The proposed new community described in the Arboreta specific
plan will represent a change from the site's current office/research
and development uses. The land use concept, shown in Exhibit 5, provides
an overall vision and guide for the ultimate development of the site.
The design approach includes a more compatible land use with the existing
residential community than the industrial designation in the general
plan and zoning. The architectural design and residential uses would
upgrade the character of the surrounding residential area and help
buffer existing noise impacts from the adjacent MTA Railroad right-of-way
to existing residences and schools north of Bennett Avenue, and provide
urgently needed housing. The plan proposes a gated community, creating
a blend of residential product types in a pedestrian-friendly environment.
A 1.4-acre oak tree preservation area is included in the center of
the site, offering passive recreation opportunities. A private neighborhood
pool area is located within the triplex area to serve the active recreational
needs of the new Arboreta community. A tot lot, located on the perimeter
of the oak preserve, will also serve the needs of the Arboreta community.
A tot lot, located on the perimeter of the oak preserve, will also
serve the needs of the Arboreta community. A 4.6-acre linear park
is included along the southern boundary of the study area. This park
land will be designed and improved by the applicant, and maintenance
will be the responsibility of the community's homeowner's association.
The specific plan allows a maximum of up to one hundred forty single-family
detached and attached homes at an overall community density of 5.1
units per acre (6.1 units per acre net density without park), consisting
of fifty-three single-family detached homes, and eighty-seven attached
homes arranged in townhome clusters.
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Exhibit 5 ILLUSTRATED SITE PLAN
 |
Table 1, Proposed Land Use Summary, presents a statistical summary
of the proposed development. It is the intent of the specific plan
to give the vision, design intent and development standards unique
and specific to this community. As such, the standards are different
than those in conventional Glendora zones, but are based on establishing
new communities in Southern California. The approval of this specific
plan ensures both the city and developer that an exceptional cohesive
community will be created.
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Table 1
Proposed Land Use Summary
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|---|---|---|---|
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Land Use Description
|
Total Dwelling Units
|
Gross1 Acres
|
Gross Density
|
|
Single-family detached homes
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53
|
13.6
|
3.9du/ac
|
|
Attached homes
|
86
|
9.4
|
9.4 du/ac
|
|
Neighborhood park
|
|
4.6
|
|
|
Total
|
140
|
27.6
|
5.1 du/ac
|
|
Net density without park
|
140
|
23.0
|
6.1 du/ac
|
|
Notes:
| |
|---|---|
|
1
|
Gross average includes roadways, passive park, slopes.
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The single-family detached homes will offer four floor plans,
with up to four bedrooms, and square-footages ranging from two thousand
two hundred ninety-eight square-feet to two thousand five hundred
forty-eight square-feet. Two of the four plans are single-story homes
concentrated along the existing Bennett residences and sprinkled throughout
the neighborhood. All plans will include a two-car, enclosed garage
with roll-up garage doors. The townhomes will include floor plans
ranging from one thousand three hundred thirty-five square-feet to
one thousand nine hundred twenty square-feet. All plans will have
a two-car garage with roll-up garage doors, three bedrooms and two
and a half baths, except for the carriage unit, which includes two
bedrooms and two baths. The typical townhome building measures approximately
seventy-two feet by seventy-two feet. The homes will typically be
clustered around common open space and back into alleys, which function
as the access drive to the homes. Each attached home will feature
private open space within a patio.
(Ord. 1835 § 2 Exh. A,
2006)
A.
Project
Circulation/Access. The circulation concept for the site consists
of a system of private, internal streets to provide access to all
residences. All streets are private except for the initial portion
of the entry road, which will be public. The project is gated, with
the primary entry on Grand Avenue and the secondary entry on Bennett
Avenue, as shown in Exhibit 6, Circulation Plan. The primary entrance
will feature accent trees and a special landscape treatment. The primary
community entry road will consist of a short, gently curving street
providing access to the neighborhood park to the south, and to the
entry gate to the community to the west. The public road portion will
end at a location indicated on the tentative map. The primary internal
roadway will have a forty-foot wide pavement width (consisting of
twelve-foot wide travel ways in each direction and eight-foot wide
parking stalls on both sides of the street), and a ten-foot parkway
(including a four-foot sidewalk at right-of-way and five-foot curb
adjacent landscape parkway) on both sides of the street. The proposed
on-site circulation system will include a series of private drives
for the townhomes, taking direct access off the primary internal roadway.
