Note: Prior ordinance history: Ord. 1720.
A. 
Location. The Village on the Green specific plan area (development name "Saratoga") is located at the northwestern intersection of Amelia Avenue and Route 66 (old Alosta Avenue), in the northeast area of the city. The 20.1-acre site is vacant and surrounded by a variety of urban and recreational development including commercial, industrial, golf course, a church and multi-family residential land uses.
B. 
Project Overview. The Village on the Green specific plan provides the city with a set of plans, regulations and guidelines to create a quality planned residential community through the orderly development of the site. The specific plan envisions the creation of an amenity- and family-oriented community that will provide a new mid-range residential housing opportunities in the city of Glendora.
The specific plan provides for a planned residential community of sixty-five single-family homes with a variety of residential products and architectural styles. The development will incorporate design concepts that recall the historic Glendora foothill character, featuring local architectural themes and materials, and the majority of existing oak and palm trees retained, transplanted, or replaced on site. Common park and landscape areas are provided within the site, with heavily planted landscape areas along Amelia Avenue and Route 66 (old Alosta Avenue).
The proposed plan implements the general plan's planned redevelopment designation by specifying permitted residential use on the site and establishing the allowable density.
C. 
Purpose of the Specific Plan. The purpose of the Village on the Green specific plan is to allow comprehensive development of the site while implementing the city of Glendora's general plan goals as they relate to development of the specific plan area. The specific plan is prepared pursuant to California Government Code Section 65450 et seq., as described in Section 21.09.010(F) of this chapter and the city of Glendora Municipal Code Section 21.06.060.
The specific plan serves as the direct link between the general plan's policies and the design of the proposed residential development project. The specific plan articulates planning considerations and imposes regulations and/or controls. It provides a comprehensive description of land use, circulation, infrastructure, site development standards, and implementation programs for owners, architects, developers, and builders in the preparation of detailed development proposals for city review and approval.
Specifically, the Village on the Green specific plan is designed to:
1. 
Establish specific land use and density under the Glendora general plan planned redevelopment designation;
2. 
Provide a comprehensive land use plan that designates the distribution of land uses and roadways within the community;
3. 
Provide regulations and standards which allow flexibility for creative site design and development, while assuring quality and value;
4. 
Assure a compatible interface with surrounding land uses;
5. 
Provide for preservation of natural features including preservation of the majority of existing oak trees and grading which minimizes alteration of existing land forms;
6. 
Establish the required infrastructure for development of the proposed residential community, including the completion of the area storm drain system and eliminating annual flooding of the Glendora Country Club 5th fairway and lake; and
7. 
Provide development regulations and procedures to control future improvements by individual homeowners.
D. 
Relationship to the General Plan. The city of Glendora general plan land use element recognizes the use of specific plans to implement general plan policies.
"...Specific plans can relate to site and area conditions which may not be fully addressed by conventional zoning. Specific Plans are especially effective on sites with physical or locational constraints. Whereas zoning regulations must be applied broadly throughout the community, a specific plan can be designated to facilitate the development of a specific site while protecting particular features or conditions on or surrounding the site. The California Government Code allows specific plans to regulate site development including uses permitted, density, building placement and bulk, and the provision of open space, landscaping, streets, and utilities. These provisions allow greater flexibility than is possible with conventional zoning since conditions can be established based on a specific site with unique conditions. Consequently, requirements can vary from one parcel to another to achieve a coordinated development."*
* City of Glendora General Plan 1991—2010, p. 24.
Section 21.06.060 of the Glendora Municipal Code authorizes the development and administration of specific plans in accordance with the California Government Code and the city's general plan.
The general plan land use designation for the Village on the Green property is planned redevelopment (PR). As described in the general plan land use element:
The Planned Redevelopment designation is intended to provide a flexible method to develop land as a unit for various uses in redevelopment areas. This designation allows the use of the site planning techniques that are not possible through the literal interpretation of zoning and subdivision regulations. Uses may include residential, commercial, industrial, and mixed uses. Compatibility must be maintained between proposed uses and adjacent land uses.
The Village on the Green specific plan specifies single-family residential land use with a gross density of 3.2 du/acre, including shared parks and community open space. This density is significantly less than the adjacent Glendora Greens condominium project (8.3 du./acre) to the east of the site and the Wild Rose condominium project (11.2 du./acre) southeast of the site in the city of San Dimas.
Specification of residential development on the site is supported by a land use analysis prepared by Alfred Gobar Associates, which concluded that commercial light industrial and/or business office park uses permitted by the planned redevelopment (PR) land use designation are not economically feasible on the project site because of location, existing available space, city emphasis on the development of the Auto Center Drive, Lone Hill, and Gladstone commercial and business properties, and Glendora's low absorption rate for these uses. Historically, the city's general plan committee in 1992 recommended that the general plan be changed to allow residential development on the project site at a density of eleven to fifteen units/acre; the planning commission reviewed the committee's recommendation and in turn recommended a residential density of three to six units/acre. (Subsequently, the city council voted to retain existing zoning.)
Pursuant to California Government Code Section 65454, the Village on the Green specific plan provides regulations, guidelines and standards that are consistent with and implement the goals and policies of the city's general plan. In particular, the following general plan goals, objectives and policies are addressed:
1. 
Land Use Element.
a. 
Goal: Compatible adjacent land uses throughout the community.
i. 
Objectives: To buffer residential areas from non-residential land uses.
ii. 
Policies:
(A) 
Development should include adequate buffering between adjacent land uses.
(B) 
Development shall be consistent with the general plan, zoning, and all other applicable regulations.
The Village on the Green specific plan sets forth regulations for setbacks and conceptual plans and details for walls, fences and landscape buffers for all interfaces with adjacent properties, and provides an enhanced landscape edge along all sides of the development.
b. 
Goal: Rational development and redevelopment of parcels throughout the city.
i. 
Objectives: To have infill development that is consistent with land use designations.
ii. 
Policies: Development and improvement of property shall be consistent with development standards adopted by the city, including but not limited to floor areas, lot coverages, setbacks, heights, dimensions, configurations, open space, parking, loading areas, circulation, landscaping, signage, colors, materials, design, densities, and permitted uses.
General plan programs under this goal include "the use of specific plans in order to attain project benefits that would otherwise not be possible though the normal development process."
The Village on the Green specific plan refines the general plan planned redevelopment land use designation to describe in detail the permitted single-family land use with the addition of both neighborhood and larger community amenities including parks, landscape buffers, retention of the native oak landscape, and superior architectural design.
c. 
Goal: Community design that improves aesthetics, economic value, efficiency, safety, and desirability of the neighborhood as a place of residence.
i. 
Objectives:
(A) 
To have development that maintains or upgrades the quality of the surrounding area.
(B) 
To have community-wide maintenance and improvement of private and public property.
