Article VI Land Use and Development Regulations

§ 21.10.300 Purpose and intent.

This article establishes the zoning subdistricts for the Route 66 Corridor specific plan area, the allowable uses (permitted and conditionally permitted) that apply within each zoning subdistrict, and the development and design standards that apply within each subdistrict. Together, the table of allowed use and the development and design standards prescribe the allowed development for the Route 66 Corridor specific plan area.

The intent of the development and land use standards, together with the design standards is to implement the goals of the Route 66 Corridor specific plan.

The land use regulations, development standards and design standards are consistent with the goals and policies of the general plan.

Organization of this article.

Section 21.10.300—Purpose and intent.

Section 21.10.310—General provisions.

Section 21.10.320—Establishment of zoning subdistricts.

Section 21.10.330—Allowable land uses and permit requirements.

Section 21.10.340—Nonconforming uses, structures, and parcels.

Section 21.10.350—Zoning subdistrict development standards.

Section 21.10.360—Standards for specific land uses.

Section 21.10.370—Off-street parking and loading standards.

Section 21.10.380—Landscaping, walls, and fences.

10.

Section 21.10.390—Signs.

11.

Section 21.10.400—Auxiliary structures, equipment, and utilities.

12.

Section 21.10.410—General operating standards.

13.

Section 21.10.420—Development incentives.

14.

Section 21.10.430—Development review procedures.

(Ord. 2019 § 2, 2017)

§ 21.10.310 General provisions.

Minimum Requirements. The land use and development standards contained herein are minimum requirements. In reviewing individual projects requiring discretionary approval, more restrictive standards or conditions may be applied if deemed necessary to accomplish the goals and objectives of this specific plan.

Applicability of Development Standards and Guidelines. The land use and development standards contained in this chapter shall apply to all new development, including additions to buildings, and changes in use, as provided for in Article VII (Implementation and Administration). The design standards contained in Article V, shall also apply.

(Ord. 2019 § 2, 2017)

§ 21.10.320 Establishment of zoning subdistricts.

Purposes of Land Use Subdistricts. This section provides purpose statements for the zoning districts to be applied within the Route 66 Corridor specific plan.

BG (Barranca Gateway) Subdistrict. The Barranca gateway zoning district is intended to serve as the western gateway into the city of Glendora. The Barranca gateway zoning district seeks to provide the western "front door" to the city, through the establishment of distinctive architecture, streetscape, hardscape and other on-site and off-site amenities. The Barranca gateway zoning district is envisioned to capitalize on adjacent market potential introduced by Azusa Pacific University and Citrus College. The development of student housing and supportive retail uses in both horizontal and vertical mixed-use arrangements is strongly encouraged. A high-level of street-oriented development and pedestrian comfort is envisioned to attract nearby students and residents to this district. Uses appropriate for this zoning subdistrict include mixed use, retail sales, restaurants, offices, and other service uses that provide for the daily needs of local residents. The district is intended to promote stable and attractive commercial development that is compatible with adjacent residential use. Commercial uses are strongly encouraged at intersection locations.

GCG (Grand Commercial Gateway) Subdistrict. The Grand Avenue gateway district is intended to enhance Grand Avenue's function as a primary commercial/retail district within the city. The district is envisioned to serve as a primary southern gateway to the Route 66 Corridor through the provision of higher intensity commercial development catering to the local and regional market. Distinctive architecture and pedestrian amenities compatible with adjacent residences, is encouraged. The zoning subdistrict is intended to provide a wide range of retail sales, business and personal services primarily oriented to the automobile customer. The zoning subdistrict is envisioned as a primary node for serving the general commercial needs of the city through the promotion of stable and attractive retail development.

TCMU (Town Center Mixed Use) Subdistrict. The town center mixed use district is intended to provide for a complementary mix of land uses and development types that are compatible with and reinforce pedestrian activity and transit utilization. The town center mixed use district will emphasize a complementary mix of development types, including multifamily residential, vertical and horizontal mixed-use, commercial uses and smaller-scale street-oriented retail development.

GLG (Glendora Avenue Gateway) Subdistrict. The Glendora Avenue gateway district is intended to support hospital and medical uses, and encourages the consolidation of smaller parcels into a unified campus setting. The subdistrict is envisioned to support new housing in adjacent areas, pedestrian activity and transit utilization. The Glendora Avenue gateway is envisioned to serve the health care needs of the community through expanding the footprint of medical services in the subdistrict and increasing the daytime population with additional employment. The subdistrict may also include limited commercial such as small retail and professional offices.

RSC (Route 66 Service Commercial) Subdistrict. The Route 66 service commercial is intended to provide for a variety of smaller-scale commercial, office and light industrial uses. Flexible commercial and low-intensity industrial development allowing for office/assembly and warehousing under one roof is encouraged. The district is envisioned as a primary node for locally-serving businesses and commercial activity. The Route 66 commercial district is envisioned to contribute to a positive visual image along Route 66 through the establishment of streetscape elements, landscaped buffers and quality site design.

CRR (Central Route 66 Residential) Subdistrict. The central 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 housing element, through the provision of multifamily residential development. Locally-serving retail at corner locations and other residential-compatible commercial uses that cater to nearby residents are encouraged within this zoning subdistrict. New residential development in this zoning subdistrict is envisioned to establish a positive visual image along the Route 66 Corridor and encourage pedestrian connections to adjacent trailways, transit stops, commercial uses, and public sidewalks.

LHG (Lone Hill Gateway) Subdistrict. The Lone Hill gateway district is intended to serve as the eastern gateway of Glendora's Route 66 Corridor. The Lone Hill gateway seeks to provide a welcoming "front door" through streetscape, quality architecture, views to the San Gabriel Mountains while promoting stable and attractive commercial development that is compatible with neighboring residential uses. The district is envisioned as a node for locally-serving retail uses catering to residents and the day-time population generated by adjacent employment. The subdistrict is envisioned to include a complementary mix of locally-serving retail, service commercial, and professional offices.

TCO (Glendora Technology, Commerce and Office) Subdistrict. The Glendora technology, commerce, and office district is intended to serve as a primary employment center within the city. The zoning subdistrict is intended to promote uses including administrative, professional, research, and retail/service commercial uses limited to accessory uses. The zoning subdistrict is envisioned to promote strong internal and external pedestrian circulation that provides on-site amenities and enhanced connections to adjacent retail and commercial development.

GRG (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. The zoning subdistrict is intended to promote a mix of office/retail uses which enhance the gateway entry theme of the intersection as well as promote pedestrian comfort and scale. Excellence of architecture combined with pedestrian-oriented site planning including public courtyards and broad landscaped sidewalks are important features of the district.

(Ord. 2019 § 2, 2017)

§ 21.10.330 Allowable land uses and permit requirements.

Table 6-1 identifies the allowable land uses for the following zoning subdistricts that is exclusive to the Route 66 Corridor specific plan: BG (Barranca gateway) subdistrict, GCG (Grand Avenue Commercial Gateway), TCMU (town center mixed use) subdistrict, RSC (Route 66 service commercial) subdistrict, CRR (Route 66 residential) subdistrict, LHG (Lone Hill gateway) subdistrict, TCO (technology, commerce, office) subdistrict. To determine the allowed land uses and development standards in the zones that are not exclusive to the Route 66 Corridor, refer to the applicable chapters of this Glendora Zoning Code.

Allowed Uses.

Allowed Land Uses. Table 6-1 identifies the uses of land permitted by this specific plan, and the land use permit required to establish each use.

Prohibited Land Uses. Any table cell with a "—" symbol indicates that the listed land use is prohibited in that specific zone.

Applicable Sections. Where the last column in the tables ("see standards in section") includes a section number, the regulations in the referenced section apply to the use; however, provisions in other sections of this specific plan or applicable section of the Glendora Municipal Code may also apply.

