A. California
Government Code Section 65450 authorizes preparation of specific plans
to implement a jurisdiction's general plan. State law provides limited
guidance regarding the content and scope of a specific plan, indicating
that a specific plan must address the distribution, location, and
extent of land use; the infrastructure—both public and private—necessary
to support the land use plan; and an implementation plan that includes
identification of financing measures. Also, the specific plan must
include a statement of the relationship of the specific plan to the
general plan. The specific plan may also address any other subjects
which decision makers find necessary to desirable to achieve city
goals, as stated in the general plan.
B. The regulations contained in this specific plan apply to all properties within the specific plan area. The regulations contained herein take precedence over the zoning regulations contained in Title
21 of the City of Glendora Municipal Code. Following adoption of the specific plan by the city council, all subsequent development within the project area must be consistent with specific plan regulations and standards. This includes all local public works projects, tentative maps, and parcel maps (
Government Code Section 65455). Where a particular standard is not addressed in this specific plan, the regulations of Title
21 shall apply. Applications are to comply precisely with the provisions of this specific plan, or be deemed in conformance by means of the substantial conformance provisions of this specific plan.
(Ord. 1944 §§ 1,
2 (Exh. A), 2011)
Pursuant to local and state CEQA guidelines, the city of Glendora
has prepared a mitigated negative declaration. Mitigations required
by the MND have been incorporated into this specific plan, or are
part of the subdivision approval.
(Ord. 1944 §§ 1,
2 (Exh. A), 2011)
The provisions of the specific plan shall generally be enforced
through subsequent zoning actions the city must take to approve development
in the specific plan. The city will monitor compliance with the specific
plan:
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During the approval of any CEQA document.
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During the review and approval of subsequent development permits
and use permits.
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During the review of working drawings, and prior to the issuance
of grading or building permits.
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Prior to the issuance of a Certificate of Occupancy for any
building within the specific plan area.
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Prior to the recording of any parcel map or final map within
the specific plan boundaries.
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(Ord. 1944 §§ 1,
2 (Exh. A), 2011)
In accordance with the California
Government Code Section 65450 (et seq.), specific plans shall be prepared, adopted, and amended in the same manner as general plans, except that specific plans may be adopted by resolution or by ordinance. The specific plan may be amended, as necessary, in the same manner that it was adopted, pursuant to Section
21.06.060(E) of the Glendora Municipal Code. Said amendment shall not require a concurrent general plan amendment unless it is determined by the city that the proposed amendment would substantively affect the city of Glendora general plan goals, objectives, policies, or programs for the specific plan area. Any specific plan amendment application shall be subject to review as required by the California Environmental Quality Act.
(Ord. 1944 §§ 1,
2 (Exh. A), 2011)
A. General
Plan. Citrus Avenue in the city's 2025 general plan is classified
as an arterial roadway that terminates at Foothill Boulevard (Exhibit
CIR-1).
B. Specific
Plan. Citrus Avenue will terminate at Monrovia Place (approximately
at the Azusa/Glendora municipal boundary line) and will not continue
north to Sierra Madre Avenue. In accordance with city of Glendora
general plan policy, no new street connections will be maintained
to an adjoining jurisdiction.
(Ord. 1944 §§ 1,
2 (Exh. A), 2011)
A. "Substantial
conformance" means that any proposed activity, construction and development
complies with the Monrovia Nursery specific plan, adopted mitigation
measures, and project conditions of approval, where no additional
units (except accessory dwelling units), property, or parcels beyond
that provided by the specific plan or approved map are involved, approved
minimum lot sizes are maintained, proposed construction is consistent
with the architectural guidelines provided in the specific plan, no
grading beyond substantial conformance limits is proposed, and no
significant environmental impact is created. The directors of public
works and department of planning and redevelopment or their designees
shall make a determination of substantial conformance prior to the
issuance of any permits or approval of plans. No written determination
is required provided that plans submitted to the city for approval
exhibit substantial conformance with the Monrovia Nursery specific
plan. Plans found not to be in substantial conformance shall not be
approved and shall be revised.
B. Issuance
of Permits and Development Approval through Substantial Conformance.
The purpose of substantial conformance is to provide an administrative
mechanism which allows for the implementation of the specific plan
and development of the site in accordance with the provisions of the
Monrovia Nursery specific plan, adopted project mitigation measures,
and conditions of approval that may apply (such as through an approved
tentative tract map). Substantial conformance allows the city to approve
plans and issue necessary permits for proposed infrastructure and
site improvement plans that implement the specific plan as well as
approve non-substantial modifications to the specific plan which do
not modify the effect of the specific plan's adoption on surrounding
property. Public works improvement plans, development plans, and other
city applications which may be approved under a ministerial building
permit or other administrative permit approval as required by the
city under these substantial conformance provisions include, but are
not limited to, the following when consistent with the approved specific
plan and project CEQA document:
1. Accessory
buildings and uses such as cabanas, carports, garages, and patios.
