The Route 66 Corridor specific plan area incorporates nine land
use zoning subdistricts, including: Barranca Gateway, Grand Avenue
Commercial Gateway, Town Center Mixed Use, Glendora Avenue Gateway,
Route 66 Service Commercial, Central Route 66 Residential, Lone Hill
Gateway, Glendora Technology, Commerce and Office, and Grand/Route
66 Gateway. The following is a general summary of the zoning subdistricts.
More detailed descriptions of the districts can be found in Article
VI.
A. Barranca
Gateway. The Barranca Gateway district is intended to serve as the
western gateway into the city. General features of the district include:
2. Street-oriented,
pedestrian-focused development;
3. Mix
of uses including residential, commercial and retail development;
4. Establishment
of uses that capitalize on adjacent market potential;
5. Development
that respects adjacent residential development.
B. Grand
Avenue Commercial Gateway. The Grand Avenue commercial gateway district
is intended to enhance Grand Avenue's function as a primary commercial/retail
district within the city. General features of the district include:
2. Establishment
of a primary local and regional commercial node;
3. Improvement
of the districts function as a southern gateway;
4. Higher
intensity commercial development;
C. Town
Center Mixed Use. The town center mixed use district is intended to
provide for a complementary mix of land use and development types
that are compatible with and reinforce pedestrian activity and transit
utilization. General features of the district include:
2. Encouragement
of future transit use;
3. Mix
of uses including residential, commercial and retail development;
4. Expanded
housing opportunities;
5. Street-oriented,
pedestrian-friendly development.
D. Glendora
Avenue Gateway. The Glendora Avenue Gateway is intended to support
medical uses around an existing hospital within walking distance of
transit. General features of the district include:
2. Encouragement
of future transit uses;
3. Expanded
job opportunities;
4. Medical
campus serving the community.
E. Route
66 Service Commercial. The Route 66 service commercial district is
intended to provide for a variety of smaller-scale commercial, office
and light industrial/manufacturing uses. General features of the district
include:
2. Establishment
of locally-serving commercial uses;
3. Facilitation
of site improvements and rehabilitation;
4. Facilitation
of lot consolidation.
F. Central
Route 66 Residential. The Route 66 residential district is intended
to contribute to the mix of housing choices offered to Glendora residents
and provide consistency with the Glendora general plan 2013-2021 housing
element. General features of the district include:
2. Expanded
housing opportunities;
3. Locally-serving
retail and commercial use at corner locations.
G. Lone
Hill Gateway. The Lone Hill gateway district is intended to serve
as the eastern gateway of Glendora's Route 66 Corridor. General features
of the district include:
3. Enhancement
as a locally-serving commercial node;
4. Capitalize
on market potential of adjacent employment.
H. Glendora
Technology, Commerce and Office. The Glendora technology, commerce
and office district is intended to serve as a primary employment center
within the city. General features of the district include:
2. Expansion
of employment base;
3. Focused
development of corporate office and high-tech use.
I. Grand/Route
66 Gateway. The Grand/Route 66 Gateway district has been established
to ensure that this key gateway intersection provides the mass and
scale and quality, well-designed architectural features including
significant landscaping, courtyards and public plazas to establish
a "sense of place" creating a unique Glendora theme of beauty, pedestrian
scale, and enriched quality of life. General features of the district
include:
1. Pedestrian-oriented
site planning and design;
2. Provision
for public spaces, plazas and courtyards;
3. Provision
for a mix of office/retail uses;
4. Excellence
of architectural design, materials and landscaping creating a sense
of place;
5. Uses
specified to enhance the gateway theme for the district.
(Ord. 2019 § 2, 2017)
The Route 66 Corridor specific plan is organized into eight
articles as follows:
Article I—Executive Summary. The executive summary provides
a broad overview of the specific plan and a brief background regarding
the impetus to the development of the specific plan program.
Article II—Introduction. This article provides an overview
of the Route 66 Corridor specific plan, including a project description,
intent and purpose of the plan, and scope and authority of the document.
Article III—Planning Framework. This article provides
the policy foundation for the specific plan document. The specific
plan planning framework describes public outreach activities, guiding
principles, "planning factors" and specific plan objectives related
to the development and implementation of the Route 66 Corridor specific
plan.
Article IV—Development Plan. This article provides the
specific land use, circulation, community design/streetscape and infrastructure
improvement plans related to the preferred development concept.
Article V—Design Guidelines. This article identifies specific
design guidelines related to the adopted land use districts, in addition
to area-wide guidelines for the Route 66 Corridor, including architectural
styles, public space amenities, signage, and design tools.
Article VI—Land Use and Development Regulations. This
article describes the legal zoning for all properties within the Route
66 Corridor specific plan area. This article also establishes the
land use and development standards for properties within the Route
66 Corridor specific plan area.
Article VII—Implementation and Administration. This article
discusses the administrative procedures required for timely review
and permitting of land use and development activity within the Route
66 Corridor specific plan area.
This article also identifies the anticipated cost of public
improvements and potential financing strategies to provide a realistic
estimate of the costs of implementing and methods to fund the public
improvements identified in the specific plan.
Article
VIII—Appendices. This article provides background material related to the specific plan update process, including an analysis of general plan consistency.
(Ord. 2019 § 2, 2017)