Table 6-1 Allowable Uses and Permit Requirements Route 66 Specific Plan Subdistricts
Key to Table
MCUP	Minor Conditional Use Permit (See Section 21.10.410)
P	Permitted Use
CUP	Conditional Use Permit (See Section 21.10.410)
"—"	Use not allowed

Permit Requirement by District
Land Use	BG	GCG	GRG	TCMU	GLG	CRR	RSC	LHG	TCO	Notes:
Miscellaneous
Alternative Fuels and Recharging Facilities	P	P	—	P	—	P	P	P	P
Broadcast and Recording Studios	—	P	—	—	—	—	P	P	P
Light Rail Passenger Terminals	—	—	—	CUP	—	—	—	—	—
Motor Vehicle Storage Facilities	—	—	—	—	—	—	—	—	—
Public Utility Service Yards	—	—	—	—	—	—	MCUP	—	—	See Section 21.10.410
Public Utility Structures and Service Facilities	—	—	—	—	—	—	MCUP	—	—	See Section 21.10.410
Public Works Maintenance Facilities and Storage Yards	—	—	—	—	—	—	MCUP	—	—
Satellite Dishes/ Antenna (Less Than 3 feet/2 meters in Diameter)	P	P	P	P	P	P	P	P	P
Education
Community/Cultural Centers	—	—	—	MCUP	—	—	MCUP	—	—
Commercial Day Care Centers	MCUP	MCUP	—	MCUP	—	—	MCUP	MCUP	MCUP
Membership Organization	MCUP	MCUP	—	MCUP	—	—	—	—	—	See Section 21.10.410
Facilities—Lodges and Clubs
Schools—K through 12, Private	CUP	CUP	—	CUP	—	—	—	CUP	—
Schools, Specialized Education and Training—Less Than 50 Students	P	P	—	P	—		P	P	P	See Section 21.10.410
Schools, Specialized Education and Training—More Than 50 Students	MCUP	MCUP	—	MCUP	—		MCUP	MCUP	MCUP	See Section 21.10.410
Studios—Art, Dance, Music, Photography, etc.	P	P	P	P	P	—	P	P	P	See Section 21.10.410
Universities/Colleges, Private	CUP	CUP	—	CUP	—	—	CUP	CUP	CUP
Entertainment, Recreation, Public Assembly
Adult-Oriented	Refer to Adult Business Ordinance
Dancing and/or Entertainment	CUP	CUP	—	CUP	—	—	CUP	CUP	—	Only as accessory to restaurant use
Health/Fitness Centers	MCUP	MCUP	—	MCUP	—	—	MCUP	MCUP	MCUP	Permitted in TCO subdistrict if ancillary to primary use
Indoor Amusement/ Entertainment/ Recreation Centers/ Arcades	CUP	CUP	—	CUP⁽³⁾	—	—	—	—	—	See Section 21.10.410
Places of Worship	CUP	CUP	—	CUP	—	CUP	CUP	CUP	CUP	See Section 21.10.410
Theaters, Auditoriums, and Meeting Halls	MCUP	MCUP	—	MCUP	—	MCUP	—	MCUP	MCUP	See Section 21.10.410
Manufacturing and Processing
Chemical Products	—	—	—	—		—	—	—	—
Clothing Products	—	—	—	P⁽³⁾	—	—	P	—	P	See Section 21.10.410
Cosmetics	—	—	—	P⁽³⁾	—	—	P	—	—	See Section 21.10.410
Electronics and Equipment Manufacturing	—	—	—	MCUP⁽³⁾	—	—	P	—	—	See Section 21.10.410
Foam/Plastics Fabrication	—	—	—	—	—	—	P	—	P	See Section 21.10.410
Food and Beverage Product Manufacturing	—	—	—	P⁽³⁾	—	—	P	—	P	See Section 21.10.410
Furniture/Cabinet Shops	—	—	—	P⁽³⁾	—	—	P	—	—	See Section 21.10.410
Glass Products	—	—	—	P	—	—	P	—	P	See Section 21.10.410
Handicraft Industries, Small Scale Assembly (Pre-Manufactured)	—	—	—	P⁽³⁾	—	—	P	—	P
Hazardous Material Storage	—	—	—	CUP	—	—	CUP	—	—
Laboratories	P	P	—	P	—	—	P	—	P
Metal Products Fabrication	—	—	—	P⁽³⁾	—	—	P	—	P	See Section 21.10.410
Paper Products	—	—	—	P⁽³⁾	—	—	P	—	P	See Section 21.10.410
Pharmaceutical Manufacturing	—	—	—	P⁽³⁾	—	—	P	—	P	See Section 21.10.410
Plastics and Rubber Products	—	—	—	P⁽³⁾	—	—	P	—	P	See Section 21.10.410
Printing and Publishing	—		—	MCUP⁽³⁾	—	—	P	—	P	See Section 21.10.410
Recycling Facilities—Reverse Vending Machines	P	P	—	P	—	—	P	P		Accessory to grocery stores over 5,000 sq. ft.
Recycling Facilities—Small Collection Facility	P	P	—	P	—	—	P	P	—	Accessory to grocery stores over 5,000 sq. ft.
Research and Development	—	—	—	—	—	—	P	—	P
Structural Clay and Pottery Products	—		—	P⁽³⁾	—	—	P	—	—	See Section 21.10.410
Textile Products	—	—	—	P⁽³⁾	—	—	P	—	—	See Section 21.10.410
Warehousing, Wholesaling, and Distribution Facility, Incidental (Less Than 50% of Floor Area)	—	—	—	P⁽³⁾	—	—	P	—	P	See Section 21.10.410
Motor Vehicle and Related Retail Trade and Services
Automated Car Washing	—	CUP⁽¹⁾	—	CUP⁽¹⁾⁽³⁾	—	—	CUP⁽¹⁾	CUP⁽¹⁾	—	See Section 21.10.410 Accessory to service station use
Car Wash, Full and Self Service	—	—	—	CUP⁽¹⁾⁽³⁾	—	—	CUP⁽¹⁾	—	—
Marine Sales, Indoor	P	P	—	P	—	—	P	P	—	See Section 21.10.410
Motor Vehicle Leasing, No On-Site Storage	P	P	—	P	—	—	P	P	—
Motor Vehicle Leasing, On-Site Vehicle Storage (Less Than 10 Vehicles)		—	—	—	—	—	MCUP⁽¹⁾	MCUP⁽¹⁾	—	See Section 21.10.410
Motor Vehicle Parts and Supplies Sales	P	P	—	P	—	—	P	P	—	See Section 21.10.410
Motor Vehicle Repair and Maintenance, MINOR, and Only When Conducted in an Enclosed Structure	CUP⁽¹⁾	CUP⁽¹⁾	—	CUP⁽¹⁾⁽³⁾	—	—	CUP⁽⁵⁾	CUP⁽¹⁾	—
Motor Vehicle Sales (New and/or Used), with Service Facilities	CUP⁽¹⁾	CUP⁽¹⁾	—	CUP^{(1) (3)}	—	—	CUP⁽¹⁾	—	—
Motor Vehicle Sales (New and/or Used), without Service Facilities, Storage or Outdoor Display	P⁽¹⁾	P⁽¹⁾	—	P⁽¹⁾	—	—	—	P⁽¹⁾	—
Motor Vehicle Window Tinting	MCUP⁽¹⁾	MCUP⁽¹⁾	—	MCUP⁽¹⁾⁽³⁾	—	—	MCUP⁽¹⁾	—	—	See Section 21.10.410
Service Stations	CUP⁽¹⁾	CUP⁽¹⁾	—	CUP⁽¹⁾	—	—	CUP⁽¹⁾	CUP⁽¹⁾	—
Public
Community/ Recreational Center	P	P	—	P	—	MCUP	P	P	P
Government Enterprises (Local, State, or Federal)	P	P	—	P	—	MCUP	P	P	P
Libraries/Museums, Public	P	P	—	P	—	MCUP	P	P	P
Parking Lots/Structures, Public	P	P	—	P	—	MCUP	P	P	P
Parks, Public	P	P	—	P	—	MCUP	P	P	P
Service Uses/Structures, Public	P	P	—	P	—	MCUP	P	P	P
Retail Trade
Accessory Retail Uses	P	P	P	P	P	P⁽²⁾	P	P	P	Accessory retail must be incidental to a primary use
Antique Store	P	P	P	P	P		P	P
Art, Antiques, Collectibles, and Gifts	P	P	P	P	P	P⁽²⁾	P	P	—
Bakeries, Retail	P	P	P	P	P	P⁽²⁾	P	P	—
Big Box Retail Stores (greater than 30,000 sq. ft.)	—	P	—	—	—	—	—	P	—
Book Stores	P	P	P	P	P	P⁽²⁾	P	P	—
Building Material Stores/Yards		—	—	—	—	—	P	—	—
Candy Stores	P	P	P	P	P	P⁽²⁾	P	P	—
Catering Businesses, ONLY When Ancillary to a Restaurant	P	P		P	—	P⁽²⁾	P	P	—
Coin Dealer	P	P		P	—		P	P
Convenience Markets/Stores (under 5,000 sq. ft.)	MCUP	—		MCUP	—	MCUP⁽²⁾	—	—	—	See Section 21.10.410
Furniture, Furnishings and Equipment Stores	P	P	P	P	—	P⁽²⁾	P	P	—
Florist	P	P	P	P	P	P⁽²⁾	P	P	—
Garden Centers/Plant Nurseries	P	P		P	—	MCUP⁽²⁾	P	P	—	See Section 21.10.410
Grocery Stores, 5,000 sq. ft. and greater	P	P		P	—	—	—	P	—
Liquor Sales (Off-Site Consumption Only)	CUP	CUP	—	CUP	—	—	—	CUP	—	Only permitted for uses greater than 5,000 square feet that are component to grocery store use
Liquor Sales (Off-Site Consumption Only)—Beer and Wine Only	CUP	CUP	—	CUP	—	—	—	CUP	—
Liquor Sales (On-Site Consumption Only)—Restaurant	CUP	CUP	CUP	CUP	CUP	—	CUP	CUP	—
Meat Markets or Delicatessens	P	P	P	P	P	P⁽²⁾	P	P	—
Music Stores	P	P	P	P	P	P⁽²⁾	P	P	—
Outdoor Retail Sales	Refer to Title 5 of the Glendora Municipal Code
Pet Stores	P	P		P		P⁽²⁾	P	P	—
Pharmacies/Drug Stores	P	P	P	P	P	P⁽²⁾	P	P	—
Pharmacies/Drug Stores, with Drive-Thru Service	CUP	CUP	—	CUP	—	CUP⁽²⁾	CUP	CUP	—
Restaurants, Fast Food, with Drive-Thru Service	CUP	CUP	—	CUP	—	—	CUP	CUP	—
Restaurants, Fast Food, without Drive-Thru Service	P	P	—	P	P	—	P	P	—
Restaurants or Cafés (excluding Fast Food or Drive-Ins)	P	P	P	P	P	—	P	P	—
Retail Stores, General Merchandise	P	P	P	P	P	—	P	P	—
Secondhand Store	P	P	—	P	—		P	P
Shopping Centers (5 or More Tenants on Contiguous Parcel)	P	P	—	P	—	—	P	P	—
Temporary Uses/Activities	Refer to Title 5 of the Glendora Municipal Code
Thrift Store	P	P	—	P	—		P	P
Services
Automated Teller Machines (ATMs)	P	P	—	P	—	—	P	P	P(4)	Only in conjunction with operation of a bank or financial institution
Banks and Financial Services	P	P	P	P	P	P(2)	P	P	P
Beauty/Health Spa	P	P	—	P	—	P(2)	P	P	P	massage services prohibited without CUP
Business Support Services, Secretarial and Administrative	P	P	—	P	—	P⁽²⁾	P	P	P
Check Cashing	P	P	—	P	—	P⁽²⁾	P	P	—
Contractor's Equipment Yards	—	—	—	—	—	—	CUP	—	—	See Section 21.10.410
Convalescent/Rest Homes	—	—	—	CUP	—	CUP	—	—	—
Equipment Rental Establishments	—	—	—	—	—	—	CUP	—	—	See Section 21.10.410
Fortunetelling	—	—	—	—	—	—	P	—	—
Hotels/Motels	CUP	CUP	—	CUP	—	—	CUP	—	—
Laundromats, Self-Service and Dry Cleaning, Drop-Off Only	P	P	—	P	—	—	P	P	—
Massage Therapy in Conjunction with a Beauty/Health Spa or Gym	CUP	CUP	—	CUP	—	CUP⁽²⁾	CUP	CUP	CUP	See Section 21.05.010.D.10
Massage Therapy in Conjunction with a Medical Office or Clinic	P	P	—	P	—	P⁽²⁾	P	P	P	P
Medical Services, Clinics	P	P	—	P	P	—	P	P	P
Medical Services, Laboratories	P	P	—	P	P	—	P	—	P
Offices, Professional	P	P	P	P	P	P⁽²⁾	P	P	P
Outdoor Active Activities (e.g., Walk-up Windows)	P	P	—	P	—	P⁽²⁾	P	P	—
Personal Services, General	P	P	P	P	P	P⁽²⁾	P	P	P
Photocopy/Printing/ Desktop Facilities	P	P	—	P	—	P⁽²⁾	P	P	—
Printing/Photo Developing/Printing Shops	P	P	—	P	—	P⁽²⁾	P	P	—
Photography Studio/Supply Shop	P	P	—	P	—	P⁽²⁾	P	P	—
Propane/Liquid Fuel (Storage and Sales)	—	—	—	—	—	—	P	—	—	See Section 21.10.410
Repair and Maintenance, Consumer Products	P	P	—	P	—	P(2)	P	P	—
Storage (Mini, Personal, and Self-Storage) Facilities	—	—	—	—	—	—	CUP	—	—
Travel Agencies	P	P	—	P	—	P⁽²⁾	P	P	P
Veterinarian Clinics and Animal Hospitals	P	P	—	P	—	—	P	P	—
Residential
Accessory Uses and Structures	P	—	—	P	—	P	—	—	—
Multiple-Family Residential	P⁽⁶⁾	—⁽⁸⁾	—⁽⁸⁾	P⁽⁶⁾	—⁽⁸⁾	P⁽⁶⁾	—⁽⁸⁾	—⁽⁸⁾	—⁽⁸⁾	Apartments/Condominiums/Townhomes
Assisted Living Facilities	CUP	—	—	CUP	—	CUP	—	—	—	More than 6 residents
Mixed-Use Developments Retail/Office and Residential	P⁽⁶⁾⁽⁸⁾	—⁽⁷⁾⁽⁸⁾	—⁽⁷⁾⁽⁸⁾	P⁽⁶⁾⁽⁸⁾	—⁽⁷⁾⁽⁸⁾	—⁽⁷⁾⁽⁸⁾	—⁽⁷⁾⁽⁸⁾	—⁽⁷⁾⁽⁸⁾	—⁽⁷⁾⁽⁸⁾	See Table 6-2
Residential Care Homes	CUP	—	—	CUP	—	CUP	—	—	—	More than 6 residents
Single-Room Occupancy Housing Notes:	—	—	—	—	—	P	—	—	—	See Section 21.10.360(H)

