Note: Sections 21.07.010, 21.07.020 and 21.07.050 were
deleted by Ord. 1958.
A.
Purpose.
The purpose of the special height overlay is to accommodate land uses
that require a greater building height than is permitted in certain
zones. The special height overlay may be applied to the underlying
zones of C-2, C-3, CM, MS, M-1, IP and PR.
B.
Development
Standards.
1.
Height.
A building may exceed the height limitation applicable to the underlying
zone, but shall not exceed eight stories or eighty feet in height,
as measured from finish grade, whichever is greater.
2.
Front
Yard. The minimum front setback shall be twenty-five feet.
3.
Side
Yards. The minimum side setback shall be twenty feet plus four feet
for each additional story in excess of two stories.
(Ord. 1618 § 1 Exh. A,
1993; Ord. 1983 § 8, 2014)
A.
Purpose.
The purpose of the mobilehome park overlay is to provide appropriate
locations where mobilehome parks may be established and maintained.
These regulations are intended to promote an orderly and pleasant
residential environment in harmony with surrounding land uses.
B.
Permitted
uses: Mobilehome parks.
C.
Development
Standards.
1.
Lot
Area. The minimum lot area shall be twelve acres.
2.
Floor
Area Ratio. The floor area of a mobilehome shall not exceed fifty
percent of the area of the space upon which it is located.
3.
Space
Requirements. Ninety percent of all mobilehome spaces in each mobilehome
park shall exceed three thousand square feet in area.
4.
Yard
Requirements. Every mobilehome park shall have front, side, and rear
yards not less than the front, side and rear yard requirements of
the R-3 zone.
5.
Walls.
Masonry walls not less than thirty-six inches in height shall be constructed
along front and street side yard setback lines, except for openings
for access. The required wall along a street side yard may be deleted
by maintaining a fifteen-foot side yard.
6.
Landscaping.
Front yards and street side yards shall be fully landscaped with drought
tolerant plant materials and automatic irrigation and shall be permanently
maintained.
7.
Height.
The maximum building height shall be twenty-five feet, but not exceeding
two stories.
8.
Interior
Streets.
a.
Two-way streets shall be not less than twenty-six feet in width.
b.
One-way streets shall be not less than sixteen feet in width.
c.
Where on-street parking is provided on the interior road system,
an additional eight feet of street width shall be required for each
lane of parallel parking provided.
9.
Refuse
Areas. Refuse areas shall be provided for the storage of refuse containers.
All refuse shall be deposited in refuse containers in the refuse areas,
which shall be screened by walls six feet in height and a solid gate
not less than five feet in height. The gate shall be maintained in
good working order and shall remain closed except when in use. The
refuse containers shall be of sufficient size to accommodate the trash
generated.
(Ord. 1618 § 1 Exh. A,
1993)
A.
Purpose.
The purpose of this section is to promote the general welfare, cultural
enrichment, and economic prosperity of the people by providing for
the identification, protection, preservation, and enhancement of areas
of the city having historic, architectural, or cultural significance.
B.
"Contributing resource"
"Historic preservation overlay zone"
"Noncontributing resource"
"Period of significance"
Definitions.
For the purpose of this section, the following words have been defined:
means a contributing building, site, structure, object, or
landscape feature adds to the historic architectural qualities, historic
associations, or archeological values for which the district is significant
because it was present during the period of significance, and possesses
physical integrity reflecting its character at that time.
means a geographically definable area which contains buildings,
sites, structures, objects, and landscape features, or a combination
thereof, that are historically significant to the history of the city,
state, or nation.
means a noncontributing building, site, structure, object,
or landscape feature does not add to the historic architectural qualities,
historic associations, or archeological values for which the area
is significant because it was not present during the period of significance
or due to alterations, disturbances, additions, or other changes,
it no longer possesses physical integrity reflecting its character
at that time.
means the period of time in which the area achieved significance.
C.