(C) 
To minimize the impact of traffic on residential neighborhoods.
ii. 
Policies:
(A) 
Development shall be of quality architectural design.
(B) 
Development shall be compatible with neighborhood conservation and identity.
(C) 
Property shall be maintained to the standards of the surrounding neighborhood.
(D) 
Development should incorporate improvements that minimize traffic impacts on neighborhoods.
(E) 
Development shall be accessible to the disabled and shall meet all applicable codes and standards.
The Village on the Green specific plan includes development plan goals and objectives reflected in detailed concept plans that assure an attractive, high-quality development. Architectural guidelines regulate both initial and future residential design and materials. Enhanced landscape setbacks along Amelia Avenue and Route 66 (old Alosta Avenue) provide an improved eastern entry to the city and a general upgrade to the area. Specific plan standards and regulations address building codes and set forth maintenance responsibilities. Finally, the village entry and exits and surrounding street improvement are designed for efficient and safe traffic and pedestrian circulation.
2. 
Circulation Element.
a. 
Goal: An efficient circulation system.
i. 
Objectives: To maintain a level of service (LOS) "C" or better on roads and intersections.
ii. 
Policies:
(A) 
Development shall mitigate significant traffic impacts.
(B) 
Development shall provide rights-of-way as necessary.
(C) 
Development shall bear the cost of necessary improvements to the circulation system.
(D) 
Development shall maintain a level of service "C" or better on affected roads and intersections.
(E) 
Development shall provide traffic studies as necessary.
Village entry and exits, interior circulation and surrounding street improvement are designed for efficient and safe traffic and pedestrian circulation reflected in traffic studies prepared for the EIR and compliance with city standards. The Village on the Green specific plan includes a conceptual circulation plan and description of improvements to Amelia Avenue and Route 66 (old Alosta Avenue), as well as project access and circulation. All improvements will be funded by the developer.
b. 
Goal: Aesthetically pleasing transportation corridors.
i. 
Objectives: To facilitate aesthetic improvements to, and maintenance of, the transportation corridors.
ii. 
Policies: Development shall be required to underground utility lines.
Amelia Avenue and Route 66 (old Alosta Avenue) will be enhanced with heavily planted landscape lots and attractive community walls as reflected in the conceptual landscape plan. All utility lines within the village will be installed underground. City programs under this goal include continued public works department and redevelopment agency undergrounding of utility lines wherever possible. Overhead utility lines, within public street rights-of-way along Amelia Avenue and Route 66 (old Alosta Avenue) are envisioned to be undergrounded in the future with the adjacent systems.
3. 
Open Space Element.
a. 
Goal: Adequate open space for the recreational needs of the community.
i. 
Objectives: To provide park acreage which meets the standards of the community services department.
ii. 
Policies:
(A) 
Development shall provide adequate parks and recreational facilities or in lieu fees as governed by the Quimby Act (Government Code Section 66477).
(B) 
Development shall include adequate open space.
The Village on the Green conceptual site plan includes common park and open space areas within the development, including the Village Green adjacent to the entry and a pocket open space/tot-lot area which mitigates the impact of the village upon the city's park system. Additional in-lieu fees and/or improvements will be provided to satisfy Quimby Act requirements.
4. 
Conservation Element.
a. 
Goal: Conservation of the natural resources of the community.
i. 
Objectives: To reduce the impact of development on natural resources.
ii. 
Policies: Development shall mitigate potential impacts on natural resources.
The Village on the Green site plan is designed to preserve as many "heritage" oak trees as possible by protecting trees in place and relocating or replacing specimen trees on the site. A tree preservation, relocation and mitigation plan is required for submittal with development plans. Impacts to jurisdictional waters will be mitigated off-site in the general vicinity.
E. 
California Environmental Quality Act Compliance. An Environmental Impact Report (EIR) was prepared in accordance with the California Environmental Quality Act (CEQA) and the city environmental reporting guidelines. The EIR will serve as the basis on which the environmental effects of implementing the specific plan can be ascertained. All subsequent approvals necessary to develop any property within the specific plan area must be consistent with the specific plan and be within the scope of the EIR. Additional environmental documentation may be required in the future if significant changes are found to have occurred pursuant to Sections 15162 and 15182 of the CEQA guidelines.
F. 
Authority and Scope. The Village on the Green specific plan has been prepared pursuant to the provisions of the California Government Code, Title 7, Division 1, Chapter 3, Article 8, Sections 65450 through 65457, and the city of Glendora Municipal Code.
The city of Glendora adopts and amends specific plans by ordinance per Section 21.06.060 of the city of Glendora Municipal Code. Public hearings by both the planning commission and the city council are required for adoption of the specific plan.
The Village on the Green specific plan is the planning and regulatory for implementing the Glendora general plan on the project site and will thus constitute the zoning for the Village on the Green property. The development standards contained in the specific plan will take precedence over all other provisions in Title 21 of the city of Glendora Municipal Code.
(Ord. 1794 § 1, 2004)
A. 
Existing Land Use. The specific plan area consists of the original 17.2-acre Village on the Green specific plan area approved in December, 1999 (eastern portion of the specific plan area) plus the 2.9-acre Amendment area (vacant National Hot Rod Association parcel) added along the western boundary of the original specific plan area.
The 1999 specific plan area was vacant when approved and under construction during processing of the specific plan amendment ("Saratoga" development).
Before the 1999 specific plan approval, Route 66 (old Alosta Avenue) along the southern boundary of the site was improved with pavement and a public walkway, without curb and gutter, within the existing right-of-way. Amelia Avenue along the eastern boundary of the site was improved with pavement only within the existing right-of-way. Improvements to both roadways were completed before processing of the specific plan amendment.
The northern cul-de-sac shown on TTM 52483, the original specific plan area, was constructed prior to processing of the specific plan amendment. The cul-de-sac will be removed and related lot lines adjusted for the street extension.
B. 
Surrounding Land Uses. As shown in the annotated aerial photo, Exhibit 21.09.020-1, the project site is bounded by the Glendora Country Club to the north, Los Angeles County Fire Station No. 86 and the Glendora Greens 60-unit condominium development across Amelia Avenue to the east, the Church of the Latter Day Saints and a two-story office building to the west, and commercial development across Route 66 (old Alosta Avenue) to the south. The Wild Rose condominium development exists southeast of the site in the city of San Dimas.
All surrounding properties are developed.
C. 
