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.
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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.
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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.
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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."
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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.
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c.
Goal: Community design that improves aesthetics, economic value,
efficiency, safety, and desirability of the neighborhood as a place
of residence.
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.
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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.
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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.
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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.
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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.
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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.
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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.
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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.
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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.
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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.
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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.
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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.
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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.
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(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.
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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.
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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.
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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.
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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.
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All grading shall be in conformance with the city of Glendora
grading ordinance.
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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.*
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* Public utilities within common open space lots and parks must
be installed underground.
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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).
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:
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:
2.
Maintenance.
a.
Public facility maintenance will be performed by the appropriate
entity:
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.
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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.
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(Ord. 1794 § 1, 2004; Ord. 1983 § 9, 2014)