Notes:
(1)	Within the applicable subdistrict, Motor Vehicle and Related Retail Trade and Services uses indicated shall be restricted from locating on corner locations with frontage along Route 66.
(2)	Within the CRR subdistrict, use shall be permitted only on corner locations with frontage along Route 66.
(3)	Applies only to uses for parcels providing street frontage along Vermont Street south of Ada Avenue and north of Route 66. Use is not permitted on parcels that do not have street frontage along Vermont Street south of Ada Avenue and north of Route 66.
(4)	Drive-through lanes are permitted with approval of a conditional use permit.
(5)	Not permitted on corner locations which abut residential uses.
(6)	One hundred percent residential use allowed in all subdistricts allowing mixed-use and residential use must occupy at least fifty percent of the floor area in mixed-use projects.
(7)	Mixed-use (multifamily, residential, and commercial) is allowed in commercial zones if commercial square footage is equal or greater than existing. There shall be no net loss of commercial square footage, and no less than fifty percent of the total combined square footage shall be commercial or other nonresidential use.
(8)	Existing residential dwellings on Route 66 with valid building permits are deemed conforming regardless of the underlying zone. Improvements and increases in residential units up to thirty du/ac are allowed, provided the overall project improves conformity with development standards for the existing residential as approved by a director-level DPR. Any applications for expansion must meet the DPR findings in addition to unpermitted current units will have to receive a certificate of occupancy or be reconstructed to current code and development standards before the lot is eligible for expansion to include additional dwelling units. All other applicable development standards for the underlying zone apply.

(Ord. 2019 § 2, 2017; Ord. 2077 § 5, 2023; Ord. 2081, 1/9/2024; Ord. 2090, 10/22/2024)

§ 21.10.340 Nonconforming uses, structures and parcels.

See Section 21.03.030 (Nonconforming lots, structures, improvements, and uses).