Topography. On the eastern portion of the site, existing site topography (shown in Exhibits 21.09.020-1a and 21.09.020-1b Existing Topography), consists of a gentle slope from the southeast corner of the site at the intersection of Amelia Avenue and Route 66 (old Alosta Avenue) to the northwest, with an approximate ten-foot grade break/slope occurring east-west across the site. An existing storm drain under Amelia Avenue outlets to a natural drainage channel on the site which drains northwesterly to an inlet structure in the Glendora Country Club 5th fairway area. The inlet structure is inadequate to handle the existing storm water flows, thus causing annual flooding. A graded slope on-site along the southwestern property line drains into a planter along the adjacent Church of Later Day Saints parking lot to the west. Elevations ranger from approximately nine hundred ten feet above sea level at the northwest corner of the site to nine hundred fifty feet at the southeast corner of the property.
The western portion of the site (shown on Exhibit 21.09.020-1b) slopes generally from the south to the north with an elevation of nine hundred twenty three feet just inside of the church parking lot/property line to nine hundred two feet at the country club boundary.
D. 
Geology/Soils. The site is located between the San Gabriel and Chino Basins and between the San Dimas Wash and the Big Dalton Wash. The San Gabriel Mountains (Glendora Block) lie to the north and the San Jose Hills lie south of the project site. Holocene (within the last eleven thousand years) and Pleistocene (eleven thousand to one million eight hundred thousand years) Age alluvium underlie the site and surrounding developed area and is considered stable. The vegetation across the site is light to heavy and consists of grasses, weeds, and trees.
E. 
Seismicity. No faults, fissure or shear zones have been observed on the project site and no previously identified faults have been found to traverse the site. The site does not lie within an Alquist-Priolo Earthquake Fault Zone. The South Frontal Fault Zone lies approximately one thousand feet north of the project site. This fault is in part responsible for the uplift of the hills located approximately one thousand feet north of the property. This fault is not considered active since it is not zoned under the Alquist-Priolo Earthquake Fault Zoning Act. The Sierra-Madre Fault is located approximately two miles north of the project site and this fault is considered active.
Since there are no active faults on the site, the probability of hazards due to fault ground rupture is considered low. Due to the overall favorable geologic structure and topography of the area, the potential for earthquake-induced landslides or rockfalls is considered low. Due to a lack of shallow groundwater and the dense nature of the underlying soils, the possibility of hazards due to liquefaction is considered low.
F. 
Hydrology and Drainage. The 20.1-acre site drains gradually from southeast to northwest. The existing drainage pattern and flood hazard areas are shown in Exhibits 21.09.020-3a and 21.09.020-3b. A conceptual hydrology and drainage study is contained in Appendix C and Appendix H of this specific plan on file with the city clerk.
A natural drainage course crosses the northeast portion of the site. Surface flows on the site drain in a northerly direction toward the Glendora Country Club.
In addition to surface flows from the project site, the on-site natural drainage course conveys flows from a Los Angeles County maintained rectangular concrete open flood control channel (adjacent to the fire station on the east side of Amelia Avenue), that is a part of miscellaneous transfer drain (MTD) number 778. These flows are conveyed under Amelia Avenue via a concrete culvert box, into the on-site natural drainage course to an existing corrugated steel pipe inlet located on the south side of the fifth fairway of the Glendora Country Club. This inlet also receives some flows from the golf course (see Exhibits 21.09.020-4a and 21.09.020-4b, Conceptual Drainage Plan). This inlet is connected via the existing Inverness drain to an existing eighty-seven-inch diameter storm drain pipe located adjacent to the northwest corner of the specific plan area on the Glendora Country Club property, and known as MTD number 932. It lies within a County of Los Angeles twenty-seven-foot-wide storm drain easement. During low frequency storms, where high rainfall intensities occur, the flows through the on-site natural drainage course are too high to be intercepted by the inlet at the Glendora Country Club, and flooding of the fifth fairway and lake on the golf course occurs.
G. 
Natural Features. Live oak trees form the dominant natural site features. Native oaks, citrus and other trees indigenous to the area have been cleared from surrounding sites with development. Existing trees on-site have been mapped and identified, and are shown in Exhibits 21.09.020-5a and 21.09.020-5b, Existing Trees, detailed in Exhibit 21.09.020-6, Existing Trees Statistical Summary.
The San Gabriel Mountains form the scenic backdrop to the site and the dominant northerly view from the site along with views to the adjacent Glendora Country Club Golf Course.
(Ord. 1794 § 1, 2004)
A. 
Development Objectives and Goals. The objectives of the Village on the Green development plan are:
1. 
To reflect and implement the goals, objectives, policies and programs of the general plan;
2. 
To establish a land use plan that sets the framework for implementation of the specific plan;
3. 
To present a site plan that summarizes planning and development standards for the property;
4. 
To present plans and methods to preserve, relocate or replace the existing oak trees on the site in private and shared open space;
5. 
To summarize required infrastructure for development of the proposed residential community;
6. 
To provide an architectural theme and a variety of architectural products for a high quality aesthetic residential community, distinctive in design and visual character reflecting the unique character of the city;
7. 
To present plans and details that will create a uniquely identifiable neighborhood character through landscaping, open space treatment, and architectural theme and details; and
8. 
To provide sixty-five new homes in an infill location where new housing opportunities are in short supply.
The overall goal is to create a neighborhood which will be in harmony with surrounding land uses, and to develop a distinctive sense of community for the Village on the Green residents.
B. 
Public Benefits. The specific plan allows for deviations from city standards for single family residential development, in exchange for superior design elements which benefit the city and surrounding community. The proposed project offers the following design amenities:
1. 
An enhanced landscaped intersection at Amelia Avenue and Route 66 (old Alosta Avenue) that provides an attractive eastern entry statement for the city of Glendora;
2. 
Provision of wide landscape buffers to enhance Amelia Avenue and Route 66 (old Alosta Avenue) streetscapes;
3. 
Construction of a ninety-inch RCP storm drain system, which completes the missing portion of the area's main drainage system and alleviates annual flooding of the Glendora Country Club;
4. 
Private maintenance of landscaped rights-of-way along the Amelia Avenue and Route 66 (old Alosta Avenue) project boundaries, without cost to existing residents in Glendora;
5. 
Private maintenance of the village streets and parks, alleviating fiscal impacts to the city;
6. 
Creation of a high-quality residential product featuring four-sided upgraded elevations, covered porches and balconies reflecting the traditional Glendora/San Gabriel Valley architectural theme;
7. 
Additional property tax revenue to the city;
8. 
Additional market base for city retailers;
9. 
Retention of the native oak landscape by utilization of unique lot configurations and grading design for preservation of trees in place, and relocation or replacement of impacted trees;
10. 
An attractive, landscaped residential view from the Glendora Country Club;
11. 
Provision of neighborhood parks to serve village residents and reduce demand on local city facilities; and
12. 
High quality enhanced project entries/exits and perimeter treatments.
C. 