Exhibit 7, Typical Street Sections, illustrates cross sections
for the interior roadways, private drives and common drives for the
project.
B.
Parking
Considerations. A total of two hundred eighty resident parking spaces
two per unit) and three hundred fifty nine guest parking spaces will
be provided within the specific plan area. Resident spaces are all
in enclosed garages. Guest spaces include a total of one hundred six
driveway spaces in single-family lots and two hundred fifty-three
on-street spaces. Overall, this total equates to approximately two
and one-half guest parking spaces per dwelling unit.
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Exhibit 6 CIRCULATION PLAN
 |
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Exhibit 7 TYPICAL STREET SECTIONS
 |
(Ord. 1835 § 2 Exh. A,
2006)
A.
A preliminary
grading plan that accommodates the site plan requirements of the Arboreta
community is illustrated on Exhibit 8, Conceptual Grading Plan.
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Exhibit 8 CONCEPTUAL GRADING PLAN
 |
In its existing state, the site is relatively flat,
precluding the need for extensive grading. The grading concept was
designed to ensure compatibility between the surrounding neighborhoods,
particularly the eighteen homes on Bennett Avenue which back onto
the northern property line and rear yards of the proposed single-family
homes in the project. Specific goals and grading design considerations
incorporated into Exhibit 8 and the tentative map for Arboreta include
the following:
1.
Lowered
pad elevations adjacent to Bennett Avenue, to minimize the visual
impact of proposed home sites. Pad elevations range from five to fourteen
feet below adjacent street or lot grades.
2.
Preservation
of approximately sixteen existing California live oak trees within
the passive park. All other healthy oak trees, as determined by the
city arborist, shall be relocated on-site.
3.
Preservation
of the existing utility easement extending north/south, generally
in the center of the site.
4.
Raised
pad elevations above the railroad right-of-way, between three to eighteen
feet above the track elevation.
B.
The
total preliminary earthwork quantities for the cut and fill grading
operation will be in the range of sixty-six thousand one hundred cubic
yards of cut and fifty-two thousand nine hundred cubic yards of fill.
(Ord. 1835 § 2 Exh. A,
2006)
A.
Water.
The specific plan area will be served by Zone 1 of the city of Glendora
water system. Zone 1 is served by three reservoirs designated as 1A,
1B and 1C, with a combined capacity of fourteen million gallons. In
addition, the city is currently in the design stages of a project
to add a three and one-half million gallon reservoir at the city yard
site to serve Zone 1, with completion expected to take one to one
and a half years for the new reservoir.
Water system demands for the project will include domestic demand
and fire suppression demand. Typical average daily demand for domestic
uses in the city of Glendora is one hundred gallons per person, per
day. Typical maximum daily demand for domestic uses is one hundred
eighty-five gallons per person, per day. Using the specific plan area's
proposed one hundred forty dwelling units at an estimated 3.01 persons
per dwelling unit, the maximum daily demand for potable water for
the proposed project is expected to be seventy-seven thousand nine
hundred fifty-nine gpd. In preliminary discussions, the city has indicated
that Zone 1 is presently capable of supplying the demand for the project.
At this time, there is not a source of reclaimed water for landscape
irrigation purposes in the city of Glendora.
Fire suppression flows are determined by the Los Angeles County
fire department, which is the fire authority in the city of Glendora.
The typical flow requirements for the proposed residential uses are
one thousand two hundred fifty gallons per minute at a twenty psi
residual.