(Ord. 2019 § 2, 2017)

§ 21.10.350 Zoning subdistrict development standards.

New land uses and structures, and alterations to existing land uses and structures, shall be designated, constructed, and/or established in compliance with the requirements in Table 6-2, below. Building setbacks are minimum requirements. Additional front, side, street side or rear setbacks may be imposed during the review process. Similarly, residential density, building height, and floor area ratios are theoretical maximums that may not be achievable for all projects and circumstances due to other development requirements and design guidelines.

Table 6-2 General Development Standards Requirements by Individual Zoning Subdistrict
Development Feature	LHG Lone Hill Gateway	TCO Tech/Commerce/Office
Floor Area Ratio	0.30 FAR (5)	0.35 FAR (5)
Dwelling Units (du/ac)	30 du/ac maximum when residential allowed (5)	30 du/ac maximum when residential allowed (5)
Setbacks Required
Front (Building)	10 ft.	20 ft.
Front (Parking)	10 ft.	10 ft.
Side (each)	10 ft.; additional setbacks may be imposed during design review process	10 ft.; when abutting residential, 10 feet for first 2 stories above ground level. Thereafter, 5 feet for each additional story. Additional setbacks may be imposed during design review process
Street side	10 ft.	20 ft.
Rear (1)	10 ft.; when adjacent to residential, a minimum of 5 feet or one-half the height of the building wall adjacent to the rear property line (whichever is greater)	10 ft.; when adjacent to residential, a minimum of 5 feet or one-half the height of the building wall adjacent to the rear property line (whichever is greater)
Minimum Required Street Frontage	100 feet	100 feet
Maximum Height Limit	35 ft./2 stories, whichever is less (6)	45 feet/3 stories; whichever is less (3)(6)
Accessory Structures	See Section 21.10.400 (Accessory Uses and Structures)
Landscaping Requirements	See Section 21.10.380 (Landscaping Standards)
Parking	See Section 21.10.370 (Parking Standards)
Signs	See Section 21.10.390 (Sign Standards)

Development Feature	RSC Route 66 Serv. Comm.	TCMU Town Center Mixed Use
Floor Area Ratio	0.30 FAR	0.50 FAR (commercial)
Dwelling Units (du/ac)	30 du/ac maximum when residential allowed (5)	30 du/ac maximum, 24 du/ac minimum (4)(5)
Setbacks Required
Front (Building)	20 feet	15 feet
Front (Parking)	10 feet	5 feet; landscaping required
Side (each)	0 feet; when abutting residential, 10 feet. Additional setbacks may be imposed during design review process	0 feet; when abutting residential, 10 feet for first 2 stories above ground level. Thereafter, 5 feet for each additional story. Additional setbacks may be imposed during design review process
Street side	20 feet	15 feet
Rear (1)	0 feet; when abutting residential, 10 feet. Additional setbacks may be imposed during design review process	0 feet; when abutting residential, 10 feet for first 2 stories above ground level. Thereafter, 5 feet for each additional story. Additional setbacks may be imposed during design review process
Minimum Required Street Frontage	300 feet	150 feet
Maximum Height Limit	35 feet/2 stories; whichever is less (6)	45 feet/3 stories; whichever is less (3)
Accessory Structures	See Section 21.10.400 (Accessory Uses and Structures)
Landscaping Requirements	See Section 21.10.380 (Landscaping Standards)
Parking	See Section 21.10.370 (Parking Standards)
Signs	See Section 21.10.390 (Sign Standards)

Development Feature	GCG Grand Commercial Gateway	BG Barranca Gateway
Floor Area Ratio	0.35 FAR	0.35 FAR (commercial)
Dwelling Units (du/ac)	30 du/ac maximum when residential allowed (5)	30 du/ac maximum, 24 du/ac minimum (4)(5)
Setbacks Required
Front (Building)	20 feet; parcels providing frontage along Route 66 shall require 15 feet	15 feet
Front (Parking)	10 feet	5 feet; landscaping required
Side (each)	0 feet; when abutting residential, 10 feet. Additional setbacks may be imposed during design review process	0 feet; when abutting residential, 10 feet. Additional setbacks may be imposed during design review process
Street side	20 feet	15 feet
Rear (1)	0 feet; when abutting residential, 10 feet. Additional setbacks may be imposed during design review process	0 feet; when abutting residential, 10 feet. Additional setbacks may be imposed during design review process
Minimum Required Street Frontage	150 feet	150 feet
Maximum Height Limit	35 feet/2 stories; whichever is less (6)	45 feet/3 stories; whichever is less (3)
Accessory Structures	See Section 21.10.400 (Accessory Uses and Structures)
Landscaping Requirements	See Section 21.10.380 (Landscaping Standards)
Parking	See Section 21.10.370 (Parking Standards)
Signs	See Section 21.10.390 (Sign Standards)

Development Feature	CRR Route 66 Residential
Floor Area Ratio	0.30 FAR (commercial)
Dwelling Units (du/ac)	30 du/ac, 24 du/ac minimum (4)(5)
Setbacks Required
Front (Building)	15 feet
Front (Parking)	5 feet; landscaping required
Side (each)	10 feet
Street side	15 feet
Rear (1)	10 feet for first 2 stories above ground level. Thereafter, 5 feet for each additional story. Additional setbacks may be imposed during design review process
Minimum Required Street Frontage	100 feet
Maximum Height Limit	45 feet/3 stories, whichever is less (3)
Accessory Structures	See Section 21.10.400 (Accessory Uses and Structures)
Landscaping Requirements	See Section 21.10.380 (Landscaping Standards)
Parking	See Section 21.10.370 (Parking Standards)
Signs	See Section 21.10.390 (Sign Standards)

Development Feature	GRG Grand/Route 66 Gateway	GLG Glendora Avenue Gateway
Floor Area Ratio (FAR)	0.35 FAR (5)	0.50 FAR (5)
Setbacks Required
Front (Building)	10 feet. The setbacks shall be landscaped as public space or garden space integrated into the gateway improvement program identified in the Route 66 specific plan	15 feet; landscaping required
Front (Parking)	10 feet. Landscape screening of parking lots facing streets is required. Parking is not permitted immediately adjacent to the intersection	5 feet; landscaping required
Street Corner (facing intersection of Grand Avenue and Route 66)	15 feet from the center of the corner radius. Using a 90 degree angle, the setback then meets the nearest front and street side property line (2)
Side (each)	0 feet; additional setbacks may be imposed during design review process	0 feet; when abutting residential 10 feet and 5 additional feet for each story over the first. Additional setbacks may be imposed during design review process
Street side	10 feet. The setbacks shall be landscaped as public space or garden space integrated into the gateway improvement program identified in the Route 66 specific plan	15 feet; landscaping required
Rear	0 feet; additional setbacks may be imposed during the design review process	0 feet; when abutting residential 10 feet and 5 additional feet for each story over the first. Additional setbacks may be imposed during design review process
Minimum Required Street Frontage	150 feet	150 feet

Development Feature	CRR Route 66 Residential
Minimum/Maximum Height Limit	35 feet/2 stories; whichever is less (6)	45 feet/3 stories; whichever is less (3)(6)
Accessory Structures	See Section 21.10.400 (Accessory Uses and Structures)
Landscaping Requirements	In addition to requirements identified in this table, see Section 21.10.380 (Landscaping Standards)
Parking	See Section 21.10.370 (Parking Standards)
Signs	See Section 21.10.390 (Sign Standards)

Notes:
(1)	Not required when rear property line is adjacent to flood control channels, railroads or public utility right-of-way.
(2)	Diagram A illustrates the corner radius concept.
(3)	No structure or any portion or appurtenance shall exceed 45 feet in height.
(4)	Minimum du/ac (80% of max density) at designated RHNA housing sites only.
(5)	A 25% residential density bonus and a one-story height increase are allowed for mixed-use projects if keeping or rebuilding same or greater commercial square footage as existing. All other applicable Zoning standards set forth by the GMC and state law apply.
(6)	Three story height allowed for sites on Route 66 with existing residential and applicable improvements subject to Development Plan Review. All other applicable Zoning standards set forth by the GMC and state law apply.

Diagram A: 15-foot corner radius "cutouts" and 10-foot front, street side and parking setbacks within the Grand/Route 66 Gateway.

(Ord. 2019 § 2, 2017; Ord. 2077 § 2, 2023; Ord. 2081, 1/9/2024; Ord. 2090, 10/22/2024)

§ 21.10.360 Standards for specific land uses.