Land Use Plan. The land use plan, Exhibit 21.09.030-1, indicates development of the site into residential lots within a new single-family SF-1 land use designation with standards set forth in Section 21.09.040 of this chapter. Lots are a minimum of ten thousand gross square feet, including private residential street area, and eight thousand net square feet, excluding private street area. In the specific plan amendment area (NHRA property) lots are a minimum of ten thousand gross square feet excluding the private street area. Shared community open space and parks are planned allowable uses within the residential land use area. Exhibit 21.09.030-2 is the statistical summary table for the land use plan.
D. 
Conceptual Site Plan. The Village on the Green is envisioned as a cohesive residential development designed with architecture reminiscent of that found historically in Glendora and the San Gabriel Valley foothill area. The project will utilize a variety of product types and sizes to create a unique character within the residential development. Exhibits 21.09.030-3a and 21.09.030-3b shows the conceptual site plan for the Village on the Green.
Gross lot sizes on this plan range from ten thousand square feet to over nineteen thousand square feet including private street area associated with each lot. Gross lot size in the specific plan amendment area (NHRA property) excludes the private street area to back of curb. Net lot sizes, excluding street easements, range from eight thousand three hundred to over fourteen thousand square feet.
The plan incorporates common park and open space areas including a Village Green park (open space lot "A") near the main project entry off Amelia Avenue, and a "tot lot" (open space lot "B") along the southern cul-de-sac (Street "E"). Existing oak trees will be preserved in place where possible. Healthy trees that have a six-inch or greater diameter at breast height will be relocated on site or replaced with new oak trees on an inch-by-inch basis in open space areas, landscape lots, interior slopes, and street frontages. Landscape lots will be provided along Amelia Avenue and Route 66 (old Alosta Avenue) behind the landscaped rights-of-way.
E. 
Circulation Plan. The conceptual circulation plan is shown in Exhibits 21.09.030-4a and 21.09.030-4b. The development will have its main entrance and exit off Amelia Avenue, with a secondary right-turn only exit onto Route 66 (old Alosta Avenue). Both the main entrance/exit and secondary exit will be secured and gated. Sight distance at each project egress will be reviewed with respect to Caltrans/city of Glendora clear site triangle standards at the time of preparation of final grading, landscape and street improvement plans. Traffic signing/striping will be implemented in conjunction with detailed construction plans for the project site. In addition, the project will participate in the phased construction of off-site traffic signals through the project's fair share percentage of total traffic.
1. 
Amelia Avenue Improvements. Amelia Avenue will be improved from the north project boundary to Route 66 (old Alosta Avenue) to its ultimate half-section width as a collector with curb and gutter in conjunction with development. An additional ten feet of right-of-way within the property boundary will be dedicated to the city to accommodate north- and south-bound turning lanes for the project. All of the existing palm trees along Amelia Avenue will be preserved or relocated with street widening.
A minimum one hundred-foot left-turn pocket on Amelia Avenue will be provided for northbound vehicles turning left into the project site. The Amelia Avenue entry will provide a minimum of sixty feet of stacking distance between the gate and Amelia Avenue, and access will be maintained as a full access driveway, with a stop sign, stop bar and a stop legend provided. A minimum thirty-two-foot turning radius will be provided to allow vehicle U-turns between the gate and Amelia Avenue.
2. 
Route 66 (old Alosta Avenue) Improvements. Route 66 (old Alosta Avenue) is the historic US Route 66 traveling east-west through Los Angeles County. Route 66 will be constructed from the west project boundary to Amelia Avenue to its ultimate half-section width as an Arterial Road in conjunction with development. The existing eastbound Route 66 median break south of the site will be closed, curbed and planted. A secondary right-turn only gated exit will be provided at the westerly portion of the site.
3. 
Residential Streets. The interior residential streets within the Village on the Green will be private streets maintained by a Homeowner's Association. The interior streets will be paved to a width of thirty-six feet with an overall street right-of-way easement of forty-eight feet. These residential streets will be fully improved with curbs, gutters, and sidewalks. Street lighting and the sewer system shall be installed in conformance with city of Glendora and Los Angeles County sanitation district code requirements. Cul-de-sacs will be designed in accordance with city and county fire standards.
F. 
Grading Concept. The grading concept for the Village on the Green is shown in Exhibits 21.09.030-6a and 21.09.030-6b. The conceptual grading design for this project is intended to:
1. 
Be responsive to the existing natural land form;
2. 
Minimize the length of time and physical impacts of the grading operation;
3. 
Stabilize manufactured slopes;
4. 
Preserve oak trees in place wherever possible;
5. 
Preserve views on- and off-site; and
6. 
Balance the earthwork on-site and avoid off-site import/export to the extent possible.
To achieve these objectives a number of techniques have been incorporated into the grading design of the project. The conceptual grading plan follows the existing site topography creating ten- to fifteen-foot manufactured slope following the existing northwesterly grade break. Oak trees will be preserved and relocated throughout the site during the grading process. Grading around existing oaks to remain in place will be limited to the drip line, or incorporate low retaining walls to avoid impacting root systems. Contouring techniques will be used to soften the visual appearance of manufactured slopes, including rounding of tops and toes of slopes and variation of slope gradient. Landscaping will also be used to provide visual softening of slope areas, and to stabilize manufactured slopes.
Approximately seventy thousand four hundred cubic yards of cut and sixty-one thousand cubic yards of fill will be generated by grading operations. Approximately ten thousand six hundred cubic yards of earth is to be exported off-site.
All grading shall be in conformance with the city of Glendora grading ordinance.
G. 
Conceptual Drainage System. On-site storm drain facilities will be designed according to the conceptual hydrology study contained in Appendix C, of this specific plan and discussed further in Appendix D and Appendix H (on file with the city clerk).
The conceptual drainage plan, Exhibit 21.09.030-7 for the proposed project includes interior streets fully improved with curbs, gutters and sidewalks that will be used as mechanisms to convey interior runoff flows to catch basins and pipelines placed at strategic locations. Runoff from the proposed lots will drain to their adjoining local interior streets or to another acceptable drainage device such as a yard drain and pipe. Lateral collectors will connect to the proposed ninety-inch diameter storm drain main line which eventually connects to the Inverness Drain and Big Dalton Wash.
A portion of the back yards of lots adjacent to the golf course will drain under the community perimeter ornamental iron and masonry wall to a concrete swale that will be constructed inside the northerly property line of the project, directly adjacent to the golf course, and will be maintained by the HOA. An access agreement with the Glendora Country Club will be obtained for maintenance activities. The drainage swale will also accommodate minor existing surface flows from the golf course. The swale will convey flows to the existing drain inlet on the golf course property and a new catch basin. A drainage easement over the concrete swale will be prepared for these lots. The catch basin will drain to the ninety inch diameter main storm drain pipe via an eighteen-inch diameter pipe. Lots adjacent to the golf course in the specific plan amendment area (NHRA Property) will drain to a similar swale inside the perimeter wall to a new catch basin at the northwest corner of the property draining to the ninety-inch storm drain pipe.
