The Arboreta specific plan is intended to promote infill development
of the project site into a new residential neighborhood, with an adjacent
neighborhood park. The intent of the proposed regulations is to guide
residential development within this community, thereby creating a
high quality residential environment and bring new vitality into an
unoccupied, underutilized area. These regulations set forth permitted
uses and development standards for the specific plan area. The Arboreta
specific plan housing types and lot sizes vary from the standard city
zoning standards, and, in the interest of a varied and imaginative
project design, a change of zone to "specific plan" is proposed.
The development regulations included herein shall apply to areas
within the Arboreta specific plan boundaries only. The specific plan
development regulations shall supersede the provisions, standards
and requirements of the Glendora Zoning Ordinance, except in those
instances where the specific plan development regulations remain silent
or unclear. In instances where the specific plan development regulations
do not address specific issues or other relevant considerations, the
Glendora Zoning Ordinance shall apply. Where the specific plan's provisions,
standards and requirements differ from those of the Glendora Zoning
Ordinance, the former shall take precedence.
A. Gated
Entry Operation. Approval of gates and mechanisms shall be approved
by the city of Glendora public works department and police department
and Los Angeles County fire department.
B. Bennett
Avenue Entry Gate. The Bennett Avenue entry gate shall be closed as
an exit with the exception of emergency egress during La Fetra Elementary
School and Sandburg Middle School morning drop off and afternoon pick
up times (currently identified as seven thirty a.m. to eight thirty
a.m. and one p.m. to two forty-five p.m.) Monday through Friday. The
development shall adjust this closure time as needed as the school
schedules change over time. Signs shall be posted to notify traffic
of the hours of operation for the Bennett Avenue gates and shall direct
traffic to use the Grand Avenue entrance during these restricted time
periods.
(Ord. 1835 § 2 Exh. A,
2006)
A. Permitted
Uses.
1. Single-family
detached and attached residential dwellings.
2. Contractor's
office and/or storage of construction materials and equipment within
the specific plan boundaries will be allowed during the period of
construction and not to exceed sixty days thereafter.
3. Common
open space lots and parks to be maintained by the homeowner's association.
4. For the purposes of this specific plan, accessory structures shall include those structures articulated in Section
21.12.190.
5. Accessory
buildings and structures are prohibited.
6. Home
occupation uses subject to Section 21.04.010(A)(3) of this code.
7. Temporary
model home and subdivision sales office (subject to development plan
review).
8. Temporary
subdivision sales signage, in accordance with the Glendora sign ordinance.
B. Uses
Permitted Subject to a Conditional Use Permit.
(Ord. 1835 § 2 Exh. A,
2006)
Tables 2a and 2b, Residential Development Standards, follows
and sets forth the building setbacks, maximum height and other requirements
for residential development of the Arboreta specific plan. Additional
residential development standards include the following:
A. Patios.
Open patios with trellis or lattice-work overhead structures that
are attached to a single-family residence may project into the required
rear yard setback, but no closer than ten feet to the rear property
line.
B. Deck
Structures. Second story deck structures may project five feet into
the rear setback except Lots 1-20. No decks allowed due to existing
residences.
C. Covered
Porch Structures. Covered single-story porch structures that are attached
to a single-family residence may project into the required front yard
setback, but no closer than ten feet from the right-of-way of the
private street (back of walk).
No additions or alterations that expand approved floor area
for any unit in the Arboreta specific plan are permitted.
All first story additions require design review approval. Development
plan review approval is required for second story additions.
D. Balconies.
Second floor covered or uncovered balconies may not project beyond
the building setbacks and are restricted to one side of the building.
Balconies may not exceed two hundred square-feet with the maximum
dimensions of ten feet in depth and twenty-five feet in length.
TABLE 2a
Detached Residential Development Standards (SFD)
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SFD
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Minimum lot area (sq. ft.)
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As approved by the TTM
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Maximum bldg. height (ft./stories)
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25'/2 stories1
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Minimum bldg. setbacks
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Front2
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Residence* 15'
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Front porch* 10'
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Side (ft.)3
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5'
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Rear (ft.)
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Residence rear setbacks are denoted by the approved ttm site
plan included as part of the specific plan*
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Garage door4,5 (ft.)
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20'*
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Minimum distance between residences and garages on adjacent
parcels (ft.)
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10'
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Minimum unit size
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2,000 sq. ft.
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Maximum perimeter walls height (ft.)
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6'
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Minimum garage space per unit
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2/unit 20 x 20 interior-clear*
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Minimum guest parking spaces
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0.3/unit
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Minimum back out distance, measured to street
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25'
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Floor area ratio (FAR)
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Established by approved TTM site plan. No increase in interior
living area or garage area permitted
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Notes:
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1.