Equipment Rental Uses. Equipment rental and leasing businesses are allowed in compliance with Table 6-1 of this article and shall comply with the following standards.

All outdoor equipment and machinery shall be stored in a neat and organized manner.

Outdoor storage of inoperable vehicles/equipment shall not be allowed.

Maintenance and repair of equipment and vehicles shall be performed in a completely enclosed building.

Equipment and vehicles shall not be stored with their lifting arms, booms, blades, buckets, scrapers, etc. in a position higher than the main body of the equipment or vehicle (e.g., higher than the cab of the vehicle).

Mixed-Use Development. For the purpose of this section, mixed-use projects are developments that combine both commercial retail/office and residential uses or structures on a single parcel, or as components of a single development.

Mix of Uses. A mixed-use project shall combine residential uses with commercial/office uses. Mixed-use projects may provide commercial and/or office space on the ground floor with residential units above or horizontally on the same site.

Parking—Mixed Use Projects.

Residential Uses. Off-street parking shall be provided pursuant to Section 21.03.020.

Nonresidential Uses. Off-street parking for nonresidential uses shall be provided for each separate use in compliance with Section 21.03.020.

Parking and Access Standards.

All parking spaces required for the residential use shall be provided on-site.

ii.

Parking spaces to serve residential uses shall be specifically designated and shall be reserved for the exclusive use of the residents.

iii.

If structured parking is provided for the entire complex, separate dedicated and accessible areas shall be provided for residential and commercial uses.

iv.

Separate site access drives shall be provided for the residential uses and commercial uses whenever possible.

Security gates shall be strongly encouraged for access to residential uses and residential parking areas, as well as for securing commercial parking areas when businesses are closed.

Trash Collection Areas. Trash collection areas shall be contained within an enclosed structure. Trash collection areas shall be designed, located or screened so as not to be readily identifiable from adjacent streets.

Loading and Storage Facilities. Loading areas and solid waste storage facilities shall be located as far as possible from the on-site residential units and shall be completely screened from view from adjacent residential portions of the project. The location and design of the solid waste enclosures shall account for potential nuisances from odors and noise from collection vehicles.

Storage Space—Private. A minimum ninety cubic feet of private storage space shall be provided for each residential dwelling unit outside the unit unless a private attached garage, serving only the dwelling unit, is provided. Private storage space shall have a minimum horizontal surface area of twenty-four square feet and shall be fully enclosed and lockable.

Exterior Lighting. Parking lot lighting and security lighting for the commercial uses shall be appropriately shielded so as not to spill over into residential areas. Residential units shall also be shielded from illuminated commercial signs.

Exterior Equipment. All exterior mounted equipment shall be screened from view. Special consideration shall be given to the location and screening of noise generating equipment (e.g., air conditioning, exhaust fans, refrigeration units, etc.). Noise reducing screens and insulation may be required where equipment has the potential to impact residential uses.

Satellite dish system must be roof mounted and screened from view.

Outdoor Space for Residential Uses—Mixed Use Projects.

A minimum outdoor space of one hundred square feet shall be provided for each dwelling unit.

Outdoor space may be provided as common or private space. Any common outdoor space shall have a minimum level surface dimension of twenty feet and a minimum area of four hundred square feet.

Outdoor space intended for use by "residents only" shall not be accessible from the commercial areas.

Open space and courtyards located in the commercial areas may be accessible to residential occupants and visitors.

Landscaping and seating shall be permanently integrated into all required outdoor spaces.

Hours of Operation. The reviewing body approving a mixed-use project or use may restrict the hours of operation of nonresidential uses to mitigate adverse impacts on the residential uses.

10.

Joint Owners' Association. A joint tenant/owners' association shall be formed to ensure the well being of each "tenant" on site. The association shall be formed of equal voting rights according to type of use (e.g., residential, commercial, office). The association's bylaws shall include the following: determination of the maintenance and landscaping responsibilities, trash facility responsibilities, parking facility maintenance responsibility, assignment of parking spaces per each use, relationship between uses regarding association representation, voting procedures, and ways that problems are solved between the different uses. The association bylaws shall be subject to review by the city attorney.

11.

Building Design.

Design Standards. A mixed-use project shall be designed and constructed to:

Be compatible with and complement adjacent land uses;

ii.

Maintain or enhance the character of development in the immediate neighborhood;

iii.

Maintain or increase the existing number of residential units generally and specifically those for seniors and a variety of income levels; and

iv.

Mitigate glare, light, noise, traffic, and other potential environmental impacts to the maximum extent feasible.

The architectural style and use of materials shall be consistent throughout the entire project. Differences in materials and/or architectural details shall only occur on a structure where the intent is to differentiate between the residential scale and character of the structure and the commercial scale and character.

Separate Entrances. When residential and commercial uses are provided in the same structure, separate entrances shall be provided for each use.

Access to Dwelling Units. An elevator shall be provided to serve all stories in a building containing more than three dwelling units where the floor area of any dwelling unit is located only on the third story and other dwelling units are located on the first and second stories.

Distance Between Dwellings. A minimum distance of ten feet shall separate exterior walls of separate buildings containing dwelling units on the same lot. The windows or window/doors of any dwelling unit shall not face the windows or window/doors of any other dwelling unit unless separated by a distance of ten or more feet except where the angle between the wall of the separate dwelling units is ninety degrees or more. Walls parallel to each other shall be considered to be at a zero degree angle.

Sound Mitigation. Residential units shall be designed to be sound attenuated against present and future project noise. New projects, additions to existing projects, or new nonresidential uses in existing projects shall provide an acoustical analysis report, by an acoustical engineer, describing the acoustical design features of the structure required to satisfy the exterior and interior noise standards, as required by the Glendora Municipal Code.

Rooftop Equipment. Rooftop equipment, except solar energy equipment, shall be completely enclosed on all sides or screened from view of public rights-of-way.

Landscaping.

All street setback areas and other areas not occupied by buildings, parking, driveways, walkways, and other incidental residential activities shall be fully landscaped with live plant materials and shall be permanently maintained in a neat and orderly manner.

ii.

A minimum of fifteen percent of the total lot area shall be permanently landscaped. If a parking area that is within a required setback is landscaped, the landscaped area may be counted toward meeting the minimum landscaping area requirement for the project.

iii.

For the purposes of this section, permanent landscaping shall consist of landscaped areas at the ground level.

iv.

The soil depth shall be increased to thirty inches minimum in the area where trees are to be planted.

Decorative design elements (e.g., as fountains, sculptures, planters, rocks or other similar elements) may be permitted where they are integral parts of a landscape plan composed primarily of live plant materials.

vi.

Pedestrian walks and vehicular accessways shall be permitted in landscaped areas but shall not be counted as landscaped areas.

vii.

The street setback area shall not be completely paved.

viii.

Permanent and automatic irrigation facilities shall be provided in all permanent landscaped areas except potted containers.

ix.

Landscaping shall be permanently maintained in substantial conformance with the approved plan.

Lighting.

Lighting for uncovered parking areas, vehicle accessways and walkways shall not exceed a height of sixteen feet, except that the maximum height on the rooftop of any parking structure located on a lot adjacent to any residential zone shall not exceed a height of eight feet.

ii.

The overall height shall be measured from the paved parking area surface to the uppermost part of the light standard, including the light globe.

iii.

Lighting shall be directed onto the driveways, walkways and parking areas within the development and away from adjacent properties and public rights-of-way. Appropriate shields shall be incorporated into lighting fixtures to ensure lighting does not spill onto adjoining properties.

Laundry Facilities.

Laundry facilities shall be provided to serve all residential dwelling units on a lot.

ii.

Laundry facilities, constituting washer and dryer appliances connected to utilities, shall be provided in the individual dwelling units where there are three or fewer dwelling units on a lot.

iii.

Where there are more than three dwelling units on a lot, laundry facilities shall either be provided in the individual dwelling units or in common laundry room.

iv.

A common laundry room shall be in an accessible location and shall have at least one washer and one dryer for each ten dwelling units, maintained in operable condition and accessible to all tenants daily between the hours of seven a.m. and ten p.m.

Outdoor/Sidewalk Dining.

Applicability. Outdoor/sidewalk dining areas that encroach into the public right-of-way shall be subject to approval of the planning director and a public right-of-way encroachment permit.