Optional catch basin and pipe systems are described further in Appendix D on file with the city clerk. In order to preserve certain oak trees on the site, small yard drains will be installed to maintain existing drainage patterns adjacent to the trees.
1. 
Drainage Plan. The approximate locations of drainage facilities for the proposed development are shown in Exhibit 21.09.030-7, conceptual drainage plan. The precise facility location and sizing designed in accordance with LACFCD standards will be determined during tract map and improvement plan preparation. The design of all interior storm drain facilities will be in accordance with city of design criteria.
2. 
Permit Requirements. Because proposed construction and site fill occur within an existing blue line stream, Army Corps of Engineers' 401 and 404 permits are required for this project. A State Fish and Game 1603 permit, the "streambed alteration agreement" is also required, which covers the substantial diversion and/or obstruction of the natural flow of a creek, or substantial changes to the bed, channel or bank of a creek. An alteration agreement is required in virtually every project where a stream course will be affected by grading or the construction of improvements. A permit will be required from the regional water control board following project completion under CEQA diversion of runoff.
H. 
Conceptual Water and Sewer System. The conceptual water and sewer plan for the specific plan area is depicted in Exhibit 21.09.030-8, and described in the following sections.
1. 
Water System. The water supply for the city comes from groundwater sources from the Upper San Gabriel and Glendora Basin Wells and imported water via turnouts on the Metropolitan Water District's Upper Feeder. The supply can be augmented by other wells in the area. The project site will be served by zone 2 of the city water system which is served by four existing reservoirs. Appendix D contains detailed water system discussions.
A ten-inch diameter ductile iron water main will be constructed to the western boundary of the specific plan area. This ten-inch main will continue easterly through the site and connect to the existing sixteen-inch diameter zone 2 water main located in Amelia Avenue. Other proposed line sizes for the site include eight-inch diameter pipes in main streets, and six-inch and eight-inch diameter pipes in the proposed cul-de-sacs. Another connection is proposed to the existing twelve-inch zone 2 line in Route 66 (old Alosta Avenue). All connections, loops and line sizes will be finalized with the city in the final engineering phase of the project.
The water system for this project will be constructed to city specifications, and ultimately turned over to the city for maintenance. Easements will be provided over private streets and lot areas as needed to allow for water mains and maintenance operations.
2. 
Sewer System. Domestic sewage from the project site will be transported to eight-inch diameter sewer mains under interior streets of the project. These lines will carry sewage flows to the northwest portion of the project and connect to the existing sewer line at the western boundary of the site.
The sewer system within the project will be designed, constructed and maintained in accordance with the requirements of Los Angeles County sanitation district No. 22. Easements will be provided across private streets and lots to allow the existence and maintenance of sewer lines.
Sewage flows from the city of Glendora are conveyed by underground pipes to a joint outfall system. This system directs flows to the San Jose Creek wastewater reclamation plant in the city of Industry. This facility is operated by the Los Angeles County sanitation district, and the specific plan area will be annexed into this district No. 22.
I. 
Public Facilities and Services.
1. 
Water and Sewer Facilities. Proposed water and sewer systems are discussed in Section 21.09.030(H).
2. 
Dry Utilities. Provisions for electrical, natural gas, telephone and cable television services will be made prior to development of the project area. All services can be extended by each respective company to meet any future demands. Electrical service will be provided by Southern California Edison Company. Natural gas will be provided by Southern California Gas Company. Telephone service will be provided by General Telephone Electric (GTE).
3. 
Trash (solid waste). Trash, recycling, and other solid waste disposal services will be provided by the city.
4. 
Public Transportation. The city is serviced by the Foothill Transit Authority and City Mini-bus. Two bus routes service the subject site, both with bus stops at the corner of Route 66 (old Alosta Avenue) and Amelia Avenues. The 187-East line travels east-west from Pasadena to Montclair. The 276-South line travels from Sunny Hills Mall in the city of Industry to Citrus College in the city of Glendora.
5. 
Schools. The project site is within the Glendora Unified School District. The project will be served by Sutherland Elementary School, Goddard Middle School, and Glendora High School. Sutherland Elementary School is located on Amelia Avenue south of Route 66 (old Alosta Avenue), and is within sight and walking distance from the site. Goddard Middle School is located on Sierra Madre Avenue approximately three to four miles from the project site. Glendora High School is at the corner of Foothill Boulevard and Valley Center, and is approximately one and one-half miles from the property.
6. 
Police, Fire and Hospital. The project site is serviced by the Glendora police department, with the nearest station located in the civic center complex at 150 S. Glendora Avenue, approximately four miles from the site.
Fire station No. 86 is located on Amelia Avenue across from the project site.
Foothill Presbyterian Hospital is a full-service hospital and is located on Grand Avenue north of Route 66 (old Alosta Avenue) approximately five and one-half miles from the project site.
J. 
Architectural Design Concept. Architectural design for Village on the Green will emphasize quality, diversity and timelessness. An assemblage of styles consistent with a "Historic Glendora Foothill" architectural theme is intended to develop a classic architectural image compatible with the existing and historic neighborhoods of Glendora. The architectural styles chosen for the specific plan area have evolved in the area since the turn of the century. Their inherent simplicity and sense of elegance has enabled these styles to remain popular over long periods of time, and are applicable in building the desired traditional community character.
Architectural styles including traditional, bungalow, and craftsman will create a diverse and interesting streetscape. Architectural design guidelines are included in Appendix A of this specific plan and present design elements and details of these styles. Quality materials and craftsmanship are a requirement, as well as detailing of all building elevations visible from streets and surrounding properties, including the Glendora Country Club golf course. A variety of floor plans and elevations, including one and two story buildings, will be required to create diversity within the proposed community.
Front and rear covered porches are encouraged. The specific plan regulations allow porch projections into front and rear yard setbacks in order to create a varied residential street frontage and low-profile interface with the streets and the golf course.
K. 
Landscape Concept. The community landscape concept for Village on the Green complements the traditional architecture styles chosen for the development, emphasizing a historic and indigenous theme. The conceptual landscape plan and the proposed community plant palette are shown in Exhibits 21.09.030-11a, 21.09.030-11b and 21.09.030-11-2, respectively.
1. 
Route 66 (old Alosta Avenue) Streetscape. The existing eight-foot right-of-way along Route 66 (old Alosta Avenue) will be planted and augmented with an additional seventeen-foot landscape setback, for a total of twenty-five feet, including a meandering sidewalk, landscape lighting, mounded turf areas and accent shrub and ground covers in a drought tolerant planting scheme to be maintained by the Homeowner's Association. Accent plantings of flowering annuals and perennials will be utilized along with contrasting foliage and varying sizes of background and foreground plantings. The trees along Route 66 will represent a cohesive and compatible mix of tree types. Evergreen specimen California Peppers, semi-deciduous Italian Alders, and deciduous Sycamore trees will be planted in groupings along Route 66. In addition, oak trees that have been identified for relocation on the property will be relocated to this area.
