It is unusual for an established neighborhood to experience
what has occurred in this community. The departure of the Monrovia
Nursery operations from the neighborhood has opened up nearly 95 acres
(the specific plan) of vacant land to redevelopment, presenting the
opportunity to convert the property from nursery use to neighborhood
homes.
A. Planning
Approach 1—Compatible Design. Create design regulations that
result in new homes that are compatible with, but do not duplicate,
the late 20th Century homes in the neighborhood.
B. Planning
Approach 2—Contemporary Standards. Produce design regulations
that meet today's planning, energy, sustainability, engineering, and
community-building standards.
(Ord. 1944 §§ 1,
2 (Exh. A), 2011)
The specific plan was charged with a set of goals that drove
the plan and were the focus and purpose of the undertaking.
A. Goal
1—Exhibit Respect for Existing Home Market Values. The specific
plan had to account for the property values and property rights of
the existing adjacent neighborhood.
B. Goal
2—Create a Unified Community. The specific plan had to result
in new development that will be physically and functionally harmonious
with the existing neighborhood.
C. Goal
3—Address Neighborhood Infrastructure. The specific plan had
to address shortcomings within the broader neighborhood infrastructure:
1. The
lack of full vehicular circulation which impacts emergency (EMT, police,
fire) response time and restricts emergency evacuation options.
2. The
existing poor drainage system that has resulted in problems during
storm events.
3. Water
pressure and water availability improvements.
4. Meeting
"fuel modification" requirements to reduce fire hazards.
D. Goal
4—Serve as a Basis for Future City Development Entitlements.
The specific plan had to provide a development template for future
developer-submitted entitlements including tentative maps, grading
plans, infrastructure improvement plans, and private lot development
plans.
E. Goal
5—Create Market-Driven New Development. The specific plan had
to contain regulations that result in homes that meet the demands
of the marketplace and that make economic sense for the developers
of the specific plan property.
(Ord. 1944 §§ 1,
2 (Exh. A), 2011)
A. Plan
Element 1—Zoning. Although the actual zoning for the specific
plan area will be "SP" (specific plan), development will adhere to
the provisions of the specific plan and also use the city of Glendora's
E-7 20,000 zoning district standards as a guide.
B. Plan
Element 2—Circulation. Baldy Vista will be extended south and
result in a connection between the north and south specific plan areas.
No direct public street access from the specific plan into the city
of Azusa is proposed.
C. Plan
Element 3—Drainage. Specific plan will account for existing
drainage issues by proposing infrastructure improvements that will
meet contemporary drainage standards.
D. Plan
Element 4—Grade Transitions. The grading approach within the
specific plan area utilizes a series of intermediate stair-stepped
terraces with associated slopes. The height differential/vertical
separation between the existing adjacent residences and the proposed
homesites has been designed to enhance privacy between new and existing
residences.
E. Plan
Element 5—Building Height. Building height in the specific plan
per the E-7 20,000 zoning district.
F. Plan
Element 6—Neighborhood Continuity and Integration. Specific
plan development to be compatible with neighborhood character through
the implementation of design guidelines.
G. Plan
Element 7—Annexation. Portions of the specific plan area that
are unincorporated Los Angeles County parcels are to be annexed into
city of Glendora prior to development.
H. Plan
Element 8—City of Azusa Agreements. The specific plan will remain
subject to existing and future agreements between Glendora and Azusa
regarding drainage and street maintenance.
I. Plan
Element 9—Fairmount Cemetery. The specific plan provides access
to, and provides a buffer for, the Fairmount Cemetery.
J. Plan
Element 10—Covina Canal. The specific plan resolves a number
of function, flow, and maintenance matters related to the facilities
related to the Covina Canal, which will have a new easement to account
for any relocation.
K. Plan
Element 11—Access to Existing Property. The specific plan will
respect the right of access for existing properties. In many instances
refining and further formalizing access within the context of contemporary
engineering and street design standards.