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Height as measured from any point on the roof to finish grade
at the nearest exterior wall. Chimneys are exempt from the height
limitation.
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2.
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Porches may encroach into the front setback, but no closer than
ten feet to the property line.
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3.
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Side yard setback excludes exterior projections such as bay windows, media niches and chimneys which may protrude a maximum of two feet into side yard. Refer to Section 21.12.190(F) for explanation of shared use easements.
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4.
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Final perimeter wall heights shall comply with recommendations
of the noise study.
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5.
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Garage doors shall be roll up doors.
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6.
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Garage space shall not be converted to living space.
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*
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No alteration permitted.
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TABLE 2b
Attached Residential Development Standards (SFA)
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SFA
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Minimum lot area
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As approved by the TTM
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Maximum bldg. height (ft./stories)
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28'/2 stories2
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Minimum bldg. setbacks
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Established by approved TTM site plan. No increase in interior
living area or garage area permitted
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Front
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10'*
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Side
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10'*
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Rear garage door1
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3'
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Rear projections
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2'
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Minimum bldg. separations
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Front to front
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20'*
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Side to side
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15'*
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Garage door to garage door
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30'*
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Alley width (between rolled curbs)
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24'*
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Clear to sky alley width
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26'*
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Minimum unit size (sq. ft.)
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1,200
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Maximum perimeter walls height
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6'
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Minimum garage parking space per unit
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2/unit 20 x 20 interior clear interior space*
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Minimum guest parking spaces
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0.3/unit
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Floor area ratio (FAR)
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Established by approved TTM. No increase in interior living
area or garage area permitted
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Notes:
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1.
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Garage doors shall be roll up doors.
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2.
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Height as measured from any point on the roof to finish grade
at the nearest exterior wall. Chimneys are exempt from the height
limitation.
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*
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No alteration permitted.
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Figure 1. Typical Shared Use Easement
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E. Accessory
Structures. The planning director and the HOA shall consider the following
structures permittable accessory structures with approval of a design
review application: pools, spas, outdoor fireplaces, fire pits, and
built-in barbeques.
F. Shared
Use Easements. A shared use easement to allow adjacent property owners
to share use of their neighbors' property is proposed within the single-family
detached homes in Arboreta.
In particular, a five-foot wide use easement will occur in the
side yard between Plans 2 and 3, as shown in Figure 1. The Plan 2
lot grants a use easement to the Plan 3 lot, to be utilized for a
portion of the Plan 3 driveway and adjacent landscaping. No building
setback standards, as described in Table 2a, are altered. The proposed
lot line between Plans 2 and 3 is "jogged," to accommodate a consistent
five-foot side yard setback for both plans.
This concept is an improved adaptation of the "zero lot line"
concept, which only allowed windows and lighting on three sides of
the home on the property line; here windows are allowed on four sides.
The deep recess garage in Plan 3 provides for a richer street scene,
with reduced appearance of garage doors on the street.
G. Mechanical
Equipment.
1. Single-Family
Detached Homes. Mechanical equipment shall be located only in side
or rear setback areas and no closer than three feet to any property
line. All air conditioning units shall be screened from view from
the street.
2. Single-Family
Attached Homes. Mechanical equipment shall be screened from view from
streets or paseo sidewalk areas.
H. Recreational
Facilities. Additional recreational facilities or modifications proposed
after approval of the original specific plan such as a neighborhood
pool and tot lot shall be reviewed and approved by the city with a
design review application.
(Ord. 1835 § 2 Exh. A,
2006; Ord. 1983 § 15,
2014)
Common open space lots and parks are to be identified on a site
development plan and will be maintained by the homeowner's association.
The following uses are permitted within open space lots:
1. Neighborhood
pool and spa;
2. Park
furniture and amenities;
5. Children's
play area(s)/ tot lot;
6. Access
and service roads;
9. Utility
easements or rights-of-way.*
* Public utilities within common open space lots and parks must
be installed underground.
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(Ord. 1835 § 2 Exh. A,
2006)
A. General. Temporary modular buildings such as portable buildings or mobile homes are prohibited, except as identified in Section
21.12.180(A), Permitted Uses.
B. Landscaping.
1. All
required landscape areas shall be provided with permanent and adequate
(commercial grade irrigation where appropriate) means of irrigation.
All public or common landscaping shall be installed and maintained
in such a manner as to not interfere with maintenance or repair of
any utility to not restrict pedestrian or vehicular access, and to
not constitute a traffic hazard by reducing visibility.