2. Changes
in exterior building materials.
3. Grading
and drainage plans resulting in not more than a one-foot increase
over building pad elevations depicted in the specific plan grading
exhibit for the following lots in the specific plan – north:
All lots. In addition, deviation from the specific plan grading exhibit
also shall be allowed when necessary to accommodate the minimum slope
necessary to provide adequate lot drainage. However the building pad
elevation upon which the footprint of the main residence is situated
shall be in conformance with the specific plan grading exhibit.
4. Grading
and drainage plans resulting in not more than a one-foot increase
over building pad elevations depicted in the specific plan grading
exhibit for the following lots in the specific plan – south:
Lots 1 through 6, 9 through 23, 33, 45, 46, and 60. Grading and drainage
plans for all other lots will be deemed to be in substantial conformance
if building pad elevations are within 5 feet of the specific plan
grading exhibit. In addition, deviation from the specific plan grading
exhibit also shall be allowed when necessary to accommodate the minimum
slope necessary to provide adequate lot drainage. However the building
pad elevation upon which the footprint of the main residence is situated
shall be in conformance with the specific plan grading exhibit.
5. One-story
single-family residences.
6. Lot
line adjustments or lot mergers which result in the sale or transfer
of "lettered lots" not part of the project landscape plan as evidenced
by an approved landscape plan, or necessary to comply with water quality
requirements as evidenced by an approved stormwater quality plan (either
temporary or permanent).
7. Project
infrastructure such as for street improvements, water, sewer, storm
drain, and water quality, which satisfy the intent of the specific
plan with respect to providing the capacity needed, or ensuring the
functionality of infrastructure necessary to serve the specific plan
area, provided no new environmental impacts are created beyond those
evaluated for the project.
8. Public
and private landscaping plans.
9. Roof-mounted
solar panel installations.
10. Accessory dwelling unit construction.
C. Development
Approvals for Activity Found Not to Be Under Substantial Conformance.
Substantial conformance approval shall not apply to any of the activities
listed below but instead shall be subject to the specified review
processes. Upon approval by the appropriate reviewing body, the requested
permits or approvals may be issued by the city:
1. The following activities are subject to an amendment of the specific plan following the procedures established by Section
21.06.060 of the municipal code.
a. Amendments to the specific plan, and any modifications that propose
to alter components of the approved master plan, including but not
limited to the following:
i. Modifications in the basic design and layout of the project;
ii. Increase or decrease in the number of lots;
iii.
Changes in the specific plan grading design which exceed the
limits described above;
iv. Changes which result in an increase in the magnitude of environmental
impacts not analyzed in project environmental documents.
2. The
following activities are subject to planning commission and city council
approval following the procedures established by Title 20 and Title
21 of the Glendora Municipal Code: Tentative and final approval of
parcel maps or tract maps.
3. The following activities are subject to planning commission approval following the procedures established by Section
21.02.040 of the Glendora Municipal Code.
a. Approval of a master builder phasing plan for the development of
two-story single-family residences;
b. Approval of two-story custom homes;
4. The following activities are subject to planning director approval following the procedures established by Section
21.02.035 of the Glendora Municipal Code: Approval of minor modifications as defined by Section
21.02.035 of the Zoning Code.
5. The
following activities are subject to approval of the planning director
and the city engineer at their discretion, which is limited to making
a determination as to the compliance with mitigation measures of the
project CEQA document, requirements of the specific plan, project
conditions of approval, applicable requirements of the Glendora Municipal
Code, or other requirements of state or federal law which the city
is obligated to enforce.
a. Infrastructure Phasing Plan. Approval of an infrastructure phasing
plan.
b. Development Phasing Plan. Approval of a development phasing plan
depicting the areas of the site which will be under construction by
a single developer, or jointly by several developers.
D. Approval
of Plans and Permits Found to Be Under Substantial Conformance. For
building permits and improvements plans found to be in substantial
conformance with the Monrovia Nursery specific plan and any other
subsequent discretionary zoning approvals granted by the city, including
the project's environmental review, the city shall issue the requested
permits or other necessary documentation required to exhibit the city's
approval. The city may withhold the approval of any permit where an
applicant has not obtained the approval of other agencies required
by law or other authority to review and approve proposed development
plans.
E. Approval
of Entitlement and Permits Not Specified. Approval of entitlements
or permits not specified shall follow the processes and procedures
identified by the Glendora Municipal Code.
(Ord. 1944 §§ 1,
2 (Exh. A), 2011; Ord. 2015 § 2,
2017)
A. The
phasing of improvements in the specific plan area has been determined
by the need to protect the health, safety, and welfare of future residents
of the project as well as the people and property surrounding the
project site. The lack of storm drain and flood control protection
in the area subjects the specific plan area and surrounding properties
to a potentially hazardous condition due to the substantial amounts
of stormwater runoff which can be generated in the watershed above
the project. The condition could be severely exacerbated if the foothills
above the watershed experience a heavy rain event after a wildfire.
