This article provides an overview of the public outreach activities
and policy framework that have influenced the development of the Route
66 Corridor specific plan. In addition, this article delineates the
planning factors, guiding principles, and objectives that form the
foundation of the specific plan's land use plan, development standards,
design guidelines, and other provisions.
(Ord. 2019 § 2, 2017)
A primary objective of the Route 66 Corridor specific plan planning
process is to establish a policy and regulatory document grounded
in community participation and input. To this end, a number of opportunities
for public input were offered to city residents, business and property
owners, developers, and other interested parties. The outreach activities
experienced consistent attendance by property owners, local businesses,
and the community. The various workshops and meetings assisted in
the development of the policy framework for the specific plan. The
following public outreach activities were held throughout the specific
plan development process:
A. City
Council Scoping Session (City Council Workshop #1)—July 9, 2002.
An initial public meeting was held to primarily receive input from
the Glendora city council. The intent of the session was for the city
council to define their expectations pertaining to the Route 66 Corridor
specific plan and to review and clarify the Route 66 Corridor specific
plan scope of work and schedule.
B. Property
and Business Owners Workshop #1—July 29, 2002. The first of
two workshops was held with the property and business owners to accomplish
the following objectives: (1) provide an overview of the project;
(2) review previous studies along the Route 66 Corridor; and (3) listen
to and document issues, goals, priorities for the Route 66 Corridor.
C. Community
Workshop #1—August 1, 2002. The first of two workshops was held
for the Glendora community to accomplish a number of objectives, including:
(1) provide an overview of the project; (2) discuss previous studies
in the corridor; (3) conduct a visual preference survey to determine
preferred streetscape amenities and architectural treatments; and
(4) listen to and document issues, goals, priorities for the Route
66 Corridor.
D. City
Council Update (City Council Workshop #2)—December 10, 2002.
A public meeting was held with the city council to provide an update
on the progress of the Route 66 Corridor specific plan process. The
meeting was organized into two sections: (1) "What we've Done…"
(focusing on Public Outreach Activities to date, Land Use Analysis,
Urban Design/Streetscape, Design Guidelines, and the Parking Study);
and (2) "What is Still Ahead…"
E. Property
and Business Owners Workshop #2—March 20, 2003. The second of
two workshops for property and business owners was held to review
and elicit comments pertaining to the following: economic/market analysis;
draft land use concepts; urban design/streetscape concepts; and design
guidelines concept.
F. Community
Workshop #2—March 27, 2003. The second of two workshops for
the Glendora community was held to review and elicit comments pertaining
to the following: economic/market analysis; draft land use concepts;
urban design/streetscape concepts; and design guidelines concept.
G. City
Council Workshop (City Council Workshop #3)—April 29, 2003.
A public meeting was held to present and receive comment from the
city council and the community on the framework for the Route 66 Corridor
specific plan. The direction received from the meeting provided the
structure for preparing the public review draft of the Route 66 Corridor
specific plan.
H. Specific
Plan Review Committee—July 2003. A specific plan review committee,
consisting of members appointed by the city council was formed to
review and comment on the initial draft specific plan. The specific
plan review committee evaluated all components of the specific plan
and compiled a consolidated report for review by the city council.
I. Planning
Commission Public Hearing—December 2, 2003. A public hearing
was held with the planning commission to receive recommendations and
conditions on the public review draft of the Route 66 Corridor specific
plan.
J. City
Council Public Hearing—December 2, 2003. A public hearing was
held with the city council to approve the public review draft of the
Route 66 Corridor specific plan.
K. City
Council Public Meeting—December 9, 2014. Due to community concerns
over the density, height, building setbacks, parking, community character,
and other issues created by projects approved under the specific plan,
the council held a special meeting to review the Route 66 Specific
Plan.
L. Community
"Town Hall" Meeting—February 18, 2015. A public meeting was
held where approximately one hundred residents attended and expressed
dissatisfaction with development approved by the city under the Route
66 Specific Plan.
M. Planning
Commission Public Meetings—April 21, May 19, June 16, July 21,
August 18, September 1 and October 6, 2015. The planning commission
held seven public meetings to review each section of the Route 66
specific plan, receive and file public comments, and develop recommendations
to revise the Route 66 specific plan so that development along the
corridor was more in-line with the Glendora community character.
N. City
Council and Planning Commission Joint Public Meeting—November
15, 2015. A joint meeting of the council and commission was held to
review the commission recommendations to revise the Route 66 specific
plan.
O. Presentation
of Report by Economic Planning Systems (EPS) regarding economic and
marking conditions and land use feasibility analysis. Report presented
to the planning commission on December 8, 2016 and to the city council
on February 28, 2017.
P. Planning
Commission Meeting—May 2, 2017. Presentation of draft revised
Route 66 specific plan.
Q. City
Council and Planning Commission Joint Meeting—May 16, 2017.
Presentation of draft revised Route 66 specific plan.
R. Planning
Commission Public Hearing—July 18, 2017.
S. City
Council Public Hearing—August 22, 2017.
(Ord. 2019 § 2, 2017)
The following guiding principles provide the foundation for
Article IV and Article VI of the Route 66 specific plan, and are intended
to serve as a benchmark for the analysis of future proposals and design
concepts to determine if they are supportive of the spirit and intent
of this plan.
A. Guiding
Principle 1.0. Increase and maintain an increased daytime employment
and residential population.
B. Guiding
Principle 2.0. Coordinated land use, urban design, transportation,
and infrastructure planning.
