A.
General
Plan. The city of Glendora general plan designations for the site
are partially Light Industrial (LI) and partially Industrial Park
(IP). These designations are intended to encourage general industrial
and industrial park uses, including light manufacturing, assembly,
fabricating and warehousing. A general plan amendment to medium density
residential will be processed concurrently with the specific plan.
The project proposes a gross density of 5.1 du/gross ac, which would
be included in the general plan designation of medium residential.
The medium density category allows for multiple-family, attached housing,
and a variety of housing types including townhomes, duplexes, patio
homes and single-family detached homes. Upon approval, the Arboreta
project site will be subject to the design guidelines and development
standards contained in this document as adopted or amended.
B.
Parks
Master Plan. In November 2000, the city of Glendora prepared a new
parks master plan to assess the adequacy of existing park facilities
and to project the need for new facilities, based on existing deficiencies
and future growth. The Rain Bird Property was identified to potentially
provide a five to seven acre park land dedication.
C.
Zoning
Ordinance. The site is currently zoned Limited Industrial (M-1A),
and Industrial Park (IP) under the city's zoning code. These designations
generally allow for a range of manufacturing uses. A zone change to
specific plan (SP) will be processed concurrently with the application
package. A rezoning from limited industrial and industrial park to
specific plan will be required in order to implement the project.
The specific plan designation will allow single-family and multi-family
residential units at an overall density of 5.1 units per gross acre
and 6.09 dwellings units per net acre and 6.1 dwelling units per net
acre.
(Ord. 1835 § 2 Exh. A,
2006)
Existing physical site conditions on and directly adjacent to
the subject site are illustrated in site photographs. Refer to Exhibits
3A, 3B and 3C, Existing Conditions.
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Exhibit 3A EXISTING CONDITIONS
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Exhibit 3B EXISTING CONDITIONS
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Exhibit 3C EXISTING CONDITIONS
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A.
Land
Uses on Site. Current land uses on the site include office, research
and development, parking and unoccupied property. Refer to Exhibit
4, Existing/Surrounding Land Use.
B.
Surrounding
Land Uses and Relationship. The Arboreta specific plan area is surrounded
by the following land uses, as depicted on Exhibit 4, Existing/Surrounding
Land Uses:
1.
North:
Two schools, single-family residential;
2.
East:
Commercial center, single-family residential.
3.
South:
MTA Railroad right-of-way, single-family residential, office and research
and development uses.
4.
West:
Monrovia Nursery operations, single-family residential.
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Exhibit 4 EXISTING/SURROUNDING LAND USE
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C.
Traffic
and Circulation. The project boundary is Barranca Avenue to the west,
single-family homes and Bennett Avenue to the north and Grand Avenue
to the east. Primary access to the specific plan area will be provided
from Grand Avenue and secondary access will be from Bennett Avenue.
A traffic study will be completed as part of the EIR process.
D.
Aesthetics.
The specific plan area contains significant unoccupied and underutilized
properties including modular offices, a two-story office building
and a product testing center. The specific plan addresses aesthetic
and visual quality issues by providing a range of architectural style
and significant landscaping for the site.
E.
Public
Utilities and Facilities. Provisions for electrical, natural gas,
telephone and cable television services will be made prior to development
of the specific plan area. All services are available and can be extended
by each representative company to meet the project's needs. Utility
providers are as follows:
Electrical: Southern California Edison Company;
Natural gas: Southern California Gas Company;
Telephone: Pacific Bell;
Cable television: Adelphia.
1.
Water.
The site will be served by the city of Glendora water system, which
has facilities directly adjacent to the site. The existing water distribution
system includes a ten-inch water main in Grand Avenue and a six-inch
water main in Bennett Avenue. Additionally, an eight-inch water main
traverses the site, starting at Grand Avenue and continuing westerly
to vacated Valencia Street, and then extending along the vacated street
area, connecting to the existing eight inch water main in Bennett
Avenue.
2.
Sewer.
An eight-inch public sewer line exists in the specific plan area and
is available to provide service to the project.
3.
Drainage.
In the pre-development condition, the specific plan area is divided
into two distinct drainage areas, which, for the purpose of the study,
are referred to as the West Basin and the East Basin. Both basins
are comprised of natural and improved areas as depicted on Exhibit
11, Conceptual Drainage Plan (Existing). The improved impervious areas
consist of the Rain Bird Corporation's headquarters, a manufacturing
facility and associated paved parking areas, driveways and pathways.
These improved areas encompass approximately seven acres of the 27.6-acre
specific plan area, or twenty-five percent. This partially accounts
for the minimal increase in runoff from the pre-developed to post-developed
condition as summarized on Exhibit 11A, Post Development Hydrology.
A Los Angeles County flood control district facility, known
as Hook Canyon Channel, crosses the central portion of the site from
north to south within an easement along the alignment of vacated Valencia
Street. The facility, as it crosses the property, is an underground
ten feet by seven feet reinforced concrete box culvert. The hydrology
study for Hook Canyon Channel indicates that all but a small portion
of the west side of the specific plan area is planned to drain into
the facility.
Generally, rainfall runoff from both the West and East Basin
areas' sheet flows southerly off of the property onto the north half
of the A.T. & S.F. Railroad right-of-way. Runoff from the East
Basin flows westerly within the railroad and is intercepted by Hook
Canyon Channel near the center of the property. Runoff from the West
Basin area flows westerly within the railroad and is intercepted by
an existing storm drain facility in Barranca Avenue. Since the railroad
right-of-way presently accepts and conveys runoff from the specific
plan area, and since the railroad right-of-way will continue to contribute
runoff to both Hook Canyon Channel and the Barranca storm drain post-development,
the acreage of the north half of the railroad right-of-way has been
included in the study.
(Ord. 1835 § 2 Exh. A,
2006)
The land use plan presented in Article III Specific Plan Elements,
was designed to incorporate existing physical site opportunities and
constraints. These include:
(Ord. 1835 § 2 Exh. A,
2006)