The existing water distribution system in the vicinity of the
specific plan area consists of a ten-inch water main in Grand Avenue,
a six-inch water main in Bennett Avenue from Grand Avenue west to
Valencia Street, an eight-inch water main in Bennett Avenue from Valencia
Street west to a point easterly of Barranca Avenue, where it reduces
to a six-inch water main and continues west connecting to an eight-inch
water main in Barranca Avenue. In addition, an eight inch water main
traverses the specific plan area starting at Grand Avenue and continuing
through the property westerly to vacated Valencia Street and then
north along the vacated street area connecting to the existing eight-inch
water main in Bennett Avenue. This waterline currently provides service
to the existing commercial and industrial uses on the property, but
due to its location, would not be useful to the project and will be
abandoned and removed as part of the development.
As a part of the specific plan area development, a new water
distribution system designed to the standards and specifications of
the city of Glendora will be constructed within the proposed streets.
Glendora typically operates and maintains systems constructed to its
required specifications. It is intended that the water system for
the specific plan area be designed and constructed as such and ultimately
turned over to the city of Glendora for maintenance. Easements will
be granted to the city over the private streets and private lot areas
as needed to allow for the existence of water mains and their operation
and maintenance. The approximate location of the water system for
the proposed development is shown on Exhibit 9.
|
Exhibit 9 CONCEPTUAL WATER PLAN
 |
B.
Sewer.
An eight-inch public sewer line exists within the specific plan area
and is available to provide service to the proposed project. The existing
line lies within an easement of the city of Glendora that was reserved
at the time the portion of Valencia Street within the property was
vacated by the city. The line runs south from Bennett Avenue through
the subject property, under the MTA Railroad right-of-way and into
existing Valencia Street south of the railroad. The line continues
south in Valencia Street to Foothill Boulevard, where it connects
to an existing trunk line.
The new sewer system within the project will be designed and
constructed to conform to the requirements of the city of Glendora
and the Los Angeles County department of public works and will be
maintained by the consolidated sewer maintenance district of Los Angeles
County. Easements for the existence and maintenance of the sewer system
will be granted to the city of Glendora over the private streets and
lots within the project as necessary.
Underground pipelines to a joint outfall system convey sewage
flows from the city of Glendora. This system directs flows to the
San Jose Creek water reclamation plant in the city of Industry. Los
Angeles County sanitation district No. 22 operates this facility and
the project will need to be annexed into this district. In the event
of policy change, the city will take over maintenance of the sewer
system. Refer to Exhibit 10, Sewer Plan.
|
Exhibit 10 CONCEPTUAL SEWER PLAN
 |
C.
Drainage.
A hydrology study has been prepared that analyzes the twenty-five-year
storm runoff for both the predevelopment and post-development conditions
of the specific plan area. The Los Angeles County flood control district's
modified rational method hydrology for the twenty-five-year storm
event was used in preparing the study. Exhibit 11, Existing Hydrology
Plan, depicts the pre-development condition; Exhibit 11A, Post Development
Hydrology, depicts the post-development condition, and Exhibit 11B
summarizes and compares the findings of both previous plans in the
proposed drainage plan.
|
Exhibit 11 EXISTING HYDROLOGY
 |
|
Exhibit 11A POST-DEVELOPMENT HYDROLOGY
 |
|
Exhibit 11B CONCEPTUAL DRAINAGE PLAN
 |
1.
Pre-Development
Condition. 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, Existing Hydrology. 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 the post-developed
condition 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 foot by seven foot reinforced concrete box culvert. The hydrology
study of Hook Canyon Channel indicates all but a small portion of
the west side of the specific plan is planned to drain into the facility.
Generally, rainfall runoff from both the West and the East Basin
areas sheet flows southerly off the property onto the north half of
the MTA Railroad right-of-way. Runoff from the East Basin flows westerly
within the railroad and is intercepted by the 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 the 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.
2.