L. Plan
Element 12—Linear Park. The specific plan will include a new
linear park adjacent to the Burlington Northern Santa Fe Railroad
(and proposed future Gold Line) tracks. The park will include elements
similar to those that exist in the Arboreta development east of Barranca
Avenue, including a drainage swale, and a bike/pedestrian trail.
(Ord. 1944 §§ 1,
2 (Exh. A), 2011)
Guiding Principle—Neighborhood Continuity and Integration.
The specific plan will include development guidelines derived from
an understanding of the existing neighborhood that address bulk, mass,
setbacks, height, and number of floors. It will complete a vehicle
and pedestrian circulation system that unifies the neighborhood from
north to south. It will develop infrastructure systems that account
for water, sewer and drainage demands. The plan will propose a new
public linear park.
(Ord. 1944 §§ 1,
2 (Exh. A), 2011)
This specific plan provides the following public benefits:
A. Public
Benefit 1—Land Use Certainty. The specific plan includes a final
land use plan for the 95 acres that used to house a nursery operation.
It establishes that the specific plan will be developed as 124 detached
single-family residences on lots of at least 20,000 square feet, putting
to rest many concerns about the future use of the land.
B. Public
Benefit 2—Settles the Issue of Road Extensions. The specific
plan proposes the extension of Baldy Vista Avenue, it also confirms
that Calera Avenue will not be extended and that West Danton Drive
and Oakbank Drive will only have emergency access beyond their current
limits. The specific plan proposes no roadway extension west to Monrovia
Lane/Citrus Avenue in the city of Azusa. However, it will provide
a restricted link for emergency and pedestrian access only.
C. Public
Benefit 3—No Cut-Through Street Connections. By not connecting
the specific plan street system west into the city of Azusa to Monrovia
Lane/Citrus Avenue, the specific plan will not result in a cut-through
connection between Citrus Avenue in the city of Azusa and Barranca
Avenue in the city of Glendora.
D. Public
Benefit 4—Minimize Traffic. The build out of 124 detached single-family
residences on lots of a minimum 20,000 square feet will generate less
traffic than other types of land use options, such as multiple-family,
or certain nonresidential uses. This minimizes the traffic impact
of the development on the local neighborhood.
E. Public
Benefit 5—Safer Sierra Madre Avenue. Sierra Madre Avenue will
be widened with more defined shoulders and edges, plus the introduction
of a safe sidewalk and an improved intersection at Barranca Avenue.
F. Public
Benefit 6—Minimal New Rights-of-Way. The specific plan requires
that new street sections meet current city of Glendora engineering
design standards, but it does not require the widening of local streets
outside of the specific plan, with the exception of improvements to
Sierra Madre Avenue, a portion of Milton Drive, Yucca Ridge, as well
as small portions of Barranca Avenue at Sierra Madre Avenue where
proposed connections are to be made.
G. Public
Benefit 7—Drainage Solutions. The specific plan provides for
a comprehensive approach to drainage problems through proposed on-site
and off-site improvements. New storm drains are planned at Calera
Avenue, Donington Street, Baldy Vista Avenue, and Leadora Avenue to
minimize storm flows within the local streets and in Baldy Vista Creek.
H. Public
Benefit 8—Assured Privacy. Where new homes are planned adjacent
to existing residences, lot orientation and pad height/separation
will help minimize concerns for privacy. Where necessary, some lots
in the specific plan area will be restricted to one story only.
I. Public
Benefit 9—Improved Sewer Connections. Underperforming sewer
segments are located below Foxglove Court, between Danton and Oakbank
Drive, and most of the segment at Newhill/Foothill between Oakbank
& Citrus. The general function of the sewer network will be improved
as part of the implementation of the specific plan.
J. Public
Benefit 10—A New Linear Park. A linear park containing many
attributes similar to the existing linear park within the Arboreta
specific plan east of Barranca Avenue is proposed.
K. Public
Benefit 11—Dependable Water Supply and Water Pressure. An adequate
water infrastructure system will be provided. A hydraulic study will
be conducted as part of the implementation of this specific plan which
will determine water line size.
(Ord. 1944 §§ 1,
2 (Exh. A), 2011)