The Route 66 Corridor specific plan establishes a comprehensive
policy and regulatory guidance document for all properties within
the Route 66 Corridor specific plan project area. The specific plan
provides the necessary regulatory and design guidance that will ensure
future development implements the adopted policy for the project area.
The Route 66 Corridor specific plan is a community-based plan, developed
with extensive input by policy makers, business owners and property
owners. The policy and regulatory elements of the specific plan are
reflective of public consultation with business and property owners,
developers, appointed and elected officials, staff, and the general
public.
The Route 66 Corridor project area is considered the core commercial
corridor within the city of Glendora. Recent community analysis of
the project area has concluded the corridor is not currently maximizing
its potential as a primary business and activity corridor. The community
has identified the need to improve the economic vitality and livability
of the corridor through the establishment of a comprehensive strategy
to retain existing business and attract additional commercial, industrial,
office, retail, and residential opportunities. Additionally, the specific
plan establishes nine distinct land use zoning subdistricts that provide
development design guidelines, streetscape improvements, and development
standards that implement the community's vision for quality development
within the project area.
The Route 66 Corridor specific plan incorporates data, and analysis
of the Alosta Corridor Committee, in addition to corridor-specific
economic, infrastructure, parking, and circulation studies. As part
of the technical analysis for this project, the development assumptions
for the Route 66 Corridor specific plan consider the economic and
fiscal impacts associated with future implementation.
As a public improvement plan, this specific plan anticipates
the potential impacts of new development by identifying the full range
of infrastructure improvements that would be necessary to meet long-term
infrastructure needs. Additionally, the specific plan identifies priorities
for land use, economics and urban design to stimulate implementation
of the specific plan. Financing options for certain public improvements
are also an integral part of the specific plan document.
In October of 2014, the city council initiated a review of the
Route 66 specific plan. The review was deemed necessary to address
concerns over development projects and a desire to examine whether
the transformation of Route 66 as contemplated by the specific plan
still met the community's vision for the corridor.
Initial steps included a discussion of the specific plan at
the December 9, 2014 city council meeting, and a "town hall" meeting
held on February 18, 2015. Considering community feedback on the Route
66 specific plan and concerns over development, the council directed
the planning commission to begin a review of the entire specific plan
and prepare a report to the council with recommendations.
The commission held seven public meetings over the 2015 calendar
year to review each section of the specific plan. On November 17,
2015, the commission presented their recommendations to the city council
at a joint meeting. The recommended revisions incorporated into the
specific plan in 2017 represent updated vision and goals for the corridor.
The revisions amend the specific plan to improve the quality of development,
better reflect Glendora's historic character while accommodating new
growth, provide more coherent development review procedures, and establish
higher standards and discretion in granting development approval.
(Ord. 2019 § 2, 2017)
