Uses allowed in the C-3 zone include commercial industrial,
and mixed uses. Although previous development plans have been tendered,
no such uses have been developed to date.
|
The site is located within the boundaries of the Glendora redevelopment
agency project area No. 1.
|
P
|
Permitted use
|
C
|
Permitted, subject to a conditional use permit
|
D
|
Permitted, subject to design review
|
●
|
Prohibited use (not permitted)
|
Table 21.08.030-A Permitted Uses
| ||
---|---|---|
Land Use Types
|
Area
| |
A
|
B
| |
COMMERCIAL USE TYPES
|
|
|
Administrative and Professional Offices. Activities typically include, but are not limited to, executive
management, administrative, or clerical uses of private and public
utility firms. Additional activities include the provision of advice
design, information or consultation of a professional nature. Uses
typically include, but are not limited to, corporate headquarters;
branch offices; data storage, financial records, and auditing centers;
architect's, lawyer's, doctor's, dentist's, insurance sales and claims
offices; financial planners; and accountant's offices.
|
P
|
●
|
Agricultural Supplies and Services. Activities
typically include, but are not limited to, the retail sales from the
premises of feed and grain, fertilizers, pesticides, herbicides, and
similar goods. Uses typically include, but are not limited to, feed
and grain stores, well drilling and tree service firms. Also included
are showrooms and sales of farm equipment.
|
P
|
●
|
Alcohol Sales. On-Site (On Sale). Activities
typically include the sale, subject to required license, of alcoholic
beverages for consumption on the premises. Uses typically include
restaurants that serve alcohol as part of their menu. Bars (taverns,
pubs, etc.) that serve alcohol as a primary use are not permitted.
|
P
|
P
|
Alcohol Sales. On-Site (Off Sale). Activities
typically include the sale, subject to required license, of alcoholic
beverages for consumption off the premises as an incidental use. Typical
uses may include alcohol sales "big box" retail stores.
|
P
|
P
|
Alcohol Sales. On-site (Off Sale) (Primary Use). Activities include the sale of alcoholic beverages for off-site
consumption as a primary use (75 percent or more of gross floor area
devoted to alcohol sales) in retail outlets measuring less than 5,000
square feet. Typical uses may include wine merchants, liquor stores,
and other retail liquor outlets.
|
●
|
●
|
Alcohol Sales. On-Site (Off Sale) (Incidental Use). Activities include the sale of alcoholic beverages for off-site
consumption incidental to an otherwise permitted use measuring less
than 5,000 square feet. Typical uses include the sale of alcoholic
beverages within convenience stores and mini-markets.
|
C
|
●
|
Animal Care Facility. Activities typically
include the care and treatment of domesticated animals. Typical uses
may include veterinarian, animal hospital and animal grooming salons.
|
P
|
●
|
Automotive Cleaning. Activities typically
include the washing and polishing of automobiles. Uses typically include
automobile laundries: car washes, excluding self service washes; and
automotive detailing.
|
P
|
P
|
Automotive and Light Truck Repair—Minor. Activities include, but are not limited to automotive and light
truck repair, retail sales of goods and services for automobiles and
light tucks, and the cleaning and washing of automobiles and light
tucks. Uses typically include, but are not limited to general auto
repair shops, brake and muffler shops, and car washes.
|
P
|
P
|
Automobile and Light Truck Repair—General. In addition to the types of repair operations included as part of
Automobile and Light Truck Repair—Light, activities typically
include, but are not limited to, automotive bodywork, painting, installation
of major accessories, automobile customizing, and towing facilities.
|
●
|
P
|
Automotive Rental Agencies. Activities
typically include, but are not limited to, the rental from the premises
of motor vehicles, with provision for incidental maintenance services.
|
P
|
P
|
Automotive Sales. Activities typically
include, but are not limited to, the retail sale of predominantly
new, used, or vintage vehicles together with their incidental maintenance.
Typical uses include, but are not limited to, automobile and recreational
vehicles sales agencies. Typical accessory uses include, but are not
necessarily limited to, storage, washing, detailing, preparation,
painting and repair of vehicles; administrative and finance offices;
retail sales of parts and accessories; and automobile rental.
|
●
|
P
|
Automotive Service Station. Activities
typically include, but are not limited to the sale from the premises
of goods and the provision of services normally required in the daily
operation of motor vehicles, including the principal sale of petroleum
products, the incidental sale of replacement items, and the performance
of minor repairs. Also included is the washing of automobiles and
light trucks. All such uses shall be limited to the southeast portion
of planning area "A," adjacent to the intersection of Gladstone Street
and Lone Hill Avenue.
|
C
|
●
|
Building Maintenance Services. Activities
typically include, but are not limited to, maintenance and custodial
services, window-cleaning services, disinfecting and exterminating
services, and janitorial services.
|
P
|
●
|
Building Supplies and Sales. Activities
typically include, but are not limited to, the retail sale or rental
from the premises of goods and equipment, including, but not limited
to, tools and equipment, paint, glass, hardware, fixtures, electrical
supplies, yard and garden supplies, swimming pool supplies, and lumber
and hardware sales. Also included are sales and rental of household
and yard tools and equipment, nursery stock and garden supplies, as
well as sales of building materials, such as brick, block, sand, and
gravel. Outdoor storage of such goods may be permitted subject to
screening requirements.
|
P
|
●
|
Business Supply Retail and Services. Activities
typically include, but are not limited to, retail sales; rental or
repair from the premises of office equipment, office supplies; stationery
and similar office goods.
|
P
|
●
|
Business Support Services. Activities
typically include, but are not limited to, firms rather than individuals
of a clerical, employment, or minor processing nature, including multi-copy
and blue-print services. The printing of books, other than pamphlets
and reports for another firm is excluded from this use type.
|
P
|
●
|
Communication Services. Activities typically
include, but are not limited to, broadcasting and other information
relay services for individual commercial uses accomplished primarily
through use of electronic and telephonic mechanisms. Rooftop dishes
for the business use of commercial tenants are permitted; however,
rooftop displays of dishes for sale or rent are not permitted.
|
P
|
●
|
Convenience Sales. Activities typically
include, but are not limited to, the retail sales of frequently needed
small personal convenience items and professional services which are
frequently used. Uses typically include, but are not limited to, convenience
markets, drug stores, beauty and barber shops, self-service laundries,
and dry cleaning establishments.
|
P
|
●
|
Day Care. Activities typically include,
but are not limited to the daytime, temporary care of pre-school children
and the daytime, after-school care of elementary school aged children.
Uses typically include, but are not limited to, pre-schools and day
care facilities.
|
D
|
D
|
Drive-Through Sales and Services. Activities
typically include, but are not limited to, the retail sale from the
premises of food or beverages for off-site consumption and the provision
of services. Uses typically include, but are not limited to, drive-through
restaurants, quick service food windows and service stations, pharmacies,
remote tellers and ATM machines at financial institutions and photographic
processing.
|
D
|
●
|
Durable Goods Sales/Big Box Retail/Department Stores. Activities typically include, but are not limited to, the retail
sales from premises. Uses typically include, but are not limited to,
furniture, piano and organ, major appliance (e.g., refrigerator and
carpet and flooring stores). Also included is large-scale discount
retailing commonly identified as "big box retail" and department stores.
|
P
|
P
|
Eating and Drinking Establishments. Activities
typically include, but are not limited to, the retail sale from the
premises of food or beverages prepared for on-premises consumption.