2. All
landscaping and irrigation improvements shall be installed by the
developer, maintained by the project's homeowner's association, shall
not be altered by any homeowner without prior consent or approval
by such HOA landscape improvements by the developer shall include
common areas for the attached homes, slopes, passive park and street
parkways.
3. The
homeowner's association shall maintain all landscape and irrigation
in public and common areas in a lush and healthy condition or in the
case of irrigation in perfect function at all times. Public and common
area landscaping shall include but not be limited to all open space
areas, passive park areas, hook drainage easement area, streets and
street trees, all entryway/gateway landscape areas, and all perimeter
open space areas within and surrounding the subdivision. All landscape
and irrigation shall be maintained by the HOA in substantial conformance
with the approved master landscape and irrigation plan.
4. Street
trees as identified on the approved master landscape and irrigation
plan shall be maintained by the HOA. If a tree dies or is removed,
it shall be replaced by the HOA with a similar species and size within
sixty days.
5. Oak
trees as identified on the tree preservation plan prepared by an arborist
approved by the city shall be maintained by the HOA in conformance
with the approved the approved tree preservation plan. Unauthorized
removal of trees or significant limbs shall result in inch per inch
replacement by the HOA at the direction of the city and an approved
arborist.
6. All
screening trees established by the approval of the specific plan shall
be maintained by the HOA and/or property owner in lush and healthy
condition. If any screening tree dies or is removed, it shall be replaced
by the HOA and/or property owner with a similar species and size within
sixty days.
7. The
HOA shall ensure that all single-family detached lot front yard areas
are maintained in a lush, healthy and functional condition consistent
with the intent of the Arboreta specific plan. The HOA shall review
and approve all front yard landscaping improvements excluding public
area and street tree improvements (which are approved through the
master landscape and irrigation plan) to ensure consistency with overall
aesthetic intent of the Arboreta specific plan.
C. Walls
and Fences.
1. A
six-foot masonry wall shall be provided around the perimeter of the
specific plan area, in conformance with final fence/wall plan approved
by city. Final wall heights shall conform to the recommendations of
the EIR.
2. A
block wall will not be allowed between the linear public park and
the new homes.
3. Interior
property line walls/fencing shall comply with the final wall/fence
plan approved by the city.
(Ord. 1835 § 2 Exh. A,
2006)
Parking standards of the city of Glendora Zoning Ordinance shall
apply to development within the Arboreta specific plan area, except
as defined herein.
1. Guest
vehicles may remain on the streets during evening hours.
2. Accessory
vehicles, such as motorcycles, boats, all terrain vehicles, etc.,
shall be parked within an enclosed garage.
3. Parking
within common drives is prohibited at all times. No vehicle shall
be parked continuously on private streets within the project for any
period in excess of seventy-two hours. Vehicles parked in violation
of these requirements are subject to towing and the requirement enforced
by the HOA.
4. Recreational
vehicle parking is prohibited.
5. Resident
and guest parking shall conform with Tables 2a and 2b, Residential
Development Standards.
(Ord. 1835 § 2 Exh. A,
2006)
Satellite dish antennae are permitted provided they blend with
the architectural style of the dwelling, and are not visible from
surrounding roadways and are approved by the HOA.
A. Home
Occupations/Business.
1. Shall
conform to Section 21.04.010(A)(3) of the Glendora Municipal Code.
(Ord. 1835 § 2 Exh. A,
2006)
The open space parks and recreation uses within Arboreta shall
comply with standards for height, setbacks, parking, etc. as part
of the design review process with the city.
The nonresidential portion of the specific plan includes the
4.6-acre linear public park, 1.4-acre passive park, tot lot, and private
neighborhood pool. Regulations for these uses are included in nonresidential
development standards.
A. Linear
Public Park. The specific plan includes a 4.6-acre linear park. All
permanent structures in the linear park (exercise stations, picnic
tables and multi-purpose trail) shall maintain a minimum fifty-foot
setback between any residential structure and/or the project entry
street and the proposed structure. The developer shall install the
park and the master HOA shall maintain the public park and the private
recreation and park areas.
B. Passive
Park. The specific plan includes a 1.4-acre passive park for the use
of the residents within the specific plan. All permanent structures
shall be limited to seating and walkways.
(Ord. 1835 § 2 Exh. A,
2006)
Placement for collection and storage of all solid waste and
recycling containers shall be consistent with Section 6.08 of the
Glendora Municipal Code.
(Ord. 1835 § 2 Exh. A,
2006)
As required by the city, an in-lieu fee will be paid on a per
unit basis. This fee will be deposited into a special affordable housing
fund established by the city for development of affordable housing
in compliance with the city's housing element, consistent with the
development agreement as approved by the city council.
(Ord. 1835 § 2 Exh. A,
2006)