify the street construction necessary to serve development where not stated above.
(Ord. 1944 §§ 1, 2 (Exh. A), 2011)
§ 21.13.A1 Appendix 1-General plan compliance. [1]
[1]
Editor's Note: Appendix 1 - General plan compliance is included as an attachment to this title.
§ 21.13.A2 Appendix 2-Fairmount Cemetery.
Master Plan  |
Specific Plan Consistency with the Fairmount Cemetery Agreements
The specific plan design takes into account known, executed, and directly applicable agreements regarding the Fairmount Cemetery as of October 2010. The specific plan includes provisions for a development-free "buffer" on the perimeter of the Fairmount Cemetery to account for potential imprecise burials, and a design that provides parking.
Should future agreements and covenants prompt modifications to this specific plan they shall adhere to the provisions of this specific plan, or the specific plan will have to be modified in accordance with the procedures of the city of Glendora.
(Ord. 1944 §§ 1, 2 (Exh. A), 2011)
§ 21.13.A3 Appendix 3-Private agreements.
Master Plan |
|---|
 |
Specific Plan Consistency with Private Agreements
The specific plan design takes into account known, executed, and directly applicable private agreements regarding the property at 1326 West Sierra Madre Avenue as of October 2010. The specific plan includes a concept for a driveway to this residence from the Private Drive.
Should future agreements and covenants prompt modifications to this specific plan they shall adhere to the provisions of this specific plan, or the specific plan will have to be modified in accordance with the procedures of the city of Glendora.
(Ord. 1944 §§ 1, 2 (Exh. A), 2011)
§ 21.13.A4 Appendix 4-City of Azusa agreements.
Master Plan |
|---|
 |
Specific Plan Consistency with City of Azusa Agreements
The specific plan design takes into account known, executed, and directly applicable agreements regarding the city of Azusa as of October 2010. Should future agreements and covenants prompt modifications to this specific plan they shall adhere to the provisions of this specific plan, or the specific plan will have to be modified in accordance with the procedures of the city of Glendora.
(Ord. 1944 §§ 1, 2 (Exh. A), 2011)
§ 21.13.A5 Appendix 5-Annexation.
Unincorporated Lands in the Vicinity of the Specific Plan |
|---|
 |
Annexation
All properties in the specific plan area that are not in the city of Glendora will be annexed into the city of Glendora prior to development.
(Ord. 1944 §§ 1, 2 (Exh. A), 2011)
§ 21.13.A6 Appendix 6-Closure of Milton Drive.
Exhibit A  |
Exhibit B  |
Exhibit C  |
(Ord. 1944 §§ 1, 2 (Exh. A), 2011)