Uses typically include, but are not limited to, restaurants fast food
facilities, including drive-through services, candy and confectionaries
shops, delicatessens, donut shops, and coffee sales.
|
P
|
P
|
Financial Institutions. Uses typically
include, but are not limited to, banks, savings and loans, and credit
unions.
|
P
|
●
|
Food and Beverage Sales. Activities typically
include, but are not limited to retail sale from the premises of food
and beverages for off-premises consumption. Uses typically include
markets, mini-markets, catering services and retail bakeries. Liquor
stores, wine merchants and retail liquor outlets, which sell alcohol
as a primary use, and which have a gross leasable area of less than
5,000 square feet, are not permitted.
|
P
|
P
|
General Retail. Activities typically
include, but are limited to retail sale of a variety of household
and personal goods. Uses typically include, drug stores, large-scale
discount retailers and department stores.
|
P
|
P
|
Health Clubs and Spas. Activities typically
include, but are not limited to sport and health-related activities
performed either indoors and outdoors. Users typically include, but
are not limited to, health clubs, spas, beauty spas, tanning salons,
gyms, racquet clubs and tennis clubs.
|
P
|
●
|
Nurseries. Activities typically include,
but are not limited to, sales of indoor and outdoor plants, including,
but not limited to, trees, shrubs, ground covers, and grass sod, as
well as seeds, pots and potting supplies, and growing supplies. Outdoor
storage may be permitted subject to applicable screening requirements.
|
P
|
●
|
Personal Services and Sales. Activities
typically include, but are not limited to retail sales of small personal
convenience items and professional services that are used frequently
by the business community. Uses typically include, beauty and barbershops,
florist shops, photography studios, private postal service, travel
agencies, tailors, shoe repairs, video sales and/or rental, apparel
laundering and dry cleaning agencies.
|
P
|
●
|
Specialized Retail. Activities typically
include, but are limited to the retail sale of specialized goods.
Such specialized sales may include, but is not limited to: stamps
and coins, consumer electronics, hobbies and crafts, antiques, apparel
and accessories, books and magazines, firearms, sporting good (sales
and rental), pets and pet supply, photography and stationery sales.
|
P
|
P
|
CIVIC USE TYPES
|
|
|
Civic Administration. Activities typically
include, but are not limited to, management, administration, or clerical
services performed by public, quasi-public, and utility agencies.
|
P
|
●
|
Community Education. Typical activities
include educational services for adults provided by private institutions.
Typical uses include vocational and trade schools.
|
P
|
●
|
Cultural Facilities. Activities typically
include, but are not limited to, those performed by public and private
museums and art galleries, public and private libraries and observatories.
Also included are facilities for the performing arts.
|
P
|
●
|
Table 21.08.030-B General Development Standards
| ||
---|---|---|
Feature
|
Area A
|
Area B
|
Minimum Parcel Size
|
20,000 s.f.
|
20,000 s.f.
|
Maximum Number of Retail Uses in Buildings less than 35,000
s.f.
|
NA
|
2 uses
|
Maximum Total of Building Area
|
NA
|
100,000 s.f.
|
Maximum Building Height (1)
|
50 ft.
|
50 ft.
|
Minimum Parking and Building Setbacks From: (2), (3)
|
|
|
Rail Line
|
NA
|
20 ft.
|
Public Right-of-Way (for buildings)
|
|
|
Lone Hill Avenue
|
30 ft.
|
30 ft.
|
Gladstone Street
|
45 ft.
|
NA
|
Public Right-of-Way (for display of new vehicles for sale)
|
|
|
Lone Hill Avenue
|
NA
|
10 ft.
|
Gladstone Street
|
NA
|
NA
|
Interior Streets
|
10 ft.
|
10 ft.
|
Interior Side Property Lines
|
0 ft.
|
0 ft.
|
Notes:
| |
(1)
|
Building height shall be measured from the finished pad elevation
to top of parapet, excluding architectural features.
|
(2)
|
Setbacks shall be measured from the edge of rights-of-way.
|
(3)
|
The setback area along Gladstone Street shall be landscaped
according to applicable requirements of this document.
|
●
|
Minimum parcel sizes.
|
●
|
Parking and landscape setbacks for interior side and rear parcel
lines.
|
●
|
Building setbacks for interior side and rear property lines.
|
●
|
Parking and landscaping requirements for individual parcels,
except for required landscaping along public streets and private drives.
|
●
|
Where modified standards are permitted by the planning agency,
all required setbacks along public street frontages and the rail line
shall be met.
|
●
|
Where modified standards are permitted by the planning agency,
innovative designs such as "postage stamp lots" may be utilized. Each
approved increment of development shall contain the required amount
of landscaping and number of parking and loading spaces. Where common
parking and/or landscape areas are proposed, appropriate easements
and covenants, conditions, and restrictions (CC&Rs) shall be established
to ensure adequate access throughout the site, and to ensure ongoing
maintenance of common facilities.
|
●
|
Individual buildings and parcels need not have direct access
to a public street; however, sufficient easements and/or reciprocal
access agreements shall be recorded to ensure that adequate ingress
and egress is available to each lot and building.
|
●
|
Service stations shall be permitted at the intersection of arterial
and/or collector streets. The total number of service stations permitted
at the intersection of two or more through streets shall not exceed
two. The total number of service stations permitted at "T" intersections
shall not exceed one. Service stations shall not be permitted within
any property of any property used as a school, church, theater or
other place of assembly.
|
●
|
A minimum of four pumps shall be provided before a convenience
store is permitted.
|
●
|
The minimum lot area for a full-service station shall be twenty-two
thousand five hundred square feet with a minimum street frontage of
one hundred fifty feet on each adjacent street.
|
●
|
The minimum building floor area for a full-service station without
a convenience store shall be one thousand two hundred square feet.
One accessory structure of not less than one hundred fifty square
feet may be provided when located beneath a canopy. No other accessory
structures except public phone booths and refuse areas shall be permitted.
|
●
|
The minimum building floor area for a full-service station with
a convenience store shall be two thousand eight hundred square feet.
At least one thousand six hundred square feet of floor area shall
be devoted to the operation of a convenience store. At least one thousand
two hundred square feet of floor area shall be devoted to repair facilities.
No other accessory structures except public phone booths and refuse
areas shall be permitted.
|
●
|
The minimum lot area for a self-service station without a convenience
store shall be fifteen thousand square feet with a minimum street
frontage of one hundred twenty-five feet on each adjacent street.
|
●
|
The minimum lot area for a self-service station with a convenience
store shall be twenty-two thousand square feet with a minimum street
frontage of one hundred fifty feet on each adjacent street.
|
●
|
The minimum building area for a self-service station without
a convenience store shall be one hundred fifty square feet when beneath
a canopy or in a building of not less than six hundred square feet.
No other accessory structures except public phone booths and refuse
areas shall be permitted.
|
●
|
The minimum building floor area for a self-service station with
a convenience shall be one thousand six hundred square feet. No other
accessory structures except public phone booths and refuse areas shall
be permitted.
|
●
|
No service station shall have more than two access ways on any
one street frontage.
|
●
|
Public restrooms shall be provided at full-service stations
and at self-service stations when a building is provided exclusive
of canopies. Restroom entrances shall be screened from view of adjacent
property and public rights-of-way.
|
●
|
Air and water facilities shall be made available for public
use.
|
●
|
Landscaping, in addition to that otherwise required by the Glendora
Municipal Code, shall include two hundred square feet of planting
area, raised by curbs six inches in height, at the intersection of
street property lines and planters three feet wide, raised by curbs
six inches in height, along interior property lines except where building
placement prevents the placement of such planters.
|
●
|
Exterior lighting shall be arranged and shielded to prevent
spillover on adjoining property and the public right-of-way.
|
●
|
Each pump island may include computerized payment stations.