Standards. Outdoor/sidewalk dining areas shall be subject to the following standards:

Outdoor/sidewalk dining must maintain a four-foot minimum clearance, exclusive of landscape areas, fire hydrants, streetlights, other street furniture or on-street auto overhang.

Submit a brief description of the proposed encroachment and its proposed location in the right-of-way.

Submit a properly scaled and dimensioned site plan showing local conditions, including street and sidewalk width, and the location and dimension of all street furniture and elements on the sidewalk.

Specify the number of tables and seating requested and the maximum number of seating allowed.

A permit issued for outdoor/sidewalk dining may be revoked by the city after a thirty-day notice.

Sound amplification devices, musical instrument or sound reproduction devices shall not be used or operated with outdoor/sidewalk dining.

Outdoor lighting shall comply with the standards set forth in the Glendora Municipal Code.

Prior to the approval of any permit, a finding shall be made by the planning director or designee that the outdoor/sidewalk dining will not adversely affect the neighborhood or be detrimental to persons working, living or visiting the area.

A liability insurance policy naming the city as additionally insured for a minimum of one million dollars shall be kept on file with the finance division.

Outdoor Dancing and Entertainment Uses—Accessory to Restaurant Use Only.

Applicability. This section provides locational, developmental, and operational standards for dancing and entertainment conducted outside of a fully enclosed building that is subject to the approval of a conditional use permit. Outdoor venues include but are not limited to attached or detached improvements such as accessory buildings, outdoor dining areas, open patios, sunrooms, and enclosed patios. These businesses shall comply with the following standards, in addition to any conditions imposed by the planning commission.

Separation Requirements. Outdoor dancing or entertainment shall not be:

Located within one thousand feet of another outdoor dancing or entertainment use;

Located within five hundred feet of any public park, religious institution, school or residential use; or

Occupied by an adult entertainment business.

How to Measure the Separation. The distance between outdoor dancing/entertainment uses and between an outdoor dancing/entertainment use and a public park, religious institution, school, or residential use shall be measured in a straight line, without regard to intervening structures, from the closest property line of the subject use to the closest property line of another outdoor dancing or entertainment use, public park, religious institution, or school.

Police Department Review Required. The conditional use permit application shall be reviewed by the police department before approval.

Parking Structures/Garages.

Applicability. The following standards shall apply to enclosed parking structures, including above grade and below grade.

Site Organization.

Where appropriate, parking garages shall incorporate ground floor retail adjacent to the public sidewalk.

A minimum five-foot landscaped setback shall be provided on all sides of the parking structure except where ground floor retail space is provided. Landscaping must provide adequate facilities to ensure proper watering and maintenance.

Access and Circulation.

Vehicle stacking areas for entering and exiting traffic shall be of sufficient length to minimize vehicle stacking onto surrounding streets or within the parking structure. A minimum of two vehicle lengths of stacking distance shall be provided between the street and the control gate.

One inbound lane shall be provided for a garage with a capacity of up to five hundred vehicles. At least two inbound lanes shall be provided for garages with a capacity of five hundred or more vehicles.

Exit lanes shall be provided at a ratio of one lane for each two hundred to two hundred fifty vehicles. The maximum aisle length shall not exceed four hundred feet without providing a cross aisle.

Ramp grades shall not exceed ten percent and parking areas shall not exceed a slope of four to five percent.

Lighting and Security.

A minimum of five footcandles of illumination shall be provided inside the structure and a minimum of three footcandles for exterior parking areas. Higher levels are recommended for remote areas subject to security considerations (e.g., stairways, elevators, and other pedestrian access points). Minimum illumination, levels measured from the adjacent finished floor, shall be as provided in Table 6-3:

Table 6-3 Minimum Illumination Levels
Facility	Illumination Level
Stairways and exits	5 footcandles
Interior driving aisles, centerline	5 footcandles
Interior parking areas at barrier railings	0.5 footcandles
Roof parking areas	0.5 footcandles

Lighting fixtures shall be designed and placed to provide uniform illumination over all parking areas.

Light sources shall be shielded so that the source of the illumination is not seen from outside the structure.

The architectural design of the garage should eliminate possible hiding places and openings that could allow random pedestrian access.

During periods when parking activity is substantially less than the garage capacity, as during night operations, there shall be a means of securing unused parking levels from use, including stairwells and elevators. If the garage is not operated on a twenty-four-hour basis the entire facility shall be secured from access during hours when the facility is closed to normal business activities.

At a minimum, stair towers should include glass, or appropriate visually penetrable material running vertically the height of the tower. Elevators should be provided with glass-back cabs and shafts.

Stairs and elevators should be located adjacent to a street on the exterior of the structure where lobbies can be exposed to outside view.

Building Design.

Parking garages shall be designed to help reduce the mass and scale of the garage and to ensure their compatibility with surrounding uses. The following design guidelines shall apply to parking structure design.

Vehicles should be concealed from view through a combination of screen walls and plantings.

The design of exterior and interior elevations shall provide an adequate level of design detail to reduce a monolithic appearance. This can be accomplished through a combination of the following methods:

Minimize horizontal and vertical banding by balancing both horizontal and vertical elements;

ii.

Incorporation of simple, clean geometric forms, and coordinated massing. Step back upper levels of the garage;

iii.

Use of ground floor retail or other uses adjacent to setback;

iv.

Coordinate openings in the parking garage with the size and modulation of adjacent windows, structural bays, and storefronts if the parking garage contains other uses;

Design openings in the parking garage to resemble architectural elements of the adjoining structure;

vi.

Use of masonry materials that are predominantly light in color. The use of unpainted concrete shall be minimized;

vii.

Avoid a sloping ramp appearance by providing level and uniform spandrels;

viii.

Visually define and differentiate between pedestrian and vehicular entrances through appropriate architectural detailing.

General Applicability for Grand/Route 66 Gateway District. All references and tables in Section 21.10.360— Standards for specific land uses, Section 21.10.370—Off-street parking and loading standards, Section 21.10.380— Landscaping, walls and fences, Section 21.10.390—Signs, Section 21.10.400—Auxiliary structures, equipment and utilities, Section 21.10.410—General operating standards, Section 21.10.420—Development incentives, and Section 21.10.430—Development review procedures, shall also apply to the Grand/Route 66 Gateway district.

Drive-Through ATM Development Standards.

Definitions:

General Definition. An "automated teller machine (ATM)" is a computerized telecommunications device that allows a financial institution's customers a secure method of performing financial transactions in a public space without the need for a human bank teller or cashier or a clerk.

"Wall mounted walk-up ATM unit" means an ATM permanently mounted into the wall of a main building structure or accessory building structure with pedestrian access to the unit.

"Drive-through ATM unit" means an ATM unit permanently mounted into the wall of a main building structure or accessory building structure with automobile drive-through lanes to access the unit.

"Portable ATM unit" means a vending machine which is a free standing unit that can be moved around to different locations. These units are usually mono-functional cash dispenser types of machines.

Drive-through ATMs in the technology, commerce office (TCO) district of the Route 66 specific plan shall be permitted with approval of a conditional use permit approved by the planning commission pursuant to Section 21.01.030(E) of the Glendora Municipal Code subject to the following development standards:

Minimum lot size to allow an ATM drive-through use is four acres.

The ATM unit must be permanently attached to the exterior wall of a major building on the site consistent with all uniform building code requirements. The wall location must be perpendicular to the public right-of-way. ATM units shall not be located on the front of any building or structure facing the public right-of-way.

The setback for the permanently wall mounted ATM unit shall be a minimum of one hundred thirty feet from the front property line.

A two-car (not less than forty-five feet) stacking distance out of the main drive isle is required. The stacking distance is in addition to a twenty-five-foot space for a vehicle directly adjacent to the ATM unit.

A canopy structure at least twenty-four feet long by seven feet wide shall be provided over the ATM unit. The canopy shall be no less than nine and one-half feet from finish surface of the drive isle in front of the ATM unit. The canopy shall be architecturally integrated into the design of the building.

No new curb cuts shall be allowed to facilitate drive aisles for access to the ATM unit. Driveway circulation for the ATM shall be accommodated within the property where the drive-through ATM is proposed.

The property proposing a drive-through ATM unit shall maintain all required off-street parking. Circulation to accommodate the ATM shall not reduce the required off-street parking for the development as a whole. Proposed circulation shall be designed by a qualified traffic engineering firm.