2. 
Amelia Avenue Streetscape. The existing right-of-way and additional ten-foot right-of-way dedication along Amelia Avenue will be planted with palms, continuing the historic palm tree-lined streetscape augmented with existing and relocated oak trees and accent trees which will also be maintained by the HOA. Three existing palms on Amelia Avenue will be relocated in order to accommodate a new turning lane at the main project entry. Additional palms of similar size will be planted in the landscape lot south of the project entry to the Route 66 (old Alosta Avenue) intersection. The Route 66/Amelia Avenue corner landscape is designed as an attractive east entry to the city of Glendora for west bound travel along historic Route 66.
3. 
Project Entry Landscape Treatment. The main project entrance off Amelia Avenue will consist of stone walls and pilasters gated with ornamental iron fencing. A tailored landscape scheme will utilize plantings related to the interior residential scale and planting theme. A large existing oak tree will be retained and balanced by the relocation of another specimen oak from the site to facilitate the main project entry statement. The center median island will be planted with flowering trees.
The concepts for the main entry, secondary exit gate and monument sign at the corner of Amelia Avenue and Route 66 (old Alosta Avenue) are illustrated by Exhibits 21.09.030-11-4 and 21.09.030-11-5.
4. 
Interior Street Landscape Treatments. Numerous oak trees will be preserved in place or relocated within the site. Replacement oak trees are incorporated as a major interior streetscape element lining the interior streets. These street trees will act as a unifying landscape elements within a neighborhood of varying front yard landscapes.
5. 
Common Area Landscapes. Common park and open space areas, including the Village Green adjacent to the entry, the pocket open space/tot-lot area, and perimeter landscape lots will incorporate relocated or new oak trees, mounded turf, and drought tolerant/low maintenance plantings. Canopy trees will be provided for shade and accent elements.
The developer will incorporate master conditions, covenants, and restrictions (CC&Rs) to enforce guidelines addressing architectural themes, environmental compatibility, orientation, drought tolerant groupings, irrigation requirements, and hardscape elements within common areas of the project. Although variety is encouraged, the CC&Rs will outline limitations of design concepts and elements which may not be compatible with the overall neighborhood theme.
6. 
Glendora Country Club Interface. A decorative combination masonry and ornamental iron perimeter fence is proposed along the Glendora Country Club 5th tee and fairway. The developer will work with the country club to replace the overgrown and unsightly existing Cypress trees that currently line their south property boundary in order to create an attractive scenic vista to and from the golf course.
7. 
Private Area Landscape. CC&Rs will set forth guidelines and time limits for installation of private yard landscaping and irrigation systems, and will enforce limitations on storage areas and structures, in particular for lots adjacent to the golf course.
L. 
Oak Tree Conservation. The Village on the Green site plan is designed to preserve as many "heritage" oak trees as possible by protecting trees in place, and relocating or replacing specimen trees on the site. All trees removed that are six-inch caliper or larger will be replaced on an inch-per-inch basis.
Trees to remain in place, to be relocated, and replacement trees are illustrated by the Tree Disbursement Plan and the Conceptual Tree Preservation, Relocation and Mitigation Plan, Exhibits 21.09.030-12-1a, 21.09.030-12-1b, 21.09.030-12-2a and 21.09.030-12-2b. In summary, approximately thirty-eight trees will remain in place, approximately thirty trees will be relocated on-site, and approximately forty-eight trees will be removed and replaced caliper inch-for-inch. Any trees scheduled to remain in place or to be relocated on site which do not survive to issuance of occupancy permit for the individual lot will also be replaced caliper inch-for-inch.
Guidelines shall be established to preserve oak trees on shared open space and private lots. A maintenance manual of the importance and the "how-to-care" for the oak trees shall be provided to the homeowners of Village on the Green. This oak tree conservation procedures manual is included in Appendix F of this specific plan (on file with the city clerk) and will be provided to the individual homeowners by the developer.
(Ord. 1794 § 1, 2004)
A. 
Purpose. The purpose of this section is to specify uses for the specific plan area as well as regulations for residential development. These regulations will serve as the primary mechanism for implementation of the land uses for the Village on the Green specific plan. The regulations contained herein provide an appropriate amount of flexibility to anticipate future needs and to achieve compatibility between land uses.
B. 
General Provisions. The following site planning standards apply to the entire specific plan area as noted.
1. 
Except as provided in this specific plan, the city of Glendora Municipal Code, including the zoning ordinances and other applicable city regulations shall govern site design, development and construction within the Village on the Green specific plan.
2. 
All development projects shall be reviewed for consistency with the Village on the Green specific plan architectural design guidelines described in Appendix A of this specific plan on file with the city clerk.
3. 
Whenever the regulations contained in this text conflict with the regulations of the Glendora Municipal Code, the regulations of the Village on the Green specific plan shall take precedence.
C. 
Residential Development Regulations.
1. 
Permitted Uses. The following uses are permitted in the specific plan area:
a. 
Single-family detached dwellings;
b. 
Common open space lots and parks maintained by a Homeowners' Association;
c. 
Garages, accessory buildings, structures and uses where related and ancillary to the primary residence subject to the provisions of this chapter;
d. 
Detached garages which are architecturally connected to the main dwelling; and
e. 
Home occupations as an accessory use to a single-family residence.
2. 
Residential Site Development Standard.
a. 
Single-Family Residences. The minimum lot area, lot width, lot depth, floor area ratio, floor area, setbacks, and building height shall be as specified in Exhibit 4.3-1, and described below.
b. 
Accessory Buildings.
i. 
There shall be no more than one detached accessory building on any one parcel.
ii. 
The totaled floor area of all detached accessory buildings shall not exceed nine hundred square feet.
iii. 
The maximum height shall be fifteen feet, but not exceeding one story.
iv. 
Detached accessory buildings shall be set back a minimum of five feet from side and rear property lines and located no closer to a street than the residences or the front setback and yard setbacks when adjacent to a street (corner lot).
v. 
Attached accessory buildings and detached garages which are architecturally attached to the main dwelling shall be subject to the setback requirements of the SF-1 zone as specified in Exhibit 4.3-1, Residential Development Standards.
c. 
Patios. Open patios with trellis or lattice-work overhead structures that are attached to a single-family residence may project into the required rear yard setback, but no closer than ten feet to the rear property line.
d. 
Deck Structures. Second story deck structures may project five feet into the rear setback.
e. 
Covered Porch Structures.
i. 
