A. 
The Route 66 Corridor specific plan project area, as shown in Exhibit 2-1, Regional Location and Exhibit 2-2, Specific Plan Project Area, is located in the central area of the city. The Route 66 Corridor represents the primary east-west commercial arterial through the city. The plan area contains approximately 287.18 acres generally located along Route 66 from Barranca Avenue on the west to Amelia Avenue on the east.
B. 
Existing development within the specific plan area consists of residential, commercial, and light industrial uses. Uses along the Route 66 Corridor are typically characterized by small businesses serving the local community. Due to its access to the 210 Freeway, larger retail businesses are located along Grand Avenue. Development of the Route 66 Corridor at the intersections of Barranca Avenue, Glendora Avenue, and Lone Hill Avenue is generally limited to neighborhood commercial retail development.
(Ord. 2019 § 2, 2017)
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:
1. 
Streetscape enhancement;
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:
1. 
Streetscape enhancement;
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:
1. 
Streetscape enhancement;
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:
1. 
Streetscape enhancement;
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:
1. 
Streetscape enhancement;
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:
1. 
Streetscape enhancement;
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:
1. 
Streetscape enhancement;
2. 
View preservation;
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:
1. 
Streetscape enhancement;
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)
A. 
The Route 66 Corridor specific plan provides a policy and regulatory bridge between the city general plan and individual, project-level development. The Route 66 Corridor specific plan provides area-specific land use regulations and development guidelines. Once adopted, the Route 66 Corridor specific plan will provide the legal development requirements for the project area.
B. 
The Route 66 Corridor specific plan provides a comprehensive set of plans, guidelines and regulatory standards in addition to administrative and implementation programs designed to provide for high-quality development within the land use districts, including residential, commercial, office, and light industrial/manufacturing uses.
C. 
The Route 66 Corridor specific plan should not be considered an inflexible document. Rather it has been developed to provide as much flexibility as allowed by state law. It should also be noted that this specific plan reflects a vision to be implemented over a twenty-year period, and therefore, may be amended over time to reflect the city's most current vision for the area.
(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)
A. 
The Route 66 Corridor specific plan has been prepared in compliance with the requirements of the California Environmental Quality Act (CEQA). Pursuant to state and local CEQA guidelines the city prepared an initial study/environmental checklist. The city determined that the specific plan could result in additional environmental impacts, and therefore, required environmental analysis. As a supplement to this specific plan, an environmental impact report (EIR) has been prepared to respond to the potential impacts as indicated in the initial study.
B. 
The Route 66 Corridor specific plan EIR is a program-level EIR and includes an introduction, project description, description of existing environmental conditions, assessment of impacts and mitigation measures as directed by the city, in accordance with CEQA.
(Ord. 2019 § 2, 2017)
A. 
The Route 66 Corridor specific plan is established through the authority granted to the city of Glendora by California Government Code, Title 7, Division 1, Chapter 3, Article 8, Sections 65450 through 65457 (specific plans).
B. 
As expressed in California law, specific plans may be adopted either by ordinance or by resolution. This allows jurisdictions to choose whether their specific plans will be policy driven (adopted by resolution) or regulatory in nature (adopted by ordinance). This specific plan is a regulatory document, adopted by ordinance.
C. 
As set forth in the Government Code, Section 65451, a specific plan must contain the following information:
1. 
A description of the general distribution, location, and extent of the uses of land within the area covered by the plan.
2. 
The proposed distribution, location, extent, and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy and other essential facilities proposed to be located within the area covered by the specific plan and needed to support the land uses described in the plan.
3. 
Standards and criteria by which development will proceed and standards for the conservation, development, and utilization of natural resources, where applicable.
4. 
A program of implementation measures, including regulations, programs, public works projects and financing measures necessary to carry out the above information.
5. 
The specific plan shall include a statement of the relationship of the specific plan to the general plan.
(Ord. 2019 § 2, 2017)