Such stations shall be situated in a manner that will not cause interference
with circulation or the sale of motor fuels.
|
●
|
Merchandise, wares and crates, in the form of storage or displays,
shall be within the confines of the building provided that outside
placement of soft drink dispensers when associated with a water cooling
system may be approved by the director of planning and redevelopment.
|
●
|
A convenience store's display area shall be divided between
the display of food and beverages and non-food items such that non-food
items shall account for at least sixty-five percent of the display
area.
|
●
|
Hours of operation for the sale of motor fuels, lubricating
oils, brakes and cooling fluids, and such services and replacements
as are permitted without the confines of a building are unlimited.
Automobile repair operations required to be within a building shall
be conducted between the hours of seven a.m. and seven p.m. Delivery
of products, excluding automobile fuels are limited to the hours between
seven a.m. and ten p.m.
|
●
|
For each twenty lineal feet of pump island fascia that is served
by a nozzle, one-half of one parking stall shall be deducted from
the required parking for a convenience store. No more than three parking
stalls shall be deducted in this manner.
|
|
In addition, automotive service stations shall comply with the
following standards and other applicable provisions of this specific
plan:
|
●
|
Hours of Operation. The automotive uses in planning area "A"
are restricted to the hours between seven a.m. and nine p.m., excluding
activities related to the sale of gasoline.
|
●
|
Location of Uses. Any automotive service station and/or automotive
and light truck repair facility within planning area "A" shall be
located in the southeast portion of the specific plan area, adjacent
to the intersection of Gladstone Street and Lone Hill Avenue.
|
●
|
General Maintenance. The premises shall be kept in a neat and
orderly condition at all times, and all improvements shall be maintained
in a condition of good repair and appearance.
|
|
No used or discarded automotive or truck parts or equipment
or permanently disabled, junked, or wrecked vehicles may be stored
outside of an enclosed building or stored within an enclosed building
so as to be visible from public view.
|
|
Vehicles retained on-site for service and/or repair shall be
parked in an enclosed structure or within a clearly marked staging
area. Outside staging areas shall be sufficiently screened from public
view and be located in a manner which does not interfere with normal
flow of on-site traffic. Parking spaces within any such staging area
shall not count towards the number of spaces required by Glendora
Municipal Code. Staging area(s) shall be maintained in a neat and
orderly manner.
|
●
|
Location of Activities. All repair and service activities shall
be conducted entirely within an enclosed service building, except
as follows:
|
|
The dispensing of petroleum products, water, oil, and air from
pump islands.
|
|
Trash areas, enclosed by walls, to be integrated with the design
of the service station.
|
|
Public telephones, provided that they are well lighted, are
in a location that is visible from a public street, and are accessible
on a twenty-four hour basis.
|
●
|
Orientation of Buildings. Buildings housing automotive service
facilities and ancillary services (e.g., car washes, quick service
food drive-up windows) shall be oriented so that openings do not face
public streets or are screened by a solid opaque wall which is architecturally
compatible with the other buildings on the site.
|
●
|
Pump Placement. Gasoline and diesel pumps shall be placed a
minimum of thirty feet from any property line.
|
●
|
Canopies. Canopies over gasoline and diesel pumps shall be placed
a minimum of twenty feet from any property line.
|
●
|
Access and Circulation. No more than one driveway with a minimum
width of thirty-five feet and a maximum width of forty-eight feet
shall be permitted on any one street frontage. Driveways shall not
be located closer than fifty feet from a street intersection (measured
from the beginning and end of the curb return), or ten feet from an
interior side property line. Under no circumstance shall a driveway
be permitted to interfere with the movement and safety of vehicular
and pedestrian traffic.
|
●
|
Rest Rooms. Service stations shall provide a men's and a women's
public rest room which are accessible to the general public, including
physically disabled persons, during all hours which the station is
open to the public.
|
●
|
Air Pump and Water Supply. At least one air pump and water supply
area shall be provided at each automotive service station, and shall
be located such that its use will not conflict with on-site vehicular
movement.
|
●
|
Ancillary Uses. Automobile service stations may include ancillary
food services and retail sales within an enclosed building, including,
but not limited to, the sale of precooked or prepared food and beverages,
the sale of packaged food and beverages (including alcoholic beverages),
convenience items and other sundries. The operation of such uses shall
conform to Sections 21.05.010(D)(5) and 21.05.010(D)(6) of the Glendora
Municipal Code.
|
●
|
Noise. Outdoor public address systems are not permitted.
|
●
|
Signs. In addition to the signs otherwise permitted pursuant
to this specific plan, one sign with a maximum of ten square feet
shall be permitted on each canopy over gasoline islands facing each
frontage.
|
|
In addition to canopy signs and the signs otherwise permitted
pursuant to this specific plan, each service station shall be permitted
to meet the minimum requirements of the state of California regarding
signage display of gasoline prices.
|
●
|
Operating Standards. Video games shall be prohibited.
|
|
Adult magazines shall be kept in racks providing for the shielding
of cover pages and be individually wrapped in plastic shrink-wrap
or bags. Adult magazines shall only be accessible to store employees.
|
|
The sale of alcoholic beverages at automobile service stations
shall conform to provisions of this specific plan and the Glendora
Municipal Code.
|
General Standards.
| |
●
|
The design of drive-through facilities shall be reviewed and approved by the planning commission (as set forth in Section 21.08.050(E)). Such a review/approval shall not require a public hearing.
|
●
|
The design and locations of the facility and queuing lane shall
not contribute to increased congestion on public streets or private
property adjacent to the facility.
|
●
|
The design and location of the facility and queuing lane shall
not impede access to or exit from project area parking facilities.
|
●
|
A maximum of five fast food restaurants with drive-through facilities
may be permitted. The maximum floor area of fast food restaurants
having drive-through facilities shall be fifteen thousand seven hundred
square feet, exclusive of play areas.
|
Specific Design Requirements.
| |
●
|
Drive-up windows and remote tellers shall provide at least one
hundred twenty feet of reservoir space for the stacking of vehicles
as measured from the service window or unit to the entry point into
the drive-up lane.
|
●
|
Drive-up windows and remote tellers shall be at least twenty-five
feet from driveways entering a public street.
|
●
|
Drive-up windows and remote tellers shall not be considered
as justification for reducing the number of parking spaces that are
otherwise required.
|
●
|
Pedestrian paths shall be maintained in such manner to allow
the safe and convenient passage of persons across drive aisles. Pedestrian
pathways shall be clearly marked with paint and/or enhanced paving
materials and designated with adequate and appropriate signage. Pedestrian
pathways adjacent to drive aisles shall be separated by a raised curb,
planter, berm, or other device to ensure a safe and adequate separation
between pedestrians and motor vehicles.
|
●
|
Order board speakers shall be installed and maintained in a
manner that diminishes and/or directs noise away from adjacent retail
uses and public rights-of-way.
|
Operating Standards.
| |
●
|
Drive aisles, landscaped areas, play areas, and parking facilities
associated with drive-through facilities shall be maintained in a
neat and orderly manner.
|
●
|
Drive-through facilities shall not constitute a nuisance to
the specific plan area and/or adjacent uses due to noise, litter,
loitering, smoke or odor.
|
●
|
Order board speakers shall be operated in a manner that does
not exceed standards stated in the city's noise ordinance or applicable
sections of the Glendora commercial specific plan. Operation of order
board speakers shall be restricted to the hours between six a.m. and
ten p.m. Modification of this standard may be approved by the director
of planning and redevelopment.
|
To facilitate design integrity between the variety of uses within
the Glendora commercial specific plan, the following shall be considered:
| |
●
|
Placement of buildings shall consider the existing context of
the commercial area, the location of residential land uses and the
location of major traffic generators.
|
●
|
The architecture (height, scale, style) of each building within
the specific plan area shall be compatible with other structures within
the specific plan and surrounding area. Building sites shall be developed
in a coordinated manner to provide order and diversity and avoid disorderly
development.