Heavy flooding after a wildfire in unprotected watersheds is a well-documented
occurrence and was most recently exhibited in the La Canada Flintridge
area in the aftermath of the 2009 Station Fire.
B. While
the project is not responsible for protecting existing homes exposed
to the flooding hazard in the watershed new homes must be protected
from the existing hazard. The project must also address any increases
in runoff resulting from new development or alterations to drainage
patterns caused as a result of the project.
C. Given
the size of the project and the potential for areas of the site to
be developed independently or by different developers, although developing
the entire specific plan as one phase remains as a viable option,
the phasing plan described below ensures that certain infrastructure
needs of the site are not accomplished in a piecemeal fashion, but
in a manner suitable to ensure the welfare of new and existing residents
of the area.
D. Storm
Drain/Flood Control Improvement Phasing—North Area. Due to the
potential flood hazard immediately north of the project, no grading
or construction for roads or dwelling units will be permitted in the
north area until the completion of a final hydrology study. Final
hydrology is subject to the review and approval of the city of Glendora
and Los Angeles County. If the final hydrology determines that no
additional flood control facilities are required beyond those provided
for in preliminary hydrology, development of the north area may proceed
with the installation of all of the improvements as described below:
1. The
developer is required to construct facility G-1 and modify the Citrus
Basin to its final configuration.
2. The
storm drain system needed to serve the north area, to divert new and
existing surface flows into and from the north area to facility G-1,
shall be installed.
In the event the final hydrology study identifies that any part
of the site is subject to flooding or debris flows, the developer
shall install temporary or permanent facilities required to mitigate
the threat as deemed necessary by the final hydrology, provided on-site
debris facilities do not alter the master development plan.
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E. Substantial
Conformance Review Required. To implement storm drain/flood control
infrastructure phasing for the north area, the developer shall submit
a phasing plan for substantial conformance review and determination
by the city. Onsite facilities required by the final hydrology study
not identified by the specific plan will require evaluation for conformance
with the specific plan through substantial conformance. Improvements
shall be designed and built in accordance with the appropriate Los
Angeles County design manuals.
F. Storm
Drain/Flood Control Infrastructure Phasing—South Area. Infrastructure
phasing for the south area has also been largely determined by the
need to address the potential flood hazard north of the project. Development
in the south area has the added requirement of accounting for increases
in stormwater runoff resulting from development of the site overall
and its effects on adjoining development in Azusa.
G. No
grading or construction for roads or dwelling units will be permitted
in the south area until the completion of a final hydrology study.
Final hydrology is subject to the review and approval of the city
of Glendora and Los Angeles County. If the final hydrology determines
that no additional flood control facilities are required beyond those
provided for in preliminary hydrology, development of the south area
may proceed with the installation of all of the improvements as described
below:
1. The
developer shall construct a temporary detention basin in the north
area that has the effect of reducing existing peak flow storm water
runoff to 25% of existing conditions if adequate storm drain facilities
have not been completed which convey existing runoff to facility G-1.
In the alternative, permanent storm drain improvements may be constructed
which convey existing and future runoff to facility G-1.
2. The
Citrus Basin shall be modified to its final configuration and facility
G-1 shall be constructed.
3. Permanent
storm drain facilities shall be installed as necessary to intercept
stormwater runoff entering the south area.
H. Substantial
Conformance Review Required. To implement storm drain/flood control
infrastructure phasing for the south area, the developer shall submit
a phasing plan for substantial conformance review and determination
by the city. On-site drainage facilities required by the final hydrology
study not identified by the specific plan will require evaluation
for conformance with the specific plan through substantial conformance.
Improvements shall be designed and built in accordance with the appropriate
Los Angeles County design manuals.
I. Street
and Development Construction Phasing. Street and development construction
phasing in the specific plan has been selected to be sensitive to
the comfort of residents adjoining the specific plan area where possible
and provide the circulation backbone needed to serve the development
of the site. A specified street construction phasing provides for
an orderly approach to the development of the site, minimize noise
and traffic from construction activity, and obtain a finished project
appearance for the community and neighborhood as quickly as possible.
1. Street
construction phasing for the north area may occur independently of
the south area and as follows in any order or concurrently:
a. West of Yucca Ridge: Street G1;
b. East of Yucca Ridge: Streets A1, B1, C1, D1, E1, and F1.
2. Street
construction phasing for the south area shall occur as follows: Streets
B and C, the Baldy Vista extension and Street A to Barranca Avenue,
and the private street serving Lots 61-65 and 1325 East Sierra Madre
Avenue.
J. Substantial
Conformance Review Required. To implement this section, the developer
shall submit a phasing plan for substantial conformance review and
determination by the city. The plan shall identify the order in which
lots or areas of the specific plan will be developed. As part of the
substantial conformance review, the city shall identify the street
construction necessary to serve development where not stated above.
(Ord. 1944 §§ 1,
2 (Exh. A), 2011)