If a property proposes a second main building to be constructed which will accommodate the drive-through ATM unit, the second building shall be architecturally compatible with the main building to provide an integrated, unified campus design. The new building shall meet all development standards and requirements of the TCO district of the Route 66 specific plan.

The area of the drive-through ATM facing the public right-of-way shall be landscaped and screened. Landscaping shall enhance the overall aesthetic appearance of the development by providing screening, shade and artistic excellence such as art work or fountain features. Landscape plans shall be reviewed and approved by the planning department.

The drive-through ATM unit shall provide adequate lighting and clear security visibility from the surrounding area. Location, lighting and visibility design shall be reviewed by the Glendora police department prior to consideration by the planning commission.

Lighting shall be consistent with Section 9.36.010 of the Glendora Municipal Code and other applicable state requirements.

Loud speakers are prohibited.

Noise generated by the operation and use of the drive-through ATM unit shall not result in conditions which exceed existing ambient noise standards at the property line as established by Section 9.44.040 of the Glendora Municipal Code.

Single-Room Occupancy (SRO) Housing.

Density. Allowable density shall be the same for the CRR district.

Parking. Parking shall be one space per unit and one space per employee/on-site manager. Guest parking shall be the same as required for multifamily zones.

Storage. Fifty cubic feet of storage per unit.

Street Frontage. As required in the CRR zone.

On-Site Management Requirements. An on-site manager shall be present at all times. A written management plan addressing at a minimum staff training, security, neighborhood communication, client intake, loitering control, referral services, outdoor storage, refuse control, and facility maintenance shall be approved by the city. The management plan may be reviewed as needed by the city with revisions made by the operator.

(Ord. 2019 § 2, 2017)

§ 21.10.370 Off-street parking and loading standards.

Purpose. The purpose of this section is to ensure that sufficient parking and loading areas are provided and properly designed and located in the Route 66 Corridor specific plan area. Every use, including a change in or expansion of an existing use or structure shall have appropriately maintained off-street parking and loading areas in compliance with the standards as described in this specific plan. For standards and provisions that are not explicitly stated, the standards and provisions of the Glendora Municipal Code shall apply.

Regulations for Off-Street Parking. Off-street parking and loading for uses within the Route 66 Corridor specific plan area shall be provided in accordance with Section 21.03.020 of the city of Glendora Zoning Code with the following modifications:

Location of Parking. Required parking spaces for commercial or mixed uses shall be located on the same parcel or another parcel not further than four hundred feet from the parcel they are intended to serve. On-site parking areas shall be located as specified in Table 6-4.

Table 6-4 Parking Locations
P = permitted "-" = not allowed
	BG	GCG	TCMU & GLG	RSC	TCO	LHG
Front Setback	-	P	-	P	P	P
Side Setback	P	P	P	P	P	P
Rear Setback	P	P	P	P	P	P

Shared Parking. The utilization of shared parking facilities within the Route 66 Corridor specific plan project area are encouraged. Shared parking standards are based on the assumption that patrons will use a single parking space for more than one destination in certain locations within the Route 66 Corridor specific plan area and that one parking space will be open and available for short-term parking to serve different uses which may have different peak hours. Shared parking shall be provided in accordance with the following provisions.

Eligible Development. The following categories of development shall be eligible to use shared parking standards to meet parking requirements:

Commercial or mixed-use new construction. Residential development shall not be eligible for shared parking.

Shared parking shall be subject to a shared parking agreement recorded against the affected parcels.

On-Street and Common Loading. The following loading requirements may apply:

Within the town center mixed use district (TCMU), multi-story mixed use development less than ten thousand square feet of gross leasable area may utilize on-street loading when demonstrated that the loading activity will not be detrimental to the public health, safety, or welfare, or adversely affect traffic patterns.

Uses within a mixed use development within the Route 66 Corridor specific plan area may utilize common loading facilities when demonstrated that the loading activity will not be detrimental to the public health, safety, or welfare, or adversely affect traffic patterns.

(Ord. 2019 § 2, 2017)

§ 21.10.380 (Reserved)

Note: Former § 21.10.380, Landscaping, walls and fences, adopted by Ord. 2019, was repealed by Ord. 2095, 11/12/2025.

§ 21.10.390 Signs.

Except as otherwise stated in this section, the signage standards and review procedures of applicable sections of the Glendora Municipal Code shall apply for all signs within the Route 66 Corridor specific plan project area.

Monument Signs.

Monument signs shall be allowed in the BG, GCG, RSC, CRR, LHG and TCO subdistricts.

Exception. Monument signs shall not be permitted in the TCMU or GLG subdistricts except for those properties fronting on the public right-of-way in the TCMU or GLG subdistricts along Route 66 in compliance with this section.

Signs Allowed. One monument sign per property frontage.

Sign Height. Monument signs shall have a maximum height of six feet.

Exception. Monument sign heights may exceed six feet to accommodate desirable architectural features or other elements that contribute to quality design. Any request for height in excess of six feet shall be subject to approval by the reviewing body as shown in Table E, in the appendix of the zoning code.

Sign Area and Copy. A maximum of forty square feet of sign per face shall be allowed. Sign copy shall be limited to the name address, type of business, and any related trademark or logo, and/or other graphics used to identify the business.

Illumination. Monument signs shall be permitted to be internally illuminated, provided only the sign copy is illuminated. However, external illumination of monument signs is the preferred method of sign illumination. External illumination shall only illuminate the monument sign and provide consistency with the architectural design of the primary structure on the site.

Design. Monument signs shall be consistent with the Route 66 Corridor specific plan design guidelines.

Spacing. There shall be a minimum of seventy-five feet between monument signs to ensure proper visibility for all signs. The planning director may waive this requirement in situations where its enactment may be impractical due to the location of signs on adjacent properties.

Location. Monument signs shall not project over or into public property or easements. Monument signs shall not obstruct traffic site lines or create any visual obstruction that may create life, health or safety hazards.

Landscaped Base Required. Signs shall be located with a landscaped area, with the base of the sign equal to twice the area of one face of the sign. A permanent irrigation system shall be provided and landscaping maintained to preclude obstruction of the sign copy.

Signs for Shopping Centers, Office Complexes and Mixed Use Development. Integrated office complexes, commercial centers or mixed use development occurring in the BG, GCG, TCMU, GLG, RSC, LHG and TCO subdistrict with a minimum of two hundred feet of street frontage shall be subject to the following:

One primary identification sign near the primary street entrance to the center identifying up to five primary tenants of the center.

Sign copy shall display business name/identification only.

A maximum of one hundred square feet per sign face.

Maximum height of ten feet.

Minimum streetside setback of ten feet.

Signs shall be located within a landscaped area equal to twice the area of one face of the sign. A permanent irrigation system shall be provided and landscaping maintained to preclude obstruction of the sign copy.

One additional secondary monument sign along each street frontage, except for the street on which the primary identification sign is located, in compliance with the following standards:

Sign copy shall identify business name identification only;

Signs shall not be located directly across from a residential use;

Up to three tenants per sign;

A maximum of fifty square feet per sign face;

A maximum height of five feet;

A minimum streetside setback of ten feet.

Pole Signs. Pole signs shall not be permitted within the specific plan area.

Awning Signs. Awning signs shall be permitted in all subdistricts subject to the following requirements.

Awnings with signs shall be located only on structure frontages, including those fronting a parking lot or pedestrian way.

Signs on awnings are limited to the ground level and second story only.

A clear distance of eight feet shall be maintained from the lowest part of the awning sign to the ground.

Maximum area of an awning sign shall be calculated in conjunction with the requirements for wall signs in Section 21.10.390(F), below.

Example of Projecting Sign

Projecting Signs. Projecting signs shall be allowed in the BG, GCG, TCMU, GLG subdistricts subject to the following requirements:

Signs shall be located only on the wall frontage with the primary ground floor entrance to the structure.

A clear distance of ten feet shall be maintained from the lowest point of the projecting sign to the ground level. For projecting signs over public driveways, alleys and thoroughfares a clear distance of fifteen feet shall be maintained from the lowest point of the projecting sign to the ground.

A sign shall be attached to the wall no more than two feet from the nearest point of the sign to the wall.

All mounting hardware shall be architecturally compatible.

No part of a sign shall be located within two feet of a curb.

Signs may comprise or be configured as logos, symbols, or figures in addition to or instead of written words.