|
●
|
Buildings within the specific plan site shall be typical of
other large-scale retail operations. Developers may incorporate "prototype"
architectural standards in the design and development of structures
within the specific plan area. Buildings shall maintain simple rectangular
forms which may be broken up by creating horizontal emphasis through
the use of reveals, trellises, landscaping, trim, windows, eaves,
cornices, complementary colors or other architectural and design devices.
|
●
|
Large smooth, unarticulated surfaces shall be avoided. A mixture
of smooth and textured blocks for concrete walls is encouraged. Exterior
materials requiring high maintenance responsibilities such as stained
wood, clapboard, or shingles shall be avoided. Large areas of intense
white or dark colors shall be avoided. Subdued colors should be used
as dominant overall colors. Bright colors shall only be used for trim
and/or specialized uses (store identification, etc.).
|
●
|
Enhancements that achieve a sense of scale and rhythm, including
horizontal and vertical linear elements, score lines, and offsets,
shall be installed and maintained on the Gladstone Street façade.
|
●
|
Exterior mechanical equipment shall be screened from public
view.
|
●
|
Backflow devices shall be screened by landscaping and walls.
|
●
|
Wall-mounted items such as roof ladders and electrical panels
shall not be located adjacent to public rights-of-way, unless secured
to prevent public access.
|
●
|
Service areas (areas for loading/unloading, unpacking of goods,
auto service, tire centers, etc.) shall be simple and efficient, and
shall not interfere visually or physically with other building operations.
|
●
|
All new gas, telephone lines, and electrical lines of twelve
kV or less within the project shall be placed underground.
|
●
|
All ground-mounted utility appurtenances shall be located away
from public view or adequately screened. Screening should be of a
material complementary to the structure and/or heavy landscaping and
berming.
|
●
|
No utility appurtenances shall be permitted directly within
a pedestrian area.
|
●
|
The applicant shall comply with all applicable building codes
and the requirements of the city, county, state and other responsible
agencies.
|
|
Figures 21.08.030-2 through 21.08.030-4 of the Glendora commercial
specific plan, on file with the city clerk, illustrate elevations
for proposed uses within the specific plan area.
|
●
|
Prior to issuance of construction permits, as applicable, landscape
and irrigation construction drawings in conformance with the Glendora
commercial specific plan shall be submitted for review and approval
by the planning agency.
|
●
|
Permanent automatic irrigation systems shall be provided in
all landscaped areas. Landscape and irrigation design shall comply
with city of Glendora "water-efficient landscape ordinance."
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Plant materials within individual landscaped areas shall be
of varieties that utilize like amounts of water.
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Sprinkler heads located immediately adjacent to parking areas
should be of the "pop-up" variety instead of risers.
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The irrigation system shall be designed so that overspray onto
structures, streets, sidewalks, windows, walls and fences is minimized.
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All landscaped areas shall be maintained in a healthy and thriving
condition, free from weeds, trash, and debris.
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Building setbacks that are not used for drive entries, parking,
loading, or approved outdoor uses shall be fully landscaped. All unpaved
areas within developed portions of the site shall be landscaped.
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No landscaping shall be required adjacent to the portions of
buildings where loading doors and customer pick-up areas are located.
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A minimum of five percent of the total parking area shall be
landscaped. For purposes of this requirement, "parking area" shall
not include boundary landscaping. The parking lot landscaping shall
include a minimum of one tree for every five parking spaces and appropriate
ground cover. Such landscaping shall be located throughout the parking
area.
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Planters shall have a minimum clear landscape width of five
feet. Within parking areas, and unless "diamond planters" are used,
planters shall also have a minimum length not more than six inches
less than the longest abutting parking stall, exclusive of curbing,
and shall have sufficient room to accommodate tree growth. Diamond
planters will thus have a minimum dimension of five feet by five feet
interior clear area (six feet by six feet with curbing).
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Turf areas shall be limited to thirty percent of total landscaped
area.
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All shrub areas shall be underplanted with groundcover.
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Tree plantings along Gladstone Street and Lone Hill Avenue shall
be designed to break up long building façades along Gladstone
Street and Lone Hill Avenue. This shall be achieved by clustering
evergreen trees into informal drifts, leaving no more than one hundred
feet between such clusters. The area between such clusters shall be
planted with a combination of trees, shrubs, turf, and groundcover
planted in a clearly perceptible pattern that creates a sense of scale
or rhythm along these roadways.
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Where deciduous trees are planted along the Gladstone Street
perimeter, evergreen trees shall also be planted in a number and location
to sufficiently screen the southern façade of buildings during
periods of seasonal leaf loss.
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In addition to turf and trees, flowering shrubs and around cover
shall be planted along the length of the Gladstone perimeter. Such
landscaping shall be designed to complement the pattern established
by the tree planting.
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Enhanced landscape features (e.g., trees with groundcover and/or
flowers) shall be installed along the southern berm at the intersection
of Gladstone Street and Balton Avenue and (at a minimum) at a point
midway between this feature and the project's western boundary in
order to create an enhanced entry to the project area.
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Landscaping along public rights-of-way shall be designed to
aesthetically screen and soften blank walls, parking areas, storage
areas, utility boxes, and other non-aesthetic items.
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The planting of ivy or hedge shrubs along exterior structure
and screen walls is encouraged to deter potential graffiti.
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All landscaped areas shall be delineated with a minimum six-inch
high and six-inch wide concrete curb or equivalent.
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Mulch shall be applied in a two-inch layer in all shrub and
groundcover areas.
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The single existing oak tree located on Gladstone Street west
of Lone Hill Avenue shall be inspected by a certified arborist to
determine the disposition for future protection, relocation or removal
as recommended.
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Soil testing shall be conducted to acquire an accurate appraisal
of fertilizer application and amendment requirements.
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Landscaping of a variety that would not interfere with routine
business operations shall be planted adjacent to structures within
planning area "B."
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Prior to occupancy of any business within the specific plan
area, all perimeter landscaping shall be planted along Gladstone Street
and Lone Hill Avenue.
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Landscaping, of a manner dictated by applicable sections of
this document, shall be planted concurrent with individual site development
within the specific plan area.
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All trees used within required landscaped areas, including parking
areas, shall have a minimum size of fifteen gallons. A minimum of
thirty-five percent of all trees planted shall be a combination of
twenty-four, thirty, thirty-six, and forty-eight-inch box trees.
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All trees within the specific plan area shall be staked or provided
with guy wires.
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Tree species selected for the landscape scheme shall ensure
(upon maturity) adequate screening of the southern façade(s)
of structures located along the Gladstone Street boundary of the specific
plan area.
|
Figure 21.08.030-5 depicts the conceptual landscape plan for
the specific plan area. Figures 21.08.030-6 and 21.08.030-7 illustrate
roadway and landscape cross sections at various points along Gladstone
Street and Lone Hill Avenue. The proposed project's rear elevation
and how it would appear from Gladstone Street with a screen wall and
landscaping is depicted in Figure 21.08.030-8.
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On-site circulation shall provide for efficient vehicular and
pedestrian movement. On-site circulation systems should be logical
and easily understood by visitors. For example, where one-way movement
is necessary, the design of the circulation system should discourage
individuals from entering an exit. In addition, service access routes
should not conflict with other on-site circulation routes.
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The circulation system shall include adequate directional signs
for entrances, exits, parking areas, loading areas, and other uses.
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On-site driveways shall not provide common access between the
specific plan area and adjacent properties.
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Truck access routes shall be established for uses within the
specific plan area. Figure 21.08.030-9 depicts proposed specific plan
truck routes.
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With the exception of city operated dial-a-ride services, public
transportation shall not circulate through the specific plan area.
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Site lines required for safe automobile movement should be kept
clear. Screens and structures should not be located where they would
block such site lines, both entering and leaving the individual developments,
and the project site.