Criteria
for the Designation of Historic Preservation Overlay Zones. To be
designated as an HPOZ, an area must possess a significant concentration,
linkage, or continuity of sites, buildings, structures, objects, or
landscape features united historically or aesthetically by plan or
physical development and meet one or more of the following criteria:
1.
Exemplifies
or reflects special elements of the city's cultural, social, economic,
political, aesthetic, engineering, or architectural history; or
2.
Is
identified with persons or events significant in local, state, or
national history; or
3.
Embodies
distinctive characteristics of a style, type, period, or method of
construction or are valuable examples of the use of indigenous materials
or craftsmanship; or
4.
Is
the notable work of a master builder, designer, or architect; or
5.
Pertains
to features of early Glendora.
D.
Historic
Preservation Overlay Zones Designation Procedures. HPOZs shall be
established in the following manner:
1.
Any
person may request the designation of real properties as an HPOZ by
submitting applications for such designation to the city planning
department. The planning commission or city council may also initiate
such an application on its own motion.
2.
Applications must include a statement of significance explaining how the area meets the criteria set forth in subsection C of this section and establish a period of significance, a physical description of the area, a list of contributing and noncontributing resources, an inventory form for each resource in the area including the address, legal description, date of construction, and black-and-white photograph of the front elevation, map delineating the boundaries of the proposed HPOZ, and a petition with the signatures from owners of fifty-one percent of the properties in favor of the designation of the area as an HPOZ. The application may also identify other significant features in the district including streetlights and street trees.
3.
The
department shall make a written report on the application and shall
transmit such reports to the planning commission with its recommendation
to approve, conditionally approve, or disapprove the designation of
the area as an HPOZ within thirty days of the application being accepted
as complete.
4.
The
planning commission shall hold a public hearing at the time and place
fixed for the hearing, within sixty days of receiving the report from
the department. The commission may, when it deems such action necessary
or desirable, continue such hearing to a time and place certain. Action
upon an application for the designation of an HPOZ shall be taken
by resolution of the planning commission. This resolution shall state
the findings of facts relied upon in making such determination. If
appropriate, the planning commission shall recommend to the city council
alternative development standards for the HPOZ. The planning commission's
recommendation(s) shall be forwarded to the city council which shall
take action by approving, modifying or denying the recommendation(s)
of the planning commission.
5.
No
building, alteration, demolition, or relocation permits within the
boundaries of the proposed HPOZ shall be issued while the public hearing
or any appeal related thereto is pending.
6.
Notice
of the date, place, time, and purpose of the planning commission hearing
shall be given by advertisement once in a newspaper of general circulation
and by first class mail to the applicants and the private owners and
private occupants residing or owning property in, or within five hundred
feet of the proposed HPOZ at least ten days prior to the date of the
public hearing. The names and addresses of such owners shall be obtained
from the latest equalized assessment rolls of the Los Angeles County
tax assessor's office.
E.
Amendment
and Revocation of Designation. The criteria for amending or revoking
an HPOZ are as follows:
1.
The property(s) has ceased to meet the designation criteria for HPOZs as outlined in subsection C of this section because the qualities which caused them to be originally designated have been lost or destroyed.
F.
Permit
Procedure. After the designation of the HPOZ no alteration in the
exterior appearance of a contributing site, building, structure, object,
or landscape feature may be made unless an application for a certificate
of appropriateness has been submitted and approved by the Planning
Commission. The following procedures shall be followed in the processing
of applications for certificates of appropriateness:
1.
Applications
shall include photographs, construction drawings, and other documentation
such as samples deemed necessary to consider the application properly
and completely.
2.
Applications
shall be reviewed based upon the standards set forth in the city of
Glendora Historic Preservation Development Handbook. On the basis
of written findings of fact, the planning commission shall either
approve, conditionally approve, or disapprove the application within
thirty days following receipt of a completed application. The decision
of the planning commission shall become effective at the time the
decision is made.
3.