The maximum area of each sign face shall be twenty square feet.

Example of Wall Sign

Wall Signs.

Wall signs shall be located only on walls having frontage along streets, alleys, parking lots, or on-site parking lots and not located directly across from a residential use. Wall signs for second story business shall be limited to one business with an interior entrance, or where an exterior second floor walkway exists, over the second story exterior entrance to the building or unit.

Can signs shall not be permitted.

Wall signs shall not project from the surface from which they are attached more than required for construction purposes and in no case more than six inches.

Signs shall not project above the eave of a roof or parapet.

Signs shall not be mounted in such a way as to obstruct any portion of a window or storefront, unless for window signs in compliance with Section 21.10.390(G), below.

Wall signs shall have a maximum of two square feet of sign area per linear foot for ground floor storefronts with direct access to the street, alley or on-site parking lot.

One address identification sign for the structure per street frontage to a maximum of fifteen square feet is permitted.

Window Signs. Window signs shall be allowed in the BG, GCG, TCMU, GLG, RSC, CRR, LHG, and TCO zoning subdistricts, subject to the following requirements:

Placement of window signs shall be reviewed and approved by the planning director.

Signs shall be allowed only on the ground floor level and second story of a structure frontage.

Signs shall not occupy more than twenty-five percent of the window area.

The maximum area for window signs shall be calculated in conjunction with the requirements for wall signs in subsection F of this section.

Neon Signs.

The use of exposed neon signs shall be allowed within the BG, GCG, TCMU, GLG, RSC, RR, LHG and TCO subdistricts, subject to the following requirements:

Neon signs shall contain no flashing or moving parts.

Neon signs and linear tubing shall be UL (underwriters laboratory) listed with a maximum of twenty amps per circuit and be designed to accommodate an automatic dimmer in order to reduce the brightness of the neon.

Neon tubing shall not exceed one-half inch in diameter.

Neon lighting shall not be located within three hundred feet of a single-family residential property unless the neon lighting is not visible from the residential use. The distance shall be measured in a straight line from nearest point of the proposed sign.

Neon tubing shall minimize reflection from any reflective materials in such a manner that it does not obscure the readability of the sign.

Neon tubing shall not be used to line storefront windows.

(Ord. 2019 § 2, 2017)

§ 21.10.400 Auxiliary structures, equipment and utilities, limitations and outdoor storage.

Auxiliary structures, equipment and utilities shall not be located directly adjacent to the street frontage of any property.

All roof appurtenances including, but not limited to, air conditioning units and mechanical/electrical equipment shall be shielded and architecturally screened from view from on-site parking areas, adjacent public streets and adjacent properties. Screening should be designed to be compatible with the architectural design of the building.

All ground mounted mechanical/electrical equipment, including heating and air conditioning units and refuse disposal areas shall be completely screened in a solid enclosed structure from surrounding properties by use of a wall, fence or landscaping, or shall be enclosed within a building.

Outdoor storage in permitted subdistricts shall be minimized. Storage areas shall be enclosed by a solid architecturally compatible masonry wall with a height adequate to fully screen such areas from public view.

Outdoor storage in permitted subdistricts shall not be located adjacent to any street-facing property line unless storage is the primary use of the site.

Limitations and Exceptions to Permitted Uses and Structures.

Limitation on Storage. No material or equipment shall be stored within the space between a street and setback line except for temporary storage during construction on the same premises. No required setback area shall be used to store any boat, camper, motor vehicle, or trailer, or parts thereof, equipment or any type of antenna except as provided for in this specific plan.

Limitation on Outdoor Uses.

All uses except outdoor eating areas, vehicle sales and rental, parking, growing plants, cut flowers, Christmas tree lots, pumpkin sales lots and similar uses, shall be conducted entirely within a completely enclosed building which is attached to a permanent foundation.

The outside storage of equipment, materials, supplies, or tools is not permitted.

Outdoor wholesaling of goods and materials shall not be permitted. The retail sales of goods and materials to the general public on a temporary basis shall be permitted with the approval of a special events permit.

All uses shall be conducted in a manner so as not to be objectionable to a person of normal sensitivity by reason of dust, fumes, noise, odor, smoke, vibrations, or other similar causes.

(Ord. 2019 § 2, 2017)

§ 21.10.410 General operating standards.

Air Quality.

Air Pollution. Sources of air pollution shall comply with rules established by the Environmental Protection Agency (Code of Federal Regulations, Title 40) and the California Air Resources Board. No person shall operate a regulated source of air pollution without a valid operation permit issued by the designated regulatory agency.

Exhaust Emissions. Construction-related and business activity exhaust emissions shall be minimized by maintaining equipment in good running condition and in proper tune in compliance with manufacturer's specifications. Equipment shall not be left idling for long periods of time.

Odor Emissions. Noxious odorous emissions in a matter or quantity that is detrimental to or endangers the public health, safety, comfort or welfare is declared to be a public nuisance and unlawful and shall be modified to prevent further emissions release.

Electrical Interference. Activities, processes and uses shall not operate in a manner that produces electric and/or magnetic fields that adversely affect the public health, safety and general welfare of the community, including interference with normal radio, telephone or television reception from off the premises where an activity is located.

Light and Glare. Lights, spotlights, floodlights, reflectors, and other means of illumination shall be shielded or equipped with special lenses in such a manner as to prevent any glare or direct illumination on any public street or other property.

Noise. Activities, processes and uses shall not produce noise that may be considered a nuisance or hazard on any adjacent property.

Vibrations. Uses that generate vibrations that may be considered a nuisance or hazard on any adjacent property shall be cushioned or isolated to prevent the generation of vibrations.

Outdoor Storage. Outdoor storage for commercial, industrial and manufacturing uses shall be utilized for the express purpose of the storage of material or equipment directly related to the use or activity on site. Outdoor storage for commercial, industrial and manufacturing uses must be fully enclosed by an opaque structure. The stored material shall be kept below the horizontal plane of the top of the storage structure. Outdoor storage shall not include manufacturing, assembly or construction of any equipment or material.

Parking. Parking shall be designed to provide adequate space for access and adequate on-site maneuvering. Loading facilities shall not conflict with or obstruct the proper function parking facilities.

Off-street parking for one use shall not be considered as providing required off-street parking for any other use, except as expressly authorized by this section.

Parking facilities shall maintain adequate access and maneuverability for emergency vehicles.

Outdoor Activities. Outdoor activities shall be limited to activities that are permitted within the zoning subdistrict in which it occurs. Outdoor activities shall not limit or obstruct the normal function of adjacent uses. Temporary outdoor activities shall be required to obtain a permit in compliance with the Glendora Municipal Code.

(Ord. 2019 § 2, 2017)

§ 21.10.420 Development incentives.

The following development incentives provide specific guidance for the granting of additional development potential. The development incentives contained within this section shall encourage the effective utilization and consolidation of parcels to encourage more viable development opportunities. Incentive bonuses shall be granted at the discretion of the city council. The following provisions apply to the specified land use subdistricts within the Route 66 specific plan.

Lot Consolidation Incentives.

Purpose. To provide incentives for the consolidation of adjacent parcels and new development that exceeds development standards with superior design.

Incentives. The following incentives may be considered for development applications that consolidate two or more parcels and result in a conforming lot:

Development Intensity (FAR) Bonus. Increased floor area ratio (FAR) bonus for the amount listed in Table 6-6. The bonus incentives shall apply to the gross square footage of a single parcel following consolidation.

Table 6-6 Lot Consolidation FAR Bonus—Applies to Commercial Only
Land Use Subdistrict	Base Intensity (FAR)	Allowable Bonus (FAR)
BG	0.35 FAR	0.10 FAR
GCG	0.35 FAR	0.10 FAR
TCMU	0.50 FAR	0.15 FAR
RSC	0.30 FAR	0.15 FAR
GLG	0.50 FAR	0.10 FAR
LHG	0.30 FAR	0.05 FAR
TCO	0.35 FAR	0.10 FAR

(Ord. 2019 § 2, 2017)

§ 21.10.430 Development review procedures.

Applicability. The procedures and regulatory provisions necessary to administer development review procedures for applicable properties, structures and uses within the specific plan project area shall be subject to the requirements as set forth in Chapter 21.02 of the Glendora Municipal Code in addition to the provisions as set forth in this article.

(Ord. 2019 § 2, 2017)