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Features to discourage use of the Gladstone Street driveway
such as limited curb cuts, raised driveway medians, "porkchops" prohibiting
left turn exits onto Gladstone Street, no project signage permitted
along Gladstone Street, and primary project access for all uses via
Lone Hill Avenue, have been incorporated into the design of the circulation
system.
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The design and location of entries (curb cuts) for individual
development sites should be such that the driver has ample time to
perceive them when approaching the site. Intersections and driveway
approaches should be kept clear of obstructions such as traffic signal
standards and landscaping.
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Adequate pedestrian amenities such as benches and shade structures
(or shade tees) shall be installed at or near building entrance(s)
or at the curbside/sidewalk adjacent to buildings within the specific
plan area.
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Pedestrian walkways shall be constructed of enhanced paving
materials (such as cobblestone or brick) or otherwise distinguished
from the surrounding paved areas.
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On-site pedestrian walkways should provide direct, safe, and
adequate movement paths between parking areas and building entrances.
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Parking spaces shall be provided in the number and manner specified
in the city of Glendora Zoning Code.
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Parking spaces and drive aisles shall have the following minimum
sizes.
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Standard space: 9′ x 20′
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Standard space adjacent to wall: 10′ x 20′
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Parallel space: 10′ x 25′
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Compact space: 8′ x 17′
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Drive aisles for parking areas with ninety degree parking stalls
shall be twenty-six feet.
|
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A maximum of twenty percent of the parking stalls may be compact
stalls. All such compact stalls shall be clearly marked "COMPACT."
|
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Parking spaces shall be oriented to ensure visibility of pedestrians,
bicyclists and other motorists while entering, leaving or circulating
within a parking area.
|
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All parking visible from any arterial street, except the car
display area in planning area B, shall be shielded by berms (maximum
3:1 slope) and planted with trees, shrubs, and turf.
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Parking areas shall be provided with curbs, bollards, or similar
permanent devices where necessary to prevent parked vehicles from
bumping buildings, landscaping, or perimeter walls.
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All aisles, approach lanes, and turning areas shall be clearly
marked with directional arrows and lines as necessary to provide for
safe traffic movement.
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Parking areas shall have lighting capable of providing adequate
illumination for safety and security. Such lighting shall comply with
standards included in this document.
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Handicapped parking shall be provided in accordance with the
requirements and standards specified by the state of California.
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The applicant shall restrict four on-site parking spaces for
the exclusive use of public safety vehicles. One space shall be provided
near each store entrance for retail A, retail B, retail C/D and retail
E/F, as determined by the Glendora police department. Such spaces
shall be identified by signage approved by the department of planning
and redevelopment. Spaces shall be provided as appropriate at each
increment of development.
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Parking spaces of a number and size specified by this specific
plan and applicable city of Glendora regulation shall be installed
for each incremental stage of development within the specific plan
area (Figure 21.08.030-10).
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The installation of parking facilities shall occur concurrent
with the development of individual parcels within the specific plan
area (Figure 21.08.030-10).
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Parking provisions do not apply to areas used for the display
of vehicles offered for sale at a permitted automobile sales facility.
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Loading areas shall be designed to provide for backing and maneuvering
on site and not from or within a public street. Direct loading from
a public street shall not be permitted.
|
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Loading spaces shall be a minimum of ten feet by sixty feet.
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Loading and maneuvering areas shall not encroach into parking
setback areas.
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Loading areas may be permitted adjacent to a public street provided
they are screened by a combination of screen walls, ornamental landscaping,
and/or portions of on-site buildings.
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Loading areas visible from a public street or parking area shall
be screened by solid wing walls (constructed of materials such as
concrete, concrete block, masonry, brick) and/or appropriate landscaping
so that said loading area is adequately shielded from public view.
All such loading areas shall be maintained in a clean and orderly
condition.
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Screen walls and wing walls shall be provided adjacent to loading
doors and loading areas and shall be of a compatible material with
adjacent buildings, and shall be of sufficient height to provide adequate
visual screening.
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Truck maneuvering areas associated with on-site loading areas
and vehicle drop-off areas for the proposed automobile dealerships
shall not encroach into required parking stalls and drive aisles.
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On-site truck maneuvering to and from loading areas shall be
provided to accommodate the turning radius of a sixty-six foot extra
large semi-trailer (WB-62). With the approval of the planning agency,
a greater or lesser turning radius may be required based upon review
of a site-specific analysis.
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Outdoor storage, including receptacles designed for the aboveground
storage of hazardous materials, shall be adequately screened from
public view.
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Refuse storage and disposal areas, other than trash compactors,
shall be provided within trash enclosures which are screened on at
least three sides from public view by a solid wall which is not less
than six feet in height. The fourth side shall consist of a solid
metal gate painted to match or coordinate with the building (slatted
chain link is not acceptable).
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Refuse bins shall be provided in sufficient number, and shall
be placed in convenient location(s).
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All trash shall be deposited in the trash enclosure, and the
gate leading thereto shall remain closed except when in use, and shall
remain in good working order.
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Trash areas shall not be used for storage. The premises shall
be kept in a neat and orderly condition at all times, and all improvement
shall be maintained in a condition of good repair and appearance.
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Adequate shopping cart storage shall be provided within parking
areas and adjacent to buildings.
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A minimum six-foot high chain link fence with oleander shrubs
shall be placed along the easterly boundary of the auto storage area
in planning area B.
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Outdoor storage provisions do not apply to outdoor sales areas,
sidewalk sales, and "garden centers." Sidewalk sales on patios immediately
adjacent to commercial buildings ("on-curb") are permitted. Sales
within parking areas ("off-curb") are subject to the city's outdoor
display and special outdoor display permits. Outdoor sales are not
permitted for tenants having less than two thousand square feet gross
leasable area.
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Walls and fencing constructed within the Glendora commercial
specific plan site shall be of durable materials, and shall be maintained
in good condition at all times.
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Walls shall be constructed of concrete block, masonry, brick,
or other similar materials. Decorative fencing may also be constructed,
provided that, where it is located adjacent to a public street or
will be visible from a public right-of-way, it is screened with landscaping.
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Where linear walls or fences in excess of one hundred feet are
needed, a combination of wall/fence along a landscaped berm shall
be used.
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Screen walls for loading areas shall be located behind parking
setback lines.
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Screen walls along Gladstone Street shall have a maximum height
of fifteen feet (as measured from lowest finished grade). Other screen
walls within the specific plan area shall have a maximum height of
eight feet.
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Walls and fencing within the specific plan area shall be designed
with variations in plan, such as plane shifts, and the installation
of pilasters. Walls and fences shall include such variations no less
than every one hundred feet.
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Wall patterns shall be designed to be consistent with the proposed
tree planting geometry.
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Signage shall not be permitted along Gladstone Street.
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Signage installed along Lone Hill Avenue shall be designed,
oriented, installed, and maintained in a manner which enhances this
roadway.
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All signage must be approved by the city, consistent with the
guidelines set forth herein.
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Figures 21.08.030-11 and 21.08.030-12 illustrate Gladstone Street
and Lone Hill Avenue perspectives.
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To ensure a continuity of quality and aesthetics, individual
development projects within the Glendora commercial specific plan
shall be permitted identification signs in accordance with applicable
standards of the following sign standards:
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Each tenant will be responsible for providing one's own building
signs. All tenant identification signs shall be constructed and installed
at the tenant's expense. Each tenant is responsible for obtaining
all required sign and building permits from the planning agency. Each
tenant shall be responsible for all fees required.
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Tenant wall signs shall be limited to internally illuminated
signs with individual channel letters, a plexiglass face, and sheet
metal returns and trim caps. Logos and corporate slogans need not
consist of individual letters.