Covered single-story porch structures that are attached to a single-family residence may project into the required front yard setback, but no closer than fifteen feet from the edge of the private street easement.
ii. 
Covered single-story porch structures that are attached to a single-family residence may project into the required rear yard setback, but no closer than fifteen feet from the rear property line.
f. 
Balconies. Second floor covered or uncovered balconies may not project beyond the building setbacks and are restricted to one side of the building. Balconies may not exceed two hundred square feet with the maximum dimensions of ten feet in depth and twenty-five feet in length.
D. 
Common Open Space Lots and Parks. Common open space lots and parks are to be identified on a site development plan and will be maintained by a homeowner's association. The following uses are permitted within open space lots:
1. 
Park furniture and amenities;
2. 
Landscape lots;
3. 
Barbecue/picnic areas;
4. 
Children's play area(s);
5. 
Access and service roads;
6. 
Sidewalks;
7. 
Public utilities;* and
8. 
Utility easements or rights-of-way.*
* Public utilities within common open space lots and parks must be installed underground.
E. 
Oak Tree Preservation. A tree disbursement plan shall be prepared indicating trees proposed to be preserved, relocated or replaced on the subject site. All oak trees indicated to remain will be preserved in accordance with the procedures set forth in Appendix F (on file with the city clerk) of this specific plan.
Any healthy trees that have six-inch or greater diameter at breast height (dbh) and are not being preserved in place shall be either relocated on-site, or removed and replaced caliper inch-for-inch. Such trees shall be documented on a tree preservation, relocation and mitigation plan, submitted with a site development plan and subject to development plan review.
Any trees scheduled to remain in place or to be relocated on site which do not survive to issuance of occupancy permit for the individual lot will also be replaced caliper inch-for-inch.
(Ord. 1794 § 1, 2004)
A. 
Enforcement of Specific Plan. The Village on the Green specific plan, when adopted as a city ordinance, serves both as a planning and regulatory function. It is the vehicle by which the general plan is implemented on the project site. The specific plan also contains all applicable land use regulations, and will thus constitute the zoning for the Village on the Green property. In addition, general administration rules are specified to properly relate the specific plan to the provisions of the general plan.
Development will be implemented in conformance with the regulations and guidance contained within this specific plan. This section contains the procedures for administration of the provisions contained herein, as well as the conceptual phasing plan for development of the proposed site plan.
Implementation of the plan will be carried out by methods of site development plan review and Subdivision Map Act procedures.
Should future economic or development conditions make it desirable to amend this specific plan, the procedures described in Section 21.09.050(B) shall govern such amendments.
B. 
Amendments to Specific Plan.
1. 
Requirements and Procedures. This specific plan may be amended at any time in the same manner and by the same process by which the plan was originally adopted. The city's standard environmental review procedures shall be followed.
2. 
Administrative Actions. Minor modifications to provisions in the specific plan may be made administratively by the planning director, subject to appeal to the planning commission, and subsequently the city council. Such amendments do not require additional environmental review. These changes include but are not limited to:
a. 
The addition of new information to the specific plan maps or text that does not change the effect of any concepts or regulations.
b. 
Changes to the community infrastructure such as drainage, streets, water, and sewer systems which do not increase the development capacity in the specific plan area, decrease the development by more than twenty percent, or alter the major design concepts of the specific plan.
c. 
Boundary adjustments, easement locations and minor design feature changes.
d. 
Phasing adjustments.
e. 
Minor land use district boundary adjustments.
f. 
Revisions to the landscape guidelines, Section 21.09.030(5).
g. 
Other items determined to be appropriate by the planning director.
3. 
Formal Amendments. All specific plan modifications which do not meet the criteria of an administrative action, shall be deemed to require a formal amendment to the approved specific plan. All formal amendments shall be reviewed for approval by the planning commission and city council.
Whether classified as administrative or formal amendments, all such changes to the specific plan shall reflect the same comprehensive analysis which was undertaken in the adoption of the specific plan and may require additional environmental review. The amendment application shall satisfy the following criteria:
a. 
Demonstrate that the proposed amendment meets the goals and objectives of the specific plan and general plan.
b. 
Ensure that any impacts from the amendment can be satisfactorily mitigated.
c. 
Provide a strikeout/underline copy of the specific plan text when changes are proposed and update any specific plan exhibits affected by the proposed amendment.
d. 
Update any specific plan technical studies and/or provide additional environmental studies deemed necessary by the planning director and/or other city officials.
C. 
Methods and Procedures for Implementation. A public hearing on all development plan applications shall be held in accordance with the provisions of this section of the specific plan. The planning commission may approve, modify, conditionally approve or deny said application. If there is a conflict found between this specific plan and the city's municipal codes, the contents of this specific plan shall prevail.
1. 
Permit Applications. Applications for permits shall be made on forms provided by the planning director and shall be accompanied by a fee, as established by council resolution.
a. 
Complete Applications. Permit applications pursuant to this title must be accepted as complete for processing by the planning director in order to initiate the official review process. Applications shall include plans, documents, materials and other information as needed to allow complete analysis and evaluation.
b. 
Review for Completeness. The director shall review the application and determine if it is complete for processing and shall notify the applicant of such determination. In addition to the standard submittal requirements, the director may request additional information necessary for the complete analysis and evaluation of an application.
c. 
Incomplete Applications. If an application is determined not to be complete, written notice shall be provided to the applicant specifying those portions of the application that are incomplete. The notice shall indicate the items necessary to make the application complete. The applicant must supply items within sixty days of the notice or the application may be terminated. Upon receipt of the required items, the director shall review the application for completeness.
2. 
Development Plan Review. Development plans will be reviewed by the city planning department and approved by the planning commission.
a. 
Application. Applications for development plan review shall be made on forms provided by the director and shall be accompanied by a filing fee, as established by council resolution. Applications shall be made by the owner of the property for which the approval is sought, or an authorized agent.
Applications for development plan review shall include the following information:
i. 
Site development plan: drawn to scale and fully dimensioned, containing the following:
(A) 
Title block (applicant's name and date drawn);
(B) 
Scale and north arrow;
(C) 
Property lines or building site, dimensioned;
(D) 
Building footprints and setbacks;
(E) 
Streets/corridor—location and width;
(F) 
Easements—location, purpose and width;
(G) 
Access—existing and proposed;
(H) 
Fencing (walls)—type, location and height;
(I) 
Landscape and screening areas; and
(J) 
Topography, existing and proposed (i.e., conceptual grading plan).
ii. 
Architectural floor plans and elevations including:
(A) 
Typical exterior building materials;
(B) 
Typical exterior colors; and
(C) 
Building heights.
iii. 
Preliminary landscape plan including general location of all plant materials.
iv. 
Perimeter wall and entry elevations.
v. 