Applications for demolition of contributing resources in an HPOZ may only be approved by the city council upon a showing of economic hardship by the applicant or owner of the subject property pursuant to subsection I of this section.
4.
Nothing
in this chapter shall be construed to require a certificate of appropriateness
for the ordinary maintenance and repair of any exterior architectural
feature of a contributing resource of an HPOZ which does not involve
a change in design, material, or outward appearance. Nor does this
chapter prevent work on contributing resource when the building official
certifies to that such action is required for the public safety due
to an unsafe or dangerous condition which cannot be rectified through
the use of the California Historical Building Code.
G.
Appeal of the Planning Commission's Decision to the City Council. The applicant, if aggrieved by the planning commission's decision, may appeal the decision to the city council within fifteen days following the commission's decision. Any such appeal shall be taken by filing a letter of appeal with the city clerk. Said letter of appeal shall indicate wherein the planning commission erred, or such other grounds upon which the appeal is based. Within thirty days of the receipt of an appeal, the city council shall hold a public hearing thereon after giving ten days' notice thereof in the manner provided by subsection (D)(6) of this section. The city council shall take action by resolution either to affirm, reverse, or to modify the decision of the planning commission using the standards listed in subsection E of this section or evidence of hardship as provided in subsection I of this section. The action of the city council shall be final in all respects.
H.
Nonapplicability. Sites, buildings, structures, objects, or landscape features identified as noncontributing are not subject to subsection F of this section.
I.
Showing of Hardship. The city council shall approve or conditionally approve an application for permit to alter, relocate, or demolish a contributing resource in an HPOZ if the application presents clear and convincing evidence of facts demonstrating to the satisfaction of the city council that disapproval will work substantial hardship on the applicant because of conditions peculiar to the applicant, or because of conditions peculiar to the property. The applicant shall submit a letter to the city council indicating the facts upon which the hardship claim is based, together with any relevant competent evidence supporting the basis for the claim as set forth in the letter. The city council may require an applicant to furnish such additional information that is relevant to its determination of substantial hardship. Within thirty days of the receipt of the hardship claim, the city council shall hold a public hearing thereon, after giving ten days' notice thereon in the manner provided by subsection (D)(6) of this section.
1.
In
determining whether substantial hardship exists, the city council
shall consider the evidence submitted by the applicant and evidence
which demonstrates, but is not limited to, the following:
a.
Bona fide efforts to rent or sell the property have been unsuccessful.
b.
Approval or conditional approval to do work permitted by this chapter
will not enable the applicant to rent or sell the property at reasonable
rate of return.
c.
It is not economically or technically feasible to renovate or undertake
an alternative development compatible with the permit criteria outlined
in this chapter.
d.
Personal or economic circumstances exist which preclude the applicant
from performing work in compliance with the permit criteria outlined
in the chapter.
e.
Land use regulations and development standards, set forth in this
title and the Uniform Building Code, preclude necessary renovations
or a feasible use of the contributing resource.
2.
The
city council may delay decision on the application for a period not
to exceed nine months to investigate plans to allow for a reasonable
use of or return from the property or other measures to preserve the
property.
3.
The
city council shall review the evidence presented at the scheduled
public hearing, and take action by resolution stating the findings
and facts relied upon in making the decision. The applicant and the
owner of the subject property shall be notified by mail of the acceptance
or denial of the hardship claim.
(Ord. 1699 § 2, 1999; Ord. 1960 § 3, 2012)
A.
Purpose.
The purpose of the Grand-Foothill multifamily residential overlay
is to enact certain unique zoning policies intended to promote well
planned, multiple-family development through the logical redevelopment
of properties located within the overlay area's boundaries, and reward
development that consolidates property and/or integrates energy conservation
and environmental stewardship into project design. The objective of
the overlay area is to obtain a comprehensively planned development
area with two and three story residential buildings, an efficient
internal circulation system, and a visually pleasing landscaped perimeter
around the overlay area. The development concept envisioned by the
city as a result of the implementation of the zoning policies that
are contained in the overlay area is depicted below.
 |
To the extent the regulations of the Grand-Foothill
multifamily residential overlay are in conflict with the regulations
of the underlying zone of the area to which it is applied, the regulations
of the Grand-Foothill multifamily residential overlay shall govern.