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The size and number of signs for identification of individual
development sites within the specific plan area shall be governed
by applicable standards stated in this section of the Glendora commercial
specific plan. The criteria in this sign program shall be strictly
enforced. Signs as outlined in this program are the only signs allowed.
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Any requested deviation from the approved sign program shall
require the approval of the planning agency. Tenants shall be responsible
for compliance with this program and all city codes and requirements.
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Each tenant sign must be submitted to the planning agency for
approval. The drawings to be submitted must clearly indicate sign
size, color, construction material, location, message and typeface
per specifications identified in this program.
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Signs should be of materials that are compatible with exterior
building colors, materials, and finishes, and shall be of a high quality
of fabrication.
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No animated, flashing or audible signs will be permitted. However,
a reader board may be provided as part of the freeway-oriented project
identification sign.
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No exposed lamps will be permitted. Neon signs may be allowed
in tenant storefront windows subject to approval of the developer
and the planning agency.
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All signs and their installation shall comply with all local
building codes and this program. The name of the business shall be
depicted on the sign.
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Signs are to be free of all labels and fabricator's advertising
except for those required by code.
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No portable signs will be permitted.
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All ground-mounted signs must be set back from the ultimate
curb face and positioned so as not to create a hazard for either pedestrian
or vehicular traffic. Permanent ground signs shall be fabricated of
sturdy, quality materials.
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Monument signs should be incorporated into landscaped berms
to minimize visual mass.
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Billboards are prohibited.
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Accessory, freestanding price signs for automotive services
may be approved by the planning agency.
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Grand opening and/or promotional signs shall comply with the
Glendora sign ordinance and shall be approved by the developer prior
to installation. Such signs shall not be permanent and must be removed
immediately upon developer's request.
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All building-mounted signs shall be constructed so as not to
have exposed wiring, raceways, ballasts, conduit, and transformers.
Cabinets, conductors and other equipment shall be concealed.
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All wall-mounted signs must be constructed of sturdy, quality
materials. The height of such signs shall not exceed the height of
the parapet wall.
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All signs and their supporting structures shall be constructed
of metal, wood or comparable weatherproof material and shall be enclosed
as to provide against their infestation by birds and vermin.
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Traffic control signage shall be installed in a manner that
discourages vehicle ingress/egress on Gladstone Street.
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No sign shall be installed which will impede minimum safe sight
stopping distance as per Caltrans Highway Design Manual.
|
The following discussion identifies the type, dimensions and
style of signs allowed within the Glendora commercial specific plan
site. Figure 21.08.030-13 identifies the location of these proposed
signs.
|
Four signs will be located along Lone Hill Avenue and will be
used to identify the following:
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Two proposed auto dealerships in the northeastern portion of
the specific plan area.
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The tenant of the building area along Lone Hill Avenue north
of the main project entry.
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The tenants of the building area along Lone Hill Avenue south
of the main project entry.
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The tenants of the building area at the intersection of Lone
Hill Avenue and Gladstone Street.
|
Components of monument signs shall be architecturally compatible
with surrounding uses. These signs shall be a maximum of eight feet
in height with thirty-two square feet of sign face per side (Figure
21.08.030-14) and shall be incorporated (notched) into the berm.
| |
Two monument signs will be located along Marketplace Drive and
will be used to identify the tenants of Planning Area B. Components
of monument signs shall be architecturally compatible with surrounding
uses. These signs shall be a maximum of eight feet in height with
thirty-two square feet of sign face per side (Figure 21.08.030-14).
|
This sign is to advertise menu selections only, and not to provide
tenant identification. In addition to any other signage provided for
in this section, a service station will be allowed two gasoline-pricing
signs. Actual locations and designs of signs shall be indicated on
the tenants sign application drawings and are subject to approval
by the developer and the planning agency.
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A comprehensive lighting plan shall be prepared prior to, or
in conjunction with, the submittal of building plans to the planning
agency. Said plan shall be approved pursuant to area CC&Rs prior
to issuance of building permits.
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Site lighting shall be metal halide.
|
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Lighting sources shall be shielded, diffused, or indirect in
order to avoid glare to pedestrians and motorists. Lighting fixtures
should be selected and located to confine the area of illumination
to within the site boundaries. To minimize the total number of freestanding
light standards, wall-mounted lights should be utilized where feasible
and consistent with building architecture.
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Parking areas should be provided with a minimum of one-foot
candle of illumination. Light standards shall not exceed forty-five
feet in height.
|
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Shields provided for security lights shall be painted to match
the surface to which the fixture is attached. These fixtures shall
not project above the fascia or rooflines of the adjacent buildings.
Exterior lights should be used to accent entrances and special features.
All illumination elements shall have controls to allow their selective
use as an energy conservation measure.
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Wall-mounted illuminators shall be integrated within the architectural
design of buildings.
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Light fixtures on the southern façade of buildings located
along Gladstone Street shall be located below the height of the screen
wall. These fixtures shall include the use of shielding over the light
source that directs light downward and prevents the light source from
being visible from Gladstone Street.
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Liquid waste disposal and runoff control shall be conducted
within the guidelines of the Los Angeles County Sanitation District.
|
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Disposal of liquid waste must also meet the applicable guidelines
of the Los Angeles County Department of Environmental Health Services.
|
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Hazardous waste handling, transportation, recovery, and disposal
shall comply with applicable federal and state laws, as well as with
Glendora's hazardous waste management plan.
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Solid waste disposal shall comply with applicable federal and
state laws, and shall be regulated as per city ordinance.
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Other than trash cans located for the convenience of visitors,
refuse storage and disposal areas shall be provided within trash enclosures
screened on at least three sides from public view, by a solid wall
not less than six feet in height. The fourth side shall consist of
a solid metal gate, as approved by the planning agency.
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Refuse bins shall be provided in sufficient number, and shall
be placed in convenient locations.
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Other than trash cans located for the convenience of visitors,
all trash shall be deposited in the trash enclosure, and the gate
leading thereto shall remain closed except when in use, and shall
remain in good working order.
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Trash areas shall not be used for storage. The premises shall
be kept in a neat and orderly condition at all times, and all improvement
shall be maintained in a condition of good repair and appearance.
|
The following sources are exempt from the provisions of this
section:
| |
●
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Safety devices and warning signals;
|
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Motor vehicles and trains;
|
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|
Emergency equipment, vehicles, devices, and activities;
|
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|
Temporary construction, maintenance, or demolition activities
conducted between the hours of seven a.m. and six p.m.
|
For each increment of construction, the delivery of materials
and equipment and the outdoor use of equipment, hammers, and power
tools shall be limited to the hours between seven a.m. and six p.m.,
Monday through Friday, with no work allowed on Saturdays, Sundays,
or federal holidays.
|
The applicant shall comply with the requirements of the NPDES.
|
Table 21.08.040-A Estimated Average Daily Water Use
| ||
---|---|---|
Land Use Type
|
Average Water Demand
(gallons per square foot per day)
|
Daily Water Consumption
(gallons per day)
|
Major Anchor Tenants (270,000 s.f.)
|
0.05
|
14,000
|
Divisible Retail Space (152,000 s.f.)
|
0.06
|
9,120
|
Auto-Related Retail (30,000 s.f.)
|
0.06
|
1,800
|
Freestanding Pads (22,000 s.f.)
|
0.27
|
6,000
|
Landscaping (175,000)
|
0.05
|
8,750
|
Project Total
|
|
39,670
|
All wires, conductors, cables, raceways and conduits for electrical,
telephone and similar services that provide direct service to any
property shall, within the boundary lines of such property, be installed
underground. Associated equipment and appurtenances such as surface
mounted transformers, pedestal mounted terminal boxes, meters and
service cabinets may be placed above ground when screened and located
behind the front setback line of said property.
|
Glendora Commercial Specific Plan Mitigation Monitoring Program
| |||
---|---|---|---|
Mitigation Measure
|
Implementation Entity
|
Responsible Monitoring Party
|
Mitigation Timing
|
Geologic Hazards
| |||
GH-1 The project applicant shall comply with all applicable
Uniform Building Code (UBC) standards, and with the recommendations
and performance standards set forth in the geotechnical investigation
prepared for the project. Additionally, prior to issuance of any building
permits, the project applicant shall provide verification to the city
of Glendora, department of planning and redevelopment that a licensed
geotechnical engineer has reviewed foundations plans with respect
to site geotechnical conditions to ensure that the foundation plans
are designed to specifically address site soil and geotechnical conditions,
consistent with the UBC. Recommendations shall be incorporated into
the foundation plans prior to issuance of building permits and the
commencement of construction. A geotechnical engineer shall be on
site to observe grading construction activities and/or test at the
following stages of construction.