Tree disbursement plan 910 (as described in Section 21.09.040(E) of this document).
vi. 
Tree preservation, relocation and mitigation plan (as described in Section 21.09.040(E) of this document).
b. 
Development Plan Review Hearing. The planning commission shall hold a hearing on each application for a development plan review. Notice of the hearing shall be given as prescribed in Section 21.01.030(E), except that no notice shall be required to be published.
c. 
Action by Reviewing Body. The planning commission shall take action by resolution either granting or denying approval of the development plan(s). The action of the planning commission shall be final unless appealed as prescribed below. When an application for a development plan review is processed in conjunction with another application for which council action is required, the planning commission shall take action by recommending either approval or denial of the development plan. The city council shall take action by resolution either granting or denying approval of the development plan.
d. 
Findings for Approval. The reviewing body shall grant approval of a development plan if all of the following findings are made:
i. 
The use is authorized by development plan review pursuant to the specific plan;
ii. 
The use is consistent with the general plan;
iii. 
The site accommodates the development standards of this specific plan;
iv. 
The site is adequately served by streets, utilities and other services, facilities and improvements, as set forth in the specific plan;
v. 
The use will not adversely affect the character and integrity of the area, and the health, safety and welfare of the public.
e. 
Conditions of Approval. The reviewing body may impose such conditions as it deems necessary to ensure that the project will meet the development standards and the purpose and intent of this specific plan.
3. 
Development Plan Review Appeals. All decisions of the planning commission shall be final unless appealed to the city council. All appeals shall be filed in writing with the city clerk within fifteen days of the action of the planning commission. The city clerk shall schedule the matter for consideration at a regularly scheduled meeting of the city council held within thirty days of receiving the written appeal.
4. 
Building Permits. No building permits shall be issued for any development on the subject property, or part thereof, until the planning commission or the city council on appeal have approved the development plan.
5. 
Expiration of Development Plan Approval. In any case where a development plan approval has been granted and a building permit not issued within eighteen months after the date of granting thereof, the time shall be automatically extended in accordance with the remaining time on the accompanying vesting tentative tract map.
6. 
Extensions. Extensions of time for any development plan review shall be determined by the planning commission. Extensions of time for any tentative map shall be determined by the city council.
Extensions shall not be considered unless a letter specifying the following information is received by the planning director before the date on which the approval expires:
a. 
A description and documentation of good faith efforts to effectuate the plan;
b. 
A description and documentation of acts, conditions or events beyond the permittee's control which precluded project implementation; and
c. 
An estimate of what must occur in order to proceed, along with an estimated time and requested extension period, accordingly.
D. 
Subsequent Applications.
1. 
Applications. Applications for individual residential modifications conforming to specific plan site development standards and architectural design guidelines will be submitted to the planning director for administrative review and approval. Second-story additions or modifications will be submitted to the planning commission for review and approval.
2. 
Appeals. All decisions of the planning director or planning commission shall be final unless appealed to the city council. All appeals shall be filed in writing with the city clerk within fifteen days of the action of the planning director or planning commission. The city clerk shall schedule the matter for consideration at a regularly scheduled meeting of the city council held within thirty days of receiving the written appeal.
3. 
Building Permits. No building permits shall be issued until the planning director, planning commission or city council on appeal have approved the application.
E. 
Other Permits and Discretionary Actions.
1. 
Zone Change Application. A zone change application will be processed concurrently with the specific plan and specific plan amendment applications to rezone the original subject property from E-5 (single family residential) and C-2 (limited retail business) to SP (specific plan), and rezone the specific plan amendment area (NHRA property) from PR (planned redevelopment) to SP.
The zone change shall be processed pursuant to procedures outlined in Section 21.01.050.
2. 
Tentative Subdivision Application. This proposed development requires the approval of a vesting tentative tract map(s).
A vesting tentative map confers a vested right to proceed with development in substantial compliance with the ordinances, policies, and standards in effect at the time the application for the vesting tentative map is approved, as provided in Government Code Section 66498.1. A vesting tentative map shall be processed in a manner pursuant to requirements of the Subdivision Map Act and to the requirements for the tentative maps. The following requirements shall apply to a vesting tentative map:
a. 
The word "vesting tentative map" shall be printed conspicuously on the face of the proposed map;
b. 
The rights conferred by a vesting tentative map shall last for a period of not less than one year or more than two years beyond recordation of the final map.
3. 
Lot Line Adjustments. The northern cul-de-sac shown on TTM 52483, the original specific plan area, was constructed prior to processing of the specific plan amendment. The cul-de-sac will be removed and related lot lines adjusted for the street extension. Proposed lot line adjustments will be submitted to the planning director for administrative review and approval.
F. 
Phasing.
1. 
Grading. Rough grading of the site will be performed in two phases conforming to TTM 52483 and TTM 53952.
2. 
Infrastructure. Internal roads and backbone drainage, water and sewer facilities will be constructed in two phases conforming to TTM 52483 and TTM 53952, following rough grading.
3. 
Residential Development. Exhibit 21.09.050-1 shows the conceptual phasing plan for proposed residential development. Six phases plus model homes are shown. The residential development phases illustrated may be combined into fewer development phases due to market considerations.
The three plans with the variety of architectural treatments selected for Village on the Green will be introduced evenly within each phase in order to promote a consistent variety throughout the entire project.
G. 
Financing and Maintenance of Improvements.
1. 
Infrastructure Financing. City and village improvements will be privately financed and include:
a. 
Water and sewer facilities;
b. 
Improvements to Amelia Avenue and Route 66 (old Alosta Avenue) including pavement, landscaping, lighting and signs;
c. 
Storm drain system; and
d. 
Telephone, gas, electric and cable television facilities located within the private rights-of-way.
2. 
Maintenance.
a. 
Public facility maintenance will be performed by the appropriate entity:
i. 
Storm drains will be maintained by the Los Angeles County consolidated maintenance district;
ii. 
Water facilities will be maintained by the city water department; and
iii. 
Sewer facilities will be maintained by the Los Angeles County sanitation district.
b. 
Maintenance of all common areas and private streets shall be the responsibility of an established homeowners' association (HOA). The HOA will be responsible for the following improvements:
i. 
Landscaping located at the project entries, common open space areas and neighborhood parks;
ii. 
Landscaping within the Amelia Avenue and Route 66 (old Alosta Avenue) rights-of-way and landscape lots; and
iii. 
Private streets within the Village.
The individual private property owners will be responsible for maintenance of areas within the private residential lots of Village on the Green. Each homeowner will be given a manual for maintenance of oak trees. Outdoor storage areas, particularly on lots adjacent to the golf course, will be restricted and regulated by CC&Rs. Enforcement of maintenance will be the responsibility of the HOA.
(Ord. 1794 § 1, 2004; Ord. 1983 § 9, 2014)