B.
Overlay
Area. Properties subject to the Grand-Foothill multifamily residential
overlay are indicated by the following:
 |
C.
Uses.
1.
Multiple-family
uses, and related accessory buildings, are permitted by right within
the overlay area.
2.
Senior housing, community care, convalescent and nursing facilities as defined by the California Health and Safety Code are permitted within the overlay area upon the granting of a conditional use permit in accordance with Section 21.02.020.
D.
Development
Standards.
1.
The development of multiple-family residences is subject to the development standards of the overlay area and the underlying zone. Development shall be allowed upon the approval of a development plan review in accordance with Section 21.02.040.
2.
The development of senior housing, community care, convalescent and nursing facilities are subject to the requirements of Section 21.05.020(D) and (E). Development shall be allowed upon the approval of development plan review in accordance with Section 21.02.040.
3.
Minimum
Lot Size. Proposed development in the overlay area shall depict a
minimum project size of four acres at the time of development application
as evidenced through a lot merger, parcel map, subdivision map or
development application filed with the department of planning and
redevelopment.
4.
Building
Height and Stories. Within the overlay area, the development of multiple-family
residences may reach a building height of up to thirty-five feet and/or
three stories if approved by the planning commission. In granting
additional building height the planning commission shall consider
the appropriateness of the additional height or story in relation
to the proximity to existing residences, building bulk and mass, and
the contribution of the additional height to enhancing the overall
project design.
5.
Setback
Requirements. All buildings shall maintain a minimum twenty-foot setback
from any property line abutting Foothill Boulevard and Valencia Avenue.
Buildings shall have a minimum separation requirement of fifteen feet.
No residential structure may be located closer than twenty-five feet
to a railroad right-of-way. Accessory buildings and uses may encroach
into the railroad right-of-way setback upon the approval of the planning
commission.
6.
Unit
Massing. The maximum number of dwelling units in any structure shall
be limited to eight.
E.
Density
Bonus.
1.
Lot
Consolidation Density Bonus. Whenever new residential development
is proposed in the overlay where the consolidation of lots is necessary
to achieve the required minimum lot size, the applicant may be granted
up to an additional five dwelling unit per acre density bonus. The
bonus shall be calculated by multiplying the project's proposed lot
acreage in acres by the amount of the lot consolidation density bonus.
Fractions shall be rounded up to the next whole number provided the
density bonus does not exceed five units per acre. To qualify for
the lot consolidation density bonus, an applicant shall demonstrate
that it has consolidated at least one or more parcels. The director
shall require the applicant to submit any evidence necessary to document
the granting of the Lot Consolidation Density Bonus. The planning
commission shall verify the evidence during a project's development
plan review process.
2.
Environmental
Stewardship and Energy Efficiency Density Bonus. Whenever new residential
development is proposed in the overlay where the proposed development
obtains LEED Silver certification from the U.S. Green Building Council
(or its equivalent), the applicant may be granted an additional five
dwelling units per acre density bonus. The bonus shall be calculated
by multiplying the project's proposed lot acreage in acres by the
amount of the lot consolidation density bonus. Fractions shall be
rounded up to the next whole number provided the density bonus does
not exceed five units per acre. The director shall require the applicant
to submit any evidence necessary to certify the project will be capable
of obtaining a LEED Silver rating, or its equivalent. The planning
commission shall verify the evidence during a project's development
plan review process. The applicant shall provide the evidence of the
project's LEED Silver certification by the U.S. Green Building Council,
or its equivalent prior to the issuance of occupancy.
3.
In
no case shall a density bonus be greater than ten additional dwelling
units per acre under any circumstances.
(Ord. 1927 § 2, 2009; Ord. 1995 § 3, 2014)