Biweekly field notes and/or monitoring reports shall be submitted
to the city of Glendora, department of planning and redevelopment:
|
Project Architect and Engineer
|
City Department of Building and Safety
|
Prior to issuance of building permits
|
2. During site clearance and removal any obstruction;
3. During all over excavations, removal of soft
compressible soils, in place processing of soils, importing of soils,
and all fill placement and compaction;
● During preparation, moisture conditioning,
and compaction of subgrades for slabs on grade and prior to placement
of slabs materials;
● During footing excavations and prior to
placement of footings materials;
4. During all trench backfills;
● When any unusual conditions are encountered.
|
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GH-2 Shallow excavations where workmen are to enter shall be
properly shored or sloped back at least 1:1 (horizontal and vertical)
or flatter.
|
|
Grading Contractor
|
|
GH-3 Excavations in compacted fill or dense natural soils may
be cut up to 4 feet vertically. Excavations deeper than 4 feet in
compacted fill should be shored or sloped back 3/4:1. No surcharge
loads should be permitted within a horizontal distance equal to the
height of cut from the toe of the excavation or 5 feet from the top
of the slopes, whichever is greater, unless the cut is properly shored.
Excavations that extend below an imaginary plane, inclined at 45 degrees
below the edge of any adjacent existing site facilities, should be
properly shored to maintain support of adjacent elements.
|
|
Grading Contractor
|
|
GH-4 All excavations and shoring systems shall meet the minimum
requirements given in the most current State of California Occupational
Safety and Health Standards.
|
|
Grading Contractor
|
|
GH-5 Site specific recommendations and performance standards
relating to mitigation of geotechnical constraints of the project
site are presented in the "Earthwork" section of the "Draft Geotechnical
Investigation" prepared for the project site. These recommendations
and performance standards are incorporated by reference in this EIR.
If proposed, cast iron or ductile pipe used may be used for construction
of utility lines. Should the use of buried steel pipe be proposed,
a corrosion engineer should be consulted.
|
|
Project Engineer
|
|
GH-6 Rocks over 12 inches shall be placed in fills underlying
pavement areas, capped with sandy soils, be crushed, or be removed
from the site. Alternatively, these materials can be disposed of in
pavement areas provided a cap of at least 12 inches of sandy soils
(containing gravel size particles or less) is placed over the rock.
A maximum particle size of 12 inches may be utilized under buildings.
A 2-foot zone of "clean" sandy soil, capping the building pads shall
be provided. "Nesting" of rock shall be avoided.
|
|
Grading Contractor
|
|
GH-7 Where not removed by cut, all existing undocumented fills
should be removed and replaced as properly compacted fill. As a minimum,
fill will be compacted to 90 percent of maximum density (ASTM-D-1557).
|
|
Grading Contractor
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GH-8 Imported fill material, if required, should be predominately
granular, nonexpansive and contain no more than 40 percent fines (portion
passing No. 200 sieve). The project geotechnical engineer shall be
notified at least 72 hours in advance, of the location of any soils
proposed for import. Each proposed import source should be sampled,
tested and accepted for use prior to delivery of the soils to the
site. Soils imported prior to acceptance by the Geotechnical Engineer
may be rejected if not suitable.
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Grading Contractor
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Land Use
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LU-1 Land uses within the Specific Plan area shall be segregated
by intensity and type of use. The intent of this separation is to
allow for homogenous land uses within each of the planning areas.
The northeasterly quadrant of the Specific Plan (Planning Area B)
is reserved for development of automobile sales related uses; while
the remainder of the Specific Plan (Planning Area A) shall be reserved
for development of general retail uses and commercial enterprises,
including the two major anchor retail/commercial uses proposed. Please
refer to the Specific Plan, Section 3.0.
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Project Architect
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LU-2 Traffic and Circulation mitigation measures TC-7 through
TC-12 are also applicable to mitigation of potential land use impacts
deriving from project-related traffic impacts.
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See Mitigation Measures TC-7 through TC-12
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LU-3 Noise mitigation measures N-1 through N-4 are also applicable
to mitigation of potential land use impacts deriving from project-related
noise impacts.
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See Mitigation Measures N-1 through N-4
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LU-4 Aesthetics/Light and Glare impact mitigation measures A/LG-1
through A/LG-6 are also applicable to mitigation of potential land
use impacts deriving from project-related aesthetics/light and glare
impacts.
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See Mitigation Measures A/LG-1 through A/LG-6
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Traffic and Circulation
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TC-1 Restripe the northbound approach from Lone Hill Avenue
to Auto Centre Drive to provide an exclusive right-turn lane. The
southbound approach to Auto Centre Drive would be restriped to include
dual left-turn lanes and two through lanes. Parking on the west side
of Lone Hill Avenue would be restricted during the morning and afternoon
peak hours to accommodate the two through lanes. The westbound approach
would be restriped to provide a separate left-turn lane, a shared
left-right turn lane, and a separate right-turn lane. The signal phasing
would be changed to provide protected southbound left-turn movements
and permissive southbound through movements.
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Project Proponent
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TC-2 Restripe the northbound approach to the SR 30 eastbound
on/off ramps to include three through lanes and a separate right-turn
lane. The added through lane would be used as an extended storage
lane for the northbound left-turn lane at the Lone Hill Avenue/SR
30 westbound on/off ramp intersection. Signage would be installed
to indicate that the through lane closest to the median would be used
for freeway access.
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Project Proponent
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TC-3 Restripe the northbound and southbound approaches on Lone
Hill Avenue to provide exclusive right-turn lanes. Restripe the eastbound
approach on Gladstone Street to provide two left-turn lanes, one through
lane and a shared through-right lane.
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Project Proponent
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TC-4 Restripe the northbound approach from Lone Hill Avenue
to Arrow Highway to provide an exclusive right-turn lane.
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Project Proponent
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TC-5 Restripe the southbound approach from Lone Hill Avenue
to the SR 30 westbound on/off ramps to include three through lanes
and a separate right-turn lane. The three Lone Hill Avenue through
lanes would extend to Auto Centre Drive where one through lane would
become a trapped left-turn lane.
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Project Proponent
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TC-6 Restripe the westbound approach from Auto Centre Drive
to the I-210 off-ramp to provide two through lanes.
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Project Proponent
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TC-6A Restripe the westbound approach and eastbound departure
on Alosta Avenue. Restripe the southbound approach on Lone Hill Avenue
to include a separate right turn lane. The proposed configuration
for the southbound approach on Lone Hill Avenue would be one left-turn
lane, two through lanes and a right turn lane.
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Project Proponent
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TC-7 The Specific Plan, as reflected in the Master Development
Plan, shall be designed to encourage access to the project site from
Lone Hill Avenue, and discourage access to the project site from Gladstone
Street.