C. Guiding
Principle 3.0. Embracing flexible and diverse land uses that foster
economic development opportunities for the Glendora community and
contribute to a growing presence in the regional marketplace.
D. Guiding
Principle 4.0. Retention and expansion of existing businesses while
accommodating the recruitment of new businesses.
E. Guiding
Principle 5.0. Improved pedestrian accessibility, vehicular access,
and parking to establish safety and comfort throughout the Route 66
Corridor specific plan area.
F. Guiding
Principle 6.0. Enhanced streetscape and public amenities throughout
the Route 66 specific plan area.
G. Guiding
Principle 7.0. Tailored land use regulations and design guidelines
to encourage high quality development and rehabilitation.
H. Guiding
Principle 8.0. Improved visual and functional linkages between Route
66 and the Village, Grand Avenue and Glendora Avenue.
I. Guiding
Principle 10.0. Coordinated and focused change rather than "remove
and replace" transformation to enhance sense of place and promote
aesthetic improvements.
J. Guiding
Principle 11.0. Planning policy for future development that is respectful
of the historic character of and community vision for Glendora.
(Ord. 2019 § 2, 2017)
The following specific plan objectives are intended to support
the goals and policies of the Glendora general plan, implement the
guiding principles identified above in this article, and further the
overall spirit and intent of the Route 66 specific plan:
A. Land
Use Objectives.
1. Specific
Plan Objective LU-1. Encourage private investment in the Route 66
Corridor.
2. Specific
Plan Objective LU-2. Establish land use districts that create unique
character areas within the Route 66 Corridor.
3. Specific
Plan Objective LU-3. Establish land use districts that encourage high
quality development responsive to market demands and Glendora community
objectives.
4. Specific
Plan Objective LU-4. Establish land use regulations that support increased
pedestrian activity in key focus areas.
5. Specific
Plan Objective LU-5. Coordinate land use planning with transportation
and infrastructure planning.
6. Specific
Plan Objective LU-6. Develop incentives to encourage the consolidation
of smaller parcels for reuse of underutilized land.
7. Specific
Plan Objective LU-7. Provide specific requirements that enhance public
amenities for new development, rehabilitation, and redevelopment.
8. Specific
Plan Objective LU-8. Maximize neighborhood retail development opportunities
to capture demand and compliment other land uses.
9. Specific
Plan Objective LU-9. Allow a mix of residential land uses.
10. Specific Plan Objective LU-10. Allow for mixed-use, residential,
and commercial development.
11. Specific Plan Objective LU-11. Allow a mix of land uses to capitalize
on the market potential from neighboring college and university.
12. Specific Plan Objective LU-12. Encourage office and business park
development.
B. Circulation,
Parking and Transportation Objectives.
1. Specific
Plan Objective CIR-1. Ensure improved pedestrian mobility, safety,
and comfort.
2. Specific
Plan Objective CIR-2. Ensure potential transportation impacts of the
Route 66 Corridor specific plan are identified and mitigated to the
greatest extent feasible.
3. Specific
Plan Objective CIR-3. Ensure vehicular traffic level of service (LOS)
within the Route 66 Corridor specific plan area does not exceed adopted
citywide standards.
4. Specific
Plan Objective CIR-4. Establish a correlation between development
in high activity locations and access to existing and planned transportation
modes.
5. Specific
Plan Objective CIR-5. Introduce traffic calming techniques to improve
pedestrian-orientation, aesthetics, and safety.
C. Infrastructure
Objectives. Specific Plan Objective INF-1. Ensure infrastructure capacity
within the Route 66 Corridor specific plan area meets future demands.
D. Environmental
Objectives.
1. Specific
Plan Objective ENV-1. Ensure potential environmental effects of the
specific plan are mitigated to a less than significant level where
feasible.
2. Specific
Plan Objective ENV-2. Adopt a program-level environmental clearance
document to utilize in subsequent development within the Route 66
Corridor specific plan area.
3. Specific
Plan Objective ENV-3. Establish methods and strategies for the conservation
of resources, including water use and drought tolerant landscaping.
E. Urban
Design Objectives.
1. Specific
Plan Objective UD-1. Establish a "sense of place" through quality
site design, architectural design and public improvements.
2. Specific
Plan Objective UD-2. Encourage the development of a design context
for private development that reflects 40's and 50's nostalgia, art
deco design, craftsman design and the citrus industry heritage of
the community.
3. Specific
Plan Objective UD-3. Ensure new development is designed in the context
of the historic character of Glendora.
4. Specific
Plan Objective UD-4. Establish a streetscape program using signage,
street furniture, entry statements, and other visual amenities that
conveys the traditional character of Glendora, withstands the test
of time, is cost-effective, and achieves a stronger community image
and identity.
5. Specific
Plan Objective UD-5. Create gateway design treatments that establish
entry statements at key high activity locations.
6. Specific
Plan Objective UD-6. Adopt design guidelines that are applicable to
new development, rehabilitation, and redevelopment.
F. Implementation
and Administration Objectives.
1. Specific
Plan Objective IMP-1. Establish a review process for discretionary
development application.
2. Specific
Plan Objective IMP-2. Utilize Environmental Impact Report as the primary
tiering clearance document to streamline additional project-level
environmental reviews.
3. Specific
Plan Objective IMP-3. Integrate design guidelines within the design
review process to streamline discretionary review.
(Ord. 2019 § 2, 2017)