Post
Development Condition. Onsite storm drain facilities will be designed
to conform to an approved hydrology study and generally according
to the proposed drainage plan shown on Exhibit 11B. The conceptual
drainage plan for the proposed project includes interior streets fully
improved with curbs, gutters and paving that will be used as mechanisms
to convey runoff flows to a storm drain system consisting of catch
basins and pipes placed at strategic locations within the streets.
Runoff from the proposed lots will drain to the adjoined street via
graded swales or to acceptable drainage device such as a yard drain
or pipe. The proposed onsite storm drain systems will tie directly
to the existing Hook Canyon Channel and Barranca Avenue storm drains.
Onsite storm drain facilities will either be maintained by the
project homeowner's association as private facilities or turned over
to Los Angeles County flood control district for maintenance via the
miscellaneous transfer drain (MTD) process. The facilities will be
designed and constructed in conformance with the standards of both
the flood control district and the city of Glendora. All required
easements for access and maintenance would also be provided as a part
of the MTD process. The design will also include the preparation and
implementation of a Standard urban stormwater mitigation plan (SUSMP)
for compliance with the National Pollutant Discharge Elimination System
(NPDES).
Post-development flows can be expected to exceed the pre-development
flows due to possible increases in the percentage of impervious surfaces
after development, slight variations in the tributary area to the
particular facility and due to changes in the calculation methods
and criteria between now and the time when the existing storm drain.
facilities were constructed. The increase in the peak flows due to
these factors will be mitigated by on-site detention in a manner satisfactory
to both the city of Glendora and the county of Los Angeles public
works departments.
D.
Utilities.
Provisions for electrical, natural gas, telephone and cable television
services will be made prior to the development of the specific plan
area. All services are available and can be extended by each representative
company to meet the project's demands. Utility providers are as follows:
1.
Electrical:
Southern California Edison Company.
2.
Natural
gas: Southern California Gas Company.
3.
Telephone:
Pacific Bell.
4.
Cable
television: Adelphia.
|
Any overhead utility lines that exist along the project's frontage
on Grand, Bennett, and Barranca Avenues and are not transmission lines
may have to be placed underground as part of the development. The
existing overhead utility lines, which serve the existing homes along
the northern boundary of the property on the south side of Bennett
Avenue, will remain in place and be protected throughout the course
of the project's construction.
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|
Solid waste disposal service is provided to the project site
by the city of Glendora.
|
E.
Public
Transportation. The Foothill Transit Authority and city mini-bus service
the city of Glendora. The 187-East line travels east west from Pasadena
to Montclair. The 276-South line travels from the Sunny Hills Mall
in the city of Industry to Citrus College in the city of Glendora.
F.
Police,
Fire, Hospital. The project site is serviced by the Glendora police
department with the nearest station located at the Civic Center Complex,
150 S. Glendora Avenue.
The nearest Fire Station is Fire Station No. 151, located at
231 W. Mountain View.
Foothill Presbyterian Hospital is a full-service hospital and
is located on Grand Avenue north of Route 66.
G.
Schools.
The project site is within the Glendora Unified School District. La
Fetra Elementary and Sandburg Middle School are directly adjacent
to the project on Bennett Avenue. The project will be served by local
schools as determined in the EIR.
(Ord. 1835 § 2 Exh. A,
2006)
A.
The
27.6-acre site for Arboreta includes a number of non-native and native
trees, including California live oaks and several California walnut
trees. The trees are primarily located in the northern and central
portion of the site. Some of the larger oak trees, approximately sixteen,
have been incorporated into the conceptual plan of the project in
a passive open space park, adjacent to single-family homes. The applicant
will hire a certified arborist to prepare a tree study that ensures
appropriate measures are taken with respects to the trees on the site.
B.
The
EIR will include mitigation measures and guidelines to preserve the
oak trees during construction and over the life of the project. These
measures may include:
C.
These
mitigation measures will be defined in an oak tree conservation plan
to be prepared by a certified arborist as part of the tree study and
incorporated into the project EIR. Ultimate responsibility for the
long-term maintenance of the oak trees will be the responsibility
of the master homeowner association.
(Ord. 1835 § 2 Exh. A,
2006)