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Project Architect
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TC-8 The main project entrance on Lone Hill Avenue shall be
identified as such by notable monument signage.
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Project Architect
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TC-9 This primary access to the site shall be provided a fully
actuated traffic signal with left turn pockets, thereby facilitating
general traffic flow through this intersection as well as into and
out of the project site.
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Project Architect
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TC-10 Use of Gladstone Street for ingress/egress to the site
shall be discouraged by limiting curb cut widths to this roadway,
and provision of only two access points. Access to Gladstone Street
shall be provided in accordance with the project Master Development
Plan.
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Project Architect
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TC-11 The project access to Gladstone Street, immediately west
of Lone Hill Avenue, shall be configured to permit right and left
turn movements into the project site. This driveway shall be constructed
to permit only right turn movements exiting the project site.
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Project Architect
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TC-12 Administrative provisions and signage shall be included
in the Specific Plan denying heavy trucks and delivery vehicles access
to the site via Gladstone Street. Heavy trucks and delivery vehicles
accessing the project site shall travel exclusively along the approved
truck route plan depicted in Section 3.0 of the Specific Plan.
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Project Architect
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TC-13 As illustrated in the project Master Development Plan
(Figure 3.4-3), the proposed Glendora Commercial Center shall provide
a minimum of 2,180 parking spaces.
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Project Architect
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Air Quality
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AQ-1 Trucks hauling dirt, sand, soil or other loose debris off-site,
shall be covered and washed prior to leaving the site.
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Grading Contractor
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AQ-2 Adequate watering techniques shall be employed to partially
mitigate the impact of construction-generated dust particulates. Portions
of the project site that are undergoing earth moving operations shall
be watered prior to grading such that a crust will be formed on the
ground surface and then watered again at the end of the day. (AQMP
Control Measure F-4 Control of Fugitive Dust Emissions from Construction
of Roads and Buildings).
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Grading Contractor
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AQ-3 SCAQMD Rule 402 and Rule 403 shall be adhered to, insuring
that dust impacts do not occur off-site and the clean up of construction-related
dirt on approach routes to the site (AQMP Control Measure 12.a. Paved
Roads). Street sweeping shall be provided on adjacent roadways, as
needed to remove dirt dropped by construction vehicles.
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Grading Contractor
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AQ-4 Grading operations shall be suspended during first and
second stage ozone episodes or when winds exceed 25 mph.
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Grading Contractor
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AQ-5 Areas that have been graded but will not be developed immediately
should be treated with soil conditioner to stabilize the soil.
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Grading Contractor
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AQ-6 As soon as practical following soil disturbance, graded
areas shall be paved, coated, seeded or treated to reduce wind erosion.
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Grading Contractor
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AQ-7 Any construction equipment using diesel drive internal
combustion engines shall use a diesel fuel with a maximum of 0.05
percent sulfur and a four degree retard.
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Grading Contractor
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AQ-8 All trucks should maintain at least two feet of freeboard.
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Grading Contractor
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AQ-9 Any vegetative ground cover to be utilized on-site shall
be planted as soon as possible to reduce the amount of open space
subject to wind erosion. Irrigation systems needed to water these
plants shall be installed as soon as possible to maintain the ground
cover and minimize wind erosion of the soil.
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Project Proponent
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AQ-10 SCAQMD Rules 1108 and 1108.1 shall be adhered to, prohibiting
the use of rapid and medium cure cutback asphalts as well as organic
compounds in emulsified asphalts used during the construction process.
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General Contractor
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AQ-11 SCAQMD Rule 1113 shall be adhered to, restricting the
VOC content of any architectural coating materials used on-site to
a maximum of 2.08 pounds of VOC per gallon.
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General Contractor
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AQ-12 Building construction shall comply with the energy use
guidelines in Title 24 of the California Administrative Code.
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Project Architect
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AQ-13 Any future stationary sources of air pollutants constructed
on-site shall adhere to applicable SCAQMD Rules and Regulations.
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Project Engineer
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AQ-14 Any future drive-through commercial uses on-site should
include separate windows where possible for different functions and
temporary parking areas for orders not immediately ready for pickup
to improve traffic flow.
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Project Architect
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AQ-15 Future uses on-site should include employee services such
as restaurants, banks, etc. to reduce the need for off-site travel
for these services.
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Project Architect
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AQ-16 The project proponent should coordinate with the City
of Glendora and local transit providers regarding the need for and
proper location and design of transit facilities on-site (such as
bus turnouts, passenger benches, transit shelters).
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Project Architect
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AQ-17 The project proponent should coordinate with the City
of Glendora regarding the need for and proper location and design
of bicycle facilities on-site (such as bicycle trails. lockers and
bicycle racks).
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Project Architect
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AQ-18 The project proponent should install energy efficient
parking lot lights.
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Project Architect
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Noise
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N-1 Structures shall be sited to attenuate noise emanating from
the project. The rear façades of the two major anchor uses
proposed within the Specific Plan shall back to the southerly property
line. Refer to Figure 3.4-3 project Master Development Plan.
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Project Architect
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N-2 A 30-foot wide, bermed, landscaped buffer, backed by a twelve-foot
high block wall along shall be constructed along the southerly property
line. Block wall(s) and landscaping of the project's Gladstone Street
frontage shall be provided in accordance with the approved Specific
Plan landscape/streetscape plan.
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Project Architect
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N-3 Landscaping of the project's Lone Hill Avenue frontage shall
be provided in accordance with the approved Specific Plan landscape/streetscape
plan.
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Project Architect
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N-4 Traffic and Circulation mitigation measures TC-7 through
TC-12 (see Section 4.5 "Traffic and Circulation") are also applicable
to mitigation of potential noise impacts associated with project-related
vehicular traffic.
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See Mitigation Measures TC-7 through TC-12
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Aesthetics/Light and Glare
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A/LG-1 Within 45 days of the issuance of grading permit(s) a
twelve-foot high wall along the southern project boundary shall be
erected, visually screening project construction activities from residential
and school uses south of the project site. This block wall shall be
constructed in accordance with the approved landscape/streetscape
plan for the project's Gladstone Street frontage.
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General Contractor
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A/LG-2 The landscape treatment along Gladstone Street shall
provide additional landscape/streetscape features including plants
and materials of differing scales, colors and textures designed to
visually articulate the mass and scale of the project. Landscaping
of the project's Gladstone Street frontage shall comply with the approved
Specific Plan landscape/streetscape plan.
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General Contractor
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A/LG-3 Consistent with design concepts, development standards,
features and performance standards of the Specific Plan, all light
sources, including street lights, parking lot lights and security
lights with non-glare directional lighting, shall be designed and
installed to ensure that there are no adverse fugitive light and/or
glare impacts outside the project site. With the exception of on-site
lighting that is specifically approved by the Planning Agency to exceed
the following standard, and except for project identification signage,
no operation, activity, or lighting fixture shall create illumination
exceeding 0.5-foot candles outside of the Specific Plan area, whether
the illumination is direct or indirect light from the source.
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Project Architect
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A/LG-4 Any proposed use of reflective building materials shall
conform with the design concepts and development standards presented
in Section 3.0 of the Specific Plan.
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Project Architect
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A/LG-5 Traffic and Circulation mitigation measures TC-7 through
TC-12 (see Section 4.5 "Traffic and Circulation") which describe project
access restriction(s) and improvements are also applicable to mitigation
of potential light and glare impacts resulting from night time vehicular
traffic.
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See Mitigation Measures TC-7 through TC-12
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A/LG-6 Noise mitigation measures N-1 through N-3 (see section
4.7 "Noise") which describe set backs, siting of structures, and landscape/streetscape
elements are also applicable to mitigation of aesthetic impacts of
the project.
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See Mitigation Measures N-1